Seán Haughey (Dublin North Central, Fianna Fail)

There has been extensive house building in the State in recent years. Apartments now account for 41% of planning permission for housing throughout the State. In the case of Dublin, this figure rises to 74%. By any standards this is a fundamental change for society, one to which we as policy makers must respond.

This is a new issue. I thank Deputy Gilmore for raising it in the House this evening and last night. Planning authorities operate under the 1999 guidelines on residential density. It is obvious that higher residential densities must be promoted in appropriate locations. The phrase, "appropriate locations" is critical. I worry that the number of high density apartment developments being sanctioned in older traditional areas of the city is now threatening the sustainability of these suburban communities. I am not sure the Dublin city development plan adopted this year has addressed this issue in any comprehensive way.

The 1999 guidelines provide that, in promoting higher densities, emphasis must be placed by planning authorities on the importance of high quality standards in regard to design and layout in order to ensure the highest quality of residential environment is achieved. The guidelines state that the overriding concern should be the quality of the proposed residential environment and that higher densities are only acceptable if a range of criteria are satisfied. These include the size of the site, its proximity to ancillary facilities and quality public transport, the quality of the lay-out proposed, the mix of dwelling types, the provision of appropriate social and community facilities, the quality of the open space and amenity provision and pedestrian linkages, levels of privacy, traffic safety, access to local facilities and whether the needs of children, the elderly and the disabled have been taken into account.

The guidelines recognise in particular that the private spaces of every dwelling should enjoy freedom from undue observation and that no undue loss of light should be caused by adjoining higher buildings. More generally, the guidelines provide that in residential areas of an established character, the design approach should recognise the need to protect the amenities of directly adjoining neighbours and the general character of the area and its amenities. The time has come to review the implementation of these guidelines in the interests of our built heritage and community life. Dublin City Council does not take those criteria fully into account.

Mr. Tom Dunne, the chairman of the Private Residential Tenancies Board, recently highlighted another aspect of this problem. He stated that failure to maintain the large number of apartment blocks built in recent years could lead to a serious deterioration in the quality of the urban fabric of our cities. Such apartment blocks require long-term maintenance and this requires money. Occupiers must pay for this. That is why management companies are so important. Management companies must be regulated, perhaps through a State licensing system. Such regulation must deal with issues such as qualifications of agents and auditing of accounts.

The poor quality of design of many new apartment schemes is another issue and it is manifested in many ways. An alarm clock going off in one apartment will almost certainly wake up the residents next door. The Building Control Act 1990 provides for making national building regulations. Parts A to M must be reviewed now to address the serious complaints of today's apartment dwellers. The 2002 energy performance of buildings directive is in place. It involves the introduction of building energy ratings for new buildings and existing buildings when they are being sold, let or re-let. I welcome the introduction of such energy rating listings.

Members are aware that planning authorities make it a condition of planning permission that management companies be formed to administer new private housing schemes. The practice must be investigated urgently. It would seem on the face of it that local authorities are abdicating their responsibilities on service provision to save money. I welcome moves by the Minister to examine the practice of each local authority and the fact that the Law Reform Commission working group is investigating the matter.

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