Written Answers Nos. 215-234
215. 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 housing agency’s rolling €70 million vacant homes acquisition fund in the past 12 months. [38829/21]
View answerAn acquisitions fund of €70 million, which is a revolving fund was established with effect from 1 January 2017 with the objective of acquiring some 1,600 units over the period to 2021 for social housing use. This has enabled the Housing Agency to actively engage with banks and investment companies in relation to the acquisition of vacant properties. The fund is replenished by the Housing Agency through the sale of units primarily to the Approved Housing Body (AHB) sector which are utilising the Capital Advance Leasing Facility (CALF) and the funds received are then recycled back into the fund for future acquisitions.
To the end of March 2021, the Housing Agency have delivered 809 properties using the Fund. In the period from 1 July 2020 to 31 March 2021, the Housing Agency delivered 46 properties with an average spend per unit of €229,022.
216. Deputy Eoin Ó Broin asked the Minister for Housing, Local Government and Heritage the average cost to the Exchequer of a new traveller specific accommodation unit delivered from the Travellers accommodation budget in the past 24 months.; and if he will make a statement on the matter. [38830/21]
View answerIn accordance with the Housing (Traveller Accommodation) Act 1998, housing authorities have statutory responsibility for the assessment of the accommodation needs of Travellers and the preparation, adoption and implementation of multi-annual Traveller Accommodation Programmes (TAPs) in their areas. My Department’s role is to ensure that there are adequate structures and supports in place to assist the authorities in providing such accommodation, including a national framework of policy, legislation and funding.
Traveller-specific projects and developments are focused on group housing schemes and halting sites. This includes meeting Traveller-specific housing needs through a range of mechanisms, such as the provision of mobiles and caravans; the provision of new and the refurbishment of existing halting sites and bays; the provision of new group housing schemes and the extension and refurbishment of existing schemes; the return to use of vacant group housing and the acquisition of properties in certain circumstances.
With the exception of the acquisition of properties and the provision of mobiles and caravans the timeline for the initiation, design, planning approval, tendering and contract management of traveller specific accommodation is generally longer than two years, I understand. Therefore, payments made from the traveller specific accommodation budget over the last 24 months in respect of construction projects would not give a reliable indication of average costs as they may not include all payments from initiation to completion in respect of a sufficient quantity of projects to provide a reliable average cost.
Average costs can however be provided for the last 24 months in respect of the acquisition of homes and the provision of mobiles and caravans. In 2019 the average cost for completed acquisitions was €339,750 and in 2020 it was €228,833. It should be borne in mind that the number of acquisitions is relatively small and the average can vary widely from year to year depending upon the number of acquisitions and the size and location of the homes acquired.
In respect of the provision of emergency mobiles/caravans the average cost to my Department was €9,947 in 2019 and €12,662 in 2020. This however only represents 50% of the actual average cost as local authorities fund 50% of the cost under the emergency replacement scheme. In respect of mobiles/caravans provided during the Covid emergency response, my Department funded 100% of the costs of the provision of mobiles/caravans (including associated costs) and the average cost was €22,180.
217. Deputy Eoin Ó Broin asked the Minister for Housing, Local Government and Heritage the total approved borrowing by AHBs for the delivery of social housing in 2020 and 2021; the number of social homes delivered with that borrowing in 2020; and the target number to be delivered in 2022. [38831/21]
View answerApproved Housing Bodies (AHBs) are making and continue to make an important contribution to social housing delivery. My Department and local authorities administer a number of funding programmes to assist AHBs with the cost of building, buying and leasing new social housing units.
The Capital Advance Leasing Facility (CALF) funding is capital support provided to AHBs by local authorities to facilitate the funding of construction, acquisition or refurbishment of new social housing units, including units acquired through the establishment of the Housing Agency Acquisition Fund and the Mortgage to Rent scheme. My Department can provide CALF funding of up to 30% or up to 40% in the case of the Mortgage to Rent scheme for eligible projects, with the housing units provided to local authorities for social housing use under long-term lease arrangements known as Payment and Availability Agreements. A nominal interest rate of 2% fixed per annum is charged by the local authority on the initial capital amount. Repayments on either the capital or interest are not required during the term of the loan (between 10 and 30 years), although where an AHB chooses to, repayments can be made during the term. At the end of the term, the outstanding capital amount plus the interest accrued, is owed and repayable to the local authority. The local authority issues the CALF monies to the AHB and the local authority, in turn, recoups same from the Department. The remainder of the capital cost is sourced by the AHB through other borrowings to which the local authorities are not party. All proposals for CALF are submitted to my Department by AHBs for review, to ensure that each project complies with the terms of the CALF and that there are sufficient funds available.
My Department does not hold information on the loan agreements under CALF, as the loan agreement, is between the local authority and the relevant AHB. Accordingly, information on the number and value of CALF loans, including the balance owning, is held by the relevant local authorities. The value and term of each loan varies by project.
The table below shows the 2020 delivery and expenditure:
2020 delivery supported by CALF funding
|
Delivery Stream |
Units |
Expenditure |
|
AHB-MTR |
117 |
€6.697m |
|
AHB CALF (incl HAA) |
2549 |
€190.22m |
The total budgetary allocation for CALF for 2021 is €220m, in addition the 2021 budgetary allocation for the Mortgage to Rent scheme is €23m which also includes provision for the Local Authority Mortgage to Rent Scheme.
It is important to note that owing to the nature of the CALF, delivery of new housing does not always arise in the same year as expenditure and projects delivered under phased programmes may cross a number of payment periods.
Details of the 2021 funding provision for CALF and MTR and related output target are set out in the 2021 Revised Estimates (REV) which is available at the following link: www.gov.ie/en/collection/e20037-revised-estimates/#2021.
Accelerating the delivery of social housing, with an increased emphasis on direct build is a key objective for my Department, and the Programme for Government, contains an ambitious target of delivering 50,000 social housing homes over the next five years.
218. Deputy Joe Flaherty asked the Minister for Housing, Local Government and Heritage the number of staff by location and function in each office of his Department nationally by location; if the property is State owned or leased; and the detail of these leases in the case of those properties on a lease in terms of cost, term and next break date. [38861/21]
View answerThe information requested is being compiled and will be forwarded to the Deputy in accordance with Standing Orders.
219. Deputy Brendan Smith asked the Minister for Housing, Local Government and Heritage when income eligibility limits for social housing will be increased in counties Cavan and Monaghan given existing limits are low at present and are unrealistic; and if he will make a statement on the matter. [38890/21]
View answerApplications for social housing support are assessed by the relevant local authority, in accordance with the eligibility and need criteria set down in section 20 of the Housing (Miscellaneous Provisions) Act 2009 and the associated Social Housing Assessment Regulations 2011, as amended.
The 2011 Regulations prescribe maximum net income limits for each local authority, in different bands according to the area concerned, with income being defined and assessed according to a standard Household Means Policy.
Under the Household Means Policy, which applies in all local authorities, net income for social housing assessment is defined as gross household income less income tax, PRSI, Universal Social Charge and Additional Superannuation Contribution. The Policy provides for a range of income disregards, and local authorities also have discretion to decide to disregard income that is temporary, short-term or once-off in nature.
A table setting out the details of the three bands and the limits currently applicable in each local authority area is available on the Department's website at the following link: www.gov.ie/en/publication/04c69-social-housing-support-table-of-income-limits/
The income bands are expressed in terms of a maximum net income threshold for a single-person household, with an allowance of 5% for each additional adult household member, subject to a maximum allowance under this category of 10% and separately a 2.5% allowance for each child.
The income bands and the authority area assigned to each band were based on an assessment of the income needed to provide for a household's basic needs, plus a comparative analysis of the local rental cost of housing accommodation across the country. It is important to note that the limits introduced in 2011 also reflected a blanket increase of €5,000 introduced prior to the new system coming into operation, in order to broaden the base from which social housing tenants are drawn, both promoting sustainable communities and also providing a degree of future-proofing.
Given the cost to the State of providing social housing, it is considered prudent and fair to direct resources to those most in need of social housing support. The current income eligibility requirements generally achieve this, providing for a fair and equitable system of identifying those households facing the greatest challenge in meeting their accommodation needs from their own resources.
However, as part of the broader social housing reform agenda, a review of income eligibility for social housing supports in each local authority area is underway. The review will have regard to current initiatives being brought forward in terms of affordable housing both for purchase and for cost rental.
220. Deputy Brendan Smith asked the Minister for Housing, Local Government and Heritage his plans to amend the tenant purchase scheme to enable persons who are in receipt of a pension and have the financial resources to buy out their council home avail of this scheme; and if he will make a statement on the matter. [38891/21]
View answerThe Tenant (Incremental) Purchase Scheme came into operation on 1 January 2016. The Scheme is open to eligible tenants, including joint tenants, of local authority houses that are available for sale under the Scheme. To be eligible, tenants must meet certain criteria, including having a minimum reckonable income of €15,000 per annum and having been in receipt of social housing support for at least one year.
The minimum reckonable income for eligibility under the scheme is determined by the relevant local authority in accordance with the detailed provisions of the Ministerial Direction issued under Sections 24(3) and (4) of the 2014 Act. In the determination of the minimum reckonable income, local authorities can include income from a number of different sources and classes, such as from employment, private pensions, maintenance payments and certain social welfare payments, including pensions, where the social welfare payment is secondary to employment income.
In determining reckonable income, the income of all tenants of the house, including adult children that are joint tenants, is included, as is the income of the spouse, civil partner or other partner / co-habitant of a tenant who lives in the house with them, thus ensuring the appropriate level of discount is applied to the purchase price.
The minimum income criterion was introduced in order to ensure the sustainability of the scheme. Applicants must demonstrate that they have an income that is long-term and sustainable in nature. This ensures that the tenant purchasing the house is in a financial position, as the owner, to maintain and insure the property for the duration of the charged period, in compliance with the conditions of the order transferring the ownership of, and responsibility for, the house from the local authority to the tenant.
The financing of any house sold under the Tenant (Incremental) Purchase Scheme is a separate matter from the eligibility criteria for the scheme. If the tenant is deemed eligible under the scheme, he or she may fund the purchase of a house from one, or a combination, of his / her own resources or a mortgage provided by a financial institution or a local authority house purchase loan.
A review of the first 12 months of the Scheme’s operation has been undertaken. In addition, the Programme for Government commits to maintaining the right of social housing tenants to purchase their own home with some changes to eligibility. The review and the commitments in the Programme for Government are being examined as part of the work on the broader social housing reform agenda. I expect to be in a position to publish the review and finalise changes to the Scheme once the work on these reform measures is complete.
221. Deputy Patricia Ryan asked the Minister for Housing, Local Government and Heritage if the funding provided to an association (details supplied) to build homes at Oakland Grove, Kildare town has been repaid by the AHB; and if he will make a statement on the matter. [38901/21]
View answer222. Deputy Patricia Ryan asked the Minister for Housing, Local Government and Heritage if the funding provided to an association (details supplied) to build homes at Millstream Avenue, Monasterevin has been repaid by the AHB; and if he will make a statement on the matter. [38902/21]
View answer223. Deputy Patricia Ryan asked the Minister for Housing, Local Government and Heritage if the funding provided to an association (details supplied) to build homes at Fen Grove, Newbridge has been repaid by the AHB; and if he will make a statement on the matter. [38903/21]
View answerI propose to take Questions Nos. 221 to 223, inclusive, together.
The social housing schemes referred to in the questions were funded under my Department's Capital Loan and Subsidy Scheme. This funding model involved local authorities accessing loan finance from the Housing Finance Agency to support approved housing bodies to deliver new social homes.
The loans provided by the Housing Finance Agency to Kildare County Council for these schemes are for a 30 years duration and with support from my Department. These loans are being repaid to the Housing Finance Agency by Kildare County Council in line with the terms and conditions of the scheme .
224. Deputy Patricia Ryan asked the Minister for Housing, Local Government and Heritage the number of HAP inspections that took place in County Kildare in 2020; the number of properties that were found deficient; the number that were followed up subsequently; and if he will make a statement on the matter. [38904/21]
View answerThe minimum standards for rental accommodation are prescribed in the Housing (Standards for Rented Houses) Regulations 2019. All landlords 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.
The HAP scheme is underpinned by the Housing (Miscellaneous Provisions) Act 2014. Under section 41 of the 2014 Act, local authorities are required to commence the inspection process within 8 months of HAP support being provided in relation to a particular dwelling, if the dwelling was not already inspected within the previous 12 months. Local authorities carry out HAP inspections as part of their overall private rented inspections programme.
Given the need for inspectors to enter tenants’ homes, Covid-19 pandemic restrictions have impacted on the inspection of all rented dwellings. In response to the difficulties caused by pandemic restrictions, some local authorities have been piloting virtual inspections including Kildare County Council. Kildare County Council undertook 533 rental standards inspections of dwellings with HAP-supported tenancies in 2020. Of these 484 were on-site inspections, while a further 49 were undertaken virtually. An increased budget of €10 million (a rise of 300% since 2018) has been approved to facilitate inspections in 2021.
The information requested in respect of the number of HAP properties inspected found to be non-compliant and the number followed-up subsequently is not reported by local authorities to my Department and is not available.
Annual data in respect of the level of inspections carried out by each local authority is available on my Department's website at www.gov.ie/en/publication/da3fe-private-housing-market-statistics/
The City and County Management Association’s (CCMA) Local Authority Services Frameworks for Future Covid-19 Pandemic Response did not permit on-site rental inspections from January 2021 until mid-July. This was in order to protect tenants, landlords and inspectors. The CCMA Framework is developed in accordance with Government public health guidance and restrictions and was recently reviewed in line with updated guidance and restrictions. The revised Framework issued on 13 July 2021 permitted the resumption of rental inspections from 14 July 2021.
225. Deputy Róisín Shortall asked the Minister for Housing, Local Government and Heritage the number of long-term leasing agreements entered into by each of the Dublin local authorities for 2021 and for any other years; and if he will make a statement on the matter. [38923/21]
View answerWhile the Government’s objective is to focus strongly on local authority led build activity, long term leasing is an option available to local authorities to supplement delivery and secure high quality social housing on a long term basis.
The social housing leasing programme, which began in 2009, allows local authorities and approved housing bodies to lease suitable properties from private owners for periods of up to 25 years.
Local authorities lease dwellings taking account of local need, the suitability of dwellings, sustainable communities considerations and value for money. These properties are allocated to households on the social housing waiting list.
Data on social housing leasing delivery in respect of all local authorities to end Q1 2021 is published on my Department’s website at the following link:
www.housing.gov.ie/housing/social-housing/social-and-affordble/overall-social-housing-provision.
226. Deputy Mark Ward asked the Minister for Housing, Local Government and Heritage the engagements he has had with other Departments in order to ensure that designations under the EU Biodiversity Strategy 2030 will involve full consultation with farmers. [38161/21]
View answerSince its launch in May 2020, my Department has been in contact with other relevant Departments concerning the EU Biodiversity Strategy 2030. The Strategy is an ambitious and far-reaching document which aims to strengthen and improve the protection afforded to habitats and species in the EU as well as put in place measures to restore nature and begin the process of halting biodiversity loss.
The modalities of protection and implementation of the Strategy across Member States, are still under discussion with the European Commission. In this regard, my Department is considering the best means to achieve the targets set out in the Strategy. My officials have already had discussions with the farming representative organisations, as well as the Department of Agriculture, Food and the Marine, and will continue to do so to ensure that the views of the agricultural sector are fully considered as discussions on implementation of the Strategy progress.
227. Deputy Rose Conway-Walsh asked the Minister for Housing, Local Government and Heritage the details of all councils that have submitted an application for serviced sites funding in tabular form; and if he will make a statement on the matter. [39022/21]
View answerTo date, my Department has issued two broad-based Serviced Sites Fund (SSF) calls for proposals to local authorities. 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.
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.
Contained within the Programme for Government was a commitment to extend the Serviced Sites Fund. In line with this commitment, a review of SSF progress and projects to date was undertaken and, having regard to feedback from local authorities, a number of significant improvements to the scheme have now been agreed and communicated to local authorities. These include: renaming it the Affordable Housing Fund and the purpose and function of funding support available will be to assist in the delivery of affordable; expanding the scope of costs covered; taking applications as they are developed on a rolling basis; allowing a direct subvention of the all-in development cost, which may include land purchase costs; and, funding may now exceed the current maximum of €50,000 per affordable dwelling on a stepped scale to €100,000.
The improved and expanded funding options will greatly support delivery of affordable housing by local authorities.
228. Deputy Rose Conway-Walsh asked the Minister for Housing, Local Government and Heritage the status of the 91 new social homes targeted to be delivered through the build programme in County Mayo in 2021; the number of these 91 houses in relation to which construction has begun; and if he will make a statement on the matter. [39023/21]
View answerThe Programme for Government includes a commitment to deliver 50,000 new social homes with a focus on new build homes. Subject to the impact of COVID-19, the €3.3bn investment this year would fund delivery of 12,750 new social homes in 2021, including 9,500 new build homes. In December 2020, I issued delivery targets for 2021 to each local authority, with Mayo County Council set a target to deliver 156 new social homes, including 91 new build homes.
The Social Housing Construction Status Report (CSR) published each quarter provides scheme level detail on social housing new build activity in each local authority, including Mayo. The most recent report covers the period up to the end of Quarter 1 2021. It showed that 22 social homes had been delivered, although no new Build homes were complete at the time. The report also shows there are 79 homes onsite across 11 schemes with a further 207 homes at various stages of the design and pre-tender process. The CSR is available at the following link: rebuildingireland.ie/news/minister-obrien-publishes-social-housing-construction-status-report-for-q1-2021/
I have asked all local authorities to work closely with developers, contractors and AHB delivery partners to ensure that the maximum number of new social homes are delivered this year. We will be shortly publishing our new Housing Strategy, Housing for All, which will set out our ambition to deliver more homes across all tenures, with a key focus on the delivery of more social homes.
229. Deputy Rose Conway-Walsh asked the Minister for Housing, Local Government and Heritage the status of the target 65 social homes to be acquired through leasing arrangement; the number acquired to date; the number of leases made to date that were new builds; and if he will make a statement on the matter. [39024/21]
View answerData on social housing leasing delivery, funded by my Department, in respect of all local authorities to end Q1 2021 is published on my Department’s website at the following link:
www.housing.gov.ie/housing/social-housing/social-and-affordble/overall-social-housing-provision.
The leasing target for Mayo County Council in 2021 is 65 dwellings. Mayo County Council delivered 16 dwellings under the leasing programme in Q1 2021. Of these dwellings, 8 were delivered under delegated authority by the Council, 6 dwellings were delivered under the Private Mortgage to Rent scheme and 2 dwellings were delivered by the Council under the Repair and Leasing scheme. Information on whether the 8 delegated authority dwellings were newly built is held by the Local Authority.
Data for Q2 2021 is currently being collected by my Department.
230. Deputy Róisín Shortall asked the Minister for Housing, Local Government and Heritage if his Department has provided funding for the Santry river greenway; the projected timeline for the commencement and completion of works on the greenway; and if he will make a statement on the matter. [39041/21]
View answer€750,000 was allocated in respect of the Santry River Restoration proposal under Call 1 of the Urban Regeneration and Development Fund (URDF) for the initial planning and development of the project. The Santry River Greenway is one sub-project included in the overall project.
While my Department works closely with the successful applicants in respect of project funding, responsibility for the advancement of URDF supported projects through the various stages of planning, development and completion is, in the first instance, a matter for the Sponsoring Agency, in this case Dublin City Council.
In this regard, it should be noted that all URDF supported projects must be carefully developed and managed by the Sponsoring Agency in accordance with the normal conditions and arrangements that apply to public sector managed projects including, exercising appropriate cost control and delivering projects as approved, and in full compliance with the Public Spending Code.
231. Deputy Róisín Shortall asked the Minister for Housing, Local Government and Heritage if his Department has received funding applications from Fingal County Council in relation to the new Meakstown community centre, Dublin 11; the current position; and if he will make a statement on the matter. [39042/21]
View answerMy Department has not received a funding application from Fingal County Council in relation to the new Meakstown community centre, Dublin 11. My Department has no designated funding programme for the provision of such facilities. However, in a limited number of instances such as under the National Regeneration Programme or as part of a wider housing project a contribution towards community facilities may be provided by my Department.
232. Deputy Cormac Devlin asked the Minister for Housing, Local Government and Heritage if local authorities are permitted to support persons with a disability by retrospectively approving grants for works that are in progress or recently completed under the housing grant for people with a disability scheme; the discretion that is available or issue guidelines in this regard; and if he will make a statement on the matter. [39047/21]
View answerMy Department provides funding under the suite of Housing Adaptation Grants for Older People and People with a Disability, to assist people in private houses to make their accommodation more suitable for their needs. The grants include the Housing Adaptation Grant for People with a Disability, the Mobility Aids Grant and the Housing Aid for Older People, which are 80% funded by my Department, with a 20% contribution from the resources of the local authority. The detailed administration of this scheme including assessment, approval and prioritisation, is the responsibility of local authorities. Local authorities receive an overall allocation, with the responsibility for the apportionment between the three schemes being a matter for each authority given their knowledge of local need.
The framework for the operation of the scheme is laid down in statutory regulations, namely the Housing (Adaptation Grants for Older People and People with a Disability) Regulations 2007, and the Housing (Adaptation Grants for Older People and People with a Disability) (Amendment) Regulations 2014. A grant may be paid under these regulations where, in the opinion of the local authority, it considers the works reasonably necessary to facilitate the needs of the applicant.
In order for the relevant local authority to determine whether the works are reasonably necessary, a completed application must be submitted by an applicant prior to the commencement of any works, to allow the relevant local authority to inspect the property and confirm that the works are eligible for grant funding. In exceptional cases my Department recognises that there may be an urgency to commence works prior to formal grant approval issuing. In such circumstances, where a local authority has been afforded the opportunity to inspect the property prior to any works commencing, grant approval may, at the discretion of the local authority, issue retrospectively where they are satisfied that the works were necessary and that they needed to be carried out as a matter of urgency.
Local authorities, in administering the grant schemes, should always work with qualifying applicants to ensure they get the most beneficial outcome possible under the terms of the schemes.
233. Deputy Cormac Devlin asked the Minister for Housing, Local Government and Heritage the status of the public housing project at Shanganagh Castle; the projected timelines for same; and if he will make a statement on the matter. [39048/21]
View answerShanganagh Castle is the first large scale development consisting of 100% public housing on public land. It will deliver 597 new homes and a creche on a Dun Laoghaire Rathdown County Council (DLRCC) owned greenfield site in south County Dublin. The development will include 200 social housing, 306 cost rental and 91 affordable purchase homes. This is also the first large-scale cost rental project in Ireland. The affordable purchase and cost rental homes will be provided in accordance with Affordable Housing Bill 2021, which recently completed all stages in the Oireachtas.
The site occupies approximately 9 hectares adjacent to Shanganagh Castle, Shanganagh Park and Castle Farm and will be within 10 minutes’ walk of the proposed DART station at Woodbrook and Bus Connects route on the nearby Dublin Road (N11).
This project is being developed by the Land Development Agency (LDA) as agents of DLRCC. I am very pleased to advise that the Government recently approved this project to advance to tender stage. The LDA has confirmed that the tender issued to the market on 8 July 2021.
The tender process is expected to complete later this year with construction scheduled to commence early in 2022. The construction programme will likely deliver in three phases with the first homes completing early in 2023.
234. Deputy Róisín Shortall asked the Minister for Housing, Local Government and Heritage if he plans to restore pre-2015 apartment standards including in buy-to-lets further to reports that he plans to end the SHD provisions; if he plans to reinstate height limits on apartment developments in line with city and county development plans; and if he will make a statement on the matter. [39058/21]
View answerThe continued operation of the Apartment Guidelines and the Building Height Guidelines are separate to the Strategic Housing Development (SHD) process and it is important to clarify that at the outset.
National planning guidance provides important clarification and detail of Government policy regarding urban residential development in order to ensure a consistent approach to decision making, irrespective of the particular consent procedure, i.e. whether SHD or otherwise.
Contrary to what is frequently reported, floor area standards for apartments set out in Guidance published by my Department in 2018, and updated in 2020, are not new, and remain unchanged to those set out in previous versions of the guidance, both in 2015 and 2007. Apartment design parameters that the 2007 guidelines addressed only in general terms or not at all, include studio apartments, dual aspect ratios and the number of apartments per stair/lift core.
Accordingly, the 2015 guidelines specified planning policy requirements to address a range of issues such as, inter alia, internal space standards for different types of apartments, including studio apartments; dual aspect ratios; floor to ceiling height; apartments to stair/lift core ratios; storage spaces and amenity spaces including balconies/patios. Since 2015, at least half of all apartments in any development proposal are required to be at least 10% larger than minimum standard size.
Build-to-let was first referenced in 2015 guidance in response to emerging trends, which are envisaged to continue. These include on-going population growth, a move towards smaller average household size, an ageing population and a greater proportion of households in the rented sector. At that time, apartments had become a more common form of dwelling in urban areas, comprising 11% of all occupied households in Ireland and almost one-third of occupied households in Dublin City (Census 2011). By 2016, this had risen to 12%.
In 2018, my Department published updated Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities to respond to the continuing changing housing needs in light of demographics and the dynamics in the urban employment market. Chapter 5 of the Guidelines address the relatively new and emerging 'build-to-rent' sector and set out a number of key distinct characteristics. Build-to-rent projects are usually a single entity investment for long term rental undertaking, comprising individual residential units within the development that are not sold off separately for private ownership and/or subsequent sub-letting individually, which is a key difference from the traditional housing development model. The guidelines provide for planning permission for specific build-to-rent developments to be sought from a planning authority. Build-to-rent developments have specific planning requirements for the provision of dedicated amenities and facilities specifically for residents in terms of communal recreational space, work spaces and cooking/dining facilities as well as a range of other support services such as laundry facilities, concierge, management, repair and maintenance.
Build-to-Rent development forms a relatively small proportion of all planning applications lodged. As of February 2021, 48,397 residential units in total had been approved under the Strategic Housing Development process, comprising 12,991 Houses, 27,624 Apartments and 7,782 Build-to-Rent units. Build-to-Rent continues to make up around 16% of the total residential units approved under the SHD process. The amount of approved Build-to-Rent developments therefore is small. Following a review of co-living, updated guidelines were published in 2020 and I have no plans to further amend the guidelines at this time.
'Urban Development and Building Height' Guidelines for Planning Authorities and An Bord Pleanála which were also published by my Department in 2018, pursuant to Section 28 of the Act, support the achievement of compact growth, in line with the National Planning Framework.
In determining planning policy and making planning decisions regarding appropriate building heights, the planning process has to strike a careful balance between enabling long-term and strategic development of relevant areas, while ensuring the highest standards of urban design, architectural quality and place-making outcomes.
Specific Planning Policy Requirement (SPPR) 3(A) of the Building Height Guidelines provides that where an applicant for planning permission sets out how a development proposal complies with the relevant criteria and the assessment of the planning authority concurs, taking account of the wider strategic and national policy parameters, then the planning authority or An Bord Pleanála may approve such development, even where specific objectives of the relevant development plan or local area plan may indicate otherwise.
However, it should be noted that in order to better align decision making processes between local authority development plans and the context of overall Government policy including the promotion of compact urban growth to support the more sustainable use of urban land and existing services, the Building Height Guidelines require planning authorities to identify through statutory plans, areas for increased building height, where appropriate, and to not provide for blanket numerical limitations on height (SPPR1). This work is underway as part of statutory planning processes in many local authority areas.
I am satisfied that these guidelines are necessary and appropriate to give clear context and direction to the overall requirement to promote increased density and building height in appropriate locations within our urban centres. I currently have no plans to review these guidelines.
