riai - housing_policy_november 2015-2016

8/15/2019 RIAI - Housing_Policy_November 2015-2016

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POLICY2015 / 2016

HOUSINGARCHITECTURAL SOLUTIONS TO BUILDING A NEW IRELAND


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Density in the Historic Suburbs, Monstown, Dublin by Shaffrey Associates

Best Housing Project, 2015 RIAI Irish Architecture Awards, Photo - Tom Fahy


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CONTENTS

RIAI Housing Policy

Executive Summary 4

Introduction 8

Housing in Ireland – The Facts 9

RIAI Policies

Policy 1: Create Sustainable Communities 10

Policy 2: Deliver New Models and Funding 14

Policy 3: Improve the Planning System to Facilitate Delivery 17

Policy 4: Protect the Consumer 18

Conclusion 20

RIAI HOUSING POLICY

Cover Images

1. Santry Demesne, Co. Fingal by DTA Architects, Winner of the Silver Medal for Housing 2009 - 2010, Photo - Ros Kavanagh2. Terracotta House, Co.Dublin by GKMP Architects, RIAI Irish Architecture Awards Highly Commended 2013, Photo - Alice Clancy

3. The Metals, Dun Laoghaire by DLRCOCO Architects, RIAI Irish Architecture Award Winner 2012, Photo - Donal Murphy

4. Kilmeena Housing, Co. Mayo by Cox Power Architects, RIAI Irish Architecture Award Winner 2013, Photo - Michael McLaughlin

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Executive Summary: Background

RIAI Housing Policy

4

THE POPULATION

CHALLENGE

Ireland’s population may reasonably be

expected to grow from 4.7 million in

2016 to 5.9 million by 20461, as the

country’s economic recovery continues.

Even with this moderate population

forecast, we will already need to housean additional 1.2 million people. In

addition, 43% of the housing stock

in Ireland has been built since 1996,

which means that there is a significant

proportion of homes (57%) that may

require retrofitting and future proofing.

12,500 HOMES NEED

TO BE BUILT EACH YEAR

UNTIL 2021

This is a significant task considering that

Ireland built just over 8,500 homes in

2012. A 2014 ESRI Research Report2,

predicted that an estimated 12,500 new

homes per year will need to be built

by 2021.The Housing Agency predicts

in 2015 an even higher average new

housing supply, saying that 20,916 units

are needed per year between 2015 and

20173. Each year schools, shops and

other civic buildings will need to be

built to service this level of housing. The

projected number of housing starts from

2014 to end 2015 (10,000 units)4 will

not even meet short-term needs.

THE DEMOGRAPHICCHALLENGE

Irish society is changing and the

types of homes we will build need to

respond to these new demographics.

Ireland’s population is ageing. CSO

figures5 show life expectancy rates will

increase significantly. By 2046, over-65s

could make up 1.4 million of Ireland’s

population. However, most of Ireland’s

annual residential output is still 3-4

bedroom homes. For example, family

homes make up 65% of Dublin City

residential stock, rising to 80% in the

wider Dublin area, while only 37% of

households in Dublin are families with

children. We are heading towards the

European city norm of 27%, so we

cannot continue to predominantly build

for families with children, particularly in

Dublin.

1. CSO Population and Labour Force Projections, 2016 - 2046, April 2013 (assuming moderate migration and current fertility)

http://www.cso.ie/en/media/csoie/releasespublications/documents/population/2013/poplabfor2016_2046.pdf2. ESRI Research Note, Projected Population Change and Housing Demand: A County Level Analysis , by Edgar Morgenroth, 2014

http://www.esri.ie/UserFiles/publications/RN20140203/RN20140203.pdf3. Housing Agency, National Statement of Housing Supply and Demand 2014 and Outlook for 2015-17

http://www.housing.ie/getattachment/Our-Publications/Latest-Publications/FINAL-TO-PRINT-Housing-Supply-Demand-Report-v4.pdf4. CSO Population and Labour Force Projections, 2016 - 2046, April 20135. New Irish Housing Unit in 2015 forecast at only 10,000 www.finfacts.ie


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Executive Summary: RIAI Policies

RIAI Housing Policy

5

POLICY 1:

CREATE SUSTAINABLE

COMMUNITIES

Demographic changes will have a

profound effect on the places where

we choose to live. Housing is a basic

need and a core responsibility of civil

society. Housing should facilitate alifetime’s choice of accomodation within

a community. It should radically improve

social and cultural life, sustain schools,

reduce commuting and bring health

benefits from greater degrees of walking

and cycling. To create sustainable

communities in our cities, suburbs and in

small towns and villages, we must look

to create ‘urban villages’, making greater

use of vacant land or under-utilised sitesfor new housing or community services.

The key is variety.

POLICY 2:

DELIVER NEW HOUSING

MODELS AND FUNDING

Evidence has shown that the existing

housing model has failed us and thatnew models must be developed. New

models should include: starter homes

becoming more affordable; long-term

rental accommodation becoming more

attractive as an alternative to purchasing;

and funding being made available for

the adequate provision and ongoing

management of social housing.

POLICY 3:

IMPROVE THE

PLANNING SYSTEM

To achieve maximum efficiency in the

delivery of housing, Local Authorities

should have properly resourced

Architects’ Departments to assist

the Planning Authorities in meetingthe complex demands of delivering

housing in the context of sustainable

communities. We have identified a range

of changes that could be achieved rapidly

and could speed up the provision of

much needed housing.

POLICY 4:

PROTECT THE CONSUMER

Effective Building Control systems,

combined with a skilled workforce,

can greatly reduce the incidence of

serious building failures but will not

eliminate them. In circumstances where

the consumer becomes the victim of a

building failure, the system of redress

should provide for addressing the

problems in a timely manner without

having to resort to lengthy and costly

litigation.

“Making places without

architects is like havinghospitals without doctors”


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KEY ACTIONS FORIMPLEMENTING THE POLICIES

When the RIAI predicted the current housingshortage five years ago, the country was ina severe crisis and finance was simply notavailable. As we move forward to addresscurrent and future housing needs, we mustfacilitate construction of the new homesthat our population requires.

Due to the shortage of housing, the currentlack of supply increases prices and rents,resulting in a dramatic and tragic increase inthe numbers without homes.

The most severe blockages areconcerned with the impact of Planning,Finance and Capacity upon the short-term, medium-term and long-termsolutions to our housing needs.

The RIAI is an advocate for high quality,mixed tenure neighbourhoods with goodservices that are based on community anda health-led agenda to deliver sustainableliving for our citizens.

PLANNING & REGULATION• Standardise planning application

requirements.

• Make the planning system moreconsistent, from Local Authority through

to An Bord Pleanála.

• Change the model of zoningto allow for mixed uses. MakeDevelopment Plans clearer in theirimpact on housing production.

• Allow flexibility of DevelopmentStandards to allow for the re-use ofexisting buildings and encouragethe retro-fitting of existing suburbsand centres.

• Change the operation of BuildingRegulations to allow for the re-useof existing buildings.

• Simplify/systemise the BuildingControl Management System with regardto demonstration of compliance and torisk analysis.

• Introduce Latent Defects Insuranceas a form of redress for consumers.

• Revise development levies tosustainable levels.

FINANCE

• Rebalance the mix betweenownership and rental.

• Ensure that the rental market isdeveloped to provide protection tothe tenant and the landlord.

• Encourage the development ofnew business models for privaterented accommodation.

• Use financial instruments such

as bonds, pension funds, REITS,etc. to provide capital for housingdevelopments.

• Review rent subsidies to achieveefficiencies for the State.

RIAI Housing Policy

6

Executive Summary (Cont)


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• Finance the social housingprogramme so that constructioncan start immediately.

• Investigate new forms of financesuch as Community Land Trusts,which can provide affordablehousing.

• Utilise publicly-owned land to

develop housing models that aresustainable, community-led andaffordable.

CAPACITY• Encourage the return of emigrants

who have the skills to constructhomes.

• Re-commence apprenticeships inthe building trades.

• Offer a sustainable career to thosewho work in the building industry.

• Put in place the infrastructure tosupport housing development.

• Ensure adequate training facilitiesfor the new workforce.

• Increase the supply of housing sites.

RIAI Housing Policy

7

Executive Summary (Cont)

Sheltered Housing, Leighlinbridge, Co. Carlow by PKA Architects

Photo - Peter Cook


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RIAI Housing Policy

8

Introduction

HousingHousing is a basic need and a core responsibility

of every civilised society. After years of high

volume house building from the late 1990s to

2009, house building activity has been drastically

reduced, contributing to the current housing

crisis. Public Private Partnership schemes

collapsed and shortage of public funds led to

the cancellation and stagnation of regeneration

schemes. At the same time, the population in

Ireland grew by one million between 1991 and

2014.

Five years ago, the RIAI correctly predicted a

housing shortage and rising house prices. This

Policy sets out to address the many issues involved

that impact solutions to the housing crisis.

No One Solution

It is clear that we need to build additional

homes for our growing population and changing

demographics. However, there needs to be

political will and a more quality-driven home-

building sector to ensure that the homes we

build create long-term sustainable homes andcommunities.

“This RIAI Housing Policy gives a

range of innovative proposals which,

if implemented, will create an

environment that will deliver quality

accommodation by creating places

where people will want to live. But,

there is no one solution.”

TimescaleConstruction plans are long-term with relatively

modest projects taking up to five years to go from

conception to completion. More complex projects

can take ten years to deliver. We need to plan

ahead now to meet the population demand and

demographic changes.

Learn From The Experience of The Past

Housing cannot be delivered in isolation, it must

be part of a strategy to create sustainable vibrant

communities. We must learn from our experience

and learn from others, such as European townsand cities which have attracted and sustained

economic development by having a design-led

approach to urban development.

An Opportunity

Solutions to the housing crisis will present

opportunities, not only for the provision of new

homes, but also for significant improvement of

existing neighbourhoods depending on how

these new homes and associated social facilities

are dispersed.

Intensification of use: Apartments provided in existing extended buildings,

Howth, County Dublin by Robin Mandal Architects

Southhill Older Persons Housing, Limerick, by ABK Architects

RIAI Irish Architecture Award Winner 2014, Photo - Paul Tierney


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RIAI Housing Policy

9

Housing in Ireland - The Facts

The Population is Increasing

On these moderate projections, over the next

30 years we will need to house an additional

1.2 million people, who will also need schools,

hospitals and places to work. This is the

equivalent of housing and building supporting

infrastructure for more than six times the

population of Limerick City and County. Asignificant task considering that Ireland built just

over 8,500 homes in 2012. The National Housing

Construction Index for 2013 reported a 4%

decrease on this number. By contrast, a recent

ESRI Report, Projected Population Change and

Housing Demand 6, predicted that an estimated

12,500 per annum new units will need to be

built by 2021. The Housing Agency predicts that

20,916 units are needed per year between 2015

and 2017.

This lack of investment in housing over the last

six years has contributed to the current housing

crisis with demand far outstripping supply in

metropolitan areas.

Family Size and House Occupancy are Decreasing

The demographics of society are changing and

family sizes are getting smaller. A comprehensive

survey of the Greater London Area’s housing

needs revealed that the UK’s capital city would

require almost all new construction to be one

and two-person dwellings over the next 20 years

with 150,000 fewer ‘family’ homes required in

2016 than there were 20 years earlier.

Dublin may be expected to follow a similar

pattern. Three and four-bedroom homes

remain by far the largest component in our

annual housing output: 65% of Dublin city

housing stock is family homes, rising to 80% in

the wider Dublin area. However only 37% of

households are families with children and this is

a percentage that will reduce if we head for theEuropean city norm of 27%.

Our Population Is Ageing

According to CSO figures7, life expectancy rates

are expected to increase significantly by 2046

with men likely to live to their mid-80s and

women to the age of 88, meaning the over-65s

could make up 25% of the population.

To build a caring society, we need to provide

appropriate housing for older people near family

and amenities, within walking distance of shops,

medical facilities and community activity centres.

5. CSO Population and Labour Force Projections, 2016 - 2046, April 2013 (assuming moderate migration and current fertility)6. ESRI Research Note, Projected Population Change and Housing Demand: A County Level Analysis , by Edgar Morgenroth, 20147. CSO Population and Labour Force Projections, 2016 - 2046, April 2013

CSO figures5 indicate

Ireland’s population will

grow by 26% by 2046.

5.91 million people

5.29 million people

4.69 million people


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RIAI Housing Policy

10

Policy 1: Create Sustainable Communities

Demographic changes will have a profound effecton the places where we choose to live. In many

of our suburban areas we have large tracts of

housing with no identifiable village centres, save a

shopping centre, often at a distance.

To create sustainable communities in our suburbs

and in small towns and villages, we must look

to create ‘urban villages’, making greater use of

vacant land or under-utilised sites for new housing

or community services.

A New Future of the Housing

What if much of the new development from2015- 2030 consisted of infill and the retrofitting

of existing suburban areas and centres? What

if employment and retail was not segregated

from living neighbourhoods? A compact city

of well-connected mixed use urban villages

could emerge. The dynamic of small households

integrated into housing neighbourhoods could

facilitate a lifetime’s choice of accommodation in

a community, could radically improve the social

and cultural facilities, sustain schools, reduce

commuting, and bring health benefits from

greater degrees of walking and cycling. Who

doesn’t want to live in such a neighbourhood?

Making Good Neighbourhoods

These are the sort of neighbourhoods that are

already the most desirable places to live. The

continuing constant release of family homes

will maintain the balance of young and old in

a neighbourhood – this is a desired outcome

of providing a suitable mix for downsizers. We

must build high quality homes for communities

where young and old, single people and families,

those of various financial means, all live together

in a supportive community with all amenities

nearby, promoting the broad concept of society’s

wellbeing as a design priority.

Evidence-Based KnowledgeWe need evidence-based knowledge of existing

and projected neighbourhood demographics, case

by case. We need to understand what will provide

for a balanced sustainable community, which will

renew itself evenly without excessive peaks and

troughs in age profiles over time, with enough

people locally, either living or in employment, to

support good local services.

Apartments are part of the Solution

for Sustainable Communities

Medium and higher densities, necessary for

sustainable neighbourhoods, require someapartment typologies that are not economic at

present property prices. It is only when the cost of

land saved is greater than the additional cost of

building apartments that apartments will

be economical to build. We need apartments to

be viable and affordable without increasing land

value. The increased construction cost of

apartments together with the level of embedded

taxation makes affordability difficult.

Ease of Choice, Ease of Change

Greater efficiency of use in the national housing

stock can be facilitated by encouraging better

choice of home to suit various life stages in every

neighbourhood, and by making moving home

easier and cheaper.

Many neighbourhoods are dominated by homes

originally aimed at a single cohort – newly married

and intending family formation. The predictable

outcome is the same kind of housing everywhere.

Planning systems advocating the segregation

of employment and retail uses from housing

contribute to the failure to provide diverse and

vibrant neighbourhoods. This does not facilitate a

lifetime in the same neighbourhood.

Clonakilty 400, Urban Design by Cork County Council Architects’ Department

RIAI Irish Architecture Award Winner 2014, Photo - Dermot Sullivan


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Policy 1 (Cont)

For example, one or two-person householdsrequire a one or two-bedroom apartment

while the ‘empty nester’ probably requires a

reasonably spacious apartment or terraced

house with support services nearby as they get

older. These extra services can be provided in

a sheltered housing complex with a shared

‘club house’ with similar facilities to those in

apartments. This ‘club house’ is open to members

from the wider community who wish to stay

living separately but enjoy using the facilities

and participate in the social activities and avail

of the support services.

The RIAI recommends the building of abalanced housing stock and not, as at present,

discouraging it. A VAT free threshold of €200k

should be reintroduced for apartments only.

Major providers who properly manage rented

accommodation should be further encouraged

to provide more quality accommodation.

In this way, we could begin to restore the correct

balance in our housing stock, provide short-term

rental accommodation for transient population,

and encourage the achievement of sustainable

densities in our towns and cities.

RIAI Housing Policy

11

THE RIAI RECOMMENDS:

• All new neighbourhoods to have housing for

all stages of life, together with an

appropriate mix of social and service facilities

at their centre.

• Encourage retrofit of predominantly family

housing neighbourhoods to provide dwellings

for later life stages, preferably clustered

around facilities.

• A radical review of planning and

development plan restrictions on mixed

retail and employment in housing should

be undertaken.

• Encourage measures that facilitate moving

to suitable accommodation, as life

progresses, and the release of family

dwellings to those who need them.

• Allow VAT free threshold of circa €200k

on apartments for a limited period.

• Properly implement retail policy to help

reinvent local centres as mixed-use

urban villages at the heart of sustainable

neighbourhoods.

• Meaningfully integrate these village centres

with surrounding suburbs.

• Encourage clustering of dwellings for smaller

households in mixed-use urban villages.

• Require Local Area Plans in existing suburban

areas and small towns and villages.

• Allow flexibility of Development Standards

to allow for the re-use of existing buildings

and encourage the retro-fitting of existing

suburbs and centres.

Alto Vetro, Dublin Docklands by Shay Cleary Architects,

Winner of the RIAI Silver Medal for Housing, 2007-2008.

Photo: Kevin Woods


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Policy 1 (Cont)

Flexibility in Space Standards

While it must be acknowledged that – both at

Department of Enviornment Community and

Local Government (DECLG) level and within

some Local Authorities – much progress has

been made in the advancement of baseline

accommodation standards, we need to become

more flexible in the application of our space

standards without any diminution of quality to

allow better use of existing buildings. Flexibility

in space standards is a key element in creating

sustainable communities. This would enable the

delivery of appropriate homes for a changingdemographic, acknowledging that one size does

not fit all.

New Housing Types

The increasing number of homes needed

requires new models to be developed and

requires higher densities which can be delivered

through apartment developments as well as

having greater flexibility in external space

standards, including higher density housing

schemes. The criteria for change need to be

carefully considered.

Internal and External Standards

Two matrices are suggested for identifying

standards. Some standards, mainly internal,

should apply universally to the needs of different

households. These should be national standards

defining minimum areas, aspect, balconies etc

for given home types. Other standards, mainly

external factors, apply by virtue of where the

home is located.

Design and Quality

National internal standards do not, of

themselves, guarantee quality, particularly forapartments. A well-designed one-bedroom

apartment in a city location with careful

consideration of space usage and storage can

provide better living space than a two bedroom

apartment.

Locations in city centres, urban villages, towns,

clusters, and suburbs would each have different

standards for external issues such as density,

height, separation, open space and parking. How

these standards are applied, and the ensuing mix

of homes, is the preserve of development plans.

RIAI Housing Policy

12


• Adoption of recommended national space

standards for homes. Allow some units to be

smaller, with studios where deemed

appropriate, and ensure that while a

minimum standard is possible, it cannot be

the average.

• Recognise appropriate and different

standards for both family dwellings and

shorter-term accommodation, as locations

dictate.

• Develop key quality indicators for

apartments and houses.

• Adoption of varying external standards

according to density as required by location.

• Flexibility in reducing space standards must

be a trade-off for closer, better

neighbourhood facilities made possible by

higher densities and should not diminish core

residential quality such as exposure to

amenities and sunlight.

• Flexibility has a key role in utilising

existing buildings.

• Change the model of zoning

to allow for mixed uses. Make

Development Plans clearer in their

impact on housing production.

• Change the operation of Building

Regulations to allow for the re-use

of existing buildings.


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RIAI Housing Policy

13


• Identify and commission the design of

required schemes now to be ready when

funding is available.

• Ring-fence some housing for the most

vulnerable and release all available Local

Authority properties that are ‘boarded-up’ for

use, pending redevelopment or upgrading.

• Decrease demand for dwellings by

encouraging students, in particular, into

shared accommodation, and advertise the tax

benefits of the ‘rent a room’ scheme

particularly focusing on renting to the

student market.

• The RIAI calls for an immediate audit of all

empty and boarded-up local authorityproperties.

Policy 1 (Cont)

Ireland’s housing problem is simple in that

there are just not enough available dwellings

where there is demand, which is hurting the

economically weakest most. The solution to

this problem – more dwellings delivered in a

sustainable pattern – cannot be implemented in

time to alleviate the current emergency. It

should, however, help prevent it from occurring

again.

Homelessness

The causes of homelessness are far more complex

than the mere shortage of housing. Issues range

from addiction and psychiatric care requirements

through to the increasing trend of people

simply being priced out of the rental market.

These people are the most vulnerable and in the

greatest need of protection from the effects of a

general shortage of accommodation, and need

assistance in an immediate time frame.

Santry Demense by DTA Architects

Winner of the RIAI Silver Medal for Housing 2009 - 2010,

Photo - Ros Kavanagh

Wainscoted: Adaptation of a Protected Structure into apartments

by Lawrence and Long Architects, Dublin, Photo - Marie-Louise Halpenny


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RIAI Housing Policy

14

Policy 2: Deliver New Models and Funding

Evidence has shown that the existing housing

model has failed us and that a new model must be

developed. New delivery models could include:

• Starter homes to become more affordable

• Long-term rental accommodation to become

more attractive as an alternative to purchasing

• Funding to be made available for the

adequate provision and ongoing management

of social housing

Social Housing

The Urban Regeneration and Housing Act 2015as enacted in July 2015 has amended Part V of

the Planning and Development Act in respect

of the obligation to provision of Social Housing.

Heretofore the ability for Local Authorities to

fund the cost of houses to be transferred to the

planning authority in accordance with a Part V

Agreement through a “buy out” of the obligation

has been eliminated. While the intent of this

change is positive, in the absence of improved and

adequate funding to support Local Authorities in

the provision of Social Housing, it is anticipated

that this change will cause further difficulties in supply.

Rental Accommodation

There is a growing trend of those renting from

the private sector being forced out of the market

by rising rents and then having to apply for social

housing. The RIAI is aware of the complexity of the

private rental sector but urgent action is needed

through ensuring security of tenure or rental

capping for a defined period only. Consideration

should be given to increasing rent supplement

so as to reduce families having to apply for social

housing.

Re-Use of Existing Accommodation

The application by Local Authorities of higher space

standards is making many vacated local authority

homes and apartments unusable. Senior Citizen

schemes that comprised one room studio-type

apartments that fall significantly below current

development plan standards are being closed up

with a view to either replacing them with larger

units or amalagamating for the same purpose.

In the longer term, this may make sense but

given the immediate need for action to address

the current housing/homelessness crisis these

schemes, many of which would have provision for

caretakers’ apartments and common rooms, may

be suitable for reuse as supported accommodation

for single homeless persons (those who could

manage independent living with limited supports),

managed by a Local Authority with the support

of a specialist voluntary agency. This could be

achieved with minimal lead-in processes andwithout any significant capital requirement.

Living Over The Shop

The upper floors of many buildings in established

commercial areas are under utilised, often by

reason of a lack of an economic solution by

compliance with either planning or building

regulations. These premises are often located in

the midst of the very services residents would need.

THE RIAI RECOMMENDS:• More emphasis on the provision of larger,

family-sized apartments with propercommunal facilities and supports.

• Substantially improve the tax relief on the renta room scheme.

• Introduction of a level of security of tenureor rent-capping.

• Investigate new forms of finance such asCommunity Land Trusts, which can provide

affordable housing.

• Use financial instruments such as bonds,pension funds, REITS, etc. to provide capitalfor housing developments, public and private.

• Review rent subsidies to achieveefficiencies for the state.

• The RIAI calls for a national audit in urbanareas to identify vacant space above shops.

• Finance the social housing programme sothat construction can start immediately.


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Policy 2 (Cont)

RIAI Housing Policy

15

Affordability

The RIAI supports the introduction of a Site Value

Tax to replace the Property Tax, which was part

of the government’s current Programme for

Government and the National Recovery Plan 2011-

2014. A Site Value Tax would encourage property

owners to use land or existing buildings to their

full potential to cover the tax. Initial levies should

be on new development and spread the cost of

new infrastructure over at least 20 years.

The Site Value Tax should be introduced initially in

lieu of Commercial Rates, to encourage ‘Living overthe Shop’ and the full use of urban sites.

Land cost, building costs and financing costs are

the three major factors affecting affordability.

Financing costs are currently near an all-time low.

Building costs, driven by the cost of labour, are

likely to affect affordability; even if land cost is

brought under control. The industry needs to be

more efficient to achieve the level of production

required and to achieve the quality and finish the

consumer demands.

Realistic VAT LevelsGovernment Regulations such as the BC(A)R,

including the most recent under SI 365 of 2015,

impact significantly on individuals wishing to build

or extend their own house. The guideance provided

by the Department of Environment Community and

Local Government, advise that home owners should

weigh up carefully the implications of a decision

to opt out of the statutory certification process.

The cost associated with engaging the services of

a registered construction professional for design,

inspection and certification purposes is likely to

be a key consideration. To ensure all homeowners

can afford the expertise necessary and protect the

valuable asset that is their home, the RIAI proposes

matching the professional VAT rate for these serviceswith those of the building contractor at 13.5%.

The role of Design and Assigned Certifiers under

BC(A)R is a statutory duty and should not attract

the ‘luxury’ VAT rate of 23%.

Apportioning Costs

Local Authority Levies and Section 49 Levies, and

Part V are imposed only on new housing stock,

meaning owners of new homes disproportionately

bear the cost of infrastructural upgrades, transport

upgrades and the provision of land for socialhousing. Though seen as a tax on developers,

ultimately it was all funded by purchasers’ mortgages.


• Extend vacant site levy by introduction of a

Site Value Tax to include existing buildings.

• The reduction of VAT to 13.5% for the

provision of professional services necessary

for the construction of a home to encourage

good design.

• The cost of infrastructural and transport

improvements, and social housing should be

apportioned between the new development

and the existing community in proportion

to benefit by means of a socially responsible

national or local tax.

• Builders should be considered similar to

any SME business needing access to capital to

promote economic activity.

• Consider introduction of stage payments in

purchase of new homes.

• Rebalance the mix between ownership

and rental.

• Ensure that the rental market is developed

to provide protection to the tenant and the

landlord.

• Encourage the development of new business

models for private rented accommodation.

• Utilise publicly-owned land to develop

housing models that are sustainable,

community-led and affordable.


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RIAI Housing Policy

16

Policy 2 (Cont)

Rural Housing

Design policy has concentrated mainly on built-

up areas, whilst the most consistently performing

section of the house building industry has

been that of one-off homes in the countryside.

Without some positive guidance or regulation,

with regard to the quality of such residential

provision, the quality of our rural environment

can only deteriorate. It is to be noted that those

local authorities which have been pro-active in

developing such guidance documentation and

which have pursued its implementation – such

as Cork and Mayo County Councils – have led towell-planned and designed village extensions

and a significant cohort of well-sited and

appropriately designed one-off homes.

Small Towns and Villages

The concept of urban villages could also be

applied to small towns and villages needing

regeneration. Mixed use zoning and ‘living over

the shop’ has a part to play in bringing life back

to rural communities.

Transport and Connectivity

As much as the need to improve nationwide

broadband, technology has the potential

to maximise the use of existing and future

transport for isolated communities.


• Develop appropriate location-sensitive rural

design guidelines for all local authorities.

• Develop the use of ‘urban villages’, mixed

use zoning and ‘Living over the Shop’

initiatives to regenerate rural communities.

• The potential of technology to maximise

connectivity in isolated communities should

be investigated.

Parknasillogue Housing, Enniskerry, Co. Wicklow by Seán Harrington Architects,

RIAI Irish Architecture Awards Commended 2009, Photo - Philip Lauterbach


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RIAI Housing Policy

17

Policy 3: Improve the Planning Systemto Facilitate Delivery of Housing

Ireland has a better track record for making

policy than for implementating it. We could make

development plans simpler and more consistent

by transposing national policy and outcomes

better through implementation audits. To achieve

maximum efficiency in the delivery of housing,

the RIAI recommends that all Local Authorities

secure access to properly resourced Architects’

Departments to enable them to assist the Planning

Authorities in meeting the complex demands of

delivering housing in the context of sustainable

communities. The Architect’s training is unique

in enabling them to be design team leaders,synthesising all aspects of the demands of the built

environment, developing solutions and delivering

the quality which sustainable communities require.

Improving The Planning System

A range of relatively minor changes are identified,

which could be achieved rapidly, and without

any cost to the Government. This would have a

cumulative effect of making the planning system

more efficient, reducing costs for the applicant and

also reducing costs for Local Authority planning

systems, but more importantly speeding up the

economic recovery and delivery of housing.

Issues which would have a longer term and a more

significant impact are also considered but these

would, in some cases, require legislative change.

Planning Application Forms

The DECLG should require all Planning Authorities

to use a standard form. In the event of there being

particular and special local requirements this should

be listed in an appendix to the standard form.

Planning Notices

Regulations should be made to clarify the purpose

of a Planning Notice, including the provision

of a general description of the project, and not

an exhaustive description of the entirety of the

development.

Pre-Planning Consultation and Records

The DECLG 2007 Development & ManagementGuidelines should be enforced by means of

Regulation or a Statutory Instrument and not simply

as guidelines.

An Bord Pleanála

Legislative change is urgently required to set real

time limits. At a minimum, a separate section of

An Bord Pleanála should be established to process

within strict time limits less complex projects and

housing projects.

e-planning

The online BCMS Portal, which came into force with

BC(A)R, should be further developed to provide anational e-planning portal.

Compliance Conditions

Grants of planning permission often include

compliance conditions requiring further submissions

to the Planning Authority causing delays.


• Increase involvement of in-house architects

in Local Authorities in forward planning

and development control, by establishing an

Architects’ Department within each of the

Local Authorities.

• Introduction of a mandatory standard

national planning application form.

• Easier access to planners for pre-planning

meetings.

• The nationwide use of an e-planning

lodgement system.

• Grants of planning permissions without

unnecessary compliance conditions.

• Statutory time period for approval of

compliance conditions

• Regulations are needed to clarify the

purpose of Planning Notices.

• A statutory timeline for decision by

An Bord Pleanála.

• Standardise planning application

requirements.

• Make the planning system more

predictable, from Local Authority

to An Bord Pleanála.

• Increase the supply of ready and available

housing sites.


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Policy 4: Protect the ConsumerThrough Quality Building Standards, a Register of Builders and Latent Defects Insurance

Effective Building Control systems can greatly

reduce the incidence of serious building failures

but will not eliminate them. In circumstances

where the consumer becomes the victim of a

building failure, the system of redress should

provide for resolution of the problems in a timely

manner without having to resort to lengthy and

costly litigation, and where there is significant

risk as to the outcome of the litigation. This is

particularly important for residential buildings

given the daily stress caused to residents by

serious building defects. The RIAI has alwayssupported better building standards and a

culture of compliance. As part of developing this

culture of compliance, the statutory registration

of building contractors is crucial.

Latent Defects Insurance and Consumer Redress

Where failings do occur, a system of Latent

Defects Insurance (LDI) should be in place. LDI

exists in most comparable countries and allows

the home-owner to call in the insurance cover to

fix the problem and lets the insurer worry about

pursuing the parties who have contributed to

the problem. It is time that concentrated and

effective effort was put into providing LDI as

standard in Ireland and for lending institutions to

insist that developers take out the cover before

they sell the house or apartment. This is prudent

and appropriate risk management of consumers

largest investment, it also provides the quickest

redress with greater certainty and less cost than

legal action.

There are significant current costs to the Irish

economy and for many residents in remedying

building defects. Seen from the perspective ofthose who have had to pay for resolving current

defects, LDI represents a more cost effective and

timely way of resolving matters.

If more residential consumers were aware of the

benefits of LDI then we would be having a more

informed debate which would question why

Irish consumers were not able to access methods

of consumer redress available in comparable

countries.

Existing Latent Defects Schemes (LDI)

LDI cover in a healthy and mature market will

be offered by a number of providers. In seeking

to make an informed choice in this market,

consumers will need guidance. Government, the

appropriate Insurance Regulators and Consumer

Protection Bodies have a role to play.

Guidance on the duration, detail, and exact cover

provided is required, as is guidance on conditions,

exclusions, and any relevant limits.

Duration and CoverA period of 10 to 12 years is suggested as

providing a good level of cover. If there are

problems they are most likely to become manifest

within this time.

The exact cover will vary with the provider but

the consumer needs clarity regarding exactly

what cover is provided.

Some policies include the waterproofing

envelope under the definition of ‘Structural

Works’ and provide ten years cover whilst other

policies may define ‘Structural Works’ as only

the loadbearing elements and provide cover for

5 years. Consequently clarity is required where

alternative policies are marketed using similar

‘headline terms’.

(a) Structure

The definition of the structure should be clear

and cover all loadbearing structures essential

to the stability or strength of the premises. This

includes foundations, slabs and their supporting

sub bases, walls, columns, beams, trusses etc.

(b) Waterproofing Envelope

The definition should be clear and include

external walls, doors, windows, cladding, roofing

and any other works above or below ground

which provide protection against ingress of

water.

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RIAI Housing Policy


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Policy 4 (Cont)

(c) Additional Items

These include elements that the typical consumer

needs clarity on as to their inclusion: drains, radon

barriers, plaster, ceilings, staircases, chimneys,

flues, under-floor heating, floor finishes and

screeds. Confirmation should be provided as to the

inclusion or not of ancillary areas like garages.

(d) Building Regulations and Health & Safety

This cover would include elements of the Building

Regulations (not being structural or part of the

waterproofing envelope) which may lead to apresent or imminent danger to the physical health

and safety of the occupants. This would include

fire stopping and smoke/ heat/ carbon monoxide

detection.

(e) Optional Cover and Additional Premium

Optional cover may be available on some policies

to include for component failure. Examples of

components would include kitchen units, boilers,

electrical wiring and pipework for gas, water,

heating and ventilation.

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RIAI Housing Policy


• Section 56 of Construction 20/20 should be actioned immediately: “In collaboration

with key stakeholders in the public and private

sector, we will consider and report in potential

forms of redress for consumers and

homeowners, including the potential for

latent defects insurance”.

• Section 55 of Construction 20/20 should

be actioned immediately: “We will bring

forward Heads of a Bill by end 2014 to enable

the Construction Industry Register, Ireland’s

register of contractors, builders and

tradespersons, to operate on a statutoryfooting by 2015.”

• Investing in the Building Control Infrastructure

should be a priority for government, financed

by property taxes.

• Simplify the operation of Building Control toallow for compliance assessment and toidentify areas of high risk.

• Introduce Latent Defects Insurance as aform of redress for consumers.

• Encourage the return of emigrants whohave the skills to construct homes.

• Re-commence apprenticeships in thebuilding trades.

• Offer a sustainable career to those whowork in the building industry.

• Put in place the infrastructure to supporthousing.

• Ensure adequate training facilities for thenew workforce.


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Conclusion

43% of the housing stock in Ireland has been

built since 1996 and in that time the population

has increased from 3.63 million to 4.6 million.

It is estimated that the population will grow

significantly in the next 20 years and we need to

plan carefully and strategically as to how people

will be accommodated and what kind of built

environment we want.

Family size is decreasing while environmental and

sustainability challenges are increasing. It will not

be possible to continue the building programmes

of the past, either in planning or design, asdemand is changing. We cannot examine housing

need in isolation - we need to plan for the

future and accept that delivering sustainable

communities is a multifaceted challenge which

requires significant, continuous research and

a multidisciplinary public and private sector

response.

Demographic change will bring an increased

number of smaller households who prefer to

live with close access to services and amenities

creating sustainable communities. If properly

harnessed, this has the potential to radically

improve our cities, towns and villages and make

them better places to live and work.

The RIAI is putting forward a wide range of

recommendations, across many areas whichhighlight the complexity of the challenges, all

of which need addressing if we are to create

sustainable healthy communities. The RIAI offers

solutions to the questions of “where do we want

to live?” and “what do we want to call home?”

20

RIAI Housing Policy

IMMEDIATE IMPLEMENTATION ACTIONS

Set up a form of ‘triage’: to cater for the most

vulnerable first; to fund (and ringfence) a specific

supply for emergency accommodation; and to

increase rent allowances on a temporary basis, toalleviate the homeless problems.

Release space through rehabilitating and

reinhabiting the many ‘void’ accommodation

units that the Local Authorities currently have.

Free up space through an increase in the

‘rent a room’ scheme, which could free up

accommodation that is currently being used

by students, for example. This would increase

the amount of accommodation immediately

available.

MEDIUM-TERM IMPLEMENTATION ACTIONS

• Release properties owned by NAMA to

ease the current housing shortage.

• Free up the surfeit of unused space in

our cities and towns.

• Foster and facilitate for mobility in the market

to allow those who no longer need family

homes to release them to the market.

• Commence construction on ‘shovel ready’ sites.

• Facilitate access to working capital for builders.

• Facilitate access to mortgages for purchasers.

• Provide a sustainable model of finance

for renters.

LONG-TERM IMPLEMENTATION ACTIONS

• Commence the programme for Social Housing

in accordance with Government Strategy.

• Undertake the recommendations in

Construction 2020.

• Insist on mixed developments at a

sustainable density.

• Demand variety in house types and

target markets.

• Develop ‘Urban Villages’.

• Utilise technology to provide the social

infrastructure to housing needs.

• Carefully plan and finance the houses that

will be required in the next 30 years.

• Ensure consistency in application of

development standards and of planning

system.

• Enable flexibility in Development Plans

and Building Regulations to be supportive of

provision of quality housing and re-use of

existing buildings.


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Timberyard, Dublin by O’Donnell + Tuomey Architects

Best Housing Project, 2009 RIAI Irish Architecture Awards

Highly Commended, RIAI Housing Medal, 2009 - 2010

Photo - Dennis Gilbert


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Note

About the RIAI

Since 1839 the RIAI has been the professional body for

architects working and practising in Ireland. The RIAI

provides support and information services to its 3,100

Members in all categories. Since 1966 the RIAI has set the

qualification standards for architectural technologists and

has provided support and information.

The RIAI engages with Government, the professions, with

industry, clients and the public to promote the value of

quality of design in architecture so as to deliver attractive

and sustainable built environments, to enrich our distinctive

culture and heritage, to contribute to our economy and to

improve the quality of life for the people of Ireland today

and for generations to come.

The RIAI is designated as the competent authority for

architects in Ireland under an EU Directive 2005/36/BC,

the Professional Qualifications Directive and the Building

Control Act 2007.

The RIAI also acts as the Registration body for architects

under the Building Control Act 2007. Only those architects

on the RIAI Statutory Register have a legal right to use

the title ‘architect’. The RIAI is committed to discharging

its obligations for the administration of the register of

architects in Ireland. Although the RIAI carries out a

statutory function as the registration body and competent

authority for architects in Ireland, this is entirely self-funding

basis. The RIAI does not seek or receive any Government

funding or State aid to carry out this statutory function.

The RIAI seeks to provide architects and architectural

technologists with the professional training, education

and support required to consolidate the role of the RIAI,

and the architectural profession generally, as champions

of exemplary practice in architecture and urbanism and

to provide high quality professional services, education,

outreach programmes and consumer protection to clients,

users and the public.

The RIAI Publishes

• The Standard Building Contract for the Private Sector

• Opinions on Compliance with Planning and BuildingRegulations

• Standard documentation and procedures for the BC(A)R

• Procedures for architects working on protected

structures

• A Good Practice Guide

• A Bi-Monthly magazine “Architecture Ireland”.

• An Annual Review of Irish Architecture

• Policy documents and research

Standards & Consumer Protection

The RIAI ensures the highest standard of professionalism

through entry standards meeting EU and National

requirements, rigorous post-graduation professional

training, mandatory and monitored Continuing Professional

Development (CPD) and a detailed Code of Professional

Conduct.

Architects and architectural technologists work in the

construction sector generally, both in private practice, in the

public service, local authorities, state agencies, education,

business and in non-governmental organisations.

Your Architect

Your architect is a highly trained professional with a uniquerange of skills to guide you though all stages of the design

and construction process.

Architects provide a wide range of services including:

• Feasibility studies

• Detailed Design

• Urban Design

• Interior Design

• Technology

• Dispute resolution

• Project Management

• Management of construction projects at the design

and construction stages of projects.

• Certification services under the Building Control

(Amendment) Regulations

• Energy Efficiency

• Project Supervision for the Design Stage (PSDP)

If you are thinking of building talk to an architect, your built

environment specialist. You can find architectural practice in

your area on riai.ie

E: [email protected] T: 01 676 1703 riai.ie

Stay in touch with the latest in Architecture news and sign

up to our free e-newsletter on riai.ie

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RIAI Housing Policy


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RIAI

8 Merrion Square, Dublin 2Tel: 01-676 1703 Email: [email protected] www.riai.ie

riai - housing_policy_november 2015-2016

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