Written Answers Nos. 195-214
196. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the number of vacant and derelict housing units across the country; and if he will make a statement on the matter. [38761/21]
View answerMy Department does not hold data on the amount of vacant and derelict housing units in the State. Each of the 31 local authorities have prepared a Vacant Homes Action Plan for their administrative area. The Vacant Home Action Plan identifies the scale of vacant homes in their jurisdiction and sets ambitious but realistic targets for the number of vacant homes that can ultimately be brought back into use. The Vacant Homes Office in each local authority is the central point of contact for owners of vacant properties at a local level.
To further assist in recording levels of vacancy, the vacanthomes.ie website has been developed by Mayo County Council on behalf of the local government sector. This provides a central portal for individuals to anonymously log possible vacant properties and alert local authorities who can then follow up with the owners to see whether the house can be re-used quickly. The total of properties logged on the website nationally currently stands at 5,875.
Data in relation to the number of vacant local authority units is not collated by my Department, however, statistics in relation to the social housing stock are published by the National Oversight and Audit Commission (NOAC) in their Annual Reports on Performance Indicators in Local Authorities. These reports provide a range of information in relation to social housing stock, including the level of vacancy broken down by local authority. The most recent report, relating to 2019, is available on the NOAC website at the following link: noac.ie/noac_publications/noac-performance-indicators-report-2019/
197. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the percentage of persons eligible for Housing First who have received a Housing First home; and if he will make a statement on the matter. [38762/21]
View answerHousing First enables homeless individuals with high levels of complex needs to obtain permanent secure accommodation with the provision of intensive housing and health supports to help them maintain their tenancies.
The National Implementation Plan for Housing First, published in September 2018, which puts the programme on a national footing, is designed to provide this response, by delivering permanent housing solutions and associated supports for rough sleepers and long-term users of emergency accommodation. It extends the delivery of Housing First nationally, with the introduction of targets for each local authority.
The Plan includes an overall target of 663 tenancies in the period 2018-2021. The implementation of the Plan is a joint initiative of my Department, the Department of Health, the HSE and the local authorities. The regional targets contained in the Plan were agreed by local authorities based on a review of homelessness data and a national survey of the support needs of homeless individuals conducted with service providers. In this regard, it is important to note that the majority of individuals in emergency accommodation do not require the level of supports provided by Housing First.
In line with the National Implementation Plan, Housing First is being delivered on a regional basis by the local authorities and the HSE. Contracts for the delivery of services have been put in place in each of the nine regions responsible for the delivery of homeless services with tenancies now in place in every region. At the end of March 2021, a total of 539 individuals were being housed under the Housing First programme including 438 individuals who have been housed since the publication of the National Implementation Plan.
The Programme for Government commits to the further expansion of Housing First. Research is currently being undertaken by the Housing Agency to carry out an assessment of need for the supports provided by Housing First. This will inform the expansion of the Programme which I expect to announce later this year, in advance of the expiration of the current National Implementation Plan.
198. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the policy and practical steps that have been taken to support the scale-up of affordable co-operative housing; and if he will make a statement on the matter. [38763/21]
View answerTo date, Serviced Sites Funding of almost €200 million has been approved in principle in support of 40 infrastructure projects in 14 local authority areas across 9 counties, which will assist in the delivery of almost 4,200 affordable homes for purchase or for rent, all of which will be delivered on local authority land.
Affordable Cost Rental homes will also be delivered by Approved Housing Bodies and the Land Development Agency.
The Affordable Housing Bill 2021 which has now cleared all stages in the Oireachtas is the first ever standalone affordable housing legislation. The provisions of the Bill establish the basis for 4 new affordable housing measures. These measures will deliver on the Programme for Government commitment to put affordability at the heart of the housing system and prioritise the increased supply of affordable homes through (1) delivering affordable homes on local authority lands, (2) the introduction of a new form of tenure in Cost Rental, (3) a new affordable purchase shared equity scheme and (4) expanding Part V planning requirements to increase the 10% contribution requirement to 20% and to apply it to cost rental as well as social and affordable housing.
The provisions under Part 2, Section 6 outlines those bodies which a housing authority may enter arrangements with to may make dwellings available for the purpose of sale to eligible applicants under affordable dwelling purchase arrangements
To this end, during the Bill's passage through the Oireachtas, I accepted an amendment to the provisions which now forms part of the Bill under Section 6 (2) (b). This allows for a housing authority to enter into arrangements with a community-led housing organisation, a housing co-operative or a community land trust, to acquire, build or cause to be built, dwellings for the purpose of sale to eligible applicants.
Government will very shortly publish a new 5 year ‘Housing for All’ strategy which will include ambitious affordable home delivery targets and further details for these schemes.
199. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage if he will introduce legislation to prevent persons from being evicted into homelessness; and if he will make a statement on the matter. [38764/21]
View answerThe Residential Tenancies Acts 2004-2021 provide that where a tenant has been in occupation of a dwelling for a continuous period of 6 months, with no valid notice of termination having been served during that time, a 'Part 4 tenancy' is established to cover the next 5 years and 6 months.
Section 34 of the Acts provides that a landlord must state a reason for the termination in any tenancy termination notice served, and the termination will not be valid unless that reason relates to one of the following:
- the tenant has failed to comply with the obligations (other than the obligation to pay rent) of the tenancy;
- the tenant has failed to comply with the obligation to pay rent under the tenancy;
- the landlord intends to sell the dwelling within the next 9 months;
- the dwelling is no longer suited to the needs of the occupying household;
- the landlord requires the dwelling for own or family member occupation;
- vacant possession is required for substantial refurbishment of the dwelling; and/or
- the landlord intends to change the use of the dwelling.
The Residential Tenancies (Amendment) Act 2019 strengthened the security of tenure for tenants by significantly extending the duration of tenancy termination notice periods; for example, a minimum of 180 days (approx. 6 months) notice must be provided by landlords who terminate a tenancy of between 3 and 7 years’ duration.
Since 1 July 2019, the Residential Tenancies Board (RTB) is empowered under Part 7A – Complaints, Investigations and Sanctions – of the Residential Tenancies Acts to investigate improper conduct by landlords and to impose sanctions, where appropriate. In particular, an unlawful tenancy termination may be investigated with the landlord liable to a sanction of up to €30,000.
Section 56 of the Acts provides for the award of damages for abuse of the termination procedure, and the RTB can make a direction that a landlord pay an amount by way of damages for the deprivation of the tenancy.
The drafting of the Residential Tenancies (Amendment) Act 2019 benefited from input from the sector, including the key Non-Government Organisations (NGOs) working in housing and homelessness. In particular, the 2019 amendments to legally tighten the tenancy termination provisions and to significantly extend the tenancy termination notice periods were informed by the experiences in the rental sector, as highlighted by the NGOs.
The Planning and Development, and Residential Tenancies, Act 2020 (PDRTA) provides that during the period from 11 January 2021 until 12 January 2022, for tenants with rent arrears due to Covid-19 and at risk of losing their tenancy who make the necessary declaration, landlords must provide in any notice of termination on the ground of rent arrears an effective termination date which is 90 days from the serving of the notice or 13 January 2022, whichever is the later.
The Residential Tenancies (No. 2) Act 2021, which was signed into law on 9 July 2021, provides for the extended the application of the enhanced protections under the PDRTA for 6 months from 13 July 2021 to 12 January 2022.
Comprehensive information in relation to the enhanced protections under the PDRTA and the State supports available to assist tenants is available on www.rtb.ie.
The Programme for Government - 'Our Shared Future', commits to improve the security of tenure for tenants, through legislating for tenancies of indefinite duration, increasing RTB enforcement and examining incentives for long-term leasing.
Subject to legal advices, I expect the General Scheme of the Housing and Residential Tenancies Bill to be submitted to Government in the Autumn for approval to proceed to legal drafting. A provision relating to tenancies of indefinite duration is being considered in this context.
200. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the way the housing for all plan officially relates to the Rebuilding Ireland plan; and if he will make a statement on the matter. [38765/21]
View answerRebuilding Ireland: An Action Plan for Housing and Homelessness was launched by the then Government in July 2016, and set out an action plan for housing and homelessness, with targets and objectives up to 2020 and 2021. The Plan has been implemented since then, with many new policy initiatives and area specific strategies being put in place over the last number of years.
The Government will shortly publish a new housing policy and action plan ‘Housing for All’. It is currently being drafted with a whole of Government approach, will build on what was achieved in recent years and reflect the housing commitments in the Programme for Government - Our shared Future.
‘Housing for All’ will set out a pathway to the sustainable supply we need, at a price that people can afford, with appropriate housing options for the most vulnerable in our society.
201. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the estimated amount spent in each of the years 2015 to 2020 and to date in 2021 on the inspection and enforcement of private rental standards; and if he will make a statement on the matter. [38766/21]
View answerThe Strategy for the Rental Sector sets out a series of measures to be introduced to ensure the quality of private rental accommodation by strengthening the applicable standards and improving the inspection and enforcement systems.
The Strategy recognises the need for additional resources to be provided to local authorities to aid increased inspections of properties and ensure greater compliance with the Regulations. Increased funding was made available each year since 2018 to enable local authorities build inspection capacity incrementally, with payments based on the number of inspections undertaken. Significant progress was made across the sector. The number of inspections more than doubled from 19,645 in 2017 to 40,728 in 2019.
€6 million of Exchequer funding was made available to local authorities in 2020 and €10 million in 2021. However, pandemic restrictions have severely impacted on inspection activity since March 2020. In response to the pandemic some local authorities have been piloting virtual inspections and my Department is encouraging and supporting this initiative by providing Exchequer funding to those that are participating.
The table below sets out the amount spent in each of the years 2015 to 2020 and to date in 2021 in respect of the inspection and enforcement of private rental standards:
|
2015 |
2016 |
2017 |
2018 |
2019 |
2020 |
2021 to date |
|
€1,882,672 |
€1,702,300 |
€2,002,150 |
€3,037,634 |
€5,661,265 |
€3,625,365 |
€971,195 |
Inspection data in respect of Q2 2021 has been requested from local authorities and payments in respect of this period will issue in due course.
Future funding will be considered as part of the normal estimates budgeting process with the aim of maintaining my Department’s subvention to local authorities at levels which assist them in meeting their inspection targets.
202. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the way the publicly available information on land prices and land transaction in Ireland compares to that in other EU countries; and if he will make a statement on the matter. [38767/21]
View answerThe Property Registration Authority (PRA) registers land/property transactions which, on registration, can be accessed by the public as part of the National Land Register. Information on the Register and the registration process is available on the PRA's website at www.prai.ie.
The consideration (price paid) is not shown on the Register. However, this may be available on the Property Price Register maintained by the Property Services Regulatory Authority.
I am not aware of any comparative study across EU jurisdictions on publicly available information in respect of land transactions and land prices.
203. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the protections that will be put in place to ensure that the purchase of open market homes by housing authorities does not increase house prices in a local market; and if he will make a statement on the matter. [38768/21]
View answerAs set out in the Programme for Government, a key focus for the delivery of social housing is for the majority of the 50,000 new units to be delivered over the next five-years, to be built by local authorities, Approved Housing Bodies (AHBs) and State agencies. This is part of our focus to prioritise the increased supply of public, social, and affordable homes.
While this will be the majority approach to delivery, I still see some level of acquisitions of existing properties to be a valuable part of the delivery of social housing, recognising that in some areas of the country, good value for money can be obtained. In those situations, it can make sense for local authorities to undertake acquisitions in a targeted and strategic manner.
I have directed local authorities and AHBs where they undertake such targeted acquisitions, that they do not compete with private purchasers and leave value in the market particularly for first-time buyers. However, within these constraints, acquisitions by local authorities can be cheaper than construction and allows them to make best use of existing housing stock. I have also asked local authorities to increasingly target vacant and derelict properties that can be brought back to use as part of new public housing delivery.
Where local authorities and AHBs engage with developers to acquire newly developed housing through turnkey arrangements, this is done on the basis that there is not undue interference in private housing supply and in most cases, the developments are ones that would not have been undertaken without the interest of a local authority or an AHB.
I am determined that the Government’s new "Housing for All" strategy will put in place the resources to deliver new public housing based in the main on delivery by local authorities, AHBs and State agencies with property acquisitions from the open market being a targeted and strategic aspect only of delivery.
204. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the percentage of new affordable homes that will be built directly by housing authorities; the percentage that will be bought from the open market; and if he will make a statement on the matter. [38769/21]
View answerTo date, Serviced Sites Funding of almost €200 million has been approved in principle in support of 40 infrastructure projects in 14 local authority areas across 9 counties, which will assist in the delivery of almost 4,200 affordable homes for purchase or for rent, all of which will be delivered on local authority land.
Details of 35 SSF projects which received approval in principle under the two SSF calls to date are available on the Department's website as follows.
Call 1 www.gov.ie/en/press-release/dbc55-minister-murphy-gives-the-go-ahead-for-ten-local-authority-sites-for-affordable-housing-under-the-serviced-sites-fund/ .
Call 2 www.gov.ie/en/press-release/eaf39-minister-murphy-approves-84m-in-funding-for-25-local-authority-sites-to-support-the-delivery-of-approximately-1770-affordable-homes-nationally-under-the-serviced-sites-fund-ssf/
In addition to these projects, approval in principle has also been given to five further applications for SSF funding, namely, Dublin City Council’s projects in Emmet Road and Oscar Traynor Road, Fingal County Council’s projects in Ballymastone, Donabate, and Hayestown, Rush and Dun Laoghaire Rathdown County Council’s project in Shanganagh.
The Affordable Housing Bill 2021, which has now cleared all stages in the Oireachtas, is the first ever standalone affordable housing legislation. The provisions of the Bill establish the basis for 4 new affordable housing measures. These measures will deliver on the Programme for Government commitment to put affordability at the heart of the housing system and prioritise the increased supply of affordable homes through (1) delivering affordable homes by local authorities, (2) the introduction of a new form of tenure in Cost Rental, (3) a new affordable purchase shared equity scheme and (4) expanding Part V planning requirements to increase the 10% contribution requirement to 20% and to apply it to cost rental as well as social and affordable housing.
Government will very shortly publish a new 5 year ‘Housing for All’ strategy which will include ambitious affordable home delivery targets for these schemes.
205. Deputy David Stanton asked the Minister for Housing, Local Government and Heritage the incentives his Department has in place or plans to put in place to support house owners who wish to relocate from properties that are too big for their needs; and if he will make a statement on the matter. [38772/21]
View answerFirstly, it is important to note that it is settled Government policy to support older people to live in their own homes and communities with dignity and independence for as long as possible, as this has the best outcomes both for the individual and for society as a whole. I recognise, however, that there are some people who, for various reasons, may wish to move from larger houses to smaller houses, or to apartments, and it is important that they have the option to do so.
Secondly, my Department, in conjunction with the Department of Health, is developing policy options in support of a range of housing and accommodation alternatives for older people including supported housing/housing with care in accordance with the principles of the joint policy statement, "Housing Options for Our Ageing Population". This policy statement was published by the Department of Housing, Planning and Local Government and the Department of Health in 2019. The policy statement is available on my Department's website at:
www.housing.gov.ie/housing/special-housing-needs/older-people/housing-options-our-ageing-population-policy-statement .
A number of the 40 Actions in the Joint Statement consider the issue of rightsizing within the context of providing a variety of housing options for older people depending on their circumstances. Some local authorities already provide for such "rightsizing" for their tenants who express a wish to be allocated older person's specific housing or a smaller dwelling such as an apartment instead of a house.
My Department and the Implementation Group for the Joint Statement are examining various "rightsizing" support options and a number of research projects are informing this work. It is intended that the Implementation Group will provide its final report addressing each of the 40 actions, including those relating to rightsizing, by the end of 2021.
Finally, the issues of ageing in place and rightsizing are being considered in the context of preparations for the Government's new Housing Strategy - Housing for All.
206. Deputy Emer Higgins asked the Minister for Housing, Local Government and Heritage if efforts will be made by his Department to improve regulation of voluntary housing bodies, including the introduction of robust formal inspection of private apartment complexes and the provision of technical assistance; and if he will make a statement on the matter. [38782/21]
View answerSignificant progress has been made by my Department in putting in place the framework for statutory regulation of Approved Housing Bodies (AHBs). Specifically, on 1 February this year I established the Approved Housing Bodies Regulatory Authority (AHBRA) - an independent Regulator to oversee the effective governance, financial management and performance of all AHBs.
The functions of the Regulator (as set out in the Housing (Regulation of Approved Housing Bodies) Act 2019)) shall be to:
- establish and maintain a register of AHBs,
- register persons as AHBs,
- prepare draft standards for approval by the Minister under section 37 and publish the approved standards,
- monitor and assess compliance by AHBs with this Act, in particular the approved standards,
- carry out investigations under Part 5,
- under Part 6, protect tenants and AHBs and cancel the registration of AHBs,
- encourage and facilitate the better governance, administration and management, including corporate governance and financial management, of AHBs by the provision of such information and advice, in such form and manner, as the Regulator considers appropriate,
- with a view to promoting awareness and understanding of this Act, make available such information as appears to the Regulator to be expedient to give to the public about the operation of this Act, in such form and manner, as the Regulator considers appropriate,
- collect such information concerning AHBs as the Regulator considers necessary and appropriate for the purposes of the performance of the Regulator’s functions, and
- publish such information (including statistical information) concerning AHBs as the Regulator considers appropriate.
It is anticipated that the AHBRA will be operational in early 2022. This is to allow the Regulator sufficient time to determine its strategy and adopt the standards by which AHBs will be assessed. The drafting of standards, which AHBs must comply with, is a key function of the Regulator and will involve consultation with the sector and key stakeholders.
The draft standards will relate to
- The governance of AHBs;
- The financial management of, and financial reporting by AHBs;
- Property and asset management by AHBs; and
- Tenancy management of AHBs.
All AHBs, once registered or deemed to be registered with the Regulator, must comply with the standards. More information in relation to the specific work of AHBRA can be found at www.ahbregulator.ie
In addition, an AHB is required to have tenancy agreements in place and to register all of its tenancies with the Residential Tenancies Board (RTB). The Residential Tenancies Act 2004 (as amended) regulates the landlord-tenant relationship in the private rental sector and sets out the rights and obligations of landlords and tenants.
Minimum standards for rental accommodation are prescribed in the Housing (Standards for Rented Houses) Regulations 2019, made under section 18 of the Housing (Miscellaneous Provisions) Act 1992. These Regulations focus on tenant safety and specify requirements in relation to a range of matters, such as structural repair, sanitary facilities, heating, ventilation, natural light, safety of gas, oil and electrical supply and fire. These Regulations apply to all properties let or available for let and are available at www.irishstatutebook.ie/eli/2019/si/137/made/en/print
All landlords, including AHBs, have a legal obligation to ensure that their rented properties comply with these regulations. Responsibility for enforcement of the regulations rests with the relevant local authority and AHB properties are included in the rented dwellings covered by local authority private rental inspection regimes.
The Strategy for the Rental Sector sets out a series of measures to be introduced to ensure the quality of private rental accommodation by strengthening the applicable standards and improving the inspection and enforcement systems. The Strategy recognises the need for additional resources to be provided to local authorities to aid increased inspections of properties and ensure greater compliance with the Regulations.
Increased funding was made available by my Department each year since 2018 to enable local authorities build inspection capacity incrementally, with payments based on the number of inspections undertaken. Significant progress was made across the sector with the number of inspections more than doubling from 19,645 in 2017 to 40,728 in 2019. €6 million was made available to local authorities in 2020 and €10 million in 2021. However, restrictions arising from the Covid-19 pandemic have greatly impacted on inspection activity since March 2020. In response, some local authorities have been piloting virtual inspections and my Department is encouraging and supporting this initiative by providing funding. In line with updated public health guidance, the resumption of in person inspections is permitted from 14 July, subject to the necessary health and safety measures.
207. Deputy Richard Bruton asked the Minister for Housing, Local Government and Heritage if the cost of correcting fire defects will be addressed by the new working group on structural defects; if steps are being taken to ensure that those who move early to correct defects will not be disadvantaged in access to supports; and if he will make a statement on the matter. [38783/21]
View answer212. Deputy Bríd Smith asked the Minister for Housing, Local Government and Heritage when he will implement the comprehensive set of recommendations contained in the report of the Joint Oireachtas Committee on Housing, Planning and Local Government, Safe as Houses? A Report on Building Standards, Building Controls & Consumer Protection; and if he will make a statement on the matter. [38826/21]
View answerI propose to take Questions Nos. 207 and 212 together.
The Programme for Government sets out a number of commitments in respect of the important policy area of building defects and provides for an examination of defects in housing, having regard to the recommendations of the Joint Oireachtas Committee on Housing report, "Safe as Houses".
In this context, I established a working group to examine defects in housing. The plenary working group has been meeting monthly since March 2021, in addition to subgroup meetings. The group’s terms of reference were adopted in May 2021 and include:
- Examine defects in housing having regard to the recommendations in Item 4 “Addressing the legacy of bad building and poor regulation” in Chapter 4 of the Joint Oireachtas Committee on Housing, Planning and Local Government report - ‘Safe as Houses? A Report on Building Standards, Building Controls and Consumer Protection’.
- Establish the nature of significant, wide-spread fire safety, structural safety and water ingress defects in purpose built apartment buildings, including duplexes, constructed between 1991 – 2013 in Ireland through consultation with affected homeowners, homeowner representative organisations, owners’ management companies, relevant managing agents, public representatives, local authorities, product manufacturers, building professionals, industry stakeholders, insurance providers, mortgage providers and other relevant parties. Including such matters as:
- Identification and description of defect,
- Nature of defect – design, product, workmanship,
- Non-compliance with building regulations or actual damage,
- Severity/risk to life or serviceability of dwelling,
- Period of construction affected,
- Type of dwelling affected,
- Location of dwellings affected.
- Establish the scale of the issue – estimate number of dwellings affected by the defects identified including those already remediated.
- Consider a methodology for the categorisation of defects and the prioritisation of remedial action.
- In the case of defects with fire safety implications, consider how the framework for enhancing fire safety in dwellings can be applied to mitigate the risks arising from fire safety defects pending the remediation of defects and the Code of Practice for Fire Safety Assessment of Premises and Buildings, which is currently being developed by National Directorate of Fire and Emergency Management.
- Suggest mechanisms for resolving defects, in the context of the legal rights, duties and obligations of developers, builders, building professionals, insurers, mortgage providers, building control authorities, fire authorities, owners’ management companies, owner occupiers, renters and landlords, including:
- Technical options for the remediation of dwellings,
- Efficient means of carrying out work,
- individual dwellings or whole building approach,
- routine maintenance/refurbishment or remediation,
- Structures or delivery channels needed to facilitate resolution – advice and support.
- Evaluate the potential cost of technical remediation options.
- Pursue options on possible financial solutions to effect a resolution, in line with the Programme for Government commitment to identify options for those impacted by defects to access low-cost, long-term finance.
- To report to the Minister for Housing, Local Government and Heritage on the Examination of Defects in Housing.
In regard to the working group’s deliberations, the group will seek to engage with a range of interested parties, including homeowners, public representatives, local authorities, product manufacturers, building professionals and industry stakeholders, among others to examine the issue of defects in housing and report to me on the matter. Arrangements in regard to the consultation with relevant parties are currently being put in place by the working group.
I am satisfied that the group is working effectively and efficiently on this complex matter and I look forward to a report in due course following completion of their deliberation. Once I receive the report I will give full consideration to its contents, any further speculation or discussion on the output of the working group is premature at this stage.
Finally, it should be noted that the ongoing building control reform agenda, with its many initiatives, provides a comprehensive roadmap for embedding a culture of real compliance with Building Regulations within the construction industry. The reform agenda includes:
- Amendments made to the Building Control Regulations;
- Establishment of the National Building Control Office; and
- The ongoing development of new legislation through the Building Control (Construction Industry Register Ireland) Bill.
210. Deputy Michael Healy-Rae asked the Minister for Housing, Local Government and Heritage if he will address a matter relating to the public liability limit requirements by the National Parks and Wildlife Service (details supplied); and if he will make a statement on the matter. [38799/21]
View answerAs the Deputy will be aware, the purpose of public liability insurance is to ensure that the potential costs of any awards against the policyholder and any legal costs associated with such a claim are met. I am satisfied therefore that the requirements presently set for commercial operators on State lands is appropriate and proportionate.
211. Deputy Seán Haughey asked the Minister for Housing, Local Government and Heritage the reason the National Parks and Wildlife Service withdrew permission for works on a project (details supplied); and if he will make a statement on the matter. [38814/21]
View answerThe National Parks and Wildlife Service (NPWS) of my Department issued Ministerial Consent with conditions for a fully ecologically assessed proposal to restore the Eire 6 WWII at East Mountain, Howth Head, Co. Dublin.
The conditions attached to the Ministerial Consent required the full implementation of the methodology and mitigations included in the Natura Impact Assessment submitted in support of the application.
NPWS site investigations have shown that the conditions of the Ministerial Consent have not been adhered to, and no application to vary the conditions was received by NPWS. If permitted to
continue the works could cause the deterioration of natural habitats within the Howth Head Natura 2000 site. The consent was set aside pending engagement with NPWS and I would ask the Howth EIRE 6 Restoration Group to get in touch with the District Conservation Officer in that regard.
213. Deputy Eoin Ó Broin asked the Minister for Housing, Local Government and Heritage the average all-in development cost to the Exchequer for one-, two-, three- and four-bedroom social houses and one-, two- and three-bedroom social apartments delivered through the social housing investment programme in the past 12 months. [38827/21]
View answerMy Department assesses, approves and records local authority social housing delivery on a project basis, rather than on the basis of individual unit types.
As Social Housing Investment Programme (SHIP) funded construction projects by local authorities must, like all publicly-funded construction programmes, comply with the Public Spending Code and Capital Works Management Framework, my Department periodically issues Unit Cost Ceilings (UCCs) for each local authority area, for use as a key benchmark for the development and costing of scheme designs at capital appraisal stage. While not a record of actual delivery costs, UCCs are based on an analysis of returned data from tendered social housing schemes over an extended period and updated based on published tender index information as required.
To monitor tender cost trends and to inform the UCCs levels, my Department analyses the tender data for the construction cost element of new build schemes approved under the SHIP and Capital Assistance Scheme four stage approval processes for each unit type, where sufficient information is available to allow such costs to be extrapolated and where the information available is appropriate for comparison purposes.
Outlined in the tables below are average construction costs (incl. VAT) per unit type, recorded as part of the aforementioned analysis for projects tendered in each of the years 2019 to 2020. The tables also set out the range of costs that make up this average for each unit type. The range of costs recorded vary, depending on design, location and on the level of abnormal requirements for each scheme, for instance existing site conditions, demolitions, service diversions and site access requirements. Abnormal costs are also separately identified in the tables below.
|
Construction Costs* (incl abnormals) |
Construction Costs* (incl abnormals) |
Abnormal Costs |
Abnormal Costs |
|
|
Average Cost Per Unit |
Range of Costs Per Unit |
Average Cost Per Unit |
Range of Costs Per Unit |
|
|
2020 |
2020 |
2020 |
2020 |
|
|
1 bed house |
€185,246 |
€139k - €237k |
€25,181 |
€3k - €46k |
|
2 bed house |
€195,392 |
€129k - €263k |
€25,115 |
€6k - €66k |
|
3 bed house |
€214,076 |
€152k - €342k |
€25,121 |
€6k - €66k |
|
4 bed house |
€263,204 |
€205k - €321k |
€41,527 |
€19k - €66k |
|
1 bed apartment |
€197,087 |
€169k - €269k |
€32,919 |
€24k - €54k |
|
2 bed apartment |
€230,300 |
€198k - €306k |
€16,882 |
€7k - €54k |
|
3 bed apartment |
N/A |
N/A |
N/A |
N/A |
|
2019 |
2019 |
2019 |
2019 |
|
|
1 bed house |
€189,320 |
€144k - €208k |
€26,699 |
€7k - €47k |
|
2 bed house |
€198,174 |
€136k - €255k |
€20,022 |
€4k - €58k |
|
3 bed house |
€226,455 |
€131k - €346k |
€19,227 |
€4k - €58k |
|
4 bed house |
€234,794 |
€192k - €298k |
€19,510 |
€4k - €58k |
|
1 bed apartment |
€291,762 |
€129k - €354k |
€32,609 |
€4k - €43k |
|
2 bed apartment |
€290,902 |
€170k - €373k |
€26,249 |
€4k - €43k |
|
3 bed apartment |
€323,407 |
€232k - €398k |
€27,379 |
€4k - €43k |
|
* Construction Costs as shown, are derived from unit cost analysis and capture the construction cost element only incl abnormals (i.e. not all-in costs) |
The above costs relate to the construction element of the all-in delivery cost. Other items that make up the all-in total include:
- Design/technical fees: Design fees vary from project to project, depending on the location, size and complexity of a scheme (and depending on whether design services are provided by a local authority in-house or via external appointment). As a guideline/indicator, design fee are generally expected to range between 7.5% to 12.5% of construction costs.
- Land cost: Land costs will vary significantly from project to project, depending on location and ownership status (i.e. land costs could vary from existing local authority land at no cost to land purchased at market value).
- Utilities: Connection fees for Irish Water, ESB, gas, etc. As a guideline/indicator, utility connection costs are generally in the order of €7k per unit.
- Other Costs: Other items that make up the all-in delivery cost can include site investigations/surveys, archaeological requirements, Percent for Art contributions - and will vary from scheme to scheme
To assist in policy development and to provide evidenced based data, in October 2020, the Irish Government Economic and Evaluation Service (IGEES) in the Department of Public Expenditure and Reform, published an ‘Analysis of Social Housing Build Programme’ which examined the social housing build programme over the years 2016 to 2019 and considered issues such as Use of Build Delivery; Type of Units, Cost & Speed of Delivery and Cost Efficiency and Market Interaction. The IGEES analysis noted the range of average costs which highlighted the diversity of costs for delivery of new build units across different developments and locations. The paper is available at the following link: www.budget.gov.ie/Budgets/2021/Documents/Budget/Spending%20Review%202020%20-%20Analysis%20of%20Social%20Housing%20Build%20Programme.pdf.
I will be publishing a new Housing Strategy, "Housing for All" shortly and I look forward to working with all stakeholders in delivering on the commitment in the Programme for Government to increase the social housing stock by over 50,000 over the next five years, with an emphasis on new builds, and to ensuring that local authorities are central to delivering housing.
214. Deputy Eoin Ó Broin asked the Minister for Housing, Local Government and Heritage the average cost to the Exchequer of a social home delivered through the buy and renew scheme in the past 12 months. [38828/21]
View answerSince the Buy and Renew Scheme was introduced, local authorities have purchased circa 700 homes for social housing use. Nationally, the average cost to deliver one of these homes under the Scheme is circa €190,000, including the cost for the necessary improvement works to the properties.
I have asked local authorities to increasingly target vacant and derelict properties that can be brought back to use as part of new public housing delivery, particularly where good value for money can be obtained and there is no impact on the local property market and I have assured them of my Department's support in this regard. Going forward, local authorities will be tackling such vacancy and dereliction through a more construction-led approach to deliver new social homes on exiting sites and to support town centre and urban improvements.
