Written Answers Nos. 121-140
121. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the steps he can take to reduce the number of applicants on local authority housing waiting lists in the next two years and at the same time make adequate provision for affordable housing demands; and if he will make a statement on the matter. [46411/21]
View answerThe recently published Housing for All strategy is the Government’s plan to increase the supply of housing to an average of 33,000 per year over the next decade, including an average of 10,000 social homes per annum from 2022-2030. Housing for All is supported by an investment package of over €4b per annum, through an overall combination of €12bn in direct Exchequer funding, €3.5bn in funding through the Land Development Agency (LDA) and €5bn in funding through the Housing Finance Agency.
Under Housing for All, the Government will deliver 18,100 new build social homes in 2022 and 2023, in addition to a further 2,500 social homes through long-term leasing during this same period. We will also provide additional funding to support households on social housing waiting lists to secure a tenancy, supported by the Housing Assistance Payment, while we increase the supply of housing stock managed by local authorities and Approved Housing Bodies.
The Housing for All strategy contains a multi-pronged approach to improving affordability and increasing the supply of social homes. Some measures such as the Local Authority Affordable Homes scheme and the First Home scheme are focused on supporting first-time buyers purchasing newly built homes. Other measures such as Cost Rental will deliver approximately 18,000 homes over the period 2021 to 2030.
The strategy also provides for the 'Local Authority Home Loan', which will be in place later in 2021. This is a successor to the Rebuilding Ireland Home Loan Scheme, and will include an increase in the income ceiling for single applicants, thus increasing the number of people eligible. The Help to Buy scheme also continues to help purchasers to access homes.
In addition to the above, the Housing for All strategy provides a range of measures to increase and accelerate the delivery of housing, such as increased funding provided to the Land Development Agency, the Croí Cónaithe initiative, measures to reduce vacancy rates, and expanded supports for retrofitting existing homes. In addition, the Government has introduced new, higher-rate stamp duty measures and planning permission restrictions to minimise the bulk buying of traditional family homes.
Collectively, these measures will increase the supply of affordable homes and improve affordability for all families or individuals wishing to purchase a home.
122. Deputy Neale Richmond asked the Minister for Housing, Local Government and Heritage the progress to date on establishing and implementing maternity leave arrangements for councillors; and if he will make a statement on the matter. [46327/21]
View answer140. Deputy Jennifer Carroll MacNeill asked the Minister for Housing, Local Government and Heritage if he will provide an update on progress relating to the establishment and implementation of maternity leave for councillors; the interactions his Department has had with councillors and other Departments and State bodies on this matter; and if he will make a statement on the matter. [46207/21]
View answer143. Deputy Emer Higgins asked the Minister for Housing, Local Government and Heritage if he will report on the progress to date on establishing and implementing maternity leave for councillors; and if he will make a statement on the matter. [46321/21]
View answerI propose to take Questions Nos. 122, 140 and 143 together.
Councillors, like members of the Oireachtas, are office holders rather than employees. As such, they are not covered by the statutory framework for employees on issues such as maternity leave, sick leave and annual leave.
As matters stand, it is under the provisions of Section 18 of the Local Government Act 2001 that councillors may be absent for maternity purposes. Under Section 18, a councillor shall be deemed to have automatically resigned from membership of a local authority if he or she is absent from meetings for a continuous period of 6 consecutive months. Where the absence is due to illness or “in good faith for another reason”, then the period of absence may be extended first to 12 months and then to up to 18 months by resolution of the Council.
A councillor who is absent for 6 months will continue to receive the full amount of his or her Representational Payment, currently worth €25,788 per annum. Thereafter this payment is reduced by 50% for absences of 6 to 12 months duration. A councillor who is absent for more than 12 months will not receive any further payments regardless of the reason for the absence.
With effect from January 2017, the Social Welfare Acts were amended so that councillors gained access to the same benefits as self-employed contributors. Accordingly, councillors are now reckonable for the purposes of accessing Class S benefits, including Maternity Benefit.
Following the publication of Ms Sara Moorhead S.C.’s Review of the Role and Remuneration of Local Authority Elected Members, I approved the establishment of a working group of key local government stakeholders, including councillor representative organisations. The working group was tasked with drawing up an Action Plan for examination and implementation of the non-pay related recommendations in the Moorhead Report. Addressing these non-pay issues, together with the significant pay reforms for elected members that were approved by Government and brought into effect on 1st July 2021, will facilitate the retention of existing councillors, while also maximising the accessibility of local government to future candidates.
As I believe that the issue of maternity leave warrants urgent attention and includes wider matters and supports other than maternity leave, I asked the local government stakeholder working group to establish a subgroup specifically to examine all maternity-related matters for councillors. This group, which is a representative and cross political party group of women councillors, has met a number of times to date, and has given my officials and I greater understanding of the needs of women councillors in this regard.
My officials are working closely with the Office of the Attorney General on the legal issues identified. My intention, over the coming months, is to bring forward a package of maternity-related measures, including proposals for legislative change, which councillors will be able to avail of.
The absence of maternity leave is a perceived obstacle to the participation of women in local government. It is however one that I am determined to address as a matter of urgency, in a progressive and comprehensive manner. This will help to ensure that councillors are more fully representative of the constituents they serve, but also that the role of the councillor is accessible, manageable and sustainable for all.
123. Deputy Mark Ward asked the Minister for Housing, Local Government and Heritage if he will provide a report on the Housing First model from 2019 to date; and if he will make a statement on the matter. [46392/21]
View answer148. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the percentage of the existing housing need that will be met by the revised Housing First targets; and if he will make a statement on the matter. [46016/21]
View answerI propose to take Questions Nos. 123 and 148 together.
Housing First is a targeted housing-led intervention, that 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 programme is a joint initiative of my Department, the Department of Health, the HSE and local authorities, in conjunction with NGO partners.
At the end of June 2021, a total of 587 individuals were being housed under the Housing First programme including 493 individuals who have been housed since the publication of the National Implementation Plan for 2018-2021. Details on the number of Housing First tenancies are published every three months as part of my Department's Homeless Quarterly Progress Report, with the next report due for publication in October 2021.
Housing for All commits to the further expansion of Housing First by 1,200 additional tenancies over the next five years. Research is currently being undertaken by the Housing Agency to carry out a region by region assessment of need for the supports provided by Housing First. This research will inform the expansion of the programme and publication of a new National Implementation Plan in Q4 2021.
The most recent monthly homelessness report, for August 2021, was published by my Department on 24 September 2021. The total number of homeless individuals was 8,212. Amongst this number, there were 4,469 single adults (adults who are not part of a family unit) in emergency accommodation. It is important to note that the majority of individuals in emergency accommodation do not require the level of supports provided by Housing First.
124. Deputy Pearse Doherty asked the Minister for Housing, Local Government and Heritage if he will respond to concerns raised by the National Competitiveness Council in its Ireland’s Competitiveness Challenges 2021 report regarding the sequencing and roll-out of demand-side measures announced by Government and their likely adverse consequences for house price inflation; and if he will make a statement on the matter. [46451/21]
View answerI welcome the analysis put forward by the by the National Competitiveness and Productivity Council in Ireland's Competitiveness Challenge 2021. This report welcomes the scale and ambition of the Housing for All Strategy which will substantially increase housing supply, including affordable housing, over the coming years and in turn ease some of the broader economic and social challenges people face in their lives.
The 'whole of government' approach, and the high level measures to focus on oversight, reporting and delivery are recognised in the report. As a matter of course in the development of housing policy or schemes, account is taken of the intended or potential impacts of the measures under consideration. The governance approach set out in Housing for All will provide the mechanism to address concerns regarding the sequencing and timing of the rollout of demand side measures with delivery of supply side reforms. The Housing for All Delivery Group and my Department will monitor and prioritise delivery and sequencing of actions, having regarding to relevant market trends including impacts on house prices, where appropriate.
A formal Government response to the main points raised in Ireland's Competitiveness Challenge 2021 will be published following detailed consideration. The Government will continue to prioritise delivery of the Housing for All Strategy, and on supporting Ireland's recovery and improving our competitiveness and productivity in the Irish economy in the longer term.
125. Deputy Holly Cairns asked the Minister for Housing, Local Government and Heritage his views on the finding in a report by organisations (details supplied) that persons with a disability are more likely to experience housing quality issues and are more likely to be in arrears on rent. [46419/21]
View answerThe housing needs of people with disabilities are addressed in the National Housing Strategy for People with a Disability (NHSPWD). A review of the Strategy is underway with a view to preparation of a successor NHSPWD and consultations are ongoing.
The Government is determined to ensure that housing policy addresses the needs of those who experience exclusion in our society. There is ongoing and extensive engagement with all local authorities across all delivery streams to ensure maximum delivery of homes for those who need them. I meet regularly with local authorities and I know that they are committed to ensuring that housing is provided to all eligible applicants as speedily as possible and that the support needs of applicants are appropriately assessed.
Housing for All – A New Housing Plan for Ireland which was launched earlier this month targets delivery of more homes of all types for people with different housing needs, including delivery of over 10,000 new social homes per year to 2030.
Specifically in relation to housing quality, social housing is built to the design standards set out in the guidelines 'Quality Housing for Sustainable Communities' which are available at www.housing.gov.ie/sites/default/files/migrated-files/en/Publications/DevelopmentandHousing/Housing/FileDownLoad%2C1979%2Cen.pdf.
In preparing the Guidelines, particular account was taken of the objectives of government policy on sustainability, including access for people with disabilities and meeting varied needs of occupants through their lifetime. The design approach to social housing seeks to eliminate barriers to accessibility for all users - particularly older people and those with mobility impairment or other disability. Where units are being designed for those with disabilities, the Guidelines refer to the National Disability Authority publication 'Building for Everyone: Inclusion, Access and Use'. More recently, the Housing Agency published a Roadmap titled 'Designing Housing to Meet the Needs of All' which has specific regard to the principles of universal design. www.housingagency.ie/sites/default/files/2019-07/Designing-Housing-to-meet-the-needs-of-all.pdf
To further address the specific housing adaptation needs of disabled people, my Department also provides funding annually for the Disabled Persons Grant (DPG) scheme and the Housing Adaptation Grants for Older People and People with a Disability scheme, both administered directly by the local authorities. DPG funding is provided for adaptations and extensions to existing social housing stock to meet specific needs of the local authority tenants, while the suite of Housing Adaptation Grants address specific needs of older people and people with a disability in privately owned homes.
In respect of rented properties the 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 including those under HAP, comply with the regulations governing the minimum standards for rented accommodation. Under section 41 of the Housing (Miscellaneous Provisions) Act 2014, local authorities are required to commence this inspection process within 8 months of HAP being paid in relation to a particular dwelling if not already inspected within the previous 12 months.
The Programme for Government also commits to the 'retrofit' of 500,000 homes to a B2/Cost Optimal Equivalent BER standard by 2030, of which it is expected that approximately 36,500 will be local authority owned homes. A new ten year Energy Efficiency Programme for local authority owned homes was launched in 2021 with a significant increase in funding support to €65 million. This programme will see a significant upscaling (from a ‘shallow’ to ‘deeper retrofit’) on that which has been completed by local authorities in previous years and focuses on ensuring that the fabric of the home is upgraded and an energy efficient heating system is provided.
126. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage the reason the introduction of the deposit protection scheme for renters which was legislated for in 2015 has been postponed to 2023; and if he will make a statement on the matter. [46096/21]
View answerHousing for All – a new Housing Plan for Ireland includes an action to examine the creation of a system of holding rental deposits, informed by international experience, by Q2 2023. This timeline was chosen to afford time for necessary research and policy formulation, in consultation with the Residential Tenancies Board.
Section 7 of the Residential Tenancies (No. 2) Act 2021 inserts a new section 19B into the Residential Tenancies Act 2004 which applies to tenancies created on or after 9 August 2021, to restrict the total amount that a tenant is required to pay to a landlord by way of a deposit or an advance rent payment to secure a tenancy to no more than the equivalent of 2 months’ rent (i.e. any deposit cannot exceed 1 month’s rent and any advance rent payment cannot exceed 1 month’s rent). A restriction of the equivalent of 1 month’s rent is also placed on the amount that a tenant is obliged to pay as a regular advance rent payment to a landlord during a tenancy. These measures are intended to greatly reduce any financial exposure to tenants, on foot of paying such restricted upfront payments.
127. Deputy Seán Canney asked the Minister for Housing, Local Government and Heritage his plans to incentivise property owners to refurbish residential properties in towns and villages; and if he will make a statement on the matter. [46460/21]
View answerHousing for All – A New Housing Plan for Ireland sets out four pathways to a sustainable housing system. At a time of high housing need, when people are homeless and living in unsuitable accommodation, it is vital that existing vacant homes are brought back into productive use. Pathway 4: 'Addressing Vacancy and Efficient Use of Existing Stock' addresses this issue and sets out a number of key actions in this regard.
This includes the establishment of a new ‘Croí Cónaithe (Towns)’ Fund for servicing sites to attract people to build their own homes and to refurbish vacant properties in regional towns and villages. My Department is working with the Housing Agency to develop an operational basis for this new fund, which will work alongside other related funds such as the Affordable Housing Fund and complement measures forthcoming in the 'Towns Centre First' policy framework, details of which are expected to be finalised in Q4 2021.
This Government is firmly committed to a 'Town Centres First' approach which will build upon the ambition set out in Our Rural Future, to support the regeneration, repopulation and development of rural towns and villages. While programmes such as the Urban Regeneration Development Fund (URDF) and the Rural Regeneration Development Fund (RRDF) are primarily intended to support wider town regeneration, they also facilitate optimal use and reuse of existing properties. In this regard, Housing for All commits that further calls for funding under these funds will include specific criteria to encourage the activation of vacant properties and to bring stock back into use. This funding will be integrated with proposals on retrofitting and existing support, such as the Better Energy Homes Grant, to ensure the architectural heritage of towns is preserved.
I will also review and extend the regulations that exempt certain vacant commercial premises, such as ‘over the shop’ type spaces, from requiring planning permission for change of use for residential purposes to 2025.
Many areas of towns and villages, of all sizes, have vacant residential and commercial properties that could be used. If brought back into use, these properties could provide much needed homes and give added vibrancy to our towns and villages. Promoting residential occupancy in our rural towns and villages is at the heart of a ‘Town Centres First’ approach and Housing for All.
128. Deputy Marian Harkin asked the Minister for Housing, Local Government and Heritage if he will provide information on his Department's review of siting and size conditions for rooftop solar panels on homes and the review of exemptions for educational and community buildings as part of the current development of interim planning regulations; if information on the stated need to consider environmental assessment reporting before finalisation will be provided; when the interim planning regulations will be submitted to the Houses of the Oireachtas; and if he will make a statement on the matter. [46312/21]
View answer344. Deputy Paul Donnelly asked the Minister for Housing, Local Government and Heritage if he will provide information on his Department's review of siting and size conditions for rooftop solar panels on homes and a review of exemptions for educational and community buildings as part of the current development of interim planning regulations; if he will provide information on the stated need to consider environmental assessment reporting before finalisation; when the interim planning regulations will be submitted to the Houses of the Oireachtas; and if he will make a statement on the matter. [46274/21]
View answerI propose to take Questions Nos. 128 and 344 together.
Under the Planning and Development Act, 2000, as amended (the Act), all development, unless specifically exempted under the Act or associated Regulations, requires planning permission. Section 4 of the Act and Schedule 2 of the Planning and Development Regulations 2001, as amended (the Regulations), set out various exemptions from the requirement to obtain planning permission. Any such exemptions are subject to compliance with any general restrictions on exemptions set out in the Act or the Regulations and to the specific conditions set out in each class of exempted development in Schedule 2 of the Regulations. Included in the planning exemptions set out in the Regulations are those applying to the installation of solar infrastructure on a variety of building types, including houses, businesses, industrial and agricultural to which specific conditions are attached.
My Department, in the context of the Climate Action Plan and in consultation with the Department of Environment, Climate and Communications, has undertaken a review of the solar panel planning exemptions set out in the Regulations, with a particular focus on facilitating increased self-generation of electricity.
This review is now complete. Substantial changes to the current planning exemption thresholds for solar panels are proposed, as well as the introduction of new classes of solar panel planning exemptions relating to their use in apartments and in educational/community/religious buildings.
In light of the need to appropriately address aviation safety concerns arising from the “glint and glare” impacts of solar panels and the easing of the solar panel planning exemption thresholds, my Department is in the process of commissioning the development of detailed aviation safeguarding maps which will identify and delineate specific but limited areas in the vicinity of airports and aerodromes (referred to as exclusion zones) within which the exemptions will not apply. This mapping process will take approximately nine months to complete.
Whilst this work is ongoing, my Department proposes to advance interim regulations, adopting a temporary, albeit more stringent, radial approach incorporating initial defined exclusion zones around airports and aerodromes. These interim regulations, allowing for increased solar panel planning exemptions, will cover the vast majority of the land area of the country, only excluding those limited exclusion zones around airports and aerodromes.
The draft interim regulations have been reviewed under the Strategic Environmental Assessment (SEA) Directive 2001/42/EC and it has been determined that they are likely to have significant effects on the environment, necessitating the undertaking of a full SEA on the draft proposals. The SEA process, involving a public consultation on the proposals, is currently underway and is expected to be completed by mid-December 2021.
Following the public consultation and consideration of any submissions received, and as required under planning legislation, the proposed exempted development regulations must be laid in draft form before the Houses of the Oireachtas and receive a positive resolution from both Houses before they can be made and the SEA process concluded.
Accordingly, the process for finalising the interim solar panel planning exemptions as referred to above, with interim exclusion zones around airports and aerodromes, is now expected to be completed in early 2022. As outlined, pending the finalisation of the aforementioned aviation safeguarding maps, these interim regulations will allow for the vast majority of the country to be covered by the proposed new solar panel exemptions apart from those areas in close proximity to airports and aerodromes.
Work on the development of the aviation safeguarding maps for airports and aerodromes is expected to be completed in early 2022. The final supplementary set of regulations - delineating the final exclusion areas around airports and aerodromes in which the exemptions will not apply - will be prepared thereafter and, subject to environmental reporting considerations, will subsequently be laid in draft form before the Houses of the Oireachtas for approval in a timely manner.
129. Deputy Jennifer Murnane O'Connor asked the Minister for Housing, Local Government and Heritage the way that working arrangements between local authorities and Irish Water can be improved in order to enhance the delivery of water services across Ireland. [46446/21]
View answer166. Deputy Eoin Ó Broin asked the Minister for Housing, Local Government and Heritage the reason for the early suspension of the Workplace Relations Commission single water utility led talks over the summer; and the reason the next round of talks have been further delayed until October 2021. [46409/21]
View answerI propose to take Questions Nos. 129 and 166 together.
The Government published a Policy Paper entitled Irish Water - Towards a national, publicly-owned, regulated water services utility in February 2021 setting out our views and expectations on the next phase of transformation in the water sector, to involve the integration of water services operations within Irish Water's organisation structure.
This will complete the broad policy and legislative reforms which have seen public water services embark on a journey of transformation, from a structure based on locally-organised water services authorities, towards a single, national, water utility in public ownership.
There are significant issues for the workforce to be addressed in integrating the day-to-day operation and delivery of water services within Irish Water. To resolve these, I asked the Workplace Relations Commission to engage with all parties aimed at reaching a collective agreement on a Framework for the future delivery of water services. Following a number of bilateral engagements between my Department and trade unions on the broader transformation agenda (on the issues identified in the Policy Paper) initial talks on the IR issues took place under the aegis of the WRC in July. This was the first face to face engagement on the process since the policy paper was published and allowed both sides to clearly set out their positions on the process. It was agreed by both sides that further clarification was required to enable the talks to continue and it was mutually agreed to adjourn the talks further until the Autumn. It is intended that the talks will recommence in the coming weeks. The Government believes it will be possible to reach a collective agreement which addresses the interests and concerns of all parties.
130. Deputy Francis Noel Duffy asked the Minister for Housing, Local Government and Heritage if he will consider removing the section in the draft development plan guidelines which restricts councillors from addressing matters that are the subject of other legislative provisions such as NZEB and passive house; and if he will make a statement on the matter. [46319/21]
View answerMy Department is currently updating Guidelines for Planning Authorities on Development Plans. As part of this process, draft Guidelines were published for public consultation last month. The period for making submissions runs from Friday 13th August 2021 until 5pm on Friday 8th October 2021. Further details including relevant documents can be found on my Department’s website at www.gov.ie/en/consultation/ef157-public-consultation-on-the-draft-development-plan-guidelines-for-planning-authorities/ .
As part of the consultation process, my Department welcomes all proposals on the draft document and in particular I would particularly encourage public representatives to avail of the opportunity to submit their views. All submissions will be considered when the consultation period closes with a view to finalising updated Guidelines by the end of the year.
It must be borne in mind when making a submission on the draft Guidelines, that the statutory development plan process may consider matters within the scope of the development plan as set out in the Planning and Development Act 2000. It is also important to note that neither ministerial guidance issued under Section 28 of that Act, nor any individual development plan, may operate to contradict or override other legislative provisions.
As the consultation period is ongoing, it would be premature to comment further on the matter at this time.
131. Deputy Christopher O'Sullivan asked the Minister for Housing, Local Government and Heritage if he will consider increasing the cap on housing grants such as the housing aid for older people scheme and the housing adaptation grant for people with a disability to reflect the increase in building materials which has reduced the effectiveness of these grants; and if he will make a statement on the matter. [46402/21]
View answerFunding of €75 million is available nationally in 2021 for the Housing Adaptation Grants for Older People and People with a Disability Scheme. This funding has increased year on year since 2014. As part of the annual budgetary process, consideration will be given to this funding in future years in line with the Programme for Government commitments and the Policy Statement on Housing Options for Our Ageing Population, which is available on my Department's website at the following link:
www.gov.ie/en/publication/ea33c1-housing-options-for-our-ageing-population-policy-statement/
As detailed in Housing for All, housing policy objectives 6 and 7 give a commitment to undertaking a review of the range of housing grants available to assist with meeting specific housing needs both for our ageing population and people with a disability. Officials from my Department will begin a review of the existing grant limits and income thresholds applicable to the grant schemes later this year.
132. Deputy Pádraig Mac Lochlainn asked the Minister for Housing, Local Government and Heritage his views on the final submission by persons (details supplied) to the defective blocks working group that he established in June 2021. [46012/21]
View answerIn response to concerns being raised by homeowners in relation to the Defective Concrete Block grant scheme, I established a time-bound working group, with representatives from my Department, the local authorities and homeowner representative groups who are tasked with reviewing the operation of the scheme and providing a report with recommendations originally by 31st July.
At the request of homeowners and in order to afford them more time to consider and respond to key issues under discussion, it was agreed at the meeting held on the 27th July that the timeline for the submission of a report by the Working Group would be extended to the end of September, 2021.
While the work of the group continues it would not be appropriate for me to comment on its deliberations. Following conclusion of those deliberations, I will, following consultation with the Minister for Public Expenditure and Reform and the Attorney General, bring proposals to Government.
133. Deputy Richard Boyd Barrett asked the Minister for Housing, Local Government and Heritage if he will consider effective rent controls that will both reduce rents and maintain them at an affordable level in view of the failure of the rent pressure zones to make rents affordable; and if he will make a statement on the matter. [46414/21]
View answer171. Deputy Ged Nash asked the Minister for Housing, Local Government and Heritage his views on the need to make the entire State a rent pressure zone and introduce a three year rent freeze in view of a recent rise of inflation; and if he will make a statement on the matter. [46465/21]
View answerI propose to take Questions Nos. 133 and 171 together.
The Planning and Development (Housing) and Residential Tenancies Act 2016 introduced the Rent Predictability Measure to moderate rent increases in those parts of the country where rents are highest and rising fastest. The introduction of the rent increase restriction of 4% in Rent Pressure Zones (RPZs) had regard to the constitutionally protected property rights of landlords and takes account of local rental market factors, providing certainty to tenants and landlords with regard to medium-term rent levels.
The Residential Tenancies (No. 2) Act 2021 introduced measures in July 2021 to better protect tenants with affordability challenges by extending the operation of RPZs until the end of 2024 and prohibiting any necessary rent increase in a RPZ from exceeding general inflation, as recorded by the Harmonised Index of Consumer Prices (HICP). This measure significantly reduces the level of permissible rent increases for the estimated 74% of all tenancies which are in RPZs. The linkage with HICP aims to safeguard continued investment in the sector by existing and new landlords to deliver the much needed supply of high-quality rental accommodation while protecting against a significant increase in rental inflation in the coming years.
When bringing forward this legislation, the need to carefully monitor inflation was recognised. At that time, HICP inflation averaged 0.73% p.a. over the previous 3 years but had risen to 1.6% p.a. in the year ending June 2021. Given the continuing rise in HICP inflation, up to 3% p.a. in August, I intend to bring forward the Housing and Residential Tenancies Bill 2021 to undergo pre legislative scrutiny by the end of this Dáil term, which will re-examine the operation of RPZs to ensure that effective rent controls are in place while new supply of rental accommodation comes on stream.
The Residential Tenancies (No. 2) Act 2021 also provides that rent reviews outside of RPZs can, until 2025, occur no more frequently than bi-annually. It remains the position that rent reviews in RPZs can occur no more frequently than annually. The most vulnerable tenants, impacted by Covid-19, also continue to be legally protected from rent increases and eviction under the Planning and Development, and Residential Tenancies, Act 2020.
Having regard to the constitutionally protected property rights of landlords, a blanket extension of the RPZ rent predictability measure to rental properties across the entire country or a three year rent freeze, is considered legally questionable and highly vulnerable to legal challenge. The Housing Agency continually monitors the rental market and may recommend further areas with the highest and fastest growing rent to be designated as RPZs.
134. Deputy Donnchadh Ó Laoghaire asked the Minister for Housing, Local Government and Heritage if the amendments to the Household Means Policy of March 2021 allow for recent changes in circumstance to be taken into account; his views on whether these amendments mean that persons with significant time on the housing list are being struck-off the list entirely; and if he will make a statement on the matter. [46425/21]
View answer165. Deputy Donnchadh Ó Laoghaire asked the Minister for Housing, Local Government and Heritage if local authorities have discretion in their application of the recent changes to the household means policy issued in March 2021. [46426/21]
View answerI propose to take Questions Nos. 134 and 165 together.
Applications 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. The 2011 Regulations do not provide local authorities with any discretion to exceed the limits that apply to their administrative areas.
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.
The determination of whether an applicant household meets the income criteria is based on a calculation of their preceding 12 months’ net average income prior to the date of receipt of application. This ensures that the most comprehensive picture of a household’s current and previous income is available at the point of carrying out the assessment.
Social housing support is intended to address a household’s long-term housing need. Rent Supplement is a short-term income support for people in the private rented sector. If there has been a recent change in a households circumstance and the household requires short term support with their rent, it is open to them to make application for rent supplement. It remains open to that household to apply for social housing support at any stage, subject to meeting the eligibility and need criteria at the point at which they apply.
The documentation required with regard to proof of income is set out in the social housing application form. A degree of discretion is permitted to the local authorities as to the extent of documentation the authority deems necessary to ascertain a household’s average income over the preceding 12 months in order to satisfy themselves of the household’s true income pattern.
Under Regulation 28 of the Assessment Regulations, a household’s qualification for support may be reviewed at the discretion of a local authority or where the authority becomes aware of changes in household circumstances and Regulation 29 provides that the household’s qualification for support shall be reassessed at the point of allocation of support. If upon review, a household is found to exceed the limits on income eligibility grounds, for example, they would be removed from the list.
Furthermore, authorities are also required, when directed by the Minister, to undertake a statutory Summary of Social Housing Assessments (SSHA) to count the number of households on the waiting list for social housing supports whose need has not yet been met. The SSHA process requires all local authorities to review those households who are on their housing list but who are not currently in receipt of housing support.
The oversight and management of the lists of qualified households awaiting accommodation is a matter for the relevant local authority. Decisions on the qualification of specific persons for social housing support and the allocation of that support are a matter solely for the local authority concerned.
135. Deputy James Lawless asked the Minister for Housing, Local Government and Heritage the progress he has made in establishing an Irish electoral commission; and if he will make a statement on the matter. [46448/21]
View answerThe Programme for Government - Our Shared Future - commits to the establishment of a statutory, independent Electoral Commission. The legislative provisions for the Electoral Commission are being progressed as part of an Electoral Reform Bill, which also provides for the modernisation of the electoral registration process, the regulation of online political advertising during election periods and provisions which are aimed at assisting with the holding of electoral events where Covid-19 restrictions are in place.
Following Government approval of the drafting of an Electoral Reform Bill, the Bill's General Scheme was circulated to the Joint Oireachtas Committee on Housing, Local Government and Heritage in January for pre-legislative consideration. The General Scheme is available on my Department's website at www.gov.ie/en/publication/34cf6-general-scheme-of-the-electoral-reform-bill-2020. The Joint Oireachtas Committee carried out a thorough pre-legislative scrutiny process, taking in the views of a wide range of stakeholders and policy experts over seven sessions between January and August of this year. The committee's pre-legislative scrutiny report was published in August and is available from the Oireachtas website at www.oireachtas.ie/en/committees/33/housing-local-government-and-heritage/. The recommendations in the report are currently being considered by my Department. My Department is continuing to work with the Attorney General's Office on the drafting of the Electoral Reform Bill and good progress is being made.
In addition to the legislative work that is being advanced, progress is also being made in respect of the practicalities of the Commission's establishment. In this regard, a team was put in place earlier in the year and is working on the preparatory institutional and administrative arrangements for the Electoral Commission, pending its formal establishment.
136. Deputy Pádraig O'Sullivan asked the Minister for Housing, Local Government and Heritage if he has given consideration to the idea of prefabricated and modular housing; and if he will make a statement on the matter. [46213/21]
View answerMy Department is working closely with all local authorities in relation to increasing and accelerating the delivery of a range of social housing programmes and supports, including through the use of design-build rapid delivery methodologies (including prefabricated and modular build units). Local authorities have been advised that design- build rapid delivery approaches should be adopted where appropriate to deliver social housing projects on local authority-owned land.
To support delivery, the Office of Government Procurement (OGP) put in place a framework of design-build contractors in 2017. This framework which expired in February 2021, was available for all local authorities and Approved Housing Bodies (AHBs) to use in the interest of accelerated delivery. While some local authorities have progressed projects using the framework, the scope of works was generally limited to certain development sizes and unit types. On this basis, other local authorities have implemented their own frameworks, while some have tendered on individual projects for design-build contractors, on a case by case basis.
The Housing Delivery and Co-ordination Office and my Department are currently working with the local government sector on replacement frameworks which will operate on a regional basis and cater to a variety of development sizes and unit types, including apartments. In addition, Dublin City Council has developed a framework of design-build contractors for the delivery of a volumetric programme of houses and apartments which is available to all local authorities and AHBs to use on larger projects. It is envisaged that over 1,000 fast-track homes will be built using the Dublin City framework, and while the majority of these will be in Dublin, there will also likely be schemes in other large centres.
Many of the issues around delivery that non-prefabricated social housing construction projects face, are also faced by design-build projects, such as preparing sites, services/access to the site, community consultation, planning, etc. There can, however, be savings in terms of programme and construction time with these advantages growing as more use is made of these frameworks and as contractors gain more experience in implementing these methods. Under this mechanism, acceleration is delivered both by the use of the design-build services of specialist contractors and reduced construction time periods due to considerable off site fabrication. As well as off-site construction providing many benefits in terms of delivery and affordability, the new frameworks will provide sustainable and durable quality housing. All new dwellings (including prefabricated and modular build units) must comply with the building regulations and building control requirements and for social housing achieve a 60-year durability for all key elements.
My Department will continue to work with local authorities to maximise delivery and harness appropriate opportunities to deliver on additional build units, including through design-build schemes.
137. Deputy Christopher O'Sullivan asked the Minister for Housing, Local Government and Heritage the status of the review of the NPWS; and when the review is expected to be published. [46449/21]
View answer322. Deputy Duncan Smith asked the Minister for Housing, Local Government and Heritage if the chairperson has submitted their final report with regard to the Strategic Review of the National Parks and Wildlife Service that commenced on 3 February 2021; if the recommendations made in the review have been agreed and accepted; if so, when the report will be published; if funding for implementation of the recommendations has been agreed; if so, if he will provide a breakdown of the costs, including any funding being sought in the estimates for 2022; and if a copy of the implementation schedule for all agreed recommendations will be provided. [46947/21]
View answerI propose to take Questions Nos. 137 and 322 together.
The NPWS review is currently underway and is at drafting stage following the extensive research and consultation phase. It is hoped that the final report, which is being prepared by the Independent Chair, Prof Jane Stout of Trinity College Dublin, will be completed before the end of the year.
Once the final report and recommendations are received they will be considered by myself and my Department. Until such detailed consideration has taken place it is not possible to comment on the nature of recommendations, cost associated, funding or timeframes.
138. Deputy Violet-Anne Wynne asked the Minister for Housing, Local Government and Heritage if he will increase the income thresholds given that inflation and the cost of living has increased significantly over the past number of years. [45980/21]
View answer146. Deputy Richard Boyd Barrett asked the Minister for Housing, Local Government and Heritage when he plans to make the long-promised changes to the income levels for eligibility for social housing; and if he will make a statement on the matter. [46469/21]
View answer151. Deputy Niamh Smyth 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 and unrealistic; and if he will make a statement on the matter. [46346/21]
View answer163. Deputy Martin Browne asked the Minister for Housing, Local Government and Heritage the progress that has been made to date in reviewing the income eligibility for social housing supports in each local authority area; and when the review is likely to conclude. [46417/21]
View answer178. Deputy Brendan Smith asked the Minister for Housing, Local Government and Heritage when it is proposed to increase the income eligibility limits for social housing in counties Cavan and Monaghan as existing limits are much too low at present; and if he will make a statement on the matter. [46330/21]
View answerI propose to take Questions Nos. 138, 146, 151, 163 and 178 together.
Applications 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. The 2011 Regulations do not provide local authorities with any discretion to exceed the limits that apply to their administrative areas.
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.
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. As set out in "Housing for All - a New Housing Plan for Ireland", the efficiency of the banding model and its application to local authorities will be considered. Equivalisation as between singles and families will also be considered. The review will also have regard to new initiatives being brought forward in terms of affordability and Cost Rental housing and will be completed when the impacts of these parallel initiatives have been considered.
139. Deputy David Stanton asked the Minister for Housing, Local Government and Heritage the constraints leading to delays and blockages in the provision of housing; the actions being taken by his Department to overcome these constraints and blockages; and if he will make a statement on the matter. [46442/21]
View answerI believe Housing for All: A New Housing Plan for Ireland will transform our housing system, removing the constraints leading to delays and blockages in the provision of housing. In particular, the actions set out under Pathway 3 of the Plan, "Increasing New Housing Supply", will create the environment needed to enable the supply of over 300,000 new homes by 2030, meaning an annual average of at least 33,000 homes per year.
Crucially, the Plan is backed by historic levels of investment with in excess of €20bn through the Exchequer, the Land Development Agency (LDA) and the Housing Finance Agency over the next 5 years. This will provide the sector with the stability and certainty it needs.
In order to ensure there is a sufficient supply of homes across the country, each Local Authority has been given Housing Supply Targets. These, together with updated planning guidance, will ensure sufficient land is zoned for housing. The Government will support this by providing additional State lands to the LDA, capable of delivering up to 15,000 homes. Local authorities will also be funded to acquire additional land so that they can deliver social and affordable homes at scale.
In addition, Housing for All tasks the LDA, through Project Tosaigh, with intervening in slow or stalled developments on non-State lands, through an open and transparent process, designed to ascertain the potential for it to enter into strategic partnerships with landowners in order to unlock and accelerate the delivery of affordable homes.
In tandem with these measures to incentivise the bringing forward of supply, there is a need to balance this with penalties for non-activation of sites. In this regard, the Minister for Finance will bring forward a new tax to activate vacant land for residential purposes (to replace the current vacant site levy).
I am also cognisant that the planning system must be reformed to ensure that there is certainty and stability for those providing housing in Ireland. Under Housing for All the Strategic Housing Development Process will be replaced with new planning arrangements for large-scale residential developments. Such reforms will make decision-making on these developments more efficient whilst returning primary decision-making to the local level.
The judicial review process will also be reformed and planning legislation will be reviewed to ensure the planning system is plan-led, has greater public acceptance and reflects the needs of existing and new populations.
In the shorter term, I want to see non-activated planning permissions activated. In this regard, the Croí Cónaithe (Cities) Fund will stimulate such activation for apartment developments of four floors or more, above certain densities and these apartments will be for sale to owner occupiers.
Finally, the delivery an average of 33,000 homes per year requires an expansion of the current workforce. Through the actions laid out in Housing for All industry will be supported in returning existing workers to full employment and there will be proactive engagement with international labour where supply is unavailable locally. There will also be a ramp-up in education and training opportunities, including commitments regarding programmes and apprenticeships and delivery of new courses.
Housing for All takes a genuine whole of Government approach to creating a long-term, sustainable housing system for Ireland. I am confident that the breadth of measures and reforms therein will remove impediments to progress and provide for the much-needed delivery of homes at scale.
