Thursday, 18 May 2023

Written Answers Nos. 164-179

Housing Provision

Questions (164, 166)

Colm Burke

Question:

164. Deputy Colm Burke asked the Minister for Housing, Local Government and Heritage to set out in tabular form the details of all applications for housing projects in each local authority area, where the finance was provided by his Department or by the Housing Finance Agency, in particular applications received from 1 January 2021 to 31 December 2022, 1 January 2023 to 30 April 2023, setting out the number of houses in each project; the cost of the development of same per unit; and if he will make a statement on the matter. [23078/23]

Colm Burke

Question:

166. Deputy Colm Burke asked the Minister for Housing, Local Government and Heritage to set out in tabular form details of all applications received from approved housing bodies for housing projects, where the finance was provided by his Department or by the Housing Finance Agency, in particular applications received from 1 January 2021 to 31 December 2022, January 2023 to 30 April 2023, setting out the number of houses in each project; the cost of the development of same per unit; and if he will make a statement on the matter. [23079/23]

Written answers

Minister for Housing, Local Government and Heritage (Deputy Darragh O'Brien)

I propose to take Questions Nos. 164 and 166 together.

Housing for All, is the Government’s plan to increase the supply of housing to an average of 33,000 per year over the next decade. This includes the delivery of 90,000 social homes and 54,000 affordable homes by 2030. Housing for All is supported by an investment package of over €4bn per annum, through an overall combination of €12bn in direct Exchequer funding, €3.5bn in funding through the Land Development Agency and €5bn funding through the Housing Finance Agency.

My Department publishes comprehensive programme level statistics on a quarterly basis on social housing delivery activity in all local authorities, including information on social housing acquisitions. This data is available until the end of 2022 and is published on the statistics page of my Department’s website at the following link: www.gov.ie/en/collection/6060e-overall-social-housing-provision/

Department also publishes the Social Housing Construction Status Report (CSR). The CSR provides details of social housing developments and their location that have been completed, are under construction or are progressing through the various stages of the design and tender processes. The most recent publication was for Quarter 4 2022. All Construction Status Reports are available at the following link: www.gov.ie/en/collection/cb885-social-housing-construction-projects-status-reports/

A version of the CSR file can also be downloaded for analysis of completions, locations, approvals stage etc at the link below: Construction status report 2016 for Quarter 4 - Datasets - data.gov.ie

Cost information on the delivery of social homes through the various construction streams is collated by my Department at development/project level rather than at individual housing unit level. The cost of constructing new homes is dependent on a range of variables, such as the location, the scale of the development and the size and type of the homes involved.

The table below sets out the average cost to the Exchequer in 2022 of social housing and cost rental projects across a range of programmes.

Funding	2022 Average Cost
Cost Rental Equity Loan	€108,362
CALF Construction	€64,519
CALF Turnkey	€79,524
CALF Part V	€49,359
CAS Construction	€245,517
CAS Turnkey	€321,558
CAS Part V	€262,794
SHIP Construction	€303,818
SHIP Turnkey	€283,173
SHIP Part V	€233,347

Note 1: The information provided above is based on the financial information available to the Department. Delivery does not necessarily occur in the year of approval or spend.

Note 2: The CALF figures are based on application details and may be subject to change as the project progresses. The CALF Capital Outlay represents the average amount of CALF funding provided by the exchequer. (A maximum of 30%)

Note 3: Agreement on Part V arrangements is a matter for the local authorities. In some cases the Part V average cost is affected by delivery of homes that were subject to agreements prior to the current Part V arrangements. Complete details of Part V arrangements are available from the local authorities. It should be noted that with some Part V units, while recorded as delivered in 2022, have not had costs claimed or recouped as yet and so are excluded from the average costs shown.

Note 4: The average cost of CREL units represents the average loan cost and not a cost to the Exchequer.

Housing Policy

Questions (165)

Cian O'Callaghan

Question:

165. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage if he will take action to ensure that the Residential Tenancies Board has the legislative power to investigate illegal evictions; and if he will make a statement on the matter. [23448/23]

Written answers

Minister for Housing, Local Government and Heritage

The Residential Tenancies Acts 2004-2022 (RTA) regulate the landlord-tenant relationship in the private rented sector and set out the rights and obligations of landlords and tenants. The Residential Tenancies Board (RTB) was established as an independent statutory body under the Acts to operate a national tenancy registration system and to facilitate the resolution of tenancy disputes between landlords and tenants. Under Part 6 of the RTA, a tenant may refer a dispute relating to an unlawful tenancy termination to the RTB for resolution.

The RTB takes illegal eviction, including by the cutting off of essential utility services, very seriously as it can potentially leave a tenant homeless. The RTB actively intervenes when requests for supports are received in the context of illegal evictions and its interventions are usually successful. While a request for tenant support can be in relation to access to property and return of belongings, the focus of the RTB’s intervention is sustaining the tenancy.

The RTB engages with landlords to advise on the serious consequences of illegal evictions, including the possibility of being directed to allow the tenant re-entry into the dwelling and the possibility of being required to pay substantial damages if a dispute case is referred by the tenant to the RTB for resolution.

As the RTB has replaced the courts in residential tenancy dispute resolution, it has a responsibility towards all parties to ensure that a fair hearing is conducted and that each party will have the opportunity to set out their case. Any RTB decision is based on the facts and evidence of the case.

Where a landlord is determined under a RTB dispute resolution process to have engaged in an illegal eviction, the landlord may be directed to allow the tenant to re-enter the dwelling. Furthermore, a landlord may also be required to pay substantial damages (up to €20,000) depending on the circumstances of the case.

In the vast majority of cases, the immediate threat to eviction is abated through RTB intervention and dispute resolution cases. Where a resolution cannot be found, and a tenant has been forcibly removed from a property, the RTB may seek a court injunction under section 189 of the RTA to have the tenant reinstated until a dispute resolution case is concluded.

Question No. 166 answered with Question No. 164.

Water Services

Questions (167)

Alan Dillon

Question:

167. Deputy Alan Dillon asked the Minister for Housing, Local Government and Heritage for an update on the submission of requests for the 2022-2024 Multi-Annual Rural Water Programme; and if he will make a statement on the matter. [23673/23]

Written answers

Minister for Housing, Local Government and Heritage

I can confirm that my Department is in the final stages of drafting the Framework for the upcoming Multi-annual Rural Water Programme. I expect to receive a submission in the coming weeks for my consideration with, subject to approval, the bids process for the Programme to take place in the coming months.

The purpose of the Programme is to continue to fund delivery of improvements to water services in areas of rural Ireland without public water services and to build on the success and achievements of previous programmes.

I can also confirm that in April 2022, an advance measure of the new Programme, the Waste Water Collection and Treatment needs of Villages and Settlements without access to Public Waste Water Services was launched.  This measure was introduced to progressively provide waste water collection and treatment needs for villages and settlements not currently serviced by Uisce Éireann.  My Department has committed to providing €50 million for this measure under the Multi-annual Rural Water Programme 2022-2025.

Local authorities were invited to submit requests for funding for specific priority projects in their areas. These applications have been received and were considered in detail by the independent Expert Panel which was established to evaluate applications.

I expect to be a position to announce funding for specific projects in the coming weeks.

Planning Issues

Questions (168)

Brendan Griffin

Question:

168. Deputy Brendan Griffin asked the Minister for Housing, Local Government and Heritage if he is considering any planning exemptions relating to structures that currently do not act as residential accommodation, such as garages or other buildings within the curtilage of private dwellings, to allow owners to convert these units to new housing units of an acceptable standard for people seeking accommodation; and if he will make a statement on the matter. [23717/23]

Written answers

Minister for Housing, Local Government and Heritage

All development, unless specifically exempted under the Planning and Development Act 2000, as amended (the Act) or the associated Planning and Development Regulations 2001, as amended (the Regulations), requires planning permission. Planning exemptions are provided for when they are considered to be balanced, reasonable and proportionate and in accordance with proper planning and sustainable development.

Class 1 of Part 1 of schedule 2 of the Regulations, provides for the following exemption subject to certain conditions is: 

“The extension of a house, by the construction or erection of an extension (including a conservatory) to the rear of the house or by the conversion for use as part of the house of any garage, store, shed or other similar structure attached to the rear or to the side of the house.”

This allows for the conversion of garages and other buildings that are attached to the principal residence to be converted for use as part of the house. In addition, this allows for the extension of existing houses by up to 40sqm where the house has not been previously extended.

In addition, Class 3 of Part 1 of Schedule 2 of the Regulations provides for an exemption in respect of the construction, erection or placing within the curtilage of a house of any tent, awning, shade or other object, greenhouse, garage, store, shed or other similar structure. This exemption is subject to conditions and limitations as set out in the Regulations, including that the structure shall not be used for human habitation or for any other purpose other than a purpose incidental to the enjoyment of the house as such. The use of such structures for the purpose of human habitation would be subject to planning permission under Section 34 of the Act.

It is not currently proposed to amend the existing planning exemptions further as there may be consequences for the character and residential amenity of residential areas, separate access points, additional parking, the sub-division of gardens, inadvertent overlooking as well as greater demands on water and sewerage services which would all be relevant in individual cases, with no opportunity for public participation. 

There is a balance in providing for exemptions from planning permission, between streamlining the consent process for minor works and supporting proper planning and sustainable development, including the need to ensure adequate third party participation rights as necessary.

Housing Provision

Questions (169)

Catherine Connolly

Question:

169. Deputy Catherine Connolly asked the Minister for Housing, Local Government and Heritage further to Parliamentary Question No. 118 of 9 March 2023, if he has received the report in respect of 2021, 2022 and to date from the Galway Social Housing Task Force; if so, if he will provide a copy of same; and if he will make a statement on the matter. [23454/23]

Written answers

Minister for Housing, Local Government and Heritage (Deputy Darragh O'Brien)

The Galway Housing Task Force is continuing to provide a strong focus to social and affordable housing delivery and related areas across the two Galway local authorities. The Galway Housing Task Force is holding its next quarterly meeting in May 2023 and it is my understanding that the Task Force report will be issued soon after the meeting.

Housing Policy

Questions (170)

Cormac Devlin

Question:

170. Deputy Cormac Devlin asked the Minister for Housing, Local Government and Heritage for an update on the implementation of Housing for All; and if he will make a statement on the matter. [23640/23]

Written answers

Minister for Housing, Local Government and Heritage

Housing for All was published 2 September 2021. The first annual update of the plan's actions was published on 2 November 2022.

Under Housing for All, the supply of new homes is increasing. In 2022, almost 30,000 homes were built, the most since 2008. A record 6,716 new homes were added to the national housing stock in the first quarter of 2023. This represents the highest number of new homes recorded in any Quarter 1 since the series began in 2011.

There has also been a strong uptick in commencements. In Quarter 1 2023, commencement notices were 5% higher than Quarter 1 2022. March 2023 saw an increase of 15.5% on the number commenced in March 2022. The 3,244 new homes received in March is the highest number of commencements of any March since the data series began in 2014. This brings the total number of commencements from January to April this year to 9,928, this is the highest level of commencements for this period since records began in 2014 and some 6% higher than the same period in 2022 (9,343).

Progress reports are published quarterly. The seventh of these reports, covering progress in Q1 2023, was published on 25 April. These reports can be accessed on www.gov.ie/en/collection/9d2ee-housing-for-all-quarterly-progress-reports/

A copy of Housing for All and the Housing for All Action Plan Update can be accessed at the following respective links:

www.gov.ie/en/publication/ef5ec-housing-for-all-a-new-housing-plan-for-ireland/

www.gov.ie/en/publication/da0d1-action-plan-update-and-q3-2022-progress-report/

Housing Policy

Questions (171)

Rose Conway-Walsh

Question:

171. Deputy Rose Conway-Walsh asked the Minister for Housing, Local Government and Heritage the steps he is taking to ensure that there is no capital underspend in housing in 2023; and if he will make a statement on the matter. [23459/23]

Written answers

Minister for Housing, Local Government and Heritage (Deputy Darragh O'Brien)

The Capital Provision for Vote 34 - Department of Housing, Local Government and Heritage for 2023 is set out in the table below:

CAPITAL	2023
CAPITAL	2023
Gross	€3.525bn
Net	€3.522bn

The 2023 provision for my Department, Vote 34, is supplemented by €340m capital carried over from 2021.

Despite the extremely challenging situation of a very limited construction sector during the Covid pandemic and new challenges that emerged in 2022 with the significant level of price inflation, supply chain disruption and the war in Ukraine, my Department continues to work assertively to ramp up the scale of activity across all areas in 2023.

There has been an improvement in the delivery environment. Such improvement is supported by measures introduced by this Government in 2022 to address material inflation and energy costs, through the introduction of the Inflation/ Supply Chain Delay Co-operation Framework and now in 2023 additional support measures being put in place to address cost and viability issues and to incentivise the activation of an immediate pipeline of new commencements, thereby positively impacting on delivery as quickly as possible.

My Department reports to Government on a quarterly basis on capital expenditure across all key Capital programme areas including, Housing, Water, URDF. The report examines capital expenditure to date compared to profile; outlook for the year taking into account challenges on programmes and projects; and measures required to mitigate any significant risks. The report for the first Quarter 2023 will be brought to Government shortly. With strong activity across all capital spending areas of the Vote a capital underspend is not envisaged.

Rental Sector

Questions (172)

Bríd Smith

Question:

172. Deputy Bríd Smith asked the Minister for Housing, Local Government and Heritage if he can outline his plans to address the crisis in elderly accommodation in the private rental market in light of a recent reports (details supplied); and if he will make a statement on the matter. [23480/23]

Written answers

Minister for Housing, Local Government and Heritage (Deputy Darragh O'Brien)

Under Housing for All, there is a policy objective to increase and improve housing options for older people to facilitate ageing in place with dignity and independence. Housing for All builds on and takes forward the ongoing actions in "Housing Options for Our Ageing Population" policy statement from 2019, published jointly by my Department and the Department of Health, which provides policy options in support of a range of housing and accommodation alternatives for older people. The actions include the development of a catalogue of housing options that provide a range of choices that meet the diverse need of an ageing population, spanning owner occupier, private rental and social housing, whilst providing accessible care and the associated support needs. My Department, together with the local authorities and the Approved Housing Bodies (AHBs), is guiding and delivering age-friendly housing within this framework.

The policy statement, together with the third and final Implementation Group report, are available on the Government's website at:

www.gov.ie/en/publication/83781d-housing-options-for-our-ageing-population-policy-statement/

In addition, my Department has commenced a review of the Private Rental Sector which will inform Government on the measures which need to be taken to ensure a well-functioning private rental sector in Ireland that works for all.

Separately, my Department and the Department of Health are working to put in place a new framework to continue the established collaboration between the two Departments and their agencies since 2019. The framework will build on the co-operative momentum established under Housing Options for our Ageing Population, in relation to policy making and implementation, from the national to the local level, to continue to deliver housing and supports for our ageing population.

Housing Provision

Questions (173)

Eoin Ó Broin

Question:

173. Deputy Eoin Ó Broin asked the Minister for Housing, Local Government and Heritage for an update on the delays being caused to social housing developments funded via SHIP, CALF and CAS arising from delays in his Department approving revised cost estimated caused by construction sector inflation. [23335/23]

Written answers

Minister for Housing, Local Government and Heritage

Housing for All is the Government’s plan to increase the supply of housing to an average of 33,000 per year over the next decade. This includes the delivery of 90,000 social homes and 54,000 affordable homes by 2030. Housing for All is supported by an investment package of over €4bn per annum, through an overall combination of €12bn in direct Exchequer funding, €3.5bn in funding through the Land Development Agency and €5bn funding through the Housing Finance Agency.

Achieving value for money is an important consideration and my Department has to assess each application on this basis. It must be clearly evident that the costs sought are a true and fair reflection and can be supported by evidence. The reasons for a project stalling are broader than seeking approval for increased funding.

Local authorities have options that allow them to deviate from using the 4-stage pre-Capital Works Management Framework construction programme to achieve funding approval for social housing projects based on size and the chosen procurement strategy. For projects that are estimated to be below €6M in cost and involve projects consisting of less than 26 homes, local authorities can avail of the Single Stage approval process which takes approximately four weeks to be assessed by my Department. Local authorities availing of the Single Stage approval process can re-submit for increased funding approval in cases where tender inflation and other unforeseen issues cause the initial costs to rise post-tender.

Under CALF, the original approval is still valid while the reassessments are being carried out and payments can still be made under the conditions of the original approval letter which would be standard procedure. The expected turnaround time for CALF applications is approximately 6 weeks, from receipt of application by the local authority to a decision by my Department.

The construction sector has been impacted by construction product inflation, constrained supply chains and high energy costs.  This resulted in delays to a number of housing projects.  However, there has been a strong improvement in the delivery environment, supported by measures introduced by this Government to address material inflation and energy costs, through the introduction of the Inflation/ Supply Chain Delay Co-operation Framework.

Housing Policy

Questions (174)

Brendan Griffin

Question:

174. Deputy Brendan Griffin asked the Minister for Housing, Local Government and Heritage further to this Deputy's question on Questions on Policy and Promised Legislation on 11 May 2023, if he will consider expanding the €800 pledged accommodation scheme for Ukrainian refugees so that it would cover further cohorts of people in desperate need of accommodation, such as people currently classified as homeless; if he will also reconsider the rate paid and consider bringing the terms and conditions in line with the rent a room scheme; and if he will make a statement on the matter. [23599/23]

Written answers

Minister for Housing, Local Government and Heritage (Deputy Darragh O'Brien)

Housing for All - a New Housing Plan for Ireland is the government’s housing policy to 2030. It is a multi-annual, multibillion euro plan which will improve Ireland’s housing system and deliver more homes of all types for people with different housing needs, including the most vulnerable in our society. The Government recently agreed to extend the Rent-a-Room Relief Scheme to local authority tenancies and I have captured this as a supplementary action in Housing for All.

The Rent-a-Room Relief scheme allows a householder to earn up to €14,000 per year tax-free by renting out a room (or rooms) in their home. Extending the scheme to local authorities, and permitting social housing tenants rent out a vacant room or rooms in their homes for the same amount tax-free, will help secure additional accommodation and housing amidst growing pressures in the private rental sector.

The specific details of the scheme for social housing tenancies are currently being considered by my Department. This includes addressing the range of complex practical, operational, and legal matters arising, such as managing social housing waiting lists, amending tenancy agreements, reviewing and amending rent schemes, and local authority approval arrangements.

Question No. 175 answered with Question No. 114.

Housing Provision

Questions (176)

Thomas Gould

Question:

176. Deputy Thomas Gould asked the Minister for Housing, Local Government and Heritage the number of homes in the construction status update; the number that have been at their particular stage since Q1 2022; and the number expected to be completed by year end. [23532/23]

Awaiting reply from Department.

Defective Building Materials

Questions (177)

Pearse Doherty

Question:

177. Deputy Pearse Doherty asked the Minister for Housing, Local Government and Heritage if he has engaged with mortgage lenders with respect to forbearance measures; the provisions of bridging finance and solutions in place for homeowners affected by defective concrete blocks; and if he will make a statement on the matter. [23602/23]

Written answers

Minister for Housing, Local Government and Heritage

Oversight of financial institutions is outside the scope and remit of my Department but I confirm that I have engaged with my colleague, the Minister for Finance on these matters.

The Minister for Finance advised that neither he nor his Department have any role in relation to the commercial decisions of individual regulated entities, such as decisions they may make on applications for credit, or in respect of individual actions they may take to assist households with a mortgage which is secured on a residence affected by mica or pyrite.

Notwithstanding this, engagement is on-going with the Banking and Payments Federation (BPFI) on specific issues raised by Defective Concrete Block homeowners to see what can be done to address their concerns. In this regard I met with the BPFI on 2 February 2023 and, in the meeting, I stressed the need for a fair and consistent approach to be taken by the banking sector with customers with distressed mortgage issues arising from the effects of defective concrete blocks on their houses. I asked the BPFI to engage with their members in this regard.

I note that the Minister for Finance, while outlining the role of the Central Bank in the regulation and supervision of financial institutions to the Deputy last week, also committed his help and support to homeowners affected by this issue.

Question No. 178 answered with Question No. 100.

Housing Provision

Questions (179)

Gary Gannon

Question:

179. Deputy Gary Gannon asked the Minister for Housing, Local Government and Heritage for an update on his Department's work regarding housing in the Gaeltacht; and if he will make a statement on the matter. [23662/23]

Written answers

Minister for Housing, Local Government and Heritage

An Interdepartmental Group (comprising officials from my Department; the Department of Tourism, Culture, Arts Gaeltacht, Sport and Media; and Údarás na Gaeltachta) is in place to support and accelerate the ongoing work in relation to planning in Gaeltacht areas.

One of the key aims of this group is to ensure that procedures and systems will be tailored, as appropriate to facilitate an effective and consistent approach by the relevant local authorities in managing planning related issues in Gaeltacht areas.

The Interdepartmental Group has been examining how current practices in the application of these provisions could be strengthened in the overall interest of the Irish language in the Gaeltacht and in the interests of proper planning and sustainable development. My Department, in conjunction with the Department Tourism, Culture, Arts Gaeltacht, Sport and Media is developing Section 28 Guidelines for planning in Gaeltacht Areas, which are intended to be published for public consultation shortly.

The Interdepartmental Group last met on 15th December 2022 where it was agreed to commence a study in 2023 on the methodology and format of the Linguistic Impact Statement used in development proposals. This study was commissioned by the two Departments and is currently underway. A more recent bilateral meeting between the two departments took place on 2nd March 2023 to coordinate the timeframe for the consultant’s work so that it can inform the draft guidelines. It is intended to continue bilateral engagement in the coming weeks as the study is completed.

Once draft guidelines are finalised they must then be subject to screening for Strategic Environmental Assessment (SEA), as well as for the purposes of Appropriate Assessment (AA). Subject to the completion of the screening assessments and where full assessment is not required, a draft of the guidelines is intended to be published for public consultation shortly.