Dáil debates
Thursday, 25 May 2017
Ceisteanna - Questions - Priority Questions
Planning Issues
4:30 pm
Barry Cowen (Offaly, Fianna Fail)
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3. To ask the Minister for Housing, Planning, Community and Local Government his views on whether national planning standards should be set to increase the height of apartment buildings in view of the high break-even costs of building apartments and absence of supply for new apartment buildings despite the high demand. [25217/17]
Barry Cowen (Offaly, Fianna Fail)
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Despite high rents it still seems uneconomic to build apartments in Dublin and major cities. If we are serious about attracting investment and financial services jobs to Dublin in the wake of Brexit, we have to provide homes but we cannot add to the sprawl in Dublin and other cities. Is the Minister open to amending national planning guidelines to allow high-rise development in order to provide apartments in cities, which would mean people could work and live in those cities?
Simon Coveney (Cork South Central, Fine Gael)
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My Department routinely monitors the planning process and acts to ensure that it facilitates appropriate multi-unit housing developments to meet the broader housing requirements of society. My Department's 2009 guidelines for planning authorities on sustainable residential development in urban areas encourage local authorities to bring about high-quality and sustainable urban development, using their development planning and management functions to deliver quality homes and neighbourhoods where people want to live, work and raise families. In particular, the guidelines outline a range of densities appropriate to different location types, from lower densities at the edges of smaller towns through to densities in the range of a minimum of 50 dwellings per hectare in larger urban areas along public transport corridors.
However, the guidelines do not set out specific policy advice in respect of height of buildings alone, in isolation from broader location, design and layout considerations nor would it be appropriate to do so, given variability in urban contexts and the inappropriateness of a one-size-fits-all height policy for very diverse urban areas. Rather, it is a matter for local authorities to ensure the appropriate application of the guidelines in their statutory development plan and development management processes.
Notwithstanding the above, my Department is currently in the final stages of completing a cost review of multi-unit and apartment developments, which is due to be finalised later this summer. This review is examining the key aspects of viability issues, including building height limitations, and will inform further policy development in respect of this matter. In light of the review outcomes, the intention is to engage further with relevant local authorities like Dublin City Council to address any building height issues arising.
The Deputy will have heard me say previously that I am very much in favour of higher buildings and higher density in the right locations and we should be doing a lot more of that, particularly in Dublin but also in my own city and other cities. We do not want high-rise buildings on Georgian squares but high-rise buildings are the only way we will create significant numbers of homes, along with affordability, in Dublin city centre.
Barry Cowen (Offaly, Fianna Fail)
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I agree with the Minister but he has the opportunity to make sure it happens sooner rather than later. This is relevant because of the opportunities we might have following Brexit but also, and more important, because of the crisis in housing provision and the lack of adequate units in the city to enable city living. He says a cost-effectiveness review by his Department will report in early summer but he, or whoever holds the esteemed office at that time, should provide the necessary amendments to national planning guidelines to ensure this is done, rather than engaging eternally with local authorities on the issue.
4 o’clock
I implore the Minister to use his office and, if necessary, to seek assistance from Members in order to bring forward legislation to provide for planning guidelines which would supersede those that apply to local authorities. I am not recommending that this happen in the suburbs but, as the Minister said, in the centre of cities such as Dublin, Cork and so on.
4:40 pm
Simon Coveney (Cork South Central, Fine Gael)
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The Deputy should take cognisance of developments that are currently under way, such as the Poolbeg site. It will be the highest density residential development ever in Ireland. It will comprise 3,500 units on a medium-sized site. Several very tall buildings will be part of the scheme and will be factored into the overall design, taking account of the needs of the community and so on. That needs to be done on many other sites. I have strongly indicated to Dublin City Council in particular that it should be more ambitious in regard to building height restrictions. That can now be seen in the master planning of strategic development zones. If there is a need to legislate after examining the forthcoming report on the costings, potential problems and limitations involved in the building of apartment complexes, I will do so. Local authorities should show initiative because it is very difficult to legislate in this area and also avoid the one-size-fits-all approach which can lead to problems in some areas.
Barry Cowen (Offaly, Fianna Fail)
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The Minister should instruct local authorities rather than hope that they will be receptive to his wishes. Office blocks of six or seven stories are being built on Nassau Street. I see no reason why there should not be another five or six stories of apartments on top of those developments. That is what is needed. Urban sprawl has gone too far and for too long. It has crippled the public transport system. I acknowledge there are issues in terms of parking. Student developments are being constructed across the city. They are greatly appreciated and badly needed. Restrictions on car parking are not overly severe in those developments, in spite of the fact that the developments will eventually come into wider use. The Minister needs to use the available space. There needs to be outside-the-box thinking and instruction given to local authorities, even if it is for a sunset period, in order to address this issue while we can.
Simon Coveney (Cork South Central, Fine Gael)
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Higher buildings are beginning to emerge. Planning permission will probably be granted in the coming weeks or months for the highest building in the country. It is to be built on a super site in the Cork docklands in the middle of the city centre. Planning permission has previously been granted for a building of 36 stories in the docklands in Cork. It is possible for developers to develop very tall buildings if they do so in the right locations. The Deputy is asking me to legislate to require certain building heights in certain areas, or at least the facilitation of certain building heights. In some parts of Dublin, there is no restriction on the height of development for which one can apply . Planning permission has been refused for residential buildings with ambitious heights, such as a recent application for a development in Donnybrook. Perhaps planning guideline issues can be examined to ascertain if it is possible to allow more ambition from the private sector in terms of building higher buildings. However, caution is required. We have an historic and very beautiful city which needs to be protected. However, parts of Dublin have very low population density and if we are serious about providing affordable homes in the city centre, building heights must be more ambitious than previously.