Written Answers Nos. 1-46
6. Deputy Clare Daly asked the Minister for Housing, Planning, Community and Local Government the steps he will take to ensure that minimum standards in the private rental sector are adhered to by landlords. [33382/17]
View answerThe Government’s Strategy for the Rental Sector, published in December 2016, sets out a number of actions in relation to standards, with the combined aim of improving the quality and management of rental accommodation.
On 1 July 2017, the Housing (Standards for Rented Houses) Regulations 2017 came into operation with new requirements focusing on tenant safety, including new measures covering heating appliances, carbon monoxide and window safety. To complement this, my Department will shortly be publishing a guidance document to assist local authorities in implementation of these regulations.
The capacity and effectiveness of the local authorities' inspections and enforcement systems are critical to ensure that the new standards result in high quality and safe rental accommodation. Last year's report by the National Oversight and Audit Commission (NOAC) on this area of inspection activity made a series of recommendations for improvements. As a result of NOAC's review and my own Department's consideration of the matter, the Strategy for the Rental Sector specifically prioritises strengthening the inspection capacity of local authorities and increasing the number and frequency of inspections of rental properties.
Building on its considerable experience in implementing shared service approaches to service delivery in recent years, a shared services model for inspection and enforcement of the rental accommodation standards regulations will be developed by the local government sector. Procedures for a more efficient, standardised and transparent inspection and enforcement approach across all local authority areas will be introduced. Under the Rental Strategy, this is targeted for completion by Q4 2017 and my Department is working with the local authorities, through the City and County Management Association, to develop this new and more effective inspection and enforcement system.
Specific ring-fenced funding for inspection and compliance activity will be identified from 2018 onwards and annual targets for both inspection and compliance will be agreed with local authorities. The objective set out in the Strategy is to increase inspection numbers incrementally each year so that, by 2021, 25% of all rental properties are inspected annually.
7. Deputy Catherine Murphy asked the Minister for Housing, Planning, Community and Local Government the policy decision that has led to the situation in which there is now a disparity in equality of accessing the housing assistance payment in respect of persons assessed under the current social housing guideline legislation (details supplied); and if he will make a statement on the matter. [33121/17]
View answerThe flexibility of the Housing Assistance Payment (HAP) as a social housing support is one of the scheme’s key characteristics and was one of the primary benefits envisaged at the outset of the scheme. The new arrangements for movement between local authorities, introduced in April 2017, have increased equality of access by allowing households eligible for social housing support to avail of HAP in any local authority area, subject to the current Social Housing Eligibility Income Bands. Such flexibility removes administrative barriers and delays, better utilises all private rental stock for social housing purposes and provides for maximum activation potential of HAP households by removing geographical barriers to employment, such as loss of housing support or loss of time on a transfer list.
The Homeless Place Finder Service which operates in Dublin and Cork can also utilise HAP inter-authority movement, as they seek out potential properties suitable for households who have been identified as homeless. For example, in the case of the Dublin Placefinder Service, because of the flexibility of HAP, the Service can support homeless households residing in emergency accommodation but who wish to have their long-term housing needs met in another local authority area, to find suitable accommodation supported by HAP. However, the rent limits that will apply to any HAP property, in respect of any household, will be those which apply in the local authority where the property is situated. All local authorities facilitating inter-authority movement, including those assisting homeless households to exit homeless accommodation via a Place Finder Service, must consult with the new local authority in relation to the appropriate level of support that should be provided in order to ensure equity.
HAP is an important and valuable tool in supporting all households, including homeless households, who need assistance with their long-term housing needs.
11. Deputy Darragh O'Brien asked the Minister for Housing, Planning, Community and Local Government if he will carry out a formal detailed review of the pyrite remediation scheme; if he will amend the scheme in order to permit the inclusion of homes with a level 1 category damage assessment; and if he will make a statement on the matter. [33112/17]
View answerThe Pyrite Resolution Act 2013 provides the statutory framework for the establishment of the Pyrite Resolution Board and for the making of a pyrite remediation scheme to be implemented by the Board, with support from the Housing Agency. The pyrite remediation scheme is a scheme of “last resort” and is limited in its application and scope. The full conditions for eligibility under the scheme are set out in the scheme, which is available on the Board’s website, www.pyriteboard.ie.
The scheme is applicable to dwellings, which are subject to significant damage attributable to pyritic heave, established in accordance with I.S. 398-1:2013 - Reactive pyrite in sub-floor hardcore material – Part 1: Testing and categorisation protocol. In this regard, it is a condition of eligibility under the scheme that an application to the Board must be accompanied by a Building Condition Assessment with a Damage Condition Rating of 2. Dwellings which do not have a Damage Condition Rating of 2 are not eligible to apply under the scheme. This ensures that, having regard to the available resources, the focus of the scheme is on dwellings which are most severely damaged by pyritic heave. I have no proposals to amend this eligibility criterion.
16. Deputy Mick Barry asked the Minister for Housing, Planning, Community and Local Government the number of persons seeking to buy a home that are unable to obtain mortgage approval on the basis of their incomes and prices; and if he will make a statement on the matter. [33393/17]
View answerMy Department does not hold detailed information on the numbers of households that have been refused mortgages by financial institutions or by local authorities. However, I am currently examining the Home Choice Loan Scheme and am also considering how local authority mortgages can be better publicised to ensure that credit worthy households who may be unable to source adequate loan finance from commercial lenders but could be eligible for one of the local authority mortgages, are made aware of the opportunity available to them.
I am very conscious of the critical issue of housing affordability and in this regard, the targeted review of Rebuilding Ireland which has just commenced will be focussing in particular on the broad issue of housing affordability and access.
In terms of housing affordability, a suite of measures have been taken to make housing construction viable at more affordable price points, which is important in bridging the affordability gap between price and the level of mortgage funding that a household can service. The measures taken include the €226m local infrastructure housing activation fund; leveraging the value of State-owned lands to deliver a more affordable rental offering in Rent Pressure Zones; streamlined planning systems for housing developments; and other planning reforms to provide flexibility to deliver viable housing schemes and apartment developments in the right locations.
On 27 April 2017, details of some 1,700 hectares of land in local authority and housing agency ownership were published on the Rebuilding Ireland Housing Land Map, with the potential to deliver 42,500 homes nationally. All local authorities have been requested to prepare Strategic Development and Management Plans for the earliest possible development of their lands. The final model for each site will be formulated in the context of the Plans but in practice, it will include proposals for social housing and housing at more affordable prices and rents. I have asked that local authorities complete the preparation of their plans by 30 September.
17. Deputy Catherine Martin asked the Minister for Housing, Planning, Community and Local Government the way in which his Department is progressing the affordable housing scheme which was agreed as part of the Poolbeg LAP; and if he will make a statement on the matter. [33395/17]
View answerIn May 2016, the Government designated Poolbeg West as a Strategic Development Zone (SDZ) because of its potential to deliver a large proportion of the extra homes needed in the centre of Dublin.
The next step in realising the potential of the SDZ was the publication for consultation by Dublin City Council of a detailed planning scheme for the area. The Council prepared a draft planning scheme which was considered by their elected members in May 2017. In its role as a statutory consultee for that process, my Department highlighted the importance of the planning scheme addressing a variety of housing needs, including social housing and those of other households seeking to accommodate themselves through private housing.
On this basis, the Council proposed a material amendment to the Planning Scheme in relation to the social/affordable, mixed-tenure housing, details of which were on display until yesterday. As a statutory consultee, my Department made further observations in this regard.
On foot of the proposed material amendment, 900 of 3,500 new homes on the SDZ lands will be delivered as social/affordable units. The arrangements proposed as part of the planning scheme are not part of any new national affordable housing scheme but were developed in response to the specific context of the SDZ.
Of the 900 units referred to, 350 (10% of the overall total) will be delivered as social housing in accordance with the provisions of Part V of the Planning and Development Act 2000 (as amended). It is intended that an agreement, with confirmed funding, will be entered into between the City Council , the receiver and my Department, prior to commencement of development, for a further 550 new homes, the majority of which will be housing earmarked for affordable rental, with the balance provided as social housing with a particular focus on housing for older people.
While the progression of the Planning Scheme is ultimately a matter for Dublin City Council, I am committed to working with the Council to deliver these social and affordable units on what is a key site for the sustainable development of Dublin City.
18. Deputy Barry Cowen asked the Minister for Housing, Planning, Community and Local Government if he will define affordable housing in terms of household income in his Department's plans such as the local infrastructure housing activation fund or the land bank plan; and the way in which he plans to ensure housing units delivered under these plans will be below affordable price points. [33403/17]
View answerThe cost of housing, and its affordability for a particular household, is a key issue and one that has been the subject of considerable focus in many countries. While there is no universally ideal price/rent to income ratio or minimum residual income requirement there is broad agreement that ideally households should be spending no more than a third of their income on housing costs over the longer term.
In terms of housing more broadly, a suite of measures have been taken to make housing construction viable at more affordable price points, including the €226m local infrastructure housing activation fund; leveraging the value of State-owned lands to deliver a more affordable rental offering in Rent Pressure Zones; streamlined planning systems for housing developments; and other planning reforms to provide flexibility to deliver viable housing schemes and apartment developments in the right locations.
On 27 April, details of some 1,500 hectares of land in local authority and housing agency ownership were published on the Rebuilding Ireland Housing Land Map, with the potential to deliver 37,500 homes nationally. All local authorities have been requested to prepare Strategic Development and Management Plans for the earliest possible development of their lands. The final model for each site will be formulated in the context of these Plans but, in practice, it will include proposals for social housing and housing at more affordable prices and rents.
In the case of LIHAF, the aim is to ensure that an affordability return is secured for the investment in public infrastructure involved. Again, with a wide range of funding being provided for very different sites, involving varying scales of housing delivery, it will be for each local authority to conclude an agreement with the housing providers involved on the particular approach to be taken to secure the affordability dividend in each individual case, taking account of the circulars issued by my Department.
I have initiated a targeted review of Rebuilding Ireland, with an emphasis on strengthening the measures already in place and identifying new initiatives that add value and raise ambition. As part of this review process, which I intend to conclude by September, I have asked my Department to focus in particular on the broad issue of housing affordability and how we can facilitate more households to access the housing of their choice.
19. Deputy Eoin Ó Broin asked the Minister for Housing, Planning, Community and Local Government the status of the Government commitment to provide affordable rental and purchase homes; and his views on the difficulties of Dublin City Council and South Dublin County Council to guarantee affordable rental or purchase units in the joint venture and land initiative projects. [33147/17]
View answerOn 27 April 2017, details of some 1,500 hectares of land in local authority and housing agency ownership were published on the Rebuilding Ireland Housing Land Map, with the potential to deliver 37,500 homes nationally. All local authorities have been requested to prepare Strategic Development and Management Plans for the earliest possible development of their lands. I have asked that these Plans be prepared by 30 September 2017.
In parallel, South Dublin County Council (SDCC) and Dublin City Council (DCC) have been progressing four major sites towards development. In relation to the tenure mix, SDCC opted for a 70:30 private/social mix, while DCC opted for 50% private; 30% social; and 20% affordable. The development of these sites is, in the first instance, a matter for the Councils.
As set out in the Strategy for the Rental Sector, published in December 2016, the commitment to develop an affordable rental model, originally contained in Rebuilding Ireland, is now being progressed by local authorities, in Rent Pressure Zones, through leveraging the value of their land to deliver a more affordable rental offering. In this regard, Dublin City Council has developed a detailed proposal and my Department is currently considering it with the Council.
In parallel, as part of the targeted review of Rebuilding Ireland, my Department is examining the broader issue of housing affordability. Again, the specific proposal by Dublin City Council and the experience of South Dublin County Council will be factored into that review process and my Department will also be consulting more broadly with local authorities generally as part of the review process.
20. Deputy Michael Healy-Rae asked the Minister for Housing, Planning, Community and Local Government the status of the publication of the review prepared by independent fire experts to develop a framework in the interest of supporting persons living in developments in County Kildare and other areas that have concerns regarding non-compliance with fire safety requirements, including the case of a fire at a location (details supplied); and if he will make a statement on the matter. [33398/17]
View answerIn July 2015, the then Minister directed that a review be undertaken by an independent fire expert to develop a framework for general application, in the interest of supporting owners and residents living in developments where concerns regarding non-compliance with fire safety requirements arise. A Steering Group was convened to oversee the review.
The terms of reference of the Steering Group included the following: -
- Have regard to the typical risk profile faced by residents, their visitors and fire service personnel in and about apartment developments and housing estates;
- Take account of normal hazards and relevant safety management arrangements as well as typical passive and active safety features;
- Outline general advice and guidance which can be used by owners/residents and their professional advisers, to ensure that an adequate level of safety is in place for persons in and about their development. This may include making provision for -
- appropriate or enhanced fire detection and alarm measures;
- checking that appropriate escape routes from the premises are available, designed in accordance with current standards;
- ensuring evacuation plans are rehearsed in each premises in the event of a fire incident.
- Include a case study based on the Millfield estate at Newbridge, Co. Kildare.
The independent fire safety expert has completed his review and a report on the matter has been received by my Department from the Steering Group. Legal clarification was required in relation to a number of issues and these are currently being addressed. I intend to make arrangements for the publication of the framework as soon as these have been resolved.
22. Deputy Eoin Ó Broin asked the Minister for Housing, Planning, Community and Local Government the status of the Housing Agency and his Department's review of the all in cost of providing private sector residential units. [33145/17]
View answerUnder the Rebuilding Ireland Action Plan for Housing and Homelessness, the Government is committed to a broad range of measures to tackle, among other things, some of the costs associated with the provision of housing. This includes undertaking a detailed analysis, in conjunction with the construction sector, to benchmark housing delivery input costs in Ireland, in order to facilitate an increased level of housing output into the future.
A working group, chaired by my Department, has been established and has met on a number of occasions since December 2016. While it is intended that the working group will concentrate on the domestic market, the Housing Agency is currently advancing an analysis of delivery costs and international comparisons.
Both of these reports are being finalised at present and I will consider them without delay once submitted to me.
23. Deputy Brian Stanley asked the Minister for Housing, Planning, Community and Local Government if he will approve further new schemes in the event of Laois county council providing extra land found suitable for housing. [33115/17]
View answerRebuilding Ireland has put in place both the targets and the funding resources to accelerate the delivery of social housing for all local authorities, including Laois County Council. There are currently over 600 social housing construction schemes included in the Status Report on Social Housing Construction Projects, which is now published on a quarterly basis and includes projects that are recently completed, on site, or undergoing planning and design. This list is being added to on an ongoing basis and the most recent version, covering the period to end Quarter 1 2017, is available at the following link: http://rebuildingireland.ie/news/social-housing-construction-projects-report-2017/.
The report includes 13 construction projects of various scale in County Laois involving 138 new social homes, which is in addition to the delivery of social housing via acquisitions, remediations, leasing and the Housing Assistance Payment scheme. I am keen that Laois County Council bring forward further construction projects, as speedily as possible, to add to this pipeline. Indeed, my Department is in ongoing contact with them and they have been assured that funding is in place to support their activity in this regard.
24. Deputy Bernard J. Durkan asked the Minister for Housing, Planning, Community and Local Government the extent to which he has sought or received a commitment from the various local authorities, particularly those with large numbers of persons for local authority housing, as to their ability to respond rapidly to the ongoing housing needs; the extent to which they have engaged in and completed the planning process as a preliminary step in addressing the housing issue; if provisions have been made for the development of private sites on which persons at a suitable income level could provide their own houses; his views on whether there is an immediate and acute shortage of housing units that can only be dealt with either by modular housing or a rapid build process, in view of the urgency of the situation over the past twelve months; the degree to which each of these local authorities have made the necessary logistical arrangements to make houses available by the end of 2017; and if he will make a statement on the matter. [33369/17]
View answer52. Deputy Bernard J. Durkan asked the Minister for Housing, Planning, Community and Local Government the extent to which he has communicated with or received communication from various local authorities throughout the greater Dublin area indicating their ability or otherwise to expedite the housing programme by one means or another to ensure an accelerated programme of housing starts in July 2017; and if he will make a statement on the matter. [33370/17]
View answerI propose to take Questions Nos. 24 and 52 together.
There is continuing, regular contact between myself as Minister and my Department with the local authorities, including those in the Greater Dublin Area. This contact covers all aspects of the Government's Rebuilding Ireland Action Plan for Housing and Homelessness, which is focused on increasing supply across all tenures, to achieve total housing output of at least 25,000 homes per year by 2020, effectively doubling the output of 12,600 homes recorded in 2015.
With particular regard to the needs of those on housing waiting lists, Rebuilding Ireland sets out the target of delivering 47,000 social housing units through build, refurbishment, acquisition and leasing over the period 2016 to 2021, alongside an accelerated roll-out of the Housing Assistance Payment (HAP) Scheme to meet the needs of some 80,000 households. This activity is being supported through a significantly increased investment programme of €5.35 billion, comprising €4.5 billion in capital funding and €844 million in support of programmes funded from current expenditure. A further €226 million is provided for the Local Infrastructure Housing Activation Fund for investment in key enabling infrastructure to open up lands for early development.
The continuing, regular contact between my Department and the local authorities supports the advancement of social housing, for example through quarterly meetings that focus on resolving technical issues with projects and advancing them to site as soon possible. My Department has continuously urged all local authorities to bring forward projects as quickly as possible, given the significantly increased funding available to support their activity. While still at an early stage of implementation, there is already strong evidence that the focus on increasing and accelerating housing supply in Rebuilding Ireland is yielding results. In 2016, the housing needs of over 19,000 households were met through a range of social housing programmes, supported by expenditure of over €935 million. A further €1.3 billion has been provided for 2017 to support the accelerated delivery of social housing and the achievement of this year's target to meet the housing needs of over 21,000 households.
The national roll out of the HAP scheme was completed on 1 March this year and HAP is now available to all eligible households. There are currently more than 24,000 households being supported by the scheme, with the security of knowing that this support will continue even as their household income increases, subject to adjustment in their differential rent.
In the same vein, there are currently over 500 rapid delivery homes now advancing through the planning design, procurement and construction stages, and work is underway to ensure that a further 500 units are advanced in the coming months, bringing the number of units in the programme to 1,000 by year end. Several of these rapid delivery developments are now in the final stages of construction, showing clearly that this approach is being used successfully and increasingly, and an additional 500 units are targeted for delivery in 2018. The establishment of a framework of rapid delivery contractors by the Office of Government Procurement means that local authorities in the Greater Dublin Area and beyond can take advantage of this approach, allowing them to run quicker procurement competitions and advance rapid delivery projects to site more efficiently.
More broadly, housing construction trends are all showing strong positive growth, with planning permissions, housing development commencement notices and completions of new units, measured by the number of ESB connections, all registering substantial increases on last year. The work of promoting residential development on State lands saw the Rebuilding Ireland Housing Land Map published in April 2017. The map is a vital initial step in the new strategic approach to State land management, which will be further developed through the forthcoming National Planning Framework, to be titled 'Ireland 2040: Our Plan'. The datasets published on the map include details of over 700 local authority and Housing Agency-owned sites, totalling some 1,700 hectares, as well as 30 sites (covering about 200 hectares) owned by State or semi-State bodies. The map is available to view on the Rebuilding Ireland website at: http://rebuildingireland.ie/news/rebuilding-ireland-land-map/ .
Opening up the supply of State land in this way, for social and mixed-tenure housing, is a critically important policy in addressing a situation where the pace of recovery in the housing development sector is slower than it needs to be to meet demand. In practical terms, the development of these sites will mean accelerating social housing delivery and securing more homes for sale and rent at lower and more affordable price points. In this regard, I welcome the fact that two of the Dublin local authorities have already brought forward four key, large-scale sites, capable of delivering 3,000 new homes, and I expect other local authorities to follow suit.
Providing affordable, quality and accessible housing is a top priority for the Government. I will be considering further initiatives and actions to address the issue of affordability in the context of the targeted review of Rebuilding Ireland which my Department has now commenced.
25. Deputy Niamh Smyth asked the Minister for Housing, Planning, Community and Local Government the progress that is being made on reducing the social housing waiting lists; and if he will make a statement on the matter. [33396/17]
View answerThe results of the statutory Summary of Social Housing Assessments carried out in 2016 show that there were 91,600 households on local authority housing waiting lists, as at 21 September 2016. This figure represents an increase of 1,728 households, or 1.9%, on the 89,872 households recorded in the last summary, which was carried out in May 2013. The results of the 2016 Summary are available on my Department’s website at the following link: http://www.housing.gov.ie/sites/default/files/publications/files/summary_of_social_housing_assessments_2016.pdf.
The Rebuilding Ireland Action Plan for Housing and Homelessness, published in July 2016, sets out the Government’s approach to addressing the current challenges in the housing sector. It is focused on increasing supply across all tenures and, in respect of social housing, the target is to deliver 47,000 housing units through build, refurbishment, acquisition and leasing over the period 2016 to 2021, alongside an accelerated roll-out of the Housing Assistance Payment Scheme (HAP). This activity is being supported through a significantly increased investment programme of €5.35 billion.
While still at an early stage of implementation, there is already strong evidence that the focus on increasing and accelerating housing supply in Rebuilding Ireland is achieving results. In 2016, the housing needs of over 19,000 households were met through a range of housing programmes, supported by expenditure of over €935 million. A further €1.3 billion has been provided for 2017 to support the accelerated delivery of social housing and the achievement of the 2017 target to meet the housing needs of over 21,000 households.
Looking ahead, my Department has published Status Reports on Social Housing Construction Projects, the latest of which is available at the following link: http://rebuildingireland.ie/news/social-housing-construction-projects-report-2017/ . The report provides details of over 600 social housing projects, involving the construction of over 10,000 new social homes across the 31 local authority areas. The scale of the construction pipeline, as at end-Quarter 1 2017, represents a major escalation in the social housing build programme and more projects are being added on an ongoing basis, to ensure we deliver on the Rebuilding Ireland targets.
The need for the earliest possible delivery in respect of social housing is understood by all concerned, using the most appropriate mix of delivery mechanisms including construction, refurbishment, acquisition and leasing. In addition, the national roll out of the Housing Assistance Payment (HAP) scheme was completed on 1 March 2017. There are currently more than 24,000 households being supported by the scheme, with the security of knowing that, subject to appropriate adjustment in their differential rent, they can continue to avail of support under the scheme as their household income increases.
Notwithstanding the progress being made, the Taoiseach signaled the Government's intention to carry out a focused review of Rebuilding Ireland as we approach the first 12 months of its implementation. This review is now underway, with an emphasis on strengthening the measures already in place and identifying new initiatives that add value.
26. Deputy Robert Troy asked the Minister for Housing, Planning, Community and Local Government when he will sign a commencement order to further extend expired planning permissions for housing developments (details supplied) under the Planning and Development (Housing) and Tenancies Act 2016; and if he will make a statement on the matter. [33435/17]
View answerSection 28(2) of the Planning and Development (Housing) and Residential Tenancies Act 2016 provides for a second extension of the duration of planning permissions relating to developments of 20 or more houses in specified circumstances.
I am proposing to make certain necessary amendments to the provisions in section 28 of the 2016 Act. It was originally intended to make these amendments in the Planning and Development (Amendment) Bill 2016 which is progressing through the Oireachtas and is presently at Dáil Report Stage. However, due to the limited time available in the current session and the need to enable this provision to be commenced as early as possible to facilitate the completion of the construction of housing developments where permission is about to expire or has recently expired, I have obtained Government approval to introduce these amendments in a short priority Bill – the Planning and Development (Amendment)(No. 2) Bill 2017 – with a view to passage through both Houses before the Oireachtas Summer recess. Early enactment will enable me to commence section 28(2) of the 2016 Act as a matter of priority.
27. Deputy Barry Cowen asked the Minister for Housing, Planning, Community and Local Government his plans to introduce an affordable rental scheme to subsidise rents for low to middle income households in employment; the reasons his Department decided not to use the €10 million allocated in budget 2016 for a pilot scheme for this purpose. [33405/17]
View answerAction 4.6 of the Rebuilding Ireland Action Plan provided for the introduction of an affordable rental scheme to enhance the capacity of the private rented sector to provide quality and affordable accommodation for households currently paying a disproportionate amount of disposable income on rent. Provision was made for €10 million per annum to be allocated through my Department’s Vote for that purpose.
As set out in the Strategy for the Rental Sector, published in December 2016, the commitment to develop an affordable rental model is now to be progressed through kick-starting supply in rent pressure zones. Lands held by local authorities in such zones are to be brought to market on a competitive tendering basis, with a view to leveraging the value of the land to deliver the optimum number of units for rent, and in particular targeting middle-income households, in mixed-tenure developments. This is intended to allow the rental units to be made available at below market prices without the need for ongoing rental subsidies.
Accordingly, the provision of €10 million earmarked for the affordable rental scheme is being redirected to support additional activity under other housing programmes within my Department.
An important policy intervention in the delivery of new housing supply under Pillar 3 of Rebuilding Ireland is the development of State-owned lands for mixed-tenure housing, particularly in the major urban areas, where demand is greatest. I have asked all local authorities to be innovative and proactive in developing these sites. The final model for each site, including the affordable rental element, will be the subject of careful consideration by the local authority concerned, including by the elected members, who are best placed to know and provide for the housing need in their area. My Department is considering, in conjunction with local authorities, what national and/or local requirements should be specified in relation to eligibility.
I am also considering further initiatives and actions to address the issue of affordability in the context of the targeted review of Rebuilding Ireland which my Department has now commenced.
28. Deputy Eoin Ó Broin asked the Minister for Housing, Planning, Community and Local Government the status of the commitment made on page 54 of Rebuilding Ireland to extend the national housing strategy for persons with a disability. [33146/17]
View answerThe National Housing Strategy for people with a Disability (NHSPWD) 2011-2016 and associated National Implementation Framework were jointly published by my Department and the Department of Health. They set out the Government’s broad framework for the delivery of housing for people with disabilities and were developed as part of a coherent framework in conjunction with the Government’s mental health policy and congregated settings report. Building on the Programme for a Partnership Government commitment to meet the housing needs of people with disabilities, the NHSPWD has been extended to 2020 to continue to deliver on its aims.
Implementation of identified actions in the NHSPWD is being driven primarily by the Housing Agency by means of a dedicated sub-group comprising representatives from my Department, the Health Service Executive (HSE), Department of Health, local authorities, the Irish Council for Social Housing and various disability representative organisations. The Housing subgroup, established in 2012, is progressing a range of priority actions and will continue to progress this work under the extended timeframe. An Implementation Monitoring Group (IMG) was established in 2012 to monitor and report on progress, and has met on ten occasions since then with a further meeting scheduled for October. Three progress reports on implementation covering the period September 2012 to December 2016, have been published by the IMG to date. These comprehensive reports are available on my Department’s website at the following link:
http://www.housing.gov.ie/housing/policy/people-disability/housing-people-disability .
The IMG is chaired by a senior official of my Department and comprises representatives from relevant Government Departments and agencies and disability organisations: details of current IMG members are set out in Appendix 1 of the Third Progress Report available at the above link.
Progress on implementation of the NHSPWD will also be updated in the context of quarterly published progress reports on actions under Rebuilding Ireland.
29. Deputy Niamh Smyth asked the Minister for Housing, Planning, Community and Local Government his plans to address the inadequacies with the new housing assistance payment scheme; and if he will make a statement on the matter. [33397/17]
View answerThe Housing Assistance Payment (HAP) provides fast, flexible housing support to households in an area of their choice. Individuals with a housing need who in the past were reluctant to avail of full time work as they would lose their Rent Supplement support, can now move to HAP, avail of full-time work and retain their housing support, with an adjustment in their differential rent.
HAP is available to all eligible households in all local authority areas across the State. HAP has been rolled out on a statutory phased basis since September 2014 with 7 local authorities delivering the scheme initially, 11 more authorities added in 2015, 10 added in 2016 and the final 3 Dublin authorities providing HAP from 1 March 2017. The phased nature of the HAP roll-out has allowed for significant learning in the operation of the scheme. In this way, new HAP authorities have benefited from the experience of those authorities where the scheme has been previously operational. On average in 2017, 333 additional tenancies are being supported by HAP each week with just over 24,000 households currently having their housing needs met under the scheme and some 18,000 separate landlords and agents currently in receipt of monthly HAP payments.
As HAP is a social housing support and consequently households are not eligible to remain on the main housing waiting list, Ministerial directions have issued to ensure that, should they so choose, HAP recipients can avail of a move to other forms of social housing support through a transfer list. With the completion of the HAP roll-out and the ending of the scheme’s pilot phase, a Ministerial Direction was issued instructing local authorities to continue to offer HAP tenants access to other forms of social housing through the transfer list.
Since April, following the national rollout of the scheme, in cases where a tenant currently on a local authority waiting list wishes to access rented accommodation with HAP support in another local authority area, such requests can now be facilitated under inter-authority movement. In order to maintain the equitable treatment of all housing applicants, inter-authority movement for HAP applicants is based on the current Social Housing Eligibility Income Bands, i.e. movement will only be facilitated across local authorities with Income Bands that are equal or higher; or where shared areas of choice are already operated.
A new HAP website, www.hap.ie , was launched in Q1 2017 and provides prospective HAP tenants and landlords with the information that they need to better understand how HAP works.
I continue to keep the operation of HAP under review but I am currently satisfied with how the scheme is operating and I consider it to be a key vehicle for meeting housing need and fulfilling the ambitious programme committed to under Rebuilding Ireland.
30. Deputy Alan Kelly asked the Minister for Housing, Planning, Community and Local Government the reason there are so many board vacancies on An Bord Pleanála; and the actions he is taking to implement the appropriate 2016 review of the organisation. [33106/17]
View answerThe appointment process for ordinary Board members of An Bord Pleanála is set out under section 106 of the Planning and Development Act 2000, as amended, and the associated Regulations. This provides that appointments to the Board by the Minister are generally made from candidates nominated by panels of prescribed bodies and there is also provision to re-appoint an existing member for a second or subsequent term.
During April and May 2017, five ordinary Board members terms of office expired and five positions arose to be filled. The nomination process commenced in early January 2017 and concluded in mid-February. Subsequently in early April, following consideration of the matter, the then Minister decided on five new appointments. Two appointees have recently taken up their positions on the Board, with the remaining three to commence their new roles during August and September. This will maintain the Board membership at 9 persons. Further information on the new appointees is available from my Department's website at the following link:
http://www.housing.gov.ie/planning/bord-pleanala/coveney-announces-five-appointments-board-bord-pleanala.
Further to the Organisational Review of An Bord Pleanála, undertaken by an independent expert panel and published in March 2016, an Implementation Group, comprising representation from my Department and An Bord Pleanála, has been established to oversee the implementation of the Review Group recommendations. The Implementation Group, which has to date met three times, is considering the recommendations across a number of common themes relating to legislative provisions, communications and stakeholder engagement, the Board's role and governance along with organisational and operational matters. The Implementation Group has published its Terms of Reference and Plan for Implementation, which are available on my Department’s website at the following link:
http://www.housing.gov.ie/sites/default/files/publications/files/organisational_review_of_abp_implementation_group_-_terms_of_reference_plan_for_implementation_-_final.pdf
The Implementation Group will continue its work over the coming months with a view to publishing its final Implementation Plan later this year.
31. Deputy Barry Cowen asked the Minister for Housing, Planning, Community and Local Government his plans to stem the extreme house price inflation that was in evidence in Q2 2017. [33404/17]
View answerThe residential construction sector in Ireland was severely impacted by the economic downturn, with housing output falling by almost 90% between 2006 and 2013. It is unsurprising, therefore, that it is the lack of housing supply and a competitive market that is widely accepted as being primarily responsible for driving the high levels of house price and rental inflation that we have seen in recent years.
In order to directly influence and generate supply of new homes, the Government's Rebuilding Ireland Action Plan contains a suite of actions, such as the €226m Local Infrastructure Housing Activation Fund; leveraging the value of State-owned lands to deliver a more affordable rental offering in Rent Pressure Zones; streamlined planning systems for housing developments; and other planning reforms to provide flexibility to deliver viable housing schemes and apartment developments in the right locations.
In addition, analysis of vacant dwellings data from Census 2016 provides strong evidence for targeted policies to maximise the number of vacant properties that can be brought back into use, especially in our cities and large towns where demand is greatest.
Recent housing activity reports, available on www.rebuildingireland.ie, show that strong supply-side measures are beginning to have a positive impact, with all output indicators showing upward trends. However, it is crucial that we continue to focus on supply and particularly the supply of homes at more affordable price points.
As part of the targeted review process for Rebuilding Ireland, I have asked my Department to focus in particular on the broad issues of housing supply and affordability for different market segments, building on the measures already being advanced under the Action Plan.
32. Deputy Clare Daly asked the Minister for Housing, Planning, Community and Local Government if he will bring forward legislation to amend the exceptional circumstances clause in section 17 of the Pyrite Resolution Act 2013, in view of the fact that no properties have been remediated under this clause since the enactment of the legislation. [33380/17]
View answerThe Pyrite Resolution Act 2013 provides for the making of a pyrite remediation scheme by the Pyrite Resolution Board for certain dwellings affected by significant pyrite damage. The Pyrite Resolution Board, with the support of the Housing Agency, is responsible for the implementation of the pyrite remediation scheme. The pyrite remediation scheme is a scheme of “last resort” and is limited in its application and scope. The full conditions for eligibility under the scheme are set out in the scheme which is available on the Board’s website, www.pyriteboard.ie.
The scheme is applicable to dwellings which are subject to significant damage attributable to pyritic heave established in accordance with I.S. 398-1:2013 - Reactive pyrite in sub-floor hardcore material – Part 1: Testing and categorisation protocol. In this regard, it is a condition of eligibility under the scheme that an application to the Board must be accompanied by a Building Condition Assessment with a Damage Condition Rating of 2. Dwellings which do not have a Damage Condition Rating of 2 are not eligible to apply under the scheme. This ensures that, having regard to available resources, the focus of the scheme is on dwellings which are most severely damaged by pyritic heave.
Where a dwelling, otherwise not eligible for inclusion in the scheme, adjoins a dwelling already included in the scheme, such a dwelling may be considered in accordance with the exceptional circumstance provisions set out in section 17 of the Act. Section 17 provides that exceptional circumstances may apply where -
- failure to include a dwelling in the scheme may result in damage to that dwelling or damage to the dwelling being remediated under the scheme, or
- pyrite remediation work is causing or may cause damage to a dwelling.
The Housing Agency will consider if exceptional circumstances apply when the Remedial Works Plan is being drawn up; the Board will be informed of any recommendation for a decision in the matter. I have no proposals to amend section 17 of the Act.
With regard to the issue of properties with a Damage Condition Rating of 1, the Board is aware that 11 dwellings, which had a Damage Condition Rating of 1 when their building condition assessments were first completed, and which were refused under the scheme, have now progressed to a Damage Condition Rating of 2; these dwellings have now been included in the pyrite remediation scheme following the submission of new applications.
Ultimately, the Board, together with the Housing Agency, will arrange for all eligible dwellings to be remediated to a high standard and at no additional cost to the affected homeowners. Remediation works will continue to be carried out at the earliest possible opportunity having regard to the existing demands of the scheme and the optimum use of available resources.
33. Deputy Clare Daly asked the Minister for Housing, Planning, Community and Local Government if there has been a change in the approach being taken by the pyrite remediation board and Housing Agency in relation to the number of properties being tested in areas in which the presence of pyrite is already well established and properties are displaying significant damage; the number of such properties that have been retested; the number of applications subsequently refused; if this is being undertaken as a result of pressure that there will be insufficient funds available under the scheme; and if he will make a statement on the matter. [33102/17]
View answerThe Pyrite Resolution Act 2013 provides the statutory framework for the establishment of the Pyrite Resolution Board and for the making of a pyrite remediation scheme to be implemented by the Board with support from the Housing Agency. The pyrite remediation scheme is a scheme of “last resort” and is limited in its application and scope. The full conditions for eligibility under the scheme are set out in the scheme which is available on the Board’s website, www.pyriteboard.ie.
The scheme is applicable to dwellings, which are subject to significant damage attributable to pyritic heave established, in accordance with I.S. 398-1:2013 - Reactive pyrite in sub-floor hardcore material – Part 1: Testing and categorisation protocol. In this regard, it is a condition of eligibility under the scheme that an application to the Board must be accompanied by a Building Condition Assessment with a Damage Condition Rating of 2. Dwellings which do not have a Damage Condition Rating of 2 are not eligible to apply under the scheme. This ensures that, having regard to the available resources, the focus of the scheme is on dwellings which are most severely damaged by pyritic heave. I have no proposals to amend this eligibility criterion.
A sum of €22 million was announced under Budget 2017 to fund the operation of the pyrite remediation scheme in 2017. This allocation will facilitate the remediation of some 400 additional dwellings this year and is a clear signal of the continuing importance attached by Government to addressing the issue of significant pyritic damage in private dwellings.
The latest figures available indicate that a total of 1,798 applications have been received under the pyrite remediation scheme. Of the 1,798 applications received so far, 1,309 dwellings have been included in the pyrite remediation scheme and the applicants notified accordingly. A further 191 applications have been validated and referred to the Housing Agency for the Assessment and Verification Process, while another 197 applications are at the initial Application and Validation Process. 101 applications under the scheme were not successful. The process by which each application received by the Board is examined and processed remains unchanged.
Of the 1,309 dwellings that have been included in the pyrite remediation scheme:
- 339 are at remedial works planning stage,
- 1 is at tender / tender analysis,
- 47 are at tender decision,
- 127 are under remediation, and
- 795 are complete.
My Department keeps the funding situation under review and in the event of additional funding being required in 2017, the potential for re-allocation of savings arising elsewhere within my Department's budget is open to consideration.
34. Deputy Clare Daly asked the Minister for Housing, Planning, Community and Local Government the steps he is taking to expedite the publication of his department's report into the fire at a location (details supplied) in County Kildare in 2015; if his department has responded to a written request for same from a group of Kildare county councillors; the outstanding concerns preventing the publication of the report; and the timeframe for the publication of same. [33103/17]
View answerIn July 2015, the then Minister directed that a review be undertaken by an independent fire expert to develop a framework for general application, in the interest of supporting owners and residents living in developments where concerns regarding non-compliance with fire safety requirements arise. It should be noted this was not intended as a report into the fire itself as suggested in the Question. A steering group was convened to oversee the review in September 2015.
The independent fire safety expert has completed his review and a report on the matter has been received by my Department. Legal clarification was required in relation to a number of issues, these are currently being addressed. I intend to make arrangements for the publication of the framework, as soon as these have been resolved.
My Department has responded to the letter from Kildare County Councillors keeping them informed of the situation, as above.
35. Deputy Ruth Coppinger asked the Minister for Housing, Planning, Community and Local Government his plans to implement measures to make vacant houses and sites available for social and affordable housing; and if he will make a statement on the matter. [33431/17]
View answerA range of measures are being taken under Rebuilding Ireland: Action Plan for Housing and Homelessness to increase housing supply overall, with the aim of creating a functioning and sustainable housing system which can meet housing demand at more affordable prices.
While building new homes is a key element of Rebuilding Ireland, another effective way to meet housing needs is to achieve optimum occupancy of the existing housing stock, whether social or private housing. In this context, Pillar 5 of the Action Plan is specifically focused on "Utilising Existing Housing Stock", with a key objective of ensuring that the existing vacant housing stock throughout the country and across all forms of tenure, in both the public and private sectors, is used to the optimum degree possible. In this regard, Action 5.1 of Rebuilding Ireland commits to the development of a National Vacant Housing Re-Use Strategy, informed by Census 2016 data.
To this end, the Housing Agency established a working group comprising senior representatives from my Department, local authorities and from the Housing Agency itself to inform the Strategy. My Department has received the output from the work of this Group and is presently engaging with key Departments and Agencies to consider the analysis and agree on the recommended actions, prior to publication.
I would like to see as much ambition as possible in bringing as many viable vacant properties back into use at an early stage. I intend, as part of the targeted review of Rebuilding Ireland, to explore what further actions can be taken and what new ideas we can bring to bear, in close liaison with Ministerial colleagues. If budgetary measures are needed to reinforce the ambition, this may delay the publication of the Vacant Homes Strategy. But this will not delay the commencement of important work at local level in gathering more accurate and up-to-date information on where vacant properties are and who owns them, so that we can facilitate the re-use of many vacant properties, particularly in our cities and towns.
Ahead of finalisation of the Strategy, it is important to note that my Department has already introduced a number of significant measures to incentivise the increased use of vacant housing stock to help meet the needs of those in receipt of social housing assistance. These initiatives include
- the Repair and Leasing Scheme, which is targeted at owners of vacant properties who cannot afford or access the funding needed to bring their properties up to the required standard for rental property,
- the Buy and Renew Scheme, which allows local authorities and AHBs to approach owners of vacant, privately-owned houses in need of repair or remediation, with the option to either lease and repair, or to buy and repair, the dwelling, and
- the €70m Housing Agency Acquisitions Fund, to establish a revolving fund to acquire some 1,600 units from banks and investment companies over the period to 2020 for social housing use.
In relation to vacancy and existing social housing stock, my Department has introduced the Voids and Derelicts programmes to provide additional support to local authorities in remediating more seriously derelict social houses, and bring them back into use for social housing tenants. Collectively, these two programmes have already seen the remediation of some 7,200 units between 2014 and 2016, at an estimated total cost of €68 million. This is on top of units completed by the local authorities themselves outside of the funding support from my Department.
36. Deputy Ruth Coppinger asked the Minister for Housing, Planning, Community and Local Government the new targets for new social housing units by 2021, in view of his statement that current targets will not be met by 2021; and if he will make a statement on the matter. [33430/17]
View answerThe Government's Rebuilding Ireland Action Plan for Housing and Homelessness is focused on increasing supply across all tenures and, in respect of social housing, the target is to deliver 47,000 housing units through build, refurbishment, acquisition and leasing over the period 2016 to 2021, alongside an accelerated roll-out of the Housing Assistance Payment Scheme (HAP) to meet the needs of some 80,000 households. This activity is being supported through a significantly increased investment programme of €5.35 billion, while a further €226 million is provided for the Local Infrastructure Housing Activation Fund for investment in key enabling infrastructure to open up lands for early development.
I have not indicated any change in relation to the social housing targets set out in Rebuilding Ireland and I am confident that they will be met. While still at an early stage of implementation, there is already strong evidence that the focus on increasing and accelerating housing supply in Rebuilding Ireland is yielding results. In 2016, the housing needs of over 19,000 households were met through a range of housing programmes, supported by expenditure of over €935 million. A further €1.3 billion has been provided for 2017 to support the accelerated delivery of social housing and the achievement of the 2017 target to meet the housing needs of over 21,000 households.
Looking ahead, my Department has published Status Reports on Social Housing Construction Projects, the latest of which is available at the following link: http://rebuildingireland.ie/news/social-housing-construction-projects-report-2017/. The report provides details of over 600 social housing projects, involving the construction of over 10,000 new social homes across the 31 local authority areas. The scale of the construction pipeline, as at end-Quarter 1 2017, represents a major escalation in the social housing build programme and more projects are being added on an ongoing basis, to ensure we deliver on the Rebuilding Ireland targets.
37. Deputy Eamon Ryan asked the Minister for Housing, Planning, Community and Local Government his plans to introduce the cost rental form of social housing as agreed in the programme for Government. [33187/17]
View answer53. Deputy Brian Stanley asked the Minister for Housing, Planning, Community and Local Government the progress being made to advance the cost to rent rental housing scheme as committed to in the programme for Government. [33114/17]
View answer67. Deputy Joan Collins asked the Minister for Housing, Planning, Community and Local Government if he will ensure that a group (details supplied) will be included in the expert group to develop a cost rental model for the rental sector; and if he will make a statement on the matter. [33374/17]
View answerI propose to take Questions Nos. 37, 53 and 67 together.
The Strategy for the Rental Sector, published in December 2016, noted that the Programme for a Partnership Government contains a commitment to develop a "cost rental" option, taking account of work already completed in this area, including by the National Economic and Social Council and others.
In line with this commitment, Action 12 of the Strategy commits my Department to lead an expert group to develop a cost rental model for the Irish rental sector. This Group will address issues such as funding mechanisms, the need to grow the necessary institutional capacity, particularly within the AHB and not-for-profit sector (whether through mergers, new entrants or strategic partnerships), rent levels, the households to be targeted and the appropriate regulation mechanisms.
The Expert Group will assess the benefits that a larger and more developed not-for-profit segment would bring to the rental sector and the housing system, by increasing supply of rental accommodation for middle-income households and ensuring new capacity is developed and attracted into Ireland. The Expert Group will also consider various proposals, including the proposal to establish a semi-State company to progress the cost rental model, in the course of its work.
It is my intention to establish this Expert Group in the coming weeks and the development of a proposal regarding its membership and terms of reference is currently being prepared in my Department. As committed in the Rental Strategy, it is envisaged that the Expert Group will report initially before the end of the year.
38. Deputy Mick Barry asked the Minister for Housing, Planning, Community and Local Government if there is a threshold of rent rises or further increases in homelessness that could be passed before he would consider strict rent controls; and if he will make a statement on the matter. [33394/17]
View answerThe Strategy for the Rental Sector recognises that high and rapidly rising rents are the most significant and immediate threat to the accommodation security of many households. For this reason, the Government introduced the Rent Predictability Measure and established the system of Rent Pressure Zones in December 2016 to moderate the rise in rents in the parts of the country where rents are highest and rising. In these areas, for a period of three years, rents can only rise by a maximum of 4% annually. The practical effect of the measure is that for three years, rents for more than 186,000 households who currently rent their homes in these areas will be lower than they would have been if market rents had continued to apply.
Section 24A(4) of the Residential Tenancies Act 2004 (as amended by section 36 of the Planning and Development (Housing) and Residential Tenancies Act 2016) sets out thresholds of rent level and rent price inflation, on the basis of which Rent Pressure Zones are designated and the Rent Predictability Measure limits on rent increases come into effect. These are:
(i) The annual rate of rent inflation in the area must have been 7% or more in four of the last six quarters; and
(ii) The average rent for tenancies registered in the area with the RTB in the last quarter must be above the average national rent (the National Standardised Rent in the RTB’s Rent Index Report) in the last quarter (€987 per month).
When considering whether to propose a Local Electoral Area for designation as a Rent Pressure Zone, the Housing Agency, in consultation with the relevant local authority, assesses housing demand and supply, experiences in relation to the Rental Accommodation Scheme and Housing Assistance Payment Scheme, as well as trends in relation to general housing need and homelessness in the area.
In addition to the Rent Predictability Measure, the Planning and Development (Housing) and Residential Tenancies Act 2016 introduced a number of other provisions to enhance tenants’ security, including:
- The abolition of a landlord’s right, during the first 6 months of a further Part 4 tenancy, to end that tenancy for no stated ground;
- The extension of the term of Part 4 tenancies from 4 to 6 years;
- Where a landlord proposes to sell 10 or more units within a single development at the same time, the sale will be subject to the existing tenants remaining in situ, other than in exceptional circumstances.
My Department has initiated a review of the Rent Predictability Measure. At this stage, the measure has been in place for 6 months and data from the Residential Tenancies Board’s Rent Index Report for Quarter 1 2017 is also available. Using this latest data, it will be possible to ascertain the effectiveness of the Rent Predictability Measure and whether any changes need to be made.
As part of the review, my Department, last month, launched a public consultation on the Rent Predictability Measure and the system of Rent Pressure Zones. The consultation allowed members of the public and interested parties to provide their opinions and suggestions on the functioning of the measure. The 69 submissions received from the consultation process, which concluded on 30 June, will feed into the review of the measure.
39. Deputy Ruth Coppinger asked the Minister for Housing, Planning, Community and Local Government the length of time he anticipates homeless family hubs will be in use; and if he will make a statement on the matter. [33434/17]
View answer59. Deputy Thomas P. Broughan asked the Minister for Housing, Planning, Community and Local Government the maximum stay for families accommodated in family hubs; if he has committed to no family being accommodated for longer than six months in a family hub; the move on options to permanent housing there will be for these families; and if he will make a statement on the matter. [33111/17]
View answerI propose to take Questions Nos. 39 and 59 together.
The Rebuilding Ireland Action Plan on Housing and Homelessness provides for early solutions to address the high number of households and families in emergency accommodation. These include the delivery of increased social housing supply through new-build, acquisition and refurbishment schemes and independent tenancies for homeless households in the private rented sector through housing supports such as the enhanced Housing Assistance Payment.
As part of the response to the commitment contained in Rebuilding Ireland that, by mid-2017, commercial hotels and B&B's would only be used as emergency accommodation for homeless families in limited circumstances, housing authorities are delivering a number of family-focused, supported temporary accommodation facilities (Family hubs).
Family hubs are an important first response for families who become homeless and who have no alternative other than commercial hotels. The hubs will provide more appropriate and suitable accommodation for families. They are not a long term housing solution, as families will move into houses and apartments that will be provided under social housing supports, as supply becomes available. This type of emergency accommodation provides a secure and stable placement for families on an on-going basis unlike the insecurity of hotel accommodation especially during peak periods and holidays.
These custom-developed facilities will offer family living arrangements with a greater level of stability than is possible in hotel accommodation while move-on options to long-term independent living are identified and secured. Furthermore, such arrangements will facilitate more coordinated needs assessment and support planning including on-site access to required services, such as welfare, health, housing services, cooking and laundry facilities and appropriate family supports.
In relation to the Deputy's specific query, statutory responsibility in relation to the provision of accommodation and related services for homeless persons rests with individual housing authorities, while my Department’s role involves the provision of a national framework of policy, legislation and funding. Notwithstanding this, I understand that the housing authorities concerned will be working hard to ensure the progression of homeless families into independent tenancies, as quickly as possible.
40. Deputy Fiona O'Loughlin asked the Minister for Housing, Planning, Community and Local Government the guidelines available to planning authorities for applications being submitted for solar farms; and if he will make a statement on the matter. [29815/17]
View answerThere are no specific planning guidelines in place in respect of solar farms. Proposals for individual solar farm developments are subject to the statutory requirements of the Planning and Development Act 2000, as amended, in the same manner as other proposed developments. Planning applications are made to the relevant local planning authority with a right of appeal to An Bord Pleanála.
Under the Planning and Development Act, each planning authority's development plan must set out an overall strategy for the proper planning and sustainable development of the area concerned. Section 10 of the Act requires a development plan to include, inter alia, objectives for the provision or facilitation of the provision of infrastructure, including energy facilities, and many local authorities have developed renewable energy strategies for their areas in this context.
In making decisions on planning applications, planning authorities and the Board must consider the proper planning and sustainable development of the area, having regard to the provisions of the local development plan, any submissions or observations received and relevant Ministerial or Government policies, including any relevant guidelines issued by my Department. Planning authorities must then make their own decisions based on the specific merits or otherwise of individual planning applications.
I am satisfied that the planning code is sufficiently robust to facilitate the assessment of individual planning permission applications for solar farm developments. However, the matter will be kept under review, in consultation with my colleague, the Minister for Communications, Climate Action and the Environment, and his Department - which leads on renewable energy policy - in the context of the Government's White Paper on Energy Policy, published in December 2015, the development of a Renewable Electricity Policy and Development Framework, as well as the finalisation of a new support scheme for renewable electricity by that Department, expected in 2018.
41. Deputy David Cullinane asked the Minister for Housing, Planning, Community and Local Government the reason for the 21% drop in local authority employment levels in each of the years 2008 to 2013 as highlighted by the recent report of the Public Sector Pay Commission; the extent to which the drop in staff has been compensated through the use of agency recruitment and outsourcing; and if he will make a statement on the matter. [26057/17]
View answerThe moratorium on recruitment and promotion in the public service was introduced in March 2009 following a Government decision to implement savings measures across the wider public service, as a response to the financial crisis facing the State.
The terms of the moratorium were explicit and provided that no public service post, however arising, was to be filled by recruitment or promotion. When vacancies arose public bodies were to reallocate or reorganise work or staff accordingly. Any exceptions to this principle, which arose in very limited circumstances only, required prior sanction.
My Department received a delegated sanction from the Department of Finance in August 2009 for implementation of this general moratorium on the filling of public sector posts across all local authorities. This was on condition that the overall staffing levels in the sector were reduced in line with the Employment Control Framework.
Under section 159 of the Local Government Act 2001, each Chief Executive is responsible for staffing and organisational arrangements necessary for carrying out the functions of the local authorities for which he or she is responsible. In this regard, it was a matter for each Chief Executive, in the first instance, to ensure that the moratorium was implemented while the appropriate service levels were maintained. The use of agency recruitment and outsourcing was, and remains, a matter for each Chief Executive to consider.
Local authorities undertook work force planning to identify how staff could be optimally deployed and to highlight gaps that needed to be filled. Local authorities re-deployed staff and re-allocated work to meet key needs. Where the gaps couldn't be filled, local authorities applied to my Department seeking sanction to recruit.
My Department carefully operated its delegated sanction from the Department of Finance and later from the Department of Public Expenditure and Reform and worked very closely with local authorities to ensure that critical posts were filled while overall numbers were reduced. In considering sanction requests, public safety, maintaining key front line services and economic issues were given precedence as was the requirement to avoid increases in overall staffing levels. Contract posts were favoured as they allowed flexibility in this challenging period for Ireland's economy. In the very exceptional situation that a post was to be filled permanently all redeployment options, including redeployment from the broader public service, were fully exhausted before recruitment was permitted.
My Department gathers quarterly data on staff numbers in local authorities. The data gathered does not provide detail in respect of the use of agency recruitment and outsourcing, and accordingly the information requested is not available in my Department.
42. Deputy Jan O'Sullivan asked the Minister for Housing, Planning, Community and Local Government the number of applications that have been received to date in 2017 under the revised mortgage to rent scheme; and if he will make a statement on the matter. [33376/17]
View answerThe Review of the Mortgage to Rent Scheme, published on 8 February 2017, introduced a range of amendments to the eligibility criteria and administration of the scheme in order for it to work better for borrowers. The changes to the eligibility criteria came into effect on 27 March 2017. Since the introduction of the Mortgage to Rent (MTR) Scheme in 2012, a total of 3,694 cases have been submitted under the scheme to the end of June 2017. 22 of these are new applications received by the Housing Agency, under the revised eligibility criteria applicable since 27 March 2017.
Changes to the scheme mean that certain steps of the MTR process are now required to be completed prior to the submission of a completed MTR application to the Housing Agency. The broadening of the eligibility criteria and streamlining of the administrative process were welcomed by all stakeholders, and I understand from the Housing Agency that the process changes have had an initial impact on the number of applications under the revised scheme. However, it will be several more months before an increase in the number of successful cases will be apparent given that the optimum timeframe for processing a case should reduce to 9 months following the implementation of the Review’s actions. My Department and the Housing Agency are working with all stakeholders to ensure that the actions set out in the Review are being effectively implemented to benefit a greater number of households.
The Housing Agency publishes, on a quarterly basis, detailed statistical information on the operation of the MTR scheme. This information is available on the Agency's website at the following link:
https://www.housingagency.ie/our-services/housing-supply-services/mortgage-to-rent.aspx.
The Review also concluded that the current financial model of the Mortgage to Rent scheme may not, in its current configuration, be capable of delivering the scale of successful cases that could benefit from the scheme over time. In order to test the operability of the alternative funding models for the scheme, the Housing Agency is working with a number of financial entities who have come forward with an interest in working with the Mortgage to Rent scheme to progress a number of pilot alternative long-term lease arrangements. In advance of these pilots, a targeted market testing exercise was undertaken by the National Development Finance Agency (NDFA), to test the suitability of the proposed enhanced leasing arrangements to ascertain if they would be viable for a mortgage to rent cohort, taking account of the necessity to provide a long-term stable solution for eligible households. The comments received from interested parties are being reviewed by my Department and the Housing Agency.
The next step is to issue a formal call for Expressions of Interest from institutions interested in taking part in the pilot operating models. It is anticipated that the Housing Agency will manage the evaluation process on behalf of my Department and make recommendations on the make-up of the pilots. The drafting of the content of the Expressions of Interest is currently underway.
43. Deputy Richard Boyd Barrett asked the Minister for Housing, Planning, Community and Local Government the measures he will take to ensure the maximum delivery of both social and affordable housing in Cherrywood and the Shanganagh Castle site in Shankill as part of his review of Rebuilding Ireland; and if he will make a statement on the matter. [33186/17]
View answerThe Taoiseach signalled the Government’s intention to carry out a focused review of Rebuilding Ireland, as we approach the first 12 months of its implementation. This review is now underway, with an emphasis on strengthening the measures already in place and identifying new initiatives that add value and raise ambition across all five Pillars. As part of the review process, my Department will focus in particular on the broad issues of housing supply and affordability for different market segments, building on the measures already being advanced in the Action Plan.
One of the main elements under Pillar 3 for the acceleration of supply in private housing was the Local Infrastructure Housing Activation Fund (LIHAF), which is aimed at removing infrastructural blockages that were hindering development on otherwise suitable and strategically located sites. Dún Laoghaire Rathdown County Council received approval under LIHAF for funding of €15.19 million for its Cherrywood proposal to provide public infrastructure that will support the delivery of 2,000 housing units by 2021, with potential for a further 6,000 homes in the longer term. The LIHAF-funded infrastructure will facilitate additional social housing of 200 housing units in Cherrywood in the short term through the 10% Part V social housing dividend, with a potential of up to a further 600 social housing units in the longer term as the site is fully built out.
In addition, the Council received approval under LIHAF for funding of €4.16 million for its Woodbrook-Shanganagh proposal, together with a commitment from the National Transport Authority to fund the construction of a DART Station. I understand the Draft Woodbrook-Shanganagh LAP, which was agreed by the Council at its July meeting, includes two parcels of land for residential development - Woodbrook, which is privately owned (c21.4ha), and Shanganagh Castle, which is owned by the Council (c.11.2ha). The Plan provides for the Woodbrook lands to deliver between 1,000 and c.1,320 homes, while the Shanganagh Castle lands will deliver between 360 and c.540 homes. I understand the Council is currently developing its plan to provide mixed-tenure housing on its own lands.
The LIHAF infrastructural works will open up both sites and the substantial additional supply of housing across the different tenures on these strategically located and well-serviced sites will help ease the pressure on the housing market generally as well as on rented accommodation.
The Council is currently engaging with the housing developers to conclude specific agreements in relation to finalising the timelines for delivery of the housing, in line with the provision of infrastructure, and the required cost reduction commitments. My Department expects that final agreements will be in place by the end of July.
44. Deputy Thomas P. Broughan asked the Minister for Housing, Planning, Community and Local Government if homeless families that will be moved into hubs will still receive Leap cards for transport and so on; and if he will make a statement on the matter. [30852/17]
View answerThe Rebuilding Ireland Action Plan on Housing and Homelessness outlined an initiative to provide homeless families residing in hotel accommodation in the Dublin Region with access to free public transport for family travel and for school journeys, with the Dublin Region Homeless Executive overseeing the arrangements.
Five separate 24-hour family Leap cards were made available to all homeless families residing in hotels in the Dublin Region during 2016; these cards were to facilitate family days out and were valid for use on all Dublin transport systems. This year, specifically tailored Leap cards were made available, via the Family Homelessness Action Teams, to all homeless families residing in hotels in the Dublin Region allowing for free public transport for school journeys for school children, and accompanying adults, where necessary.
As the 2016/2017 school year draws to a close this week, my Department is considering the arrangements that will apply for homeless families accommodated in enhanced supported temporary accommodation and family hubs for the 2017/2018 school year.
45. Deputy Mick Wallace asked the Minister for Housing, Planning, Community and Local Government if he will designate Gorey, County Wexford, as a rent pressure zone, in view of continually rising rents there as a result of the fact that it is in the Dublin commuter belt; and if he will make a statement on the matter. [33437/17]
View answer1317. Deputy James Browne asked the Minister for Housing, Planning, Community and Local Government his views on whether the Gorey area in County Wexford should be marked as a rent pressure zone; and if he will make a statement on the matter. [34429/17]
View answerI propose to take Questions Nos. 45 and 1317 together.
The Planning and Development (Housing) and Residential Tenancies Act 2016 sets out the process through which Rent Pressure Zones can be designated. It provides that the Housing Agency, in consultation with housing authorities, may make a proposal to the Minister that an area should be considered as a Rent Pressure Zone. Following receipt of such a proposal, the Minister requests the Director of the Residential Tenancies Board (RTB) to conduct an assessment of the area to establish whether or not it meets the criteria for designation and to report to the Minister on whether the area should be designated as a Rent Pressure Zone.
For an area to be designated a Rent Pressure Zone, it must satisfy the following criteria set out in section 24A(4) of the Residential Tenancies Act 2004 (as amended by section 36 of the Planning and Development (Housing) and Residential Tenancies Act 2016):
(i) The annual rate of rent inflation in the area must have been 7% or more in four of the last six quarters; and
(ii) The average rent for tenancies registered in the area with the RTB in the last quarter must be above the average national rent (the National Standardised Rent in the RTB’s Rent Index Report) in the last quarter (€987 per month).
On 15 June, the RTB published the Rent Index Report in relation to Quarter 1 2017, which includes a summary of the data used as the criteria for designating Rent Pressure Zones in relation to all Local Electoral Areas in the country. This allows all interested parties to see exactly where their area stands in relation to average rent levels and increases and possible designation. The data from the Rent Index Report relating to Gorey, County Wexford are detailed in the following table:
|
Local Electoral Area |
Quarters > 7% |
Average 2017 Q1 (€) |
|
Gorey |
4 |
748.83 |
While in 4 of the last 6 quarters rent inflation in Gorey has been 7% or greater, the average monthly rent is €748.83, which is below the average national standardised rent of €987 per month. Therefore, the Local Electoral Area of Gorey does not meet the criteria for designation at this time.
The Housing Agency will continue to monitor the rental market and may recommend further areas for designation. Where, following the procedures set out in the Act, it is found at a future date that additional areas meet the criteria, they will be designated as Rent Pressure Zones.
On 15 June 2017, my Department announced the launch of a public consultation on the review of the Rent Predictability Measure and the system of Rent Pressure Zones. The consultation has allowed members of the public and interested parties to provide their opinions and suggestions on the functioning of the measure. The 69 submissions received from the consultation process, which concluded on 30 June, will feed into the review of the measure.
