Written Answers Nos. 1341-1364
1341. Deputy Niamh Smyth asked the Minister for Housing, Planning and Local Government his plans to introduce a scheme to deal with the number of derelict buildings on main streets in towns and villages in counties Cavan and Monaghan; and if he will make a statement on the matter. [46602/17]
Amharc ar fhreagraThe economic downturn had a significant negative impact on our urban centres giving rise to increased vacancy and dereliction in our cities, towns and villages. In recognition of this, the Programme for a Partnership Government published in May 2016 set out an ambitious priority for urban renewal with a view to breathing life back into our urban centres and helping to make them more attractive places in which to live and work. The subsequent Rebuilding Ireland Action Plan for Housing and Homelessness, published in July 2016, reinforces the Government’s commitment to the area of urban regeneration, and proposed a further range of measures.
As announced in Budget 2018 last month, a new programme of €50m in Exchequer funding, supplemented by an additional minimum 20% contribution from local authorities, is being introduced to support projects and initiatives to regenerate and revitalise depopulated urban areas. A particular focus of the scheme will be on addressing vacancy and dereliction with a view to bringing properties back into productive use for housing and other purposes while also maximising linkages with other existing programmes such as the Repair and Leasing and Buy and Renew Schemes. An initial €10m is being made available in 2018 to get the programme underway. The terms of the new scheme will be finalised later this year, in consultation with local authorities and other relevant stakeholders, to maximise the potential outcomes from the available funding.
Specific initiatives, the Repair and Leasing Initiative and the Buy and Renew Scheme, have been introduced to support efforts by local authorities to engage with property owners with a view to bringing vacant residential property back into use for social housing purposes. Further actions are also being developed to help address vacancy and dereliction. In this regard, action 5.9 of Rebuilding Ireland commits to reviewing planning legislation to allow the change of use of vacant commercial units in urban areas, including vacant or under-utilised areas over ground-floor premises, into residential units without having to go through the planning process. This proposal is also incorporated in Action 6 of the Action Plan for Rural Development, launched in January 2017. My Department is presently progressing the drafting of the necessary revisions to the planning regulations to give effect to this action and it is intended that the new regulations, which will require the approval of both Houses of the Oireachtas, will be made as soon as possible.
In relation to dereliction generally, the Derelict Sites Act 1990 imposes a general duty on every owner and occupier of land to take all reasonable steps to ensure that the land does not become or continue to be a derelict site. It also imposes a duty on local authorities to take all reasonable steps, including the exercise of any appropriate statutory powers, to ensure that any land within their functional area does not become or continue to be a derelict site. In this context, local authorities have a range of powers to deal with derelict sites within their functional areas, including powers to require specified measures to be taken in relation to a derelict site, to impose a levy on sites which are included in the local authority’s derelict sites register, or to compulsorily acquire any derelict site.
I am informed that Monaghan County Council has been adopting a pro-active approach on urban regeneration and addressing dereliction in its five main towns and to a lesser degree in its villages since 2015. In this regard -
- a full time member of staff has been assigned to co-ordinate urban regeneration measures generally;
- some 35 properties have been included on the Derelict Sites Register, with acquisitions on specific properties and other actions commenced under the Derelict Sites Act processes; and
- Town and Village Renewal Scheme and Rural Economic Development Zones (REDZ) funding, under the remit of my colleague, the Minister for Rural and Community Development, has been allocated to support a number of urban regeneration initiatives locally.
1342. Deputy Bríd Smith asked the Minister for Housing, Planning and Local Government the details of funding being provided to aid the remedial work at a location (details supplied); and if he will make a statement on the matter. [46606/17]
Amharc ar fhreagra1343. Deputy Bríd Smith asked the Minister for Housing, Planning and Local Government if his attention has been drawn to the replacement of directly employed workers involved in the work currently taking place at a location (details supplied) and their replacement with bogus self-employed workers under RCT arrangements; if the attention of other Departments was drawn to these arrangements before funding the work; and if he will make a statement on the matter. [46607/17]
Amharc ar fhreagraI propose to take Questions Nos. 1342 and 1343 together.
The difficult process of resolution of the issues relating to the development in question, involving the relevant members of the Irish Banking Federation, the Residents’ Committee, the Government and Dublin City Council, concluded with a Framework Agreement in October 2013. In recognition of the unique and exceptional circumstances which arose at this location all parties entered into this Agreement. The Framework sets out that the cost burden is shared between the State, Dublin City Council, the Irish Banking Federation and other stakeholders, as appropriate.
The refurbishment of this site is being undertaken in a number of phases, with 187 units overall being refurbished. The overall work scope relates to the extensive remediation of the residential and retail units, and extensive basement remediation including pyrite works. Thirty five of these are social housing units and another 65 units were acquired by Dublin City Council from IBRC at a nominal value (along with 4 commercial units). It is expected that the sale of these 65 residential units and 4 commercial units will significantly contribute to the cost of refurbishment.
While the full costs of the remediation have yet to be finalised, to date, €22,630,246 has been expended on the scheme.
Public Works contracts state that the contractor is entitled to ‘subcontract out works to suitably qualified, experienced and competent parties’. The employment status of workers is a matter between the contractor and his employees/subcontractors and the local authority does not have any direct role in the matter. Consequently, there is no specific mechanism in the contracts to enable Dublin City Council to prevent workers becoming self-employed.
1344. Deputy Clare Daly asked the Minister for Housing, Planning and Local Government the reason a participant on the rental accommodation scheme, RAS, cannot transfer onto the HAP scheme. [46609/17]
Amharc ar fhreagraUnder Part 4 of the Housing (Miscellaneous Provisions) Act 2014, which provides for the Housing Assistance Payment (HAP) scheme, a household in receipt of another form of social housing support, such as accommodation provided under the Rental Accommodation Scheme (RAS), will not generally be eligible for HAP.
A key principle of the HAP scheme is that eligible households source their own accommodation in the private rented sector, which best suits their needs in their area of choice. This is distinct from RAS, which is a different type of social housing support where the tenant may not always find their own accommodation and instead are allocated a dwelling in accordance with Section 22 of the Housing (Miscellaneous Provisions) Act 2009. Unlike HAP, where a RAS tenancy is ending, the local authority retains the responsibility to source further accommodation for that household.
Section 45 (5) of the Housing (Miscellaneous Provisions) Act 2014 does allow for the provision of HAP where a household is currently residing in another form of social housing support, except in emergency circumstances. The Department has legal advice to the effect that the ending of a RAS tenancy does not fall within the meaning of an emergency as prescribed by that section of the legislation.
In order to provide greater equity of options between social housing tenants, and in light of the current private rental market, my Department is currently exploring how greater flexibility of movement between allocated social housing supports and HAP could be facilitated; this may require legislative change.
My Department continues to keep the operation of the HAP scheme under review. In general, I am satisfied with the operation of HAP and I consider it to be a key vehicle for meeting housing need and fulfilling the ambitious programme outlined under the Rebuilding Ireland Action Plan for Housing and Homelessness.
1345. Deputy Jan O'Sullivan asked the Minister for Housing, Planning and Local Government if he recently met the credit union movement; the progress that has been made in progressing the proposal of the organisation to fund social housing construction; and if he will make a statement on the matter. [46730/17]
Amharc ar fhreagraThe Programme for a Partnership Government recognises the potential role that credit unions can play in housing finance and supports the efforts of the Registrar of Credit Unions at the Central Bank to gradually lift current lending restrictions as appropriate, including for housing. The Programme further provides for consideration, with all stakeholders, as to how credit unions can support the delivery of social housing.
Credit Union bodies have set out proposed means by which funding could be provided by credit unions to Approved Housing Bodies (AHBs) for the development of social housing. I met the Irish League of Credit Unions last month and officials from my Department and the Department of Finance have met with the credit union representative bodies on a number of occasions to examine how their sector can assist in the area of financing social housing delivery.
Conscious of the independence of the Central Bank in its regulatory role in respect of credit unions, bilateral engagement has taken place between my Department and the Department of Finance to consider the potential regulatory and legislative implications of credit union involvement in the social housing sector. Both Departments have also met with the Central Bank to provide information of a technical nature in relation to social housing funding arrangements. This was with a view to assisting the Central Bank in understanding how these arrangements operate, as it deals with issues arising from proposals put forward for credit union investment in social housing.
I note the publication in May 2017 by the Central Bank of the Consultation on Potential Changes for the Investment Framework for Credit Unions. The potential changes that are provided for would allow for investment by credit unions in the delivery of social housing by the larger Approved Housing Bodies which are categorised as ‘Tier 3’ under the voluntary regulation framework for the AHB sector.
The Social Housing Current Expenditure Programme provides a means whereby properties can be built or bought by AHBs with the combined use of State and private funding, and leased by AHBs and Local Authorities from private providers, for the provision of social housing. This scheme which is underpinned by a lease and other legal agreements, provides that rental payments are made by the State over an agreed long-term period, typically 20 years. In return, the housing unit is made available for social housing purposes.
Changes are now being proposed to this scheme in order to facilitate larger institutional private investors to become involved in the financing of social housing. Subject to other regulatory requirements being met, this could include credit unions.
The National Development Finance Agency (NDFA) is acting as financial advisor to my Department in this work and has undertaken market engagement in the development of the scheme. The new arrangements arising from this process are being tested to ensure that there is no negative impact arising from how they are viewed and treated in respect of the State’s General Government Balance. As part of this process, the proposed changes have been examined by Eurostat. Work on the scheme is well advanced, with details expected to be announced in the coming weeks.
The Rebuilding Ireland Action Plan for Housing and Homelessness emphasises the need to look at new ways of funding social housing delivery, in particular the need to provide structural, funding and policy supports to increase delivery of social housing by Approved Housing Bodies. In that context, it provides for support to be made available to an Irish Council for Social Housing (ICSH)/sector-led new special purpose vehicle, involving investors which could potentially include the credit union movement.
In May 2017, my Department announced funding of €49,000 for the ICSH to support this initiative, with the aim of establishing a sector-led financial vehicle to allow AHBs to expand and to facilitate the delivery of additional housing units. Ultimately, the funding structure required to facilitate credit union involvement in the financing of social housing will have a neutral impact on General Government Debt, or be “off balance sheet” using the more commonly applied term.
The mechanisms to be used in the deployment of investment funds will have to be agreed by credit unions, with the support of their members and with the agreement of the Central Bank. My Department remains available to provide any necessary technical advice and support.
1346. Deputy Thomas Pringle asked the Minister for Housing, Planning and Local Government if his attention has been drawn to a report by an organisation (details attached) which found that island fire services are under-resourced, resulting in services being unable to maintain the safety of fire crew and island residents in emergency events; his plans to amend the Fire Services Act 1981 to ensure that all County Donegal islands are given identical status to the county's mainland fire stations and ensure that they are fully resourced; and if he will make a statement on the matter. [46751/17]
Amharc ar fhreagra1352. Deputy Pearse Doherty asked the Minister for Housing, Planning and Local Government his plans to amend the Fire Services Acts in order to include a provision providing recognition to fire services on offshore islands and which denotes the importance of ensuring parity with fire services on the mainland; and if he will make a statement on the matter. [46834/17]
Amharc ar fhreagraI propose to take Questions Nos. 1346 and 1352 together.
The provision of a fire service in its area, including the establishment and maintenance of a fire brigade, the assessment of fire cover needs, the provision of a premises and the making of such other provisions as it considers necessary or desirable, is a statutory function of individual fire authorities under the provisions of the Fire Services Acts 1981 and 2003. My Department supports fire authorities through the setting of general policy, provision of training support and issue of guidance on operational and other related matters and the provision of capital funding.
In 2013, my Department published the national policy document "Keeping Communities Safe" (KCS), which is intended to keep fire safety and fire services in Ireland in line with international best practice.
KCS was developed to ensure that Ireland manages its fire risk effectively and continues the downward trend in the level of fire fatalities recorded annually. The current fire fatality rate per million of population, using a three year average, equates to 6.9 deaths per million of population and is almost half what it was fifteen years ago when it stood at 11.9 deaths per million of population. This level of fire fatalities positions Ireland among countries with lower fire fatality rates.
KCS is based on the systems approach which emphasises the further development and enhancement of fire prevention and fire protection as well as fire service response. KCS places an appropriate priority on isolated communities for Community Safety programmes to ensure that households in such areas are given advice on fire prevention and have smoke alarms and other appropriate fire protection facilities. These measures are regarded as the most effective means of ensuring the safety of persons in the case of fire. Community fire safety initiatives involving the provision of fire prevention advice and installation of smoke alarms, fire blankets and fire extinguishers were developed and provided for off-shore island communities and are maintained and renewed as appropriate by the relevant local authorities.
The provision of fire services by local authorities is based on a risk management approach which involves an analysis of the nature of the fire hazards and the incidence and extent of fires which occur as well as the fire protection measures in place. Donegal County Council has undertaken an area risk categorisation process and Arranmore is classified as E2, which is the very low fire risk categorisation.
I am satisfied that the existing arrangements for fire safety and fire fighting in isolated communities which are provided by fire authorities based on a risk management approach make the optimal use of available resources while providing a sufficient level of fire cover to these communities.
My Department has channelled significant investment to fire authorities over the last number of years and as a consequence, the high quality of Ireland’s fire service infrastructure is now widely acknowledged.
Donegal County Council, in partnership with my Department, has made substantial progress in modernising fire stations in Co Donegal and has replaced 12 of the 15 fire stations following investment of some €11 million by my Department over the last decade or so.
In February 2016, my Department announced a five-year Fire Services Capital Programme with an allocation of €40 million, based on the current annual €8 million allocation, to be used for the building or upgrading of prioritised Fire Stations, purchase of fire appliances and specialist equipment, an upgrade of the Communications and Mobilisation system and improvements to Training Centres.
A copy of the report referred to by the Deputy has been received in my Department. It is a matter for Donegal County Council to consider local fire cover needs and to submit any funding proposal to my Department for a new/refurbished Fire Station in its functional area as it sees fit. In considering any proposal, my Department will have regard to established national priorities for funding in this area and the totality of requests from fire authorities countrywide, as well as the value for money offered by the proposal.
I have no plans to amend the Fire Services Act to mandate that fire authorities provide fire stations in specific locations. This siting of fire stations is appropriately a local matter to be determined by the relevant fire authority.
1347. Deputy Catherine Murphy asked the Minister for Housing, Planning and Local Government the number of persons who are registered as both a tenant and a landlord of a residential property; and if he will make a statement on the matter. [46788/17]
Amharc ar fhreagra1348. Deputy Catherine Murphy asked the Minister for Housing, Planning and Local Government the number and percentage of tenancies ended in the most recent period for which figures are available on the basis of the property being required for refurbishment; the way in which these figures compare with previous years; and if he will make a statement on the matter. [46789/17]
Amharc ar fhreagra1349. Deputy Catherine Murphy asked the Minister for Housing, Planning and Local Government the number and percentage of tenancies ended in the most recent period for which figures are available on the basis of the tenancy being required for family use; the way in which these figures compare with previous years; and if he will make a statement on the matter. [46790/17]
Amharc ar fhreagraI propose to take Questions Nos. 1347 to 1349, inclusive, together.
My Department does not hold or collate the data referred to by the Deputy in relation to the number of landlords who are registered as both a landlord and tenant of a residential property.
The Residential Tenancies Board (RTB), through its tenancy registration system, collects information on tenancies and landlords. However, they do not collate data in respect of numbers of landlords who are also registered as tenants and advise that, given the inevitable imprecision and duplication of name-based data analysis, they would not be in a position to generate the same with accuracy.
Details on the number and percentage of tenancies terminated on the basis of the tenancy being required for family use or for refurbishment, are not held by my Department or the RTB. However, information on the numbers of disputes lodged with the RTB in relation to notices of termination can be obtained from the RTB.
The Clerk of the Dáil has requested that arrangements be put in place to facilitate the provision of information by State Bodies to members of the Oireachtas. Following the issue of Circular LG (P) 05/16 on 20 September 2016 from my Department, the RTB has set up a dedicated email address for this purpose, at OireachtasMembersQueries@rtb.ie.
The RTB are continuously reviewing measures to improve their data collection on the rental market. At the Housing and Homelessness Summit, I announced a number of targeted measures aimed at sustaining tenancies, so that people facing difficulties in their tenancies do not end up in homelessness. One such measure is the requirement that landlords notify the RTB when they issue a notice of termination. This will facilitate a risk-based targeting of tenancy sustainment efforts and early responses to prevent homelessness, and provide for the development of more proactive LA actions thanks to direct sharing of data.
This measure will also mean that the RTB has complete information on tenancy terminations initiated by the landlord - a change from the current arrangements where the RTB becomes aware of terminations only where a dispute is referred to them. Work on this measure has commenced and changes will be implemented as a matter of priority.
1350. Deputy Eoin Ó Broin asked the Minister for Housing, Planning and Local Government the reports commissioned by his Department or its predecessor from the Housing Agency or other bodies in each of the years 2011 to 2016 and to date in 2017 that have not yet been published; the reason each report has not been published; and the timeframe for the publication of these reports. [46794/17]
Amharc ar fhreagraThe information requested is being compiled and will be forwarded to the Deputy in accordance with Standing Orders.
The following deferred reply was received under Standing Order 42A:
The information sought is set out in the following table:
|
Description of Report |
Year Commissioned |
Reason not yet published |
Publication Date |
|
Toolkit for Local Authorities on regeneration. |
2011 |
Was not intended for publication. This was a report to provide assistance to Local Authorities in drawing up proposals for the regeneration of their areas. |
N/A |
|
Study in respect of provision of fire detection and alarms systems in dwellings. |
2011 |
Was not intended for publication, but as a technical report to inform work in the Department. |
N/A |
|
Review of leasing model. |
2012 |
Was not intended for publication but to inform work in the Department. |
N/A |
|
Review of CALF assessment process. |
2013 |
Was not intended for publication but to inform work in the Department. |
N/A |
|
Business Process Design of the Housing Assistance Payment. |
2013 |
Was not intended for publication but to inform work in the Department. |
N/A |
|
Review of Shared Ownership Scheme. |
2013 |
Was not intended for publication but to inform work in the Department. |
N/A |
|
Business Case Review for the Housing Assistance Payment (HAP). |
2015 |
Was not intended for publication. Undertaken as part of technical work to update financial modelling related to the preparation of the original business case. |
N/A |
|
Review by the Housing Agency of the scheme of loans & grants for purchase of caravans by Travellers. |
2016 |
Publication will be considered in due course once the deliberative process is completed. |
N/A |
|
Vacant Homes Strategy, draft input prepared. |
2016 |
Being considered in the context of discussions with other Government Departments and agencies in order to get an up to date picture of vacancy levels and potential availability for early re-use. |
|
|
Review of Ministerial Direction on Housing Allocations for Homeless and Other Vulnerable Households, completed April 2016. |
2016 |
Was not intended for publication. Review conducted to assist the deliberative process. |
N/A |
|
Construction Costs European Comparisons. |
2016 |
At final draft stage. It will be considered for publication once the final draft has been completed. |
|
|
Summary of Housing Needs Assessments 2017. |
2017 |
Completed October 2017 and currently with the Department for consideration. |
1351. Deputy Michael McGrath asked the Minister for Housing, Planning and Local Government if a reply will issue to correspondence (details supplied). [46826/17]
Amharc ar fhreagraThe Housing Assistance Payment (HAP) is a form of social housing support provided by all local authorities. Under HAP, eligible households source their own accommodation in the private rented sector and the tenancy agreement is between the HAP recipient and the private landlord. The local authority does not have a role in the tenancy. As with other private rental tenancies, the Residential Tenancies Act 2004 (as amended), governs the relationship between the landlord and tenant. When entering into contracts and agreements, it is always advisable to seek independent legal advice. The landlord's declaration on the HAP Application Form refers to this and also makes clear, the landlord's obligations under the scheme.
HAP addresses many long standing issues raised by landlord groups in relation to the operation of Rent Supplement. The HAP payment is made directly to landlords on the tenant's behalf and all payments are made electronically directly to the landlord - the landlord does not have to collect the rent. There are minimal barriers to setting up HAP, and tax compliance and private rental inspections can follow the setting up of a HAP tenancy. In 2016, the scheme had a 99% differential rent collection rate, with minimal arrears arising for tenants and local authorities, and a 99% rent payment rate with minimal payment difficulties arising for landlords. Furthermore, any household assessed for social housing support is immediately eligible for housing support through the HAP scheme. HAP recipients can avail of full-time work and retain their housing support, with an adjustment in their differential rent; under Rent Supplement, these households would lose their housing support payment.
Misunderstanding of the scheme is often to blame for discrimination and it highlights the need for the State to continue to explain and outline the many benefits of HAP to landlords. My Department and local authorities have been involved in a range of national and local actions to clarify the operational benefits of HAP to landlords and agents.
A landlord or an agent acting on behalf of a landlord is not legally obliged to enter into a tenancy agreement with a HAP recipient. However, since 1 January 2016, a person cannot be discriminated against when renting because they are in receipt of certain housing related payments, including HAP. If a person feels that they have been discriminated against by a landlord or their agent, they can make a complaint under the Equal Status Acts to the Workplace Relations Commission.
A number of cases have been taken under the 'housing assistance' ground of the Equality Act against landlords. I believe that the body of case law that the Workplace Relations Commission is building in this regard complements the clarity that my Department is working to provide to landlords and agents in relation to the operation of the HAP scheme. It is clear that such cases are rare and the vast majority of landlords are happy to engage in the scheme, and adhere to the terms and conditions. In fact, the average number of new additional tenancies being supported by HAP per week over the last number of months is close to 350.
HAP is working for both recipients and landlords. Over 28,500 eligible households are currently being supported across the State with over 20,000 individual landlords and agents providing accommodation via the scheme and receiving housing assistance payments. HAP will continue to be a flexible support available to assist people with their long term housing needs immediately their need arises. My Department continues to keep the operation of the HAP scheme under review. In general, I am satisfied with the operation of the HAP and I consider it to be a key vehicle for meeting housing need and fulfilling the ambitious programme outlined under the Rebuilding Ireland Action Plan for Housing and Homelessness.
1353. Deputy Willie O'Dea asked the Minister for Housing, Planning and Local Government if his Department has sanctioned funding to an association (details supplied) to fund the purchase of houses yet to be built at Rhebogue, Limerick city; the amount of funding that was sought; the amount that was approved; if his attention has been drawn to the fact that the number of houses will be less than the amount for which funding was originally sought as a result of a planning decision by Limerick City and County Council; if his attention has been further drawn to the fact that the houses that were specifically proposed for persons with a disability have been removed from the scheme; if his attention has been drawn to the fact that there is widespread opposition to this proposal; and if he will make a statement on the matter. [46860/17]
Amharc ar fhreagraMy Department gave approval-in-principle for the development of special needs social housing at Rhebogue at a cost of €3.8m. This approval was subject to planning permission and to the successful advancement of the project on technical and cost grounds. The costs sought initially for the project were €3.9m.
The advancement of this project, including the planning permission and all other aspects, is a matter for the approved housing body and for Limerick City & County Council in the first instance. I understand that the Council, as the planning authority, has recently granted planning permission for 17 new social homes, 4 less than originally sought.
All housing projects are subject to planning permission and while I am keen that the maximum delivery for social housing is achieved, there is a balance to be struck with regard to planning issues which is the responsibility of the planning authority.
1354. Deputy Fergus O'Dowd asked the Minister for Housing, Planning and Local Government further to Parliamentary Question No. 165 of 30 March 2017, the reason an estate (details supplied) is being omitted from the unfinished housing list in 2017 in view of the occupancy rate in the estate; the detail of the report by his Department on the estate; the reason for the decision in view of Louth County Council's applications to have it added to the list. [46880/17]
Amharc ar fhreagraThe 2016 Annual Progress Report on Unfinished Housing Developments, published in March 2017, highlighted that the number of ‘unfinished’ developments had reduced by over 85% from just under 3,000 developments in 2010 to 420 developments in 2016, with 248 developments resolved in 2016 alone.
Funding of the resolution process is now centred around investment by housing providers and their funders as well as income from bonds and securities.
The residual level of unfinished housing developments remaining is expected to show further reduction when the 2017 survey is finalised and the 2017 Annual Progress Report is published by year end. The position of the estate referred to is being considered in that context so it would be premature at this stage to conclude that it will not be included in the 2017 survey results.
1355. Deputy Fergus O'Dowd asked the Minister for Housing, Planning and Local Government the progress to date in the purchase or acquisition of derelict and abandoned homes under compulsory purchase order legislation in each local authority; the number of homes acquired by each local authority, such as in County Louth; the amount of funds released by his Department to each local authority to facilitate this purchase and renovation; and if he will make a statement on the matter. [46916/17]
Amharc ar fhreagraMy Department provides funding to local authorities to acquire a range of properties for social housing use. The properties involved can range from those in good condition to those that need remediation and may have been vacant. To ensure a local-led response to such work, responsibility for property acquisitions is delegated to local authorities.
To further assist local authorities pursuing vacant properties, my Department has introduced a Buy & Renew Scheme to encourage local authorities to acquire vacant properties that may suitable for social housing and facilitates their remediation. As with standard acquisitions, local authorities have delegated responsibility to utilise the Buy & Renew Scheme as part of whatever blend of property acquisitions is appropriate to their area, given housing need and the availability of properties of different types.
Given that responsibility is delegated to local authorities for this work, my Department does not have the statistics sought by the Deputy differentiating between the different categories of property acquisitions undertaken by local authorities, or in relation to the use of compulsory purchase orders. In 2018, my Department will gather and publish statistics on the property acquisitions undertaken in 2017 by local authorities and within those statistics, it will be possible to provide some information on the categories of acquisitions undertaken.
Furthermore in relation to actions to tackle vacancy, I have asked the Chief Executives of all local authorities to draw up Vacant Homes Action Plans and, as a first step in this process, to undertake surveys to obtain a more accurate picture of the scale of vacancy in their areas, which would better inform local actions to bring as many vacant properties back into use as soon as possible. Anecdotal evidence suggests that the levels of vacancy recorded as part of the Census count in April 2016 have been significantly reduced, particularly in urban areas where many habitable homes and buildings have since been occupied. This underpins the importance of having an accurate picture of what accommodation is vacant and potentially available for early re-use.
My Department is continuing to engage on an ongoing basis with local authorities with a view to progressing measures to bring as many vacant and underutilised properties as possible back into use.
1356. Deputy Peadar Tóibín asked the Minister for Housing, Planning and Local Government further to Parliamentary Questions Nos. 728 and 734 of 10 October 2017, the number of persons who have been forced to pay outstanding water charges before they can avail of a mortgage to rent agreement. [46951/17]
Amharc ar fhreagraMortgage to Rent transactions require the sale of a property by a lender, subsequent to its voluntary surrender by a borrower, to an Approved Housing Body. As with any property conveyance, charges relating to the property including water charges are required to be discharged prior to the completion of the sale.
The Housing Agency publishes detailed statistics on a quarterly basis on the operation of the MTR scheme. This information is available on the Agency's website at the following link:
https://www.housingagency.ie/our-services/housing-supply-services/mortgage-to-rent.aspx.
From the scheme's inception in 2012 to the end of September 2017, a total of 282 MTR cases each necessitating a property conveyance transaction have been successfully completed. Any MTR applicant who has paid water charges will be entitled to a refund once the Water Services Bill 2017, which I am currently bringing through the Houses of the Oireachtas, is enacted.
1358. Deputy Eoin Ó Broin asked the Minister for Housing, Planning and Local Government the number of long term social housing voids returned to stock by each local authority in each of the years 2014 to 2016 and to date in 2017; and the funding allocated to each local authority in each year to restore these units to use, in tabular form. [47024/17]
Amharc ar fhreagraThe Voids Programme, introduced in 2014 by my Department, provides additional support to local authorities in preparing vacant units for reletting. This funding is available as an additional support over and above what local authorities provide themselves towards such work.
There were 2,326, 2,696 and 2,090 vacant social homes brought back into productive use in 2014, 2015 and 2016, respectively, with funding assistance from my Department. The latest information for 2017 indicates that nearly 850 units have been completed and I anticipate that this figure will reach over 1,400 by year-end.
Local authorities are continuing to undertake works under the programme in 2017 and submit claims for funding on an ongoing basis, as works are completed. As such, my Department does not yet have complete figures for the average costs of units retrofitted this year.
Voids returned from 2014 to date
|
Local Authority |
Units returned 2014 |
Funding 2014 |
Units Returned 2015 |
Funding 2015 |
Units Returned 2016 |
Funding 2016 |
2017 Allocation Unit |
2017 Funding Allocation |
|
Carlow |
42 |
€325,111 |
28 |
€300,650 |
8 |
€69,450 |
8 |
€94,000 |
|
Cavan |
23 |
€349,137 |
28 |
€307,018 |
32 |
€307,530 |
12 |
€221,950 |
|
Clare |
65 |
€995,831 |
96 |
€1,472,533 |
79 |
€1,329,700 |
24 |
€514,308 |
|
Cork City |
212 |
€2,872,028 |
281 |
€4,522,819 |
151 |
€1,442,538 |
43 |
€871,000 |
|
Cork County |
155 |
€1,539,363 |
199 |
€2,091,578 |
97 |
€1,200,488 |
69 |
€1,326,850 |
|
DLR |
5 |
€89,896 |
24 |
€262,768 |
19 |
€183,092 |
11 |
€188,621 |
|
Donegal |
167 |
€919,797 |
146 |
€1,003,576 |
83 |
€766,499 |
128 |
€1,875,185 |
|
Dublin City |
467 |
€6,163,465 |
787 |
€10,858,088 |
531 |
€7,129,848 |
377 |
€8,313,500 |
|
Fingal |
165 |
€1,938,780 |
139 |
€1,624,632 |
147 |
€1,725,774 |
151 |
€2,108,750 |
|
Galway City |
26 |
€474,050 |
25 |
€222,025 |
28 |
€309,150 |
16 |
€174,400 |
|
Galway County |
76 |
€958,263 |
59 |
€705,347 |
37 |
€472,552 |
30 |
€642,500 |
|
Kerry |
79 |
€718,938 |
103 |
€884,736 |
90 |
€917,549 |
56 |
€778,865 |
|
Kildare |
49 |
€503,463 |
20 |
€359,808 |
24 |
€485,130 |
7 |
€140,000 |
|
Kilkenny |
25 |
€484,430 |
23 |
€381,639 |
11 |
€156,278 |
9 |
€182,500 |
|
Laois |
43 |
€257,014 |
12 |
€61,228 |
12 |
€97,053 |
5 |
€41,440 |
|
Leitrim |
15 |
€229,072 |
9 |
€177,474 |
47 |
€566,620 |
16 |
€260,700 |
|
Limerick |
98 |
€915,969 |
52 |
€500,689 |
18 |
€384,250 |
32 |
€554,000 |
|
Longford |
16 |
€313,250 |
22 |
€426,535 |
23 |
€506,705 |
37 |
€225,000 |
|
Louth |
9 |
€113,620 |
21 |
€292,279 |
8 |
€91,523 |
7 |
€87,500 |
|
Mayo |
80 |
€464,508 |
86 |
€878,600 |
25 |
€233,089 |
22 |
€353,200 |
|
Meath |
59 |
€1,037,501 |
54 |
€855,565 |
65 |
€989,420 |
47 |
€842,000 |
|
Monaghan |
21 |
€92,751 |
13 |
€100,502 |
40 |
€302,944 |
13 |
€182,000 |
|
Offaly |
35 |
€514,000 |
55 |
€551,532 |
41 |
€408,426 |
7 |
€135,500 |
|
Roscommon |
34 |
€224,028 |
36 |
€258,773 |
72 |
€529,811 |
4 |
€74,500 |
|
Sligo |
29 |
€311,648 |
39 |
€439,924 |
68 |
€1,097,909 |
44 |
€738,697 |
|
South Dublin |
92 |
€627,407 |
27 |
€216,838 |
81 |
€703,736 |
92 |
€1,397,022 |
|
Tipperary |
86 |
€935,801 |
115 |
€1,299,180 |
100 |
€1,122,318 |
58 |
€751,200 |
|
Waterford |
42 |
€605,428 |
56 |
€488,724 |
83 |
€745,973 |
52 |
€853,820 |
|
Westmeath |
56 |
€369,518 |
74 |
€650,813 |
43 |
€436,062 |
8 |
€88,371 |
|
Wexford |
20 |
€316,307 |
24 |
€294,811 |
17 |
€167,007 |
11 |
€231,500 |
|
Wicklow |
35 |
€650,204 |
43 |
€857,499 |
10 |
€245,887 |
9 |
€174,300 |
|
TOTAL |
2326 |
€26,310,578 |
2696 |
€33,348,183 |
2,090 |
€25,124,311 |
1,405 |
€24,329,179
|
1359. Deputy Barry Cowen asked the Minister for Housing, Planning and Local Government the reason circular letter PL 10/2017 which was sent to planning authorities and stakeholders seeking guidance on planning applications for short-term lettings only relates to apartments and not to houses in multi-unit developments or stand-alone houses; and his views on whether only applying such planning restrictions on short-term lettings to apartment owners and not to house owners would be discriminatory. [47125/17]
Amharc ar fhreagraMy Department, under Action 18 of the Strategy for the Rental Sector, has established a Working Group consisting of all the major public stakeholders with interest in Short Term Letting. The Working Group will report to the Minister on the appropriate regulatory approach for short term lettings and the identification of any necessary amendments to legislation required to give effect to such regulation. It is expected that the Working Group will report by end 2017.
The aim is to facilitate the short-term letting of accommodation within permanent residences – homesharing – while protecting the existing stock of residential property in areas of high demand, safeguarding neighbourhood amenity and consumer protection and generating revenue to address negative externalities of short term letting.
As a first step, the working group has developed guidance for Local Authorities in relation to the appropriate approach for planning decisions related to short term lettings and a circular in this regard was issued to all Local Authorities last month. The Working Group is now working on proposals for an appropriate comprehensive regulatory approach for short term tourism-related lettings and the identification of any necessary amendments to legislation required to give effect to such regulation.
The guidance is an immediate measure intended to ensure that the existing planning regulations are adhered to and that they are used appropriately to facilitate genuine home-sharing and to protect the supply of rental accommodation and the housing stock. It provides guidance to planning authorities where an application for planning permission has been made for the purpose of short term letting.
There is a specific exemption in article 10(4) of the Planning and Development Regulations 2001 for, within certain limitations or restrictions, development consisting of the use of a house for overnight guest accommodation, which, therefore, does not require planning permission. This exemption is typically or traditionally relied on in the context of the provision of B&B type accommodation. The circular does not provide guidance for planning decisions for houses that are covered by the exemption.
However, the term “house” does not, for the purposes of article 10(4), include a building designed for use or used as 2 or more dwellings or a flat, an apartment or other dwelling within such a building. Providing overnight guest accommodation in such dwellings is, therefore, specifically excluded from this exemption and may constitute a material change of use and, if it does, it requires planning permission.
The circular, therefore, provides guidance to LAs when considering applications for planning permission for a material change of use to allow short term letting in such dwellings and also in houses that are not covered by the exemption.
This guidance is a first step. It does not constitute an alteration to the existing planning regulations, which are unchanged by the guidance circular. Indeed any changes to the existing regulations relating to the exemption from the requirement to obtain planning permission are subject to the approval of both Houses of the Oireachtas, as set out in the Planning and Development Act 2000.
The guidance circular is not expected, or intended, to resolve all the issues related to short term letting. The broader licensing and regulatory approach, on which the Working Group is developing proposals, will provide the comprehensive framework to do this.
1360. Deputy Barry Cowen asked the Minister for Housing, Planning and Local Government the status of the social housing PPP programme; the expected cost of this to the Exchequer in terms of availability payments; if private co-financing partners have been selected for the project; the identity of these partners; when he expects construction on the first and second bundle to commence; the structure of the PPP; if local authorities and AHBs will own or lease the social housing from the investment vehicle; and if leasing, the leasing scheme involved. [47126/17]
Amharc ar fhreagraThe Social Housing PPP Programme involves an investment with a capital value of €300 million. It is to deliver 1,500 social housing units in total, via three bundles. The first bundle, which comprises six PPP sites, is to provide over 500 units in the Greater Dublin Area. Two of the sites are located in the Dublin City Council area with one each in the County Council areas of South Dublin, Kildare, Wicklow and Louth. A contract notice was published on 12th May 2017 in the Official Journal of the European Union and expressions of interest were submitted by 5 candidates. Following evaluation of these submissions 3 candidates have been short-listed to tender. They are -
- BAM PPP PGGM Cooperatie U.A;
- Comhar;
- Torc Housing Partnership.
Details regarding these tenderers are available on the National Development Finance Agency website at http://www.ndfa.ie/social-housing-bundle-1-shortlist/.
The second bundle, comprising eight PPP sites which are to provide over 450 units, was announced in June 2016. Three of the sites are located in the Cork County Council area, with one each in the Galway City Council and Waterford City & County Council areas. There is a further one site in each of the County Council areas of Clare, Kildare and Roscommon. The contract notice for this bundle is expected to be published before the end of 2017.
The identification and selection of sites for the third project bundle is currently underway and is expected to be finalised in the coming months.
Each individual bundle of sites takes an estimated 37-48 months to deliver in total, including planning, procurement and construction. It is expected that construction would commence in 2018 on the first bundle of sites, with units becoming available from 2019. The timelines for construction and delivery of the second bundle of sites would be expected to follow some six months after those for the first bundle.
The Social Housing PPP Programme is being delivered through the ‘availability’ based PPP model. Under this type of contract the PPP project company as the private partner designs, builds, finances and maintains public buildings on sites provided by the State, in this case through the local authority. Payment is made by the State only once construction of the buildings is complete and the units are ready to house tenants. The payment comprises a monthly ‘availability’ and performance-based payment (or unitary charge) made over the term of the 25-year contract.
The amount of the availability payment is a bid item in the selection of the preferred tender. This means that when a bidder tenders for the PPP project, the level of monthly payment is considered in assessing the competing tenders. This is to ensure that the State receives value for money.
Land provided by the local authority is made available by way of a licence. Ownership of State land is not transferred to the private partner PPP company.
Tenants allocated to PPP units will be nominated by the local authority, in the normal manner, from the local authority social housing waiting list in accordance with that local authority’s allocation scheme. Each respective local authority therefore retains tenant nomination rights, and is to be the contractual landlord, with the same differential rent arrangements applying.
1361. Deputy Barry Cowen asked the Minister for Housing, Planning and Local Government his views on whether there is a risk that the finances of approved housing bodies could become classified under the general Government heading in statistical accounting due to their role in the social housing PPP programme; and if his attention has been drawn to the fact that EUROSTAT has requested the CSO to examine the impact of this programme on the classification of AHBs vis-à-vis the market/non-market test. [47127/17]
Amharc ar fhreagraThe Central Statistics Office (CSO) is responsible under EU law for the reporting of Government finance statistics, including deficit and debt. This includes classifying organisations and transactions according to the legislation underpinning the compilation of national accounts in the European Union through the ‘European System of Accounts’ (ESA 2010). These legally binding rules lay down criteria to establish whether individual entities should be included as part of the General Government sector, to consider whether they are ‘on-balance sheet’ or ‘off-balance sheet’ for Government accounting purposes.
Eurostat has requested the CSO to review the classification of the AHBs in Ireland, which are currently classified as ‘non-profit institutions serving households’ under ‘Sector 15’ of ESA 2010, and therefore outside of the General Government sector.
The CSO had previously reviewed the AHB sector classification in 2014 and concluded that these entities should remain classified to Sector 15 under ESA 2010. It was indicated at that time that should expected new developments in relation to social housing materialise, the status of these bodies under any revised relationship with the housing authorities (local authorities) or any other government body would be reviewed at that point. In October 2016 Eurostat requested the CSO to review the classification of AHBs, expressing the view that the role of government financing should be given greater weight in the classification decision than had been the case at the time of the 2014 review. The possible participation of AHBs in the Social Housing PPP Programme has not been cited as a specific reason for the review.
It is understood that the methodological approach being undertaken by the CSO in the review is to examine the classification of AHBs on a tier-by-tier and on an AHB by AHB basis. The initial focus is on the 16 larger AHBs categorised as ‘Tier 3’ under the voluntary regulatory code in operation for the sector, which is overseen by the interim regulator’s office based in the Housing Agency.
While being mindful of the independence of the CSO and Eurostat my Department has made a number of detailed submissions and is in on-going dialogue with CSO on the matter.
1362. Deputy Barry Cowen asked the Minister for Housing, Planning and Local Government the number of the 10,000 social housing units that are targeted long-term lease arrangements of the 47,000 targeted in total under the action plan for housing and homelessness; and the number of these that have been delivered to date in each year. [47128/17]
Amharc ar fhreagra1363. Deputy Barry Cowen asked the Minister for Housing, Planning and Local Government the number of the 10,000 social housing units that are targeted under long-term lease arrangements of the 47,000 targeted in total under the action plan for housing and homelessness that are planned to come from additional supply, that is, supply built by private parties for that purpose rather than coming from existing supply or new private housing output. [47129/17]
Amharc ar fhreagraI propose to take Questions Nos. 1362 and 1363 together.
Of the 50,000 social housing units to be delivered under the Rebuilding Ireland Action Plan for Housing and Homelessness, almost 33,500 will be constructed, while 6,500 will be purchased by local authorities and approved housing bodies, directly from the market or through the Housing Agency, with a portion of these being newly built units. A further 10,000 units will be leased by local authorities and approved housing bodies under leasing arrangements from a range of different sources. 3,500 of these 10,000 new social housing homes are targeted to be achieved using the Repair and Leasing Scheme (RLS) which harnesses the potential of existing vacant stock and brings it back into use for social housing. The remaining 6,500 properties will be secured under long-term lease arrangements from a variety of sources which will include existing housing stock and newly built units. The exact blend of delivery under leasing in any given year will depend on the availability of existing stock and new units in any particular county.
The output under leasing in 2016, and to end Q3, in 2017 is set out in the following table.
|
Year |
Total number of additional leased units |
|
2016 |
792 |
|
2017 to end Q3 |
671 |
1364. Deputy Barry Cowen asked the Minister for Housing, Planning and Local Government the number of the 11,000 social housing units that are planned to be acquired from the market; if this includes units acquired under Part V; and if so, the percentage of the targets planned which will come from this source. [47130/17]
Amharc ar fhreagraThe initial target under Rebuilding Ireland was to deliver 47,000 homes, with 11,000 of these to be delivered through acquisition. However, following the first phase of my review of Rebuilding Ireland and with the provision made under Budget 2018 for social housing delivery, there is now a greater emphasis on direct build activity by local authorities and approved housing bodies.
Within the revised overall target of 50,000 homes now to be delivered under Rebuilding Ireland, almost 33,500 will be delivered through build activity and some 6,500 delivered through acquisitions, with the remaining 10,000 delivered through long-term leasing initiatives.
The following table shows the elements of the overall build activity, including homes that will be built directly by local authorities and approved housing bodies, as well as properties constructed for social housing through Part V and refurbished properties/Voids, as well as acquisitions, over the period 2016 to 2021.
|
Delivery |
Build |
Acquisition |
|
Local Authority |
16,328 |
1,480 |
|
Approved Housing Bodies |
8,960 |
5,050 |
|
Refurbished properties/Voids |
3,459 |
- |
|
Properties constructed for social housing through Part V |
4,690 |
- |
|
Total |
33,437 |
6,530 |
