Mr. Paul Hyde:

I will handle some questions while Ms Kenny will answer parts relating to the pre-application stage. Regarding whether SHD could be perceived to be a failure in terms of the refusal rate of 34% in 100 cases, with the normal planning application process under section 34 of the Act before SHD was introduced, the refusal rate hovered around 50% so we feel the value in the process is that we have moved from a 50% refusal rate on appeal of similar cases dating back to 2005 to a rate of 34%. I would not accept that this in itself is a failure. It is not a rubber-stamping exercise. It is very important that there is rigorous assessment of each and every case. This is why the grant rate on applications is not 100%.

It would be fair to say that in some instances at the pre-application stage, the applicants are given opinions that the applications require further consideration. In some of those instances, they applied without taking on board some of the recommendations made at the pre-application stage, which often led to a refusal. Some of the refusals would relate to technical issues that could not be resolved by way of clarification or further information. These things often involve environmental issues around appropriate assessment or environmental impact assessment and are simply not resolvable. The best outcome is a refusal and a fresh application.

Regarding the density target of 35 homes per hectare in some of our smaller towns and villages referred to by Deputy Casey, the reality is that policy on density is set nationally and is a matter for the Department of Housing, Planning and Local Government. We implement national policy, as is our mandate. It is not the case that we need to build apartments to achieve the target of 35 homes per hectare. Based on international experience and what we have seen in some of our suburban areas, it is possible to achieve this density with duplexes or townhouses. I will hand over to Ms Kenny, who will answer the questions about the pre-application process.