Written Answers Nos. 67-88
67. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the progress to date in the work of the high level housing delivery group with particular reference to building as many direct build local authority houses as possible in the shortest possible time period; and if he will make a statement on the matter. [23507/21]
Amharc ar fhreagraIncreasing the supply of public, social and affordable homes is priority of this Government. The Programme for Government includes a commitment to deliver 50,000 new social homes with a focus on new build homes. This commitment was underpinned by investment of €3.3bn towards housing programmes in Budget 2021. Subject to the impact of COVID-19, this investment will fund delivery of 12,750 new social homes. Later this year we will be publishing a new Housing Strategy, Housing for All, to set out our ambition to deliver more homes across all tenures. The delivery of more affordable and social homes will be a key focus in the Plan.
The High Level Housing Delivery Group provides a forum for engagement with key housing delivery partners and to provide input on the implementation of the commitments on housing delivery in the Programme for Government. The membership of the Group consists of representatives from the City and County Management Association, the Housing Agency, the Housing Delivery Coordination Office, Approved Housing Bodies and the Irish Council for Social Housing. The Group provides a useful forum for engagement with key stakeholders on housing delivery issues.
68. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the extent to which additional measures are underway to address the current housing crisis with particular reference to the rapidly escalating house prices with some properties currently being sold for approximately 10% to 15% over the asking price; and if he will make a statement on the matter. [23508/21]
Amharc ar fhreagra74. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the average price of a house now deemed to be in the affordable category; the number built, acquired or under construction at present throughout Ireland; and if he will make a statement on the matter. [23515/21]
Amharc ar fhreagraI propose to take Questions Nos. 68 and 74 together.
The purchase prices of homes are influenced by a significant range of market factors, including income, location, demand, supply, building size, and specification etc.
As affordability is, broadly speaking, a factor of household income, there is no single or universally applicable price-point which denotes affordability. The CSO would provide statistical data on the mean and median prices of homes by local authority area. Typically, spending on housing of between 30% and 40% of net household income are used by policy makers and commentators as ‘rule of thumb’ measures of affordability.
The Programme for Government, ‘Our Shared Future’, clearly lays out our commitment to putting affordability at the heart of the housing system through a number of measures, with €468 million in affordable housing measures in Budget 2021 alone.
Government has recently approved the Affordable Housing Bill 2021 and I intend to bring this before the Oireachtas in the very near future as part of the summer legislative programme. This Bill includes provisions to underpin three schemes delivering on the Government’s commitment to prioritise the increased supply of affordable homes through (1) affordable homes for purchase delivered by local authorities, (2) a new affordable purchase shared equity scheme for private homes, and (3) the introduction of a new form of tenure in Cost Rental.
The Serviced Sites Fund (SSF) is available to local authorities, in areas where an affordability challenge exists, to provide affordable housing to buy or rent on their land. SSF funding of almost €188 million has been approved in principle in support of 39 infrastructure projects in 14 local authority areas, which will assist in the delivery of some 4,200 affordable homes. While the majority of SSF projects are currently at the planning and design stage, my Department continues to engage and meet with local authorities in order to progress approved projects, and to have preliminary discussions on potential future projects.
The first two SSF projects that will deliver affordable housing are in Dún Laoghaire and Cork. Fifty homes will be provided later in the year at the Enniskerry Road in Dún Laoghaire, the first ‘Cost Rental’ pilot programme. The first project that will deliver affordable homes to purchase is at Boherboy Road in Cork City, where 116 new energy efficient 2- and 3-bedroom homes will be delivered in six phases; with the first phase to be delivered by Q2 2021. Homes will range in price from €198,000 to €223,000.
In addition to the Cost Rental project at Enniskerry Road, a further two projects are underway. Dublin City Council is progressing a site at Emmet Road, Inchicore (the former St Michael’s Estate) and the Land Development Agency is collaborating with Dún Laoghaire-Rathdown County Council on a site at Shanganagh, Shankill. Both of these projects have received approval in principle for SSF funding.
The provision of Cost Rental housing is also being implemented through the new Cost Rental Equity Loan (CREL) scheme, with a Budget 2021 allocation of €35 million. I have approved in principle the financing this year of 390 new homes across eight sites, located in Dublin, the Greater Dublin Area, and Cork. CREL support and careful cost management has generated initial rents which are at least 25% below comparable open market prices, delivering significantly improved affordability for renters.
The Affordable Purchase Shared Equity Scheme will enable first-time buyers to buy a new home at a price they can afford, much sooner than would otherwise have been the case. The equity stake will fill the gap between the mortgage people have, and the price of a new home. In so doing, it will build confidence in the construction sector to increase housing supply. The proposed price caps for the equity scheme are reflective of the median price of a new home bought by first-time buyers, and are targeted to address the affordability gap in different places.
In addition, the Land Development Agency is tasked with working with Government Departments, Local Authorities, state agencies, and other stakeholders to assemble strategic sites in urban areas and ensure the sustainable development of social and affordable homes for rent and purchase. On its establishment, the LDA had access to an initial portfolio of 8 sites that have near term delivery potential for approximately 3,400 new homes. Whilst the tenure mix for these homes has not been finalised, the LDA will have regard to Government policy, and all appropriate legislation, on the appropriate tenure mix for developments on public land, as well as the criteria for the operation of cost rental and affordable housing schemes.
These measures are designed to increase housing supply at a time when needed most. They will get families into new homes at a price they can afford.
Additional affordability measures, such as the Help to Buy Scheme and the Rebuilding Ireland Home Loan (RIHL), are already available to eligible applicants.
The Help to Buy Scheme has had 23,545 approvals by the end of February 2021, with the estimated total value of approved Help to Buy claims to date in the order of €389.2 million.
The RIHL is available for both new and second-hand homes. At the end of February 2021, the RIHL has had 3,817 approvals. Budget 2021 confirmed that €210 million has been sanctioned for RIHL lending in 2021.
69. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage his plans to urgently tackle the purchase of properties in bulk by pension fund sponsored investors (details supplied); and if he will make a statement on the matter. [23510/21]
Amharc ar fhreagraI have serious concerns of instances, recently reported, where investors are inappropriately purchasing entire completed houses estates, preventing their sale to families and first time buyers.
Institutional Investors are regulated by the Department of Finance. The issue of sale and of purchase of land or housing are matters for the Minister for Justice. I am working with my Government colleagues to bring forward comprehensive proposals to address this issue as a matter of urgency.
I would note that institutional investors occupy a relatively small share of the housing market which based on the last census in 2016 was more than 2 million houses and apartments. Industry estimates suggest that the total number of residential units under institutional ownership in Ireland was approximately 15,550 at the end of 2020, less than 1% of the total housing stock.
Historically, the private rented sector in Ireland has been largely made up of small-scale landlords, who will continue to provide the bulk of private rented accommodation. Data provided by the Residential Tenancies Board in November 2020 reports that the majority (over 70%) of landlords registered a single rental tenancy.
The presence of such institutional investors in the market helps to increase the supply of housing, particularly of urban apartments, through forward-funding of development. This is essential to reaching the National Planning Framework targets and to support more sustainable living generally. However the possibility of a trend of investment emerging where already or nearly completed traditional family home estates are purchased in bulk is deeply concerning and not in line with Government policy.
On Tuesday, 4 May last, I received Government approval for the Affordable Housing Bill 2021, which I will shortly be bringing before the Oireachtas. A key aspect of this Bill is the reform of Part V of the Planning and Development Act by increasing the existing 10% obligation for social housing in residential developments to a 20% obligation for social and affordable housing.
I will continue to prioritise the increase in the supply of homes and supports which enable first time buyers access their own home.
70. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the degree to which through various local authorities abandoned and or derelict buildings in the centres of villages or towns throughout Ireland are being used and refurbished to meet the needs of those who require affordable or local authority houses; and if he will make a statement on the matter. [23511/21]
Amharc ar fhreagraMy Department supports local authorities to deliver new social homes utilising vacant and derelict properties through the Buy & Renew scheme and the Repair & Leasing Scheme. To date approximately 600 new social homes have been made available under Buy & Renew and I am keen that local authorities utilise this opportunity alongside the delivery of social homes through new build projects. Full capital funding is available to the local authorities for all these delivery options.
The Repair & Leasing Scheme was also developed to assist private property owners and local authorities or approved housing bodies (AHBs), to harness the accommodation potential that exists in vacant dwellings across Ireland. The cost of the necessary repairs are met upfront by the local authority or an AHB, with the cost of the repairs being recovered from the property owner by offsetting it against the lease payment, subject to the suitability of the dwelling for social housing.
At end-2020, a total of 234 dwellings had been brought back into use under the scheme across a range of dwelling types, including over the shop properties, former bedsits, city centre terraced houses, and one-off rural dwellings. The budget allocation for the scheme in 2021 is €11 million, targeting the delivery of 170 homes.
71. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the number of planning permissions applied for and refused by county in each of the past three years to date; the way such figures will inform housing policy going forward with particular reference to giving the local population a chance to live in their local area; and if he will make a statement on the matter. [23512/21]
Amharc ar fhreagraPlanning statistics are compiled by each planning authority on an annual basis for collation and publication on my Department’s website. The data collected relates to the total number of applications and decisions for all developments that require planning permission, broken down by year and planning authority. The data requested is provided in the table below and may be accessed at the following link:
https://www.gov.ie/en/collection/6e88b-planning-statistics/#annual-planning-applications-2009-onwards
|
2020 |
2020 |
2019 |
2019 |
2018 |
2018 |
|
|
Council |
Applications |
Refusals |
Applications |
Refusals |
Applications |
Refusals |
|
Carlow |
502 |
16 |
370 |
28 |
357 |
21 |
|
Cavan |
587 |
30 |
515 |
16 |
552 |
19 |
|
Clare |
990 |
62 |
939 |
58 |
1,007 |
44 |
|
Cork |
2,883 |
224 |
3,063 |
257 |
3,314 |
248 |
|
Donegal |
1,598 |
111 |
1,582 |
113 |
1,594 |
165 |
|
Dun Laoghaire Rathdown |
1,186 |
158 |
1,560 |
197 |
1,473 |
249 |
|
Fingal |
1,035 |
215 |
1,175 |
215 |
1,085 |
118 |
|
Galway |
1,705 |
258 |
1,795 |
238 |
1,761 |
155 |
|
Kerry |
1,292 |
98 |
1,331 |
110 |
1,305 |
92 |
|
Kildare |
1,210 |
202 |
1,237 |
245 |
1,348 |
255 |
|
Kilkenny |
836 |
70 |
865 |
67 |
767 |
59 |
|
Laois |
706 |
19 |
718 |
18 |
791 |
24 |
|
Leitrim |
228 |
6 |
204 |
5 |
181 |
4 |
|
Limerick City & Co |
1,235 |
64 |
1,345 |
65 |
1,198 |
50 |
|
Longford |
286 |
17 |
293 |
25 |
260 |
16 |
|
Louth |
947 |
133 |
894 |
73 |
886 |
29 |
|
Mayo |
967 |
53 |
928 |
42 |
972 |
34 |
|
Meath |
1,716 |
205 |
1,428 |
126 |
1,278 |
98 |
|
Monaghan |
580 |
21 |
584 |
29 |
628 |
23 |
|
Offaly |
507 |
56 |
629 |
35 |
607 |
46 |
|
Roscommon |
445 |
51 |
513 |
46 |
529 |
34 |
|
Sligo |
326 |
16 |
418 |
14 |
433 |
16 |
|
South Dublin |
862 |
97 |
912 |
146 |
1,011 |
135 |
|
Tipperary Co Co |
1,081 |
29 |
1,036 |
30 |
1,142 |
21 |
|
Waterford City & Co |
866 |
103 |
857 |
80 |
765 |
56 |
|
Westmeath |
541 |
51 |
568 |
40 |
574 |
46 |
|
Wexford |
1,376 |
229 |
1,374 |
277 |
1,398 |
267 |
|
Wicklow |
1,031 |
101 |
1,062 |
138 |
1,100 |
163 |
|
Cork City |
669 |
97 |
820 |
59 |
480 |
49 |
|
Dublin |
2,479 |
275 |
2,942 |
313 |
2,820 |
321 |
|
Galway City |
336 |
37 |
357 |
41 |
401 |
45 |
|
Total |
31,008 |
3,104 |
32,314 |
3,146 |
32,017 |
2,902 |
However, the data collected relates to the total number of applications and decisions for all developments that require planning permission, broken down by year and planning authority but not broken down by reason for the grant or refusal of permission, including in respect of applications for housing development by housing type. Such information may be sought directly from the relevant planning authority.
In addition, the Central Statistics Office (CSO), as the national statistical office, compiles and makes available detailed data on a number of planning related issues including permissions granted and completions by development type and county. Data is available at the following link on the CSO website: https://www.cso.ie/en/statistics/construction/planningpermissions/.
72. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the number of families who have in the year to date applied for local authority or similar housing, affordable housing and or special needs housing by county with a view to responding at the earliest possible date to this need; and if he will make a statement on the matter. [23513/21]
Amharc ar fhreagraDetails on the number of households qualified for social housing support in each local authority area is provided in the annual statutory Summary of Social Housing Assessments (SSHA).
The most recent summary, conducted in November 2020, shows that 61,880 households were assessed as qualified for and being in need of social housing support. This represents a decrease of 6,813 households or 9.9% on the last assessment in June 2019. Since 2016, the numbers have decreased from 91,600 to 61,880, a reduction of 32.4%.
In relation to the question posed by the Deputy regarding the number of families that have in the year to date applied for local authority or special needs housing, information of this specific type is not held by my Department.
Below is the link to the summary report for 2020 which includes breakdowns by each local authority, across a range of categories, including details on households with a specific accommodation requirement arising from a disability. It should be noted that the SSHA is a point in time snapshot of the demand for social housing support in each local authority area and does not necessarily reflect the dynamic nature of entry to and exit from the housing waiting lists. 2020 Report https://www.gov.ie/en/publication/970ea-summary-of-social-housing-assessments-2020-key-findings/#:~:text=The%20Summary%20of%20Social%20Housing,is%20not%20currently%20being%20met
Each local authority has a Housing and Disability Steering Group to plan for and oversee the implementation of the local authority’s five-year Strategic Plan under the National Housing Strategy for People with a Disability (NHSPWD) 2016-2021. These groups were established in 31 local authorities to enhance the existing ad hoc inter-agency cooperation and to bring a more coordinated approach to the delivery of housing and related services. They are made up of representatives from the local authority, Approved Housing Bodies, the HSE (with a representative from both Disability Services and Mental Health), and sectoral representatives’ groups from the areas of the four disability categories.
The Groups are also tasked with reviewing the targets in the local authorities’ Strategic Plans to ensure that they are realistic yet challenging and that they result in increased delivery of appropriate/varied types of housing for people with disabilities, and to also ensure that while the targets are based on the identified need (Housing Waiting List) that they take cognisance of emerging need as well. Since 2016, allocations of homes to persons with a disability has ranged from 10-12% of all allocations. The existing strategy is under review and public consultation and research has begun. It is intended that a new strategy will be published by the end of 2021.
In relation to affordable housing, the Affordable Housing Bill 2021 was approved by cabinet on the 4th of May 2021 – it is the first ever comprehensive standalone legislation providing for affordable housing measures. This will give a statutory basis for the introduction of the Affordable Purchase and Cost Rental schemes.
73. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the extent to which adequate funding and authority remains available to Kildare County Council to purchase or build sufficient housing units to meet the very high demand in the area; and if he will make a statement on the matter. [23514/21]
Amharc ar fhreagraMy Department supports all local authorities in their provision of new social homes through a range of programmes, with delivery targets set and published for each local authority. For 2021, I have set targets for Kildare County Council of 558 new social homes via build programmes and 153 homes through leasing. The precise projects that will be advanced over the course of 2021, are a matter for Kildare County Council who have direct authority in this area. The Council will be fully supported with funding from my Department based on the delivery they achieve this year and any additional delivery beyond these targets, will also be funded.
In recognition of the likely impact of the COVID-19 restrictions on all but a limited number of social housing sites, I recently announced additional measures to support the delivery of social housing in 2021 including a programme of targeted acquisitions by local authorities and an increased focus on Buy and Renew construction with a particular emphasis on rundown vacant properties that local authorities can repurpose as social housing units.
To provide transparency on new social housing projects being advanced, my Department publishes a Social Housing Construction Status Report each quarter with details of all social housing developments completed or under construction in each local authority area, including Kildare. The report for Quarter 4 of 2020 is available at the following link: https://rebuildingireland.ie/wp-content/uploads/2021/03/Final-Report.pdf.
The Government will be publishing a new housing strategy this year, which will set out details of social housing delivery out to 2025, including social housing targets for 2022 onwards. While Kildare County Council already has a social housing construction programme in train, I am keen that they are proactive in adding to this pipeline and in working with Approved Housing Bodies to advance their existing projects as speedily as possible. It is also important that the Council housing team has the continued support of Councillors and public representatives in advancing their social housing delivery projects.
75. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage his plans to simplify access to Rebuilding Ireland home loans in order to accelerate their availability and meet the housing needs of many couples; and if he will make a statement on the matter. [23516/21]
Amharc ar fhreagraThe Rebuilding Ireland Home Loan Scheme is designed to enable credit worthy first-time buyers to access sustainable mortgage lending to purchase new or second-hand properties. The Rebuilding Ireland Home Loan provides first-time buyers with access to mortgage finance that they may not otherwise have been able to afford at a higher interest rate. More details of this are set out in the FAQ's section of the Rebuilding Ireland Home Loan and in the link below.
http://rebuildingirelandhomeloan.ie/borrowing/
€210 million has been secured to allow local authorities to lend through the Rebuilding Ireland Home Loan scheme in 2021. Allocations for new lending approvals in 2021 have already been communicated to all 31 local authorities.
76. Deputy Mick Barry asked the Minister for Housing, Local Government and Heritage if he will review the decision to lift the ban on evictions and rent increases in view of the ongoing public health situation and housing crisis; and if he will make a statement on the matter. [23527/21]
Amharc ar fhreagraThe Residential Tenancies Act 2020 was enacted and came into operation on 24 October 2020. The Act aims to mitigate the impact of Covid-19 on tenants and to support the Government's efforts to restrict the movement of people in order to suppress the spread of this virus.
The Act modifies the operation of the Residential Tenancies Acts 2004-2020 to prevent any notices of termination served by landlords, in all but limited cases such as anti-social behaviour, from taking effect in geographical locations and during periods specified by the Minister for Health in Regulations made by him under section 31A of the Health Act 1947 in respect of which a restriction applies on the movement of people outside a 5 km radius of their place of residence. These tenancy protections also apply during the 10 days directly following the period specified by the Minister for Health in the aforementioned Regulations.
Once the Minister for Health makes regulations restricting movement outside a 5 km radius of one's place of residence, the moratorium on evictions taking place takes effect.
A moratorium on evictions taking place was in operation throughout the country from 31 December 2020 until midnight 22 April 2021 (12 April plus the 10 day grace period), with limited exceptions.
Part 3 (Residential Tenancies) of the Planning and Development, and Residential Tenancies, Act 2020 (the PDRTA) provides for temporary modifications to the operation of the Residential Tenancies Act 2004 to provide, subject to certain conditions, that during the period from 11 January to 12 July 2021 a 90 day (rather than the usual 28 days) termination notice period applies, where a tenant is in rent arrears due to Covid-19 and is at risk of losing their tenancy. The earliest termination date allowed in such circumstances is 13 July 2021. Rent increases are also prohibited for relevant tenancies until 13 July 2021, with no back-dating allowed. These protections are designed to better balance the legal rights of landlords and tenant; a guidance document on the PDRTA is available on the RTB's website - www.rtb.ie.
77. Deputy Mick Barry asked the Minister for Housing, Local Government and Heritage if he will report on the backlog of standards compliance checks on HAP landlords in Cork city and other local authority areas; and if he will make a statement on the matter. [23528/21]
Amharc ar fhreagraThe minimum standards for rental accommodation are prescribed in the Housing (Standards for Rented Houses) Regulations 2019. All landlords have a legal obligation to ensure that their rented properties comply with these Regulations. Responsibility for enforcement of the Regulations rests with the relevant local authority.
Local authorities report to my Department on numbers of overall inspections carried out and enforcement actions undertaken on a quarterly basis. The most recent data received in respect of the number of inspections of all private rental properties and those with HAP tenancies is set out in the table below:
|
HAP Inspections carried out in 2019 |
Total Inspections carried out in 2019 |
HAP On-site Inspections carried out in 2020 |
Total On-site Inspections carried out in 2020 |
HAP Virtual Inspections carried out in 2020 |
Total Virtual Inspections carried out in 2020 |
|
23,424 |
40,728 |
12,031 |
24,315 |
991 |
1,388 |
The following is the breakdown for the Cork Local authorities:
|
Local Authority |
HAP Inspections carried out in 2019 |
Total Inspections carried out in 2019 |
HAP On-site Inspections carried out in 2020 |
Total On-site Inspections carried out in 2020 |
HAP Virtual Inspections carried out in 2020 |
Total Virtual Inspections carried out in 2020 |
|
Cork City |
441 |
1,042 |
176 |
473 |
2 |
3 |
|
Cork County |
1,142 |
1,410 |
657 |
756 |
0 |
0 |
Cork council boundaries changed on 31 May 2019. As a result any direct comparisons of year on year performance for the two councils would need to be cognisant of this fact.
Given the need for inspectors to enter tenants’ homes, Covid-19 pandemic restrictions have impacted on the inspection of all rented dwellings – including those with HAP tenancies. The City and County Management Association’s Local Authority Resilience and Recovery Plan for living with Covid-19 (October 2020) and its subsequent Local Authority Services Framework for Future Covid-19 Pandemic Response (January 2021) do not permit rental inspections in Levels 4 and 5. This is in order to protect tenants, landlords and rental inspectors.
In response to the difficulties caused by pandemic restrictions, some local authorities have been piloting virtual inspections. Dublin City Council has led this initiative which entails landlords receiving a checklist for self-assessment and being required to submit photographic/video evidence by email, tenants being invited to raise any non-compliance issues they are aware of and being asked to confirm that any remedial works requested by the local authority have been completed, and the Council reserving the right to conduct a physical on-site inspection when it is safe to do so.
While virtual inspection systems present certain challenges and limitations, they do offer a way of improving the standard of rental accommodation despite the pandemic. I support these initiatives and my Department is encouraging local authorities not already involved in the pilots to consider adopting them. I have committed to providing Exchequer funding for those that do. Cork County Council committed to joining the pilot in January 2021 and Cork City Council have carried out some virtual inspections.
Annual data in respect of the level of inspections carried out by each local authority is available on my Department's website at
https://www.gov.ie/en/publication/da3fe-private-housing-market-statistics/
78. Deputy Mick Barry asked the Minister for Housing, Local Government and Heritage if he will take measures to prevent co-living housing developments given the recent approval of such developments; and if he will make a statement on the matter. [23529/21]
Amharc ar fhreagraOn being appointed, as Minister I undertook a review of co-living development and indicated in a letter dated 23 November 2020 to all local authorities, An Bord Pleanála and the Office of the Planning Regulator, that the preferred approach was to restrict commercial co-living development in Ireland.
This preferred approach was subject to the requisite environmental assessment processes, including Strategic Environmental Assessment (SEA) screening process in accordance with Regulations that give effect to the EU SEA Directive and which require a mandatory four-week consultation with the relevant environmental authorities. The consultation period was completed on 21 December 2020 and gave rise to no further issues.
Accordingly, I issued a further letter to planning authorities on 23 December 2020 giving notice that updated Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities December 2020, had been published as Ministerial guidance under Section 28 of the Planning and Development Act 2000, as amended (the Act). These are available on the website at the following link: https://www.gov.ie/en/publication/9e2f1-ministerial-letter-to-local-authorities-updated-apartment-guidelines-to-give-effect-to-restrictions-on-co-living-development/
The updated apartment guidelines now include a Specific Planning Policy Requirement (SPPR) for a presumption against granting planning permission for co-living/shared accommodation development, and replace the previous, 2018 version of the guidelines. The December 2020 changes relate solely to the ‘Shared Accommodation’ (Co-living) aspects of the guidance.
Any co-living planning application or appeal arising from an application made prior to finalising updated Ministerial guidance on 23rd December 2020 must be assessed on the basis of the guidance that was in place when the planning application was made. Otherwise, as Minister I would have been using the guidance to interfere with ongoing planning processes, which is specifically precluded under Section 30 of the Planning and Development Act. Any planning applications and consequent appeals, or SHD applications made after the date of publication of the updated guidelines, are subject to the updated guidelines.
79. Deputy Mick Barry asked the Minister for Housing, Local Government and Heritage the measures he will take to prevent landlords and estate agents using incentivised rates such as offering short term discounts in order to avoid rent control measures; and if he will make a statement on the matter. [23530/21]
Amharc ar fhreagraThe Planning and Development and Residential Tenancies (Amendment) Act 2016 introduced the Rent Predictability Measure to moderate rent increases in those parts of the country where rents are highest and rising fastest, resulting in great difficulty for households finding affordable accommodation. In these areas, called Rent Pressure Zones (RPZ), rents can only increase by a maximum of 4% per annum. The annual rent increase restriction applies to both new and existing tenancies, irrespective of a change of landlord.
Not all properties in RPZs are subject to the 4% restriction.
An exemption applies to the first rent setting of a tenancy of a dwelling where:
- no tenancy existed in respect of the dwelling during the two years immediately prior to this current tenancy beginning;
or
- no tenancy existed in respect of the dwelling where the dwelling is a protected structure, or is in a protected structure or is a proposed protected structure during the 12 months immediately prior to the current tenancy beginning. A protected structure is defined in the Planning and Development Act 2000.
The Residential Tenancies (Amendment) Act 2019 Act provides a legal definition of ‘substantial change in the nature of rental accommodation’ to illustrate the type of works to be carried out to a rental property to qualify for an exemption from the annual rent increase restriction applicable in Rent Pressure Zones (RPZs).
Such works shall result in:
- a permanent extension increasing the floor area by 25%; or
- an improvement in the Building Energy Rating (BER) by at least 7 ratings; or
- at least 3 of the following:
- a permanent alteration of the internal layout;
- adaptations for a person with a disability;
- a permanent increase in the number of rooms;
- an improvement in the BER by 3 or more ratings where the original BER was D1 or lower; or
- an improvement in the BER by 2 or more ratings where the original BER was C3 or higher.
The Residential Tenancies Acts 2004 to 2021 do not stipulate a maximum or minimum rent amount to be charged in an area and places no obligation on a landlord to charge a rent. Section 19 of the Acts prohibits the setting of a rent that exceeds the prevailing market rent. There is no legal obstacle to landlords reducing rents in an RPZ or elsewhere in the country.
During the pandemic, landlords are being urged to show forbearance to tenants with regard to the levels of rent payable and any arrangements that might be made should rent arrears arise. It is open to the parties to agree informal temporary rental arrangements during the pandemic and this does not contravene RPZ legislation. Such arrangements are viewed as a pragmatic response to the temporary impacts of Covid-19, lowering rents for tenants when most needed.
In order to better enforce RPZ legislation, the Residential Tenancies (Amendment) Act 2019 provided the Residential Tenancies Board (RTB) with enhanced powers and resources to carry out investigations and to sanction landlords if required, for any contravention of the 4% rent increase restriction in RPZs. The maximum sanction is €30,000. Alternatively, a tenant may wish to refer a dispute for resolution to the RTB and a lawful rent can be enforced and damages of up to €20,000 can be awarded.
My Department, the Housing Agency and the RTB keep the operation of the rental market under review. It is important to have rent transparency and a rental system with fair rent and certainty for tenants. I intend to bring forward comprehensive rental legislation in the Autumn with provisions to address long term security of tenure, rent levels and the impact of on-line platforms taking units out of the rental market. The matter raised will be examined in the context of that legislation.
80. Deputy Mick Barry asked the Minister for Housing, Local Government and Heritage the measures he will take to ensure housing is affordable given the large amount of private capital investing in housing here; and if he will make a statement on the matter. [23531/21]
Amharc ar fhreagraThis Government is absolutely committed to ensuring that affordable, quality housing solutions are available to everyone in Irish society and this is reflected in the Programme for Government.
Institutional Investors are regulated by the Department of Finance. The issue of sale and of purchase of land or housing are matters for the Minister for Justice. I have serious concerns of instances, recently reported, where investors are inappropriately purchasing entire completed houses estates, preventing their sale to families and first time buyers. I am working with my Government colleagues to bring forward comprehensive proposals to address this issue as a matter of urgency.
I would note that institutional investors occupy a relatively small share of the housing market which based on the last census in 2016 was more than 2 million houses and apartments. Industry estimates suggest that the total number of residential units under institutional ownership in Ireland was approximately 15,550 at the end of 2020, less than 1% of the total housing stock.
Historically, the private rented sector in Ireland has been largely made up of small-scale landlords, who will continue to provide the bulk of private rented accommodation. Data provided by the Residential Tenancies Board in November 2020 reports that the majority (over 70%) of landlords registered a single rental tenancy.
The presence of such institutional investors in the market helps to increase the supply of housing, particularly of urban apartments, through forward-funding of development. This is essential to reaching the National Planning Framework targets and to support more sustainable living generally. However the possibility of a trend of investment emerging where already or nearly completed traditional family home estates are purchased in bulk is deeply concerning and not in line with Government policy.
Over €3.3 billion has been made available in 2021 for housing - the largest budget in the history of the State. This year alone we are providing Capital funding of €468 million specifically to cover affordability measures including:
- €110 million for a new Affordable Purchase Shared Equity scheme and a new Equity Loan Facility to deliver Cost Rental homes;
- €50 million in Services Sites Funding to deliver affordable purchase homes on Local Authority lands;
- €38 million in Local Infrastructure Housing Activation Funding which will support the delivery of homes on private lands including many discounted prices;
- €210m for lending under the Rebuilding Ireland Home loan for those who cannot secure the necessary commercial loan.
- €205m to be spent by the Land Development Agency in its progression of housing including affordable homes.
- In addition, the Help To Buy scheme is also available via the Department of Finance.
The Government has recently approved the Affordable Housing Bill 2021 which will give a statutory basis for the introduction of the Affordable Purchase and Cost Rental schemes. I intend to publish the Bill very shortly bring it to the Oireachtas to allow its commencement this year. The Bill will also reform of Part V of the Planning and Development Act by increasing the existing 10% obligation for social housing in residential developments to a 20% obligation for social and affordable housing.
The new National Affordable Purchases Shared Equity scheme is currently being designed for private developments. My intention is that this measure will be available nationally. It will help bridge the gap, by means of an equity stake purchased by the State, between the maximum mortgage available to eligible households and the price of the new home they wish to buy. The objective of the scheme will be to increase housing supply by activating viable planning permissions and to enable First Time Buyers to buy a new home at a price they can afford sooner than would otherwise be the case.
In relation to Cost Rental, a range of work is ongoing to deliver this new form of housing. My Department is utilising the expertise of Local Authorities, the Land Development Agency (LDA), and the Approved Housing Bodies (AHBs) to deliver projects in a variety of ways, in order to prove the concept of this new sector. This is in conjunction with the policy development for the sector that is set out in the forthcoming Affordable Housing Bill.
Cost Rental will be informed by National Planning Framework priorities. It will be focused, at least initially, in densely populated urban areas where rental affordability pressures are particularly acute and where State resources can have the biggest impact. It is important that the State targets its affordability measures towards the parts of the country that are experiencing the most extreme affordability challenges.
One of the main sources of State funding for Cost Rental homes is the new Cost Rental Equity Loan (CREL) scheme, which was allocated €35m in funding in Budget 2021. It gives Approved Housing Bodies (AHBs) access to Government loans on favourable terms to cover up to 30% of the cost of new Cost Rental homes. Following the detailed assessment of submitted proposals, approval was granted for the funding this year of 390 new Cost Rental homes, located in Dublin, Kildare, and Cork. Cost-covering rents for these homes will be at least 25% below comparable open market prices. Further details of these homes, including precise locations, will be published when the successful AHBs have completed necessary commercial arrangements. I intend seeking an expansion to this scheme through the review of the National Development Plan and the Budgetary process, in order to give AHBs certainty of funding on a multi-annual basis and allow them to plan developments into the longer term.
In the meantime both the Help to Buy scheme and the Rebuilding Ireland Home Loan remain available to eligible purchasers to make the cost of housing more affordable.
81. Deputy Thomas Gould asked the Minister for Housing, Local Government and Heritage the reason there are only three full-time vacant homes officers in the State with none in County Cork. [23532/21]
Amharc ar fhreagraIn the first instance, the allocation of staff within a local authority is an executive matter for the Chief Executive of that local authority.
Each of the 31 local authorities has a Vacant Homes Officer. At present there are three local authorities that have one person working in a full-time capacity as a Vacant Homes Officer.
In all of the remaining 28 local authorities the officer appointed as a Vacant Homes Officer carries out additional duties in the planning and housing divisions within their authority. In some authorities there is more than one part-time officer carrying out the duties of the vacant homes officer. For example, as indicated in the table provided in the reply to Questions No. 741, 742, 744 and 745 of 21 April 2021, Cork County Council has two part-time vacant homes officers.
The activities of the Vacant Homes Officers is comprehensive with their main focus being bringing vacant properties back into use across the country. In bringing vacant housing back into use for social housing purposes, Vacant Homes Officers provide assistance to property owners to best utilise available supports such as the Repair & Lease, Buy and Renew and Long Term Leasing Schemes.
82. Deputy Thomas Gould asked the Minister for Housing, Local Government and Heritage his views on whether affordability and not market value should be the criteria by which costing for cost-rental and affordable housing is judged. [23533/21]
Amharc ar fhreagraA range of work is underway to deliver Cost Rental housing in Ireland, which has been designed in line with similar sectors that successfully provide affordable rental accommodation elsewhere in Europe. This new form of rental tenure will see rents linked to the cost of provision of homes, rather than being subject to the pressures of the open market. Rents will increase only in line with consumer inflation, remaining stable in real terms while continuing to cover management and maintenance costs. The growth of Cost Rental will mean a substantial continuing stock of more affordable rental homes becoming a feature of housing in Ireland over the longer term.
Cost Rental homes will be operated and allocated in line with provisions in the Affordable Housing Bill 2021 which was recently approved by Government. The Bill, which will be published shortly, defines Cost Rental in Ireland for the first time and will allow the Minister to regulate tenancies in which the rents only cover clearly defined costs. The primary eligibility condition intended for Cost Rental is the setting by the Minister of a maximum household income for new tenants. This will ensure that Cost Rental benefits the target cohort of moderate-income households, who have incomes above the limits for social housing supports and who are facing affordability pressures in the private rental market without any State support.
The 14 December 2020 Call for Proposals for the new Cost Rental Equity Loan (CREL) invited applications from Approved Housing Bodies under certain conditions, one of which was that homes would have a cost-covering rent at least 25% below comparable open market prices in the local area. The CREL projects for which I announced approval in principle on 8 February 2021 meet this requirement. This is unrelated to the actual rents for the 390 new CREL-funded homes, which are calculated from the capital and current costs of delivering these dwellings. The 25% market discount benchmark was used primarily to screen applications at the assessment stage, in order to target limited State investment, in the form of the favourable terms of the CREL loans, at those projects which demonstrated significant impact.
83. Deputy Denis Naughten asked the Minister for Housing, Local Government and Heritage his plans to put measures in place to support the refurbishment of vacant property in towns and villages; and if he will make a statement on the matter. [23536/21]
Amharc ar fhreagraWhile our towns and villages have shown remarkable resilience through recent crises, they require specific policy supports to ensure that they continue to function as viable, vibrant and attractive locations for people to live and work, to raise families, to act as the service, cultural and recreational hub for the surrounding areas, and to facilitate social and community interaction.
In this context, the Programme for Government (PFG) committed to the development of a Town Centre First (TCF) policy. With a view to giving effect to this commitment and the actions outlined in the PFG, a TCF Inter-Departmental Group (IDG) was established in November 2020 to consider the regeneration of our towns and villages. The IDG is jointly chaired by my Department and the Department of Rural and Community Development.
In parallel, a Town Centre First Advisory Group was also established to enable the experiences of a broader group of stakeholders to be brought to bear in informing the process of policy development, and will support the work of the IDG. Following the initial development stages through the forum of the IDG and Advisory Group, four key pillar areas are now in development as part of a TCF framework, via the support of dedicated working groups tasked with addressing the following:
- Governance & Enabling Structures;
- Economic & Social Purpose;
- Living Towns Approach;
- Investment & Resources.
Work has progressed well and draft working group papers are currently being developed for discussion, initially with the IDG, in the coming weeks.
There is general consensus among all the groups that there is no one solution or issue that can or should be addressed in isolation but rather that a TCF framework should be holistic and capable of being tailored to address the individual needs, size and characteristics of a town. Until such time as this work is further progressed and measures developed and agreed, it would be premature to comment on the specific matters raised.
The aim is that the Inter-Departmental Group will provide recommendations for consideration by Government in June. It is envisaged that recommendations will cover the short, medium and longer-term out to 2040, to align with Project Ireland 2040.
84. Deputy Patrick Costello asked the Minister for Foreign Affairs if a commitment will be given to stop the policy of automatically cancelling first-time passport applications from children after six months (details supplied); and if he will make a statement on the matter. [23314/21]
Amharc ar fhreagraApplications are only valid for six months primarily due to International Civil Aviation Organization (ICAO) regulations on the requirement for a recent photograph. The ICAO is a UN specialised agency which defines in detail the required format for a passport.
Where additional documentation has been requested and has not been received within this timeframe, these applications are cancelled. This timeframe also ensures that a refund of the fees can be processed electronically where required. If the refund is not made electronically within six months then it can take up to 12 months to process a refund by bank transfer. While I appreciate it is disappointing for applicants, I would encourage them to apply for their passport again.
The Passport Service is well advanced in its preparations for scaling up to more normal operational levels, while complying with the phased easing of restrictions set out in “COVID-19 Resilience and Recovery 2021 – The Plan Ahead”.
The Passport Service is confident, taking into account measures to ensure a safe workplace, that any Passport Online backlog can be cleared in six to eight weeks.
In the event that any applicant has urgent or emergency reasons for requiring a passport, they should contact the Passport Service’s Customer Service Hub using the WebChat function on our website to make the Passport Service aware of their situation.
85. Deputy Pádraig O'Sullivan asked the Minister for Foreign Affairs when a passport application will be processed for a person (details supplied); and if he will make a statement on the matter. [23333/21]
Amharc ar fhreagraThe Passport Service began scaling up to more normal operational levels on 4 May 2021, in line with the phased easing of restrictions set out in “COVID-19 Resilience and Recovery 2021 – The Plan Ahead”.
Passport Online will continue to be the priority given the efficiencies that are in-built into the system for both the applicant and the Passport Service. The processing of an online application is up to four times as fast as a paper application. In addition, the use of Passport Online can facilitate social distancing, given that a renewal application for an adult does not require the signature of a witness.
Passport Online can be accessed by first time applicants, both children and adults, in Ireland, Northern Ireland, Great Britain, Europe, Australia, Canada, New Zealand and the USA. All Irish citizens, including children, can use the online system to renew their passports from anywhere in the world.
The Passport Service has a great deal of experience in dealing with peaks in demand, and we are confident, taking into account measures to ensure a safe workplace, that the Passport Online applications on hand can be cleared in six to eight weeks.
In the event that any applicant has urgent or emergency reasons for requiring a passport, they should contact the Passport Service’s Customer Service Hub, by WebChat, to make the Passport Service aware of their situation.
With regard to the specific application about which the Deputy has inquired, an official from the Passport Service contacted the applicant's mother on 4 May 2021 to provide an update on the status of the passport application.
86. Deputy Cian O'Callaghan asked the Minister for Foreign Affairs if his attention has been drawn to the treatment faced by followers of Falun Dafa in China; and if he will make a statement on the matter. [23503/21]
Amharc ar fhreagraThe Government regularly discusses human rights concerns with the Chinese authorities in bilateral meetings and in the appropriate multilateral fora, including rights related to freedom of expression and freedom of religion or belief. In that regard, my Department closely follows reports of the treatment faced by Falun Dafa practitioners by Chinese authorities.
These issues are also raised regularly by the EU, including most recently during the EU-China Leader's Meeting in September 2020, where the EU reiterated its serious concerns about the treatment of ethnic and religious minorities, the situation of human rights defenders, as well as the limitations to freedom of expression and access to information.
We, together with our EU partners, will continue to address human rights concerns with China, in frequent and regular dialogue, through our contacts in both Dublin and Beijing, and through the relevant multilateral channels.
87. Deputy Brendan Griffin asked the Minister for Foreign Affairs when passport services will resume; the measures that have been put in place to address the backlog; and if he will make a statement on the matter. [23521/21]
Amharc ar fhreagra89. Deputy Brendan Griffin asked the Minister for Foreign Affairs if clarification will be provided on a matter (details supplied) in relation to the processing of passports; and if he will make a statement on the matter. [23526/21]
Amharc ar fhreagraI propose to take Questions Nos. 87 and 89 together.
The Passport Service began scaling up to more normal operational levels on 4 May 2021, in line with the phased easing of restrictions set out in “COVID-19 Resilience and Recovery 2021 – The Plan Ahead”.
Passport Online will continue to be the priority given the efficiencies that are in-built into the system for both the applicant and the Passport Service. The processing of an online application is four times as fast as a paper application. In addition, the use of Passport Online can facilitate social distancing, given that a renewal application for an adult does not require the signature of a witness.
It is important to acknowledge that the online service is extremely easy to use. It has won awards for its user-friendly process, including a NALA award for the use of plain English. It is recognised that some applicants may not be familiar with using a computer. However, in such cases, a friend or relative with basic computer skills can help them to apply – the process only takes ten minutes to complete.Passport Online can be accessed by first time applicants, both children and adults, in Ireland, Northern Ireland, Great Britain, Europe, Australia, Canada, New Zealand and the USA. All Irish citizens, including children, can use the online system to renew their passports from anywhere in the world.
The Passport Service has a great deal of experience in dealing with peaks in demand, and we are confident, taking into account measures to ensure a safe workplace, that the Passport Online applications on hand can be cleared in six to eight weeks.
The Passport Service plans to resume processing of paper based applications such as Foreign Birth Registration, Passport Express and Northern Ireland Passport Express once online applications have been processed.
In the event that any applicant has urgent or emergency reasons for requiring a passport, they should contact the Passport Service’s Customer Service Hub, by WebChat, to make the Passport Service aware of their situation.
88. Deputy Pearse Doherty asked the Minister for Foreign Affairs when a passport application will be processed for a person (details supplied) in County Donegal; and if he will make a statement on the matter. [23523/21]
Amharc ar fhreagraThe Passport Service began scaling up to more normal operational levels on 4 May 2021, in line with the phased easing of restrictions set out in “COVID-19 Resilience and Recovery 2021 – The Plan Ahead”.
Passport Online will continue to be the priority given the efficiencies that are in-built into the system for both the applicant and the Passport Service. The processing of an online application is up to four times as fast as a paper application. In addition, the use of Passport Online can facilitate social distancing, given that a renewal application for an adult does not require the signature of a witness.
Passport Online can be accessed by first time applicants, both children and adults, in Ireland, Northern Ireland, Great Britain, Europe, Australia, Canada, New Zealand and the USA. All Irish citizens, including children, can use the online system to renew their passports from anywhere in the world.
The Passport Service has a great deal of experience in dealing with peaks in demand, and we are confident, taking into account measures to ensure a safe workplace, that the Passport Online applications on hand can be cleared in six to eight weeks.
In the event that any applicant has urgent or emergency reasons for requiring a passport, they should contact the Passport Service’s Customer Service Hub, by WebChat, to make the Passport Service aware of their situation.
With regard to the specific application about which the Deputy has inquired, an official from the Passport Service contacted the applicant on 4 May 2021 to provide an update on the status of the passport application.
