The CIF contends that tax incentives have an important role to play as a key instrument in the State's ability to achieve public policy objectives in respect of physical, economic, social, cultural and environmental regeneration. We would argue that Ireland's experience provides an example of best practice from the strategic use of early incentives to kick-start economic development to the more recent and highly targeted area-based approaches that have yielded significant benefits throughout our cities, towns and rural areas. We pointed out in our submission that during the 1980s taxation incentives were used to pump-prime the economy against a backdrop of difficult macro economic circumstances. Key inner city locations which had seen almost no residential construction, and little development in other sectors up to that point during the 20th century, began to experience significant investment in house building, office development and industrial estates as a result of tax incentives. Between 1996 and 1998, almost 10,000 residential units were built in Dublin's inner city as a direct result of tax incentives.
Reflecting the requirements at the time, there was clearly an element of urban dentistry or infill development to the regeneration. However, from the 1990s — particularly during the latter part of the decade — incentives became increasingly targeted in recognition of the complexities of the problems associated with urban decline in the city centre. The first official recognition of the wider role that could be played by incentives came in 1996 with the KPMG review of incentives, which argued that a targeted area-based approach and the availability of an appropriate package of incentives was the key to achieving economic, social, cultural, environmental and physical regeneration. The urban renewal scheme 1999 gave effect to this recognition.
The transformation of derelict inner city areas within Dublin during the 1980s and 1990s can be directly attributed to incentives. Visible successes include residential and office developments in the Christ Church and quays areas, the Customs House Docks, including the development at the IFSC, which had been a redundant docks site, the regeneration of Temple Bar and parts of Tallaght and, critically, the ongoing regeneration of the Ballymun, Liberties and Coombe areas. More importantly, the benefits have not been confined to Dublin. Under the 1999 scheme, approximately €500 million has been invested in residential, retail, office and multi-storey car park developments in Limerick city. The historic spine of Cork city has been transformed to the Shandon-Blackpool integrated area plan. The town centre of Longford has also been regenerated. There are other notable achievements throughout our provincial towns in places such as Tullow in County Carlow. Although not perhaps of the scale already mentioned, projects in these towns nonetheless brought about important tax-driven regeneration. Carrick-on-Shannon is home to MBNA, something unimaginable without the availability of incentives to attract people into that area.
The CIF argues that much has been done. However, much more remains to be done. It is important to note this in the context of existing schemes and the future application of incentives. To emphasise this point, I draw members' attention to the fact that almost 35% of all projects under the urban renewal scheme are currently tied up in planning issues. The corresponding figure under the town renewal scheme is just below 53%, the significance of which will be commented upon again later.
Everyone recognises that the Irish economy has moved on decisively. However, everyone will also recognise that not all have benefited equally, either socially or economically. CIF would argue that the past decade of rapid economic development has, if anything, accentuated intra regional and inter regional differences. These issues can be addressed by the State using taxpayers money. CIF would argue that there will clearly be cases where incentivising the market will be the most appropriate approach. The State could, for example, have achieved a low-rise Ballymun without the use of tax incentives but it would not have achieved the type of integrated, sustainable regeneration which is now ongoing as a result of the targeted used of appropriate incentives.
There are clearly lessons to be learned. The 1996 KPMG review highlighted the need for a more focused, community-based approach to the application of incentives and a move to an integrated area plan approach became an exemplar of best practice. These lessons must be borne in mind as we examine existing schemes and the future of incentives. Under the urban and town renewal schemes, almost 50% of designated sites nationally — the figure is higher in some counties — have yet to be developed in spite of the availability of attractive incentives. This is due, in the main, to servicing deficits and other factors outside the control of project promoters. A number of schemes in Wicklow, in particular in Rathdrum, have been held up in this way. This highlights the intractable problems experienced in many of these areas and reinforces the need for incentivised development.
I have already mentioned that a number of schemes are tied up in planning matters. To put this in context, approximately 38% of investment under the urban renewal scheme and 66% of investment under the town renewal scheme is currently tied up in planning matters. Despite the fact that much has been achieved, these projects have yet to yield the results of completed schemes elsewhere. CIF would argue that the July 2006 deadline means many will not be built out and that the benefits will be lost to the State and areas involved.
Two key issues arise in terms of the number of designated areas that have seen no investment and the proportion of projects currently tied up in the planning system. The first relates to the deadline of December 2004 for the receipt of valid planning applications. This means that designated areas where investment has been held up with lose out. The deadline of July 2006 for the completion of projects means many projects currently in the planning system will not be built out. By way of example, approximately €60 million worth of investment for the Shandon-Blackpool IAP project is at risk as a result of this problem.
CIF argues that the current logjams in the system must be addressed. We have argued that the deadline for the completion of qualifying projects should be abolished and that projects that are approved be built out in line with the timescale, usually five years, laid down in their planning permissions. In this way, the planning system and the market — not the arbitrary July 2006 deadline — will be the ultimate arbitrator of the merits or otherwise of projects in the system. This will facilitate the rational delivery of projects on to the market.
What of designated areas that have not seen investment as a result of servicing or other issues? What about other parts of the country that have clearly fallen behind and require incentives. Based on the lessons from the past, a package of appropriate incentives informed by a system of master planning based on local area plans and an even more sophisticated approach than the integrated areas plans should be implemented for these areas.
Looking even further forward, the State has accepted that the long-term sustainability of Ireland — economically, socially and environmentally — is being undermined by the current spatial structure of the country, particularly in terms of regional imbalance. The national spatial strategy, which is State policy, identifies the problems and provides a blueprint to assist regional development so that cities and towns and the people who live in them can achieve their fullest potential. The NSS is clear on what is required, namely, the accelerated development of strategically located gateways and hubs. If they are to play their role, however, gateways and hubs will require critical mass and city-scale infrastructure relating to the areas of education, enterprise, transport and health, the arts, leisure and sports, public spaces and parks and water and waste management. Also required will be populations in excess of 100,000 in the case of gateways and 40,000 in the case of hubs. That will require the construction of 500,000 new homes in the right locations during the next ten years.
CIF believes that incentives can play a key role in the delivery and kick-starting of the process of regional development, particularly in relation to the types of infrastructure, social, cultural and so on, required to allow identified gateways and hubs to achieve their full potential. CIF would argue much has been achieved, that the lessons of the past regarding the need for greater targeting must be learned and that there must be ongoing examination of the effectiveness of schemes. We recommend that the July 2006 deadline be abolished lest the benefits of earmarked investment be lost. We also argue that a master planning approach to areas that have become increasingly marginalised be implemented. The national spatial strategy framework should be used to guide the targeted implementation or application of incentives in places and sectors of the economy where it is appropriate to do so.