Paudie Coffey (Waterford, Fine Gael) | Oireachtas source

I thank all of the Deputies who have made valuable contributions irrespective of their viewpoints. Some we might agree with and some we do not, but we value them. The debate was a wide-ranging one covering planning issues relating specifically to the Bill and extending to housing-related matters, which the Bill is intended to address by increasing supply and addressing the viability of development and its capacity to meet demand. Many of the housing-related matters raised by Deputies were debated during the passage of the Residential Tenancies (Amendment) Act 2015 but I acknowledge the proposals and suggestions that were made.

I clarify for Deputy Cowen that the recommendations of the Mahon tribunal will be incorporated in a further planning Bill which will be published next week. That Bill will include provisions on the establishment of a planning regulator's office which was one of the main recommendations of Mahon. I am glad to report that the Bill will be published next week.

Deputy Clare Daly raised issues about having proper information and statistics with regard to policy. The good news is that the Government utilises research produced by the Housing Agency, which is independent. The statistics the agency has published in its comprehensive report on housing in Ireland, demographic needs and the types of housing required to respond to that need, is utilised in policy formation and the adoption of strategies in government. That is as it should be.

The Bill is all about construction viability while retaining minimum standards - which we acknowledge is very important - in order to increase appropriate supply in appropriate locations to meet the demand that is out there. Much criticism has been made of the Government. People are accusing it of reducing standards in terms of passive housing and in other areas. However, nothing is stopping builders or developers from developing passive house standards. It is about meeting the demand that is there. We feel there is no need to impose the highest standards across the board without any regard for cost and viability. I listened to Deputy Boyd Barrett and others saying, quite rightly, that we need to improve energy standards. While we are providing for a minimum standard which is a positive one, we cannot rule out affordable housing by imposing high standards. Deputy Boyd Barrett is calling for more affordable housing and we need to be very careful in taking account of the impact of imposing such standards. That is what we are doing in the legislation.

Deputy Mick Wallace raised a couple of very important points on apartment standards. Dublin City Council currently requires that 85% of apartments must be dual aspect. We propose that 50% of apartments will be dual aspect which we feel is more reasonable and which will have an impact on affordability. We are also allowing taller apartment buildings, which is also something for which Deputy Wallace called. Currently, Dublin City Council limits apartment buildings to five storeys. That is a limit on the footprint of a serviced site. We consider that there should be more flexibility to maximise the potential to deliver units on a particular footprint or site. The new guidelines will also permit halving the number of lifts required by Dublin City Council. Deputy Wallace was right to point out that there are cost implications of having more lifts in apartment blocks. There are installation costs and ongoing maintenance costs and these add to the unit cost of apartments. We are trying to address affordability and viability and by halving the current lift requirements. That will make it more affordable to put up these buildings and make them more accessible to people, which is what we want to see.

Deputy Wallace also mentioned that 2.4 m is the normal ceiling height requirement in the building regulations. We are requiring a 2.7 m ceiling height for ground floor and all north-facing apartments which have less light. I think the Deputy will welcome that. It is a reasonable approach which takes account of the need for good standards while making units viable, affordable and, I reiterate, accessible. The new guidelines will also require larger balconies as suggested by Deputy Wallace, which is also to be welcomed.

Some Deputies raised the issue of building on flood plains. Under departmental guidelines, building on flood plains is prohibited and the Bill will prevent local authorities from ignoring those guidelines.

Deputies also raised the issue of An Bord Pleanála. Deputy Connaughton made a specific point regarding the Dunkellin flood relief scheme. Deputy Timmins also spoke on this issue. For the Deputies' information, an operational review of An Bord Pleanála is under way and is expected to report early in the new year. It is examining efficiencies, timelines and decisions. I have listened to Deputy Connaughton's concern, which he rightly raised. For his information, the location in question is in a special area of conservation, SAC, and environmental impact assessments of decisions are, therefore, required by EU law. However, a final decision on the scheme is imminent. I hope to see an outcome within the next month or so. I understand the Deputy's frustration, but An Bord Pleanála must respect the legal requirements. As the Deputy knows, an oral hearing process was completed last month.

Deputy Creed discussed the wind farm guidelines. The Government is working on those and hopes to publish them as soon as possible. We must take account of the White Paper on energy and of sustainable planning. Wind farm guidelines form an important component of our renewable energy strategy to reduce carbon emissions, but they are only one element of many that we need to develop and exploit. We will see further progress in that regard in the coming period.

The Bill proposes to issue revised apartment standard guidelines to replace the 2007 ones. The new guidelines will contain specific requirements in terms of minimum apartment sizes, the number of lifts per number of apartments, car parking provisions, floor-to-ceiling heights and the provision of dual aspect apartments, storage provision and so on with a view to ensuring their consistent application. It is estimated that the proposed revisions, which are being finalised and that all planning authorities will be obliged to apply upon enactment of the Bill, will deliver an average cost reduction of approximately €20,000 per apartment in Dublin city. This will be in addition to other cost reductions that already apply on foot of previous Government actions and interventions. This is being done to address the critical issues of viability, access and affordability.

I have noted the reservations expressed by some Deputies about reductions in apartment sizes. However, I will categorically state that these revisions will not become a race to the bottom in apartment standards. Even allowing for some reductions in the minimum floor area requirements that are currently applied by Dublin and Cork city councils, we will still have minimum floor areas that are the most generous in Europe.

The primary aim of the revised guidelines will be to promote sustainable urban housing by ensuring that the design and layout of new apartments will provide satisfactory accommodation for a variety of household types and sizes, including families with children, over the medium to long term. A further aim of the guidelines will be to make apartments more economically viable for developers to develop and more affordable for potential owner occupiers and renters.

The Bill is not about eroding the powers of elected local authority members in the adoption of local standards. Rather, it is primarily aimed at ensuring the adoption of a consistent approach by all local authorities to avoid a multiplicity of approaches being applied across the country, as that can be unsustainable and unaffordable.

The streamlining of the procedures for the modification of proposed and previously approved strategic development zone, SDZ, planning schemes, as outlined in sections 4 to 6, inclusive, are necessary in order to help bring on stream housing supply in such schemes more speedily, as any modification to a scheme can currently take up to two years to be approved, thereby bringing development to a halt. These provisions will allow local authorities or SDZ promoters the flexibility to facilitate increased housing supply within designated zones. This should be welcomed.

The Bill's measures are designed to ensure that any perceived barrier to housing supply from a planning perspective is addressed and the planning system is fit for purpose and increase housing construction activity, which we all want. Accordingly, I commend the Bill to the House and look forward to further engagement with Deputies as it progresses.

See this speech in context