Malcolm Noonan (Carlow-Kilkenny, Green Party) | Oireachtas source

Gabhaim buíochas leis an Seanadóir as an gceist seo. This is an important issue relating to planning permission in respect of holiday homes and holiday villages. In this regard, the Planning and Development Act 2000, as amended, requires that all developments that are not exempted developments are required to obtain planning permission. This may include where a permission for a change of use of a property is required, such as from holiday home use to long-term residential use. Where an individual wishes to change the use of a holiday home to long-term residential use, and planning permission is required, they are currently required to apply for planning permission to the relevant planning authority under section 34 of the Act in the normal manner. It is then a matter for the relevant planning authority to consider each application on a case-by-case basis. In making their decision, planning authorities shall have regard to the proper planning and sustainable development of an area, the policies of Government, ministerial planning guidelines and any submissions or observations received on the planning application during the public participation process in accordance with section 34 of the Act.

In accordance with Article 31(f) of the Planning and Development Regulations 2001, as amended, when notifying the applicant of its decision, the planning authority shall specify the main reasons and considerations on which the decision is based. It should also be noted that holiday homes and holiday villages are quite often located in more remote areas and-or may be on land that is specially zoned for such tourism-type development in the local development plan or local area plan and, therefore, holiday homes and holiday villages may not necessarily be suitable for permanent residential development. Different design layouts and standards may be applied to holiday homes than to permanent residential development while the local authority's policies on rural housing may also apply differently to holiday homes than to permanent residential development. I am sure the Senator will understand this. By way of example, there may be more intensive demands on water and sewerage facilities in permanent residential developments than in holiday homes, which may not be connected to public mains, with permanent homes also generally requiring larger garden spaces. All these factors would have to be taken into account by the planning authority when making a decision on a change of use planning application. In the context of the current need for residential accommodation, which the Senator quite rightly pointed that out, there may be merit in considering whether it would be appropriate to introduce an exemption for change of use from holiday homes to permanent residential accommodation in certain circumstances. However, to further consider this, there would need to be an understanding of the types of location and the issues arising in respect of such developments, particularly with regard to service capacity, suitability and standards.

I was not aware of the discussion on Newstalk about the ghost estate in Tullow. Again, that is a matter for the local authority but in this day and age to have to demolish that number of houses would be most unfortunate. I recognise the points the Senator is making but it is important too, with regard to proper planning and sustainable development, that the transition from holiday lets to more permanent accommodation involves a different set of criteria and, as such, that has to be given consideration. As I said, there might be an opportunity to look at exemptions in certain circumstances. That could be given some consideration.