Cyprian Brady (Fianna Fail)

Over 81,000 new housing units were built in this country last year and it is projected that there will be another 80,000 this year. Some 280,000 people are employed in the construction industry but if Fine Gael had its way those people would be out of a job.

We are here to discuss planning, however, and with such unprecedented growth nobody is denying that such issues will arise. The planning process plays a big role in managing such unprecedented growth. Changes have been made in this regard, including the guidelines issued by the Minister. Some Senators have referred to rural planning guidelines but we also require urban ones. For example, in a small pocket of my own area, in the North Wall, some 4,500 units will be built over the next two years, which will have a major impact locally. Planning will play a big part in that process, whether through infrastructure, schools or other facilities.

Sustainability is a major issue also, particularly concerning apartment dwellings. Issues have arisen concerning how property management companies and the maintenance of apartment blocks can be dealt with. That is all part of the planning process and given the phenomenal growth we are experiencing, these issues must be taken into consideration and tackled at an early stage.

We have all had experience of trying to arrange meetings with planners where staffing and technology must be examined. While there are problem areas in the current planning system, the fact that such matters are being tackled is to be welcomed. This is particularly so when it comes to discussing infrastructure. In the north inner city, thousands of apartments have been constructed in recent times, placing major pressures on infrastructure. The problem is not limited to the inner city, however, because it also affects the suburbs.

One-off housing is not solely a rural issue either since it is now occurring in front, rear and side gardens in the city. This is putting pressure on infrastructure, including roads which are carrying an increasing volume of traffic both to and from Dublin. Proper strategic planning should form a strong part of any new developments.

The sustainability of some apartment blocks in Dublin must be questioned. Neighbours may not see each other from one end of the year to the other because they are coming and going day and night. They may never meet each other.

Traffic is a major issue in areas just outside the city centre, such as the East Wall and Cabra where there has been a big increase in volumes. There are plans for major developments, including apartments and housing, in these areas. Around the Phoenix Park and out to west Dublin, there has been a phenomenal increase in the number of housing units. Such development brings its own problems so the more strategically we plan for the future, the better.

Dublin City Council has been discussing housing density and there have always been flat complexes around the city centre, which have produced social problems over the years. The general consensus is that with proper urban planning, the development of duplex housing and own-door housing in the inner city, whereby everybody has their own entrance, we can still facilitate the required densities. The issue is currently under discussion as part of the planning process, including decisions that are made in the early stages of that process.

It is particularly difficult to meet with planners because their offices are understaffed and they have a problem obtaining properly qualified staff. A number of people are coming from other countries to work in the planning sector here. Unfortunately, however, if a planner does not know the area and is unaware of the wider context, some decisions may go astray. When that happens it can have catastrophic consequences not only for immediate neighbours but also for entire housing estates. Therefore, the more technological resources that are put into the planning process the better. A wide variety of technology is available in the planning sector, so we should be examining it with a view to investment.

Issues have also arisen over the enforcement of planning laws and regulations. A bad decision at an early point of the planning process, whether it concerns a small house extension or the development of a housing estate, can have major consequences later on. Enforcement is a big issue for local authorities whose responsibility it is. However, such authorities must be properly resourced and trained in this regard. They must also have access to proper legal advice. In my experience, when some cases reach court, local authorities are not in a position to enforce the existing laws and by-laws. Local authorities require more support in this regard. In some cases, the original problems that arose during the planning process may tend to disappear because the appeal process can take so long. The more resources we put into these areas, therefore, the better.

As regards the management of apartment complexes and estates, up until recent times local authorities automatically took charge of roads and other services relatively shortly after the completion of a housing estate. That was the case up until ten or 15 years ago but they now have an opt-out. The Minister has made it clear to local authorities around the country that he will insist on them fulfilling their obligations in taking charge of estates and services. The procurement of management services through management companies now forms part of the planning application process for apartment complexes. That system must be re-examined, however, because in some cases it is not working. There may be a different management company from one year to the next in some complexes, while others have no management company so residents take it upon themselves to establish one. That is the case in a number of apartment complexes around Dublin city. If that sector needs to be changed either by regulation or legislation, it should be done. It is only right to examine the matter now, given the amount of urban and rural development occurring. We must plan strategically for such development in future.

Recent changes introduced by the Department will help to bolster the existing planning process but certain areas need to examined. If the current volume of growth continues we must be prepared to invest in people and technological resources to sustain such growth. In that way, we can look forward to many more years of growth.