HOUSING ARCHITECTURAL SOLUTIONS TO BUILDING A NEW IRELAND

Transcription

1 POLICY 2015 / 2016 HOUSING ARCHITECTURAL SOLUTIONS TO BUILDING A NEW IRELAND

2 Density in the Historic Suburbs, Monstown, Dublin by Shaffrey Associates Best Housing Project, 2015 RIAI Irish Architecture Awards, Photo - Tom Fahy

3 RIAI HOUSING POLICY CONTENTS Executive Summary 4 Introduction 8 Housing in Ireland The Facts 9 RIAI Policies Policy 1: Create Sustainable Communities 10 Policy 2: Deliver New Models and Funding 14 Policy 3: Improve the Planning System to Facilitate Delivery 17 Policy 4: Protect the Consumer 18 Conclusion Cover Images 1. Santry Demesne, Co. Fingal by DTA Architects, Winner of the Silver Medal for Housing , Photo - Ros Kavanagh 2. Terracotta House, Co.Dublin by GKMP Architects, RIAI Irish Architecture Awards Highly Commended 2013, Photo - Alice Clancy 3. The Metals, Dun Laoghaire by DLRCOCO Architects, RIAI Irish Architecture Award Winner 2012, Photo - Donal Murphy 4. Kilmeena Housing, Co. Mayo by Cox Power Architects, RIAI Irish Architecture Award Winner 2013, Photo - Michael McLaughlin

4 Executive Summary: Background THE POPULATION CHALLENGE Ireland s population may reasonably be expected to grow from 4.7 million in 2016 to 5.9 million by , as the country s economic recovery continues. Even with this moderate population forecast, we will already need to house an additional 1.2 million people. In addition, 43% of the housing stock in Ireland has been built since 1996, which means that there is a significant proportion of homes (57%) that may require retrofitting and future proofing. 12,500 HOMES NEED TO BE BUILT EACH YEAR UNTIL 2021 This is a significant task considering that Ireland built just over 8,500 homes in A 2014 ESRI Research Report 2, predicted that an estimated 12,500 new homes per year will need to be built by 2021.The Housing Agency predicts in 2015 an even higher average new housing supply, saying that 20,916 units are needed per year between 2015 and Each year schools, shops and other civic buildings will need to be built to service this level of housing. The projected number of housing starts from 2014 to end 2015 (10,000 units) 4 will not even meet short-term needs. THE DEMOGRAPHIC CHALLENGE Irish society is changing and the types of homes we will build need to respond to these new demographics. Ireland s population is ageing. CSO figures 5 show life expectancy rates will increase significantly. By 2046, over-65s could make up 1.4 million of Ireland s population. However, most of Ireland s annual residential output is still 3-4 bedroom homes. For example, family homes make up 65% of Dublin City residential stock, rising to 80% in the wider Dublin area, while only 37% of households in Dublin are families with children. We are heading towards the European city norm of 27%, so we cannot continue to predominantly build for families with children, particularly in Dublin. 1. CSO Population and Labour Force Projections, , April 2013 (assuming moderate migration and current fertility) 2. ESRI Research Note, Projected Population Change and Housing Demand: A County Level Analysis, by Edgar Morgenroth, Housing Agency, National Statement of Housing Supply and Demand 2014 and Outlook for CSO Population and Labour Force Projections, , April New Irish Housing Unit in 2015 forecast at only 10,

5 Executive Summary: RIAI Policies 1 POLICY 1: CREATE SUSTAINABLE COMMUNITIES Demographic changes will have a profound effect on the places where we choose to live. Housing is a basic need and a core responsibility of civil society. Housing should facilitate a lifetime s choice of accomodation within a community. It should radically improve social and cultural life, sustain schools, reduce commuting and bring health benefits from greater degrees of walking and cycling. To create sustainable communities in our cities, suburbs and in small towns and villages, we must look to create urban villages, making greater use of vacant land or under-utilised sites for new housing or community services. The key is variety. 3 POLICY 3: IMPROVE THE PLANNING SYSTEM To achieve maximum efficiency in the delivery of housing, Local Authorities should have properly resourced Architects Departments to assist the Planning Authorities in meeting the complex demands of delivering housing in the context of sustainable communities. We have identified a range of changes that could be achieved rapidly and could speed up the provision of much needed housing. Making places without architects is like having hospitals without doctors 2 POLICY 2: DELIVER NEW HOUSING MODELS AND FUNDING Evidence has shown that the existing housing model has failed us and that new models must be developed. New models should include: starter homes becoming more affordable; long-term rental accommodation becoming more attractive as an alternative to purchasing; and funding being made available for the adequate provision and ongoing management of social housing. 4 POLICY 4: PROTECT THE CONSUMER Effective Building Control systems, combined with a skilled workforce, can greatly reduce the incidence of serious building failures but will not eliminate them. In circumstances where the consumer becomes the victim of a building failure, the system of redress should provide for addressing the problems in a timely manner without having to resort to lengthy and costly litigation. 5

6 Executive Summary (Cont) KEY ACTIONS FOR IMPLEMENTING THE POLICIES When the RIAI predicted the current housing shortage five years ago, the country was in a severe crisis and finance was simply not available. As we move forward to address current and future housing needs, we must facilitate construction of the new homes that our population requires. Due to the shortage of housing, the current lack of supply increases prices and rents, resulting in a dramatic and tragic increase in the numbers without homes. The most severe blockages are concerned with the impact of Planning, Finance and Capacity upon the shortterm, medium-term and long-term solutions to our housing needs. The RIAI is an advocate for high quality, mixed tenure neighbourhoods with good services that are based on community and a health-led agenda to deliver sustainable living for our citizens. PLANNING & REGULATION Standardise planning application requirements. Make the planning system more consistent, from Local Authority through to An Bord Pleanála. Change the model of zoning to allow for mixed uses. Make Development Plans clearer in their impact on housing production. Allow flexibility of Development Standards to allow for the re-use of existing buildings and encourage the retro-fitting of existing suburbs and centres. Change the operation of Building Regulations to allow for the re-use of existing buildings. Simplify/systemise the Building Control Management System with regard to demonstration of compliance and to risk analysis. Introduce Latent Defects Insurance as a form of redress for consumers. Revise development levies to sustainable levels. FINANCE Rebalance the mix between ownership and rental. Ensure that the rental market is developed to provide protection to the tenant and the landlord. Encourage the development of new business models for private rented accommodation. Use financial instruments such as bonds, pension funds, REITS, etc. to provide capital for housing developments. Review rent subsidies to achieve efficiencies for the State. 6

7 Executive Summary (Cont) Finance the social housing programme so that construction can start immediately. Investigate new forms of finance such as Community Land Trusts, which can provide affordable housing. Utilise publicly-owned land to develop housing models that are sustainable, community-led and affordable. CAPACITY Encourage the return of emigrants who have the skills to construct homes. Re-commence apprenticeships in the building trades. Offer a sustainable career to those who work in the building industry. Put in place the infrastructure to support housing development. Ensure adequate training facilities for the new workforce. Increase the supply of housing sites. Sheltered Housing, Leighlinbridge, Co. Carlow by PKA Architects Photo - Peter Cook 7

8 Introduction Housing Housing is a basic need and a core responsibility of every civilised society. After years of high volume house building from the late 1990s to 2009, house building activity has been drastically reduced, contributing to the current housing crisis. Public Private Partnership schemes collapsed and shortage of public funds led to the cancellation and stagnation of regeneration schemes. At the same time, the population in Ireland grew by one million between 1991 and Five years ago, the RIAI correctly predicted a housing shortage and rising house prices. This Policy sets out to address the many issues involved that impact solutions to the housing crisis. No One Solution It is clear that we need to build additional homes for our growing population and changing demographics. However, there needs to be political will and a more quality-driven homebuilding sector to ensure that the homes we build create long-term sustainable homes and communities. Timescale Construction plans are long-term with relatively modest projects taking up to five years to go from conception to completion. More complex projects can take ten years to deliver. We need to plan ahead now to meet the population demand and demographic changes. Learn From The Experience of The Past Housing cannot be delivered in isolation, it must be part of a strategy to create sustainable vibrant communities. We must learn from our experience and learn from others, such as European towns and cities which have attracted and sustained economic development by having a design-led approach to urban development. An Opportunity Solutions to the housing crisis will present opportunities, not only for the provision of new homes, but also for significant improvement of existing neighbourhoods depending on how these new homes and associated social facilities are dispersed. This RIAI Housing Policy gives a range of innovative proposals which, if implemented, will create an environment that will deliver quality accommodation by creating places where people will want to live. But, there is no one solution. Intensification of use: Apartments provided in existing extended buildings, Howth, County Dublin by Robin Mandal Architects Southhill Older Persons Housing, Limerick, by ABK Architects RIAI Irish Architecture Award Winner 2014, Photo - Paul Tierney 8

9 Housing in Ireland - The Facts The Population is Increasing CSO figures 5 indicate Ireland s population will grow by 26% by million people 5.29 million people 5.91 million people On these moderate projections, over the next 30 years we will need to house an additional 1.2 million people, who will also need schools, hospitals and places to work. This is the equivalent of housing and building supporting infrastructure for more than six times the population of Limerick City and County. A significant task considering that Ireland built just over 8,500 homes in The National Housing Construction Index for 2013 reported a 4% decrease on this number. By contrast, a recent ESRI Report, Projected Population Change and Housing Demand 6, predicted that an estimated 12,500 per annum new units will need to be built by The Housing Agency predicts that 20,916 units are needed per year between 2015 and This lack of investment in housing over the last six years has contributed to the current housing crisis with demand far outstripping supply in metropolitan areas. require almost all new construction to be one and two-person dwellings over the next 20 years with 150,000 fewer family homes required in 2016 than there were 20 years earlier. Dublin may be expected to follow a similar pattern. Three and four-bedroom homes remain by far the largest component in our annual housing output: 65% of Dublin city housing stock is family homes, rising to 80% in the wider Dublin area. However only 37% of households are families with children and this is a percentage that will reduce if we head for the European city norm of 27%. Our Population Is Ageing YEARS YEARS 2046 According to CSO figures 7, life expectancy rates are expected to increase significantly by 2046 with men likely to live to their mid-80s and women to the age of 88, meaning the over-65s could make up 25% of the population. To build a caring society, we need to provide appropriate housing for older people near family and amenities, within walking distance of shops, medical facilities and community activity centres. Family Size and House Occupancy are Decreasing The demographics of society are changing and family sizes are getting smaller. A comprehensive survey of the Greater London Area s housing needs revealed that the UK s capital city would 25% POPULATION 65+ YEARS 5. CSO Population and Labour Force Projections, , April 2013 (assuming moderate migration and current fertility) 6. ESRI Research Note, Projected Population Change and Housing Demand: A County Level Analysis, by Edgar Morgenroth, CSO Population and Labour Force Projections, , April

10 Policy 1: Create Sustainable Communities Demographic changes will have a profound effect on the places where we choose to live. In many of our suburban areas we have large tracts of housing with no identifiable village centres, save a shopping centre, often at a distance. To create sustainable communities in our suburbs and in small towns and villages, we must look to create urban villages, making greater use of vacant land or under-utilised sites for new housing or community services. A New Future of the Housing What if much of the new development from consisted of infill and the retrofitting of existing suburban areas and centres? What if employment and retail was not segregated from living neighbourhoods? A compact city of well-connected mixed use urban villages could emerge. The dynamic of small households integrated into housing neighbourhoods could facilitate a lifetime s choice of accommodation in a community, could radically improve the social and cultural facilities, sustain schools, reduce commuting, and bring health benefits from greater degrees of walking and cycling. Who doesn t want to live in such a neighbourhood? Making Good Neighbourhoods These are the sort of neighbourhoods that are already the most desirable places to live. The continuing constant release of family homes will maintain the balance of young and old in a neighbourhood this is a desired outcome of providing a suitable mix for downsizers. We must build high quality homes for communities where young and old, single people and families, those of various financial means, all live together in a supportive community with all amenities nearby, promoting the broad concept of society s wellbeing as a design priority. Evidence-Based Knowledge We need evidence-based knowledge of existing and projected neighbourhood demographics, case by case. We need to understand what will provide for a balanced sustainable community, which will renew itself evenly without excessive peaks and troughs in age profiles over time, with enough people locally, either living or in employment, to support good local services. Apartments are part of the Solution for Sustainable Communities Medium and higher densities, necessary for sustainable neighbourhoods, require some apartment typologies that are not economic at present property prices. It is only when the cost of land saved is greater than the additional cost of building apartments that apartments will be economical to build. We need apartments to be viable and affordable without increasing land value. The increased construction cost of apartments together with the level of embedded taxation makes affordability difficult. Ease of Choice, Ease of Change Greater efficiency of use in the national housing stock can be facilitated by encouraging better choice of home to suit various life stages in every neighbourhood, and by making moving home easier and cheaper. Many neighbourhoods are dominated by homes originally aimed at a single cohort newly married and intending family formation. The predictable outcome is the same kind of housing everywhere. Planning systems advocating the segregation of employment and retail uses from housing contribute to the failure to provide diverse and vibrant neighbourhoods. This does not facilitate a lifetime in the same neighbourhood. Clonakilty 400, Urban Design by Cork County Council Architects Department RIAI Irish Architecture Award Winner 2014, Photo - Dermot Sullivan 10

11 Policy 1 (Cont) For example, one or two-person households require a one or two-bedroom apartment while the empty nester probably requires a reasonably spacious apartment or terraced house with support services nearby as they get older. These extra services can be provided in a sheltered housing complex with a shared club house with similar facilities to those in apartments. This club house is open to members from the wider community who wish to stay living separately but enjoy using the facilities and participate in the social activities and avail of the support services. The RIAI recommends the building of a balanced housing stock and not, as at present, discouraging it. A VAT free threshold of 200k should be reintroduced for apartments only. Major providers who properly manage rented accommodation should be further encouraged to provide more quality accommodation. In this way, we could begin to restore the correct balance in our housing stock, provide short-term rental accommodation for transient population, and encourage the achievement of sustainable densities in our towns and cities. THE RIAI RECOMMENDS: All new neighbourhoods to have housing for all stages of life, together with an appropriate mix of social and service facilities at their centre. Encourage retrofit of predominantly family housing neighbourhoods to provide dwellings for later life stages, preferably clustered around facilities. A radical review of planning and development plan restrictions on mixed retail and employment in housing should be undertaken. Encourage measures that facilitate moving to suitable accommodation, as life progresses, and the release of family dwellings to those who need them. Allow VAT free threshold of circa 200k on apartments for a limited period. Properly implement retail policy to help reinvent local centres as mixed-use urban villages at the heart of sustainable neighbourhoods. Meaningfully integrate these village centres with surrounding suburbs. Encourage clustering of dwellings for smaller households in mixed-use urban villages. Require Local Area Plans in existing suburban areas and small towns and villages. Allow flexibility of Development Standards to allow for the re-use of existing buildings and encourage the retro-fitting of existing suburbs and centres. Alto Vetro, Dublin Docklands by Shay Cleary Architects, Winner of the RIAI Silver Medal for Housing, Photo: Kevin Woods 11

12 Policy 1 (Cont) Flexibility in Space Standards While it must be acknowledged that both at Department of Enviornment Community and Local Government (DECLG) level and within some Local Authorities much progress has been made in the advancement of baseline accommodation standards, we need to become more flexible in the application of our space standards without any diminution of quality to allow better use of existing buildings. Flexibility in space standards is a key element in creating sustainable communities. This would enable the delivery of appropriate homes for a changing demographic, acknowledging that one size does not fit all. New Housing Types The increasing number of homes needed requires new models to be developed and requires higher densities which can be delivered through apartment developments as well as having greater flexibility in external space standards, including higher density housing schemes. The criteria for change need to be carefully considered. Internal and External Standards Two matrices are suggested for identifying standards. Some standards, mainly internal, should apply universally to the needs of different households. These should be national standards defining minimum areas, aspect, balconies etc for given home types. Other standards, mainly external factors, apply by virtue of where the home is located. Design and Quality National internal standards do not, of themselves, guarantee quality, particularly for apartments. A well-designed one-bedroom apartment in a city location with careful consideration of space usage and storage can provide better living space than a two bedroom apartment. Locations in city centres, urban villages, towns, clusters, and suburbs would each have different standards for external issues such as density, height, separation, open space and parking. How these standards are applied, and the ensuing mix of homes, is the preserve of development plans. THE RIAI RECOMMENDS: Adoption of recommended national space standards for homes. Allow some units to be smaller, with studios where deemed appropriate, and ensure that while a minimum standard is possible, it cannot be the average. Recognise appropriate and different standards for both family dwellings and shorter-term accommodation, as locations dictate. Develop key quality indicators for apartments and houses. Adoption of varying external standards according to density as required by location. Flexibility in reducing space standards must be a trade-off for closer, better neighbourhood facilities made possible by higher densities and should not diminish core residential quality such as exposure to amenities and sunlight. Flexibility has a key role in utilising existing buildings. Change the model of zoning to allow for mixed uses. Make Development Plans clearer in their impact on housing production. Change the operation of Building Regulations to allow for the re-use of existing buildings. 12

13 Policy 1 (Cont) Ireland s housing problem is simple in that there are just not enough available dwellings where there is demand, which is hurting the economically weakest most. The solution to this problem more dwellings delivered in a sustainable pattern cannot be implemented in time to alleviate the current emergency. It should, however, help prevent it from occurring again. Homelessness The causes of homelessness are far more complex than the mere shortage of housing. Issues range from addiction and psychiatric care requirements through to the increasing trend of people simply being priced out of the rental market. These people are the most vulnerable and in the greatest need of protection from the effects of a general shortage of accommodation, and need assistance in an immediate time frame. THE RIAI RECOMMENDS: Identify and commission the design of required schemes now to be ready when funding is available. Ring-fence some housing for the most vulnerable and release all available Local Authority properties that are boarded-up for use, pending redevelopment or upgrading. Decrease demand for dwellings by encouraging students, in particular, into shared accommodation, and advertise the tax benefits of the rent a room scheme particularly focusing on renting to the student market. The RIAI calls for an immediate audit of all empty and boarded-up local authority properties. Santry Demense by DTA Architects Winner of the RIAI Silver Medal for Housing , Photo - Ros Kavanagh Wainscoted: Adaptation of a Protected Structure into apartments by Lawrence and Long Architects, Dublin, Photo - Marie-Louise Halpenny 13

14 Policy 2: Deliver New Models and Funding Evidence has shown that the existing housing model has failed us and that a new model must be developed. New delivery models could include: Starter homes to become more affordable Long-term rental accommodation to become more attractive as an alternative to purchasing Funding to be made available for the adequate provision and ongoing management of social housing Social Housing The Urban Regeneration and Housing Act 2015 as enacted in July 2015 has amended Part V of the Planning and Development Act in respect of the obligation to provision of Social Housing. Heretofore the ability for Local Authorities to fund the cost of houses to be transferred to the planning authority in accordance with a Part V Agreement through a buy out of the obligation has been eliminated. While the intent of this change is positive, in the absence of improved and adequate funding to support Local Authorities in the provision of Social Housing, it is anticipated that this change will cause further difficulties in supply. Rental Accommodation There is a growing trend of those renting from the private sector being forced out of the market by rising rents and then having to apply for social housing. The RIAI is aware of the complexity of the private rental sector but urgent action is needed through ensuring security of tenure or rental capping for a defined period only. Consideration should be given to increasing rent supplement so as to reduce families having to apply for social housing. Re-Use of Existing Accommodation The application by Local Authorities of higher space standards is making many vacated local authority homes and apartments unusable. Senior Citizen schemes that comprised one room studio-type apartments that fall significantly below current development plan standards are being closed up with a view to either replacing them with larger units or amalagamating for the same purpose. In the longer term, this may make sense but given the immediate need for action to address the current housing/homelessness crisis these schemes, many of which would have provision for caretakers apartments and common rooms, may be suitable for reuse as supported accommodation for single homeless persons (those who could manage independent living with limited supports), managed by a Local Authority with the support of a specialist voluntary agency. This could be achieved with minimal lead-in processes and without any significant capital requirement. Living Over The Shop The upper floors of many buildings in established commercial areas are under utilised, often by reason of a lack of an economic solution by compliance with either planning or building regulations. These premises are often located in the midst of the very services residents would need. THE RIAI RECOMMENDS: More emphasis on the provision of larger, family-sized apartments with proper communal facilities and supports. Substantially improve the tax relief on the rent a room scheme. Introduction of a level of security of tenure or rent-capping. Investigate new forms of finance such as Community Land Trusts, which can provide affordable housing. Use financial instruments such as bonds, pension funds, REITS, etc. to provide capital for housing developments, public and private. Review rent subsidies to achieve efficiencies for the state. The RIAI calls for a national audit in urban areas to identify vacant space above shops. Finance the social housing programme so that construction can start immediately. 14

15 Policy 2 (Cont) Affordability The RIAI supports the introduction of a Site Value Tax to replace the Property Tax, which was part of the government s current Programme for Government and the National Recovery Plan A Site Value Tax would encourage property owners to use land or existing buildings to their full potential to cover the tax. Initial levies should be on new development and spread the cost of new infrastructure over at least 20 years. The Site Value Tax should be introduced initially in lieu of Commercial Rates, to encourage Living over the Shop and the full use of urban sites. Land cost, building costs and financing costs are the three major factors affecting affordability. Financing costs are currently near an all-time low. Building costs, driven by the cost of labour, are likely to affect affordability; even if land cost is brought under control. The industry needs to be more efficient to achieve the level of production required and to achieve the quality and finish the consumer demands. Realistic VAT Levels Government Regulations such as the BC(A)R, including the most recent under SI 365 of 2015, impact significantly on individuals wishing to build or extend their own house. The guideance provided by the Department of Environment Community and Local Government, advise that home owners should weigh up carefully the implications of a decision to opt out of the statutory certification process. The cost associated with engaging the services of a registered construction professional for design, inspection and certification purposes is likely to be a key consideration. To ensure all homeowners can afford the expertise necessary and protect the valuable asset that is their home, the RIAI proposes matching the professional VAT rate for these services with those of the building contractor at 13.5%. The role of Design and Assigned Certifiers under BC(A)R is a statutory duty and should not attract the luxury VAT rate of 23%. Apportioning Costs Local Authority Levies and Section 49 Levies, and Part V are imposed only on new housing stock, meaning owners of new homes disproportionately bear the cost of infrastructural upgrades, transport upgrades and the provision of land for social housing. Though seen as a tax on developers, ultimately it was all funded by purchasers mortgages. THE RIAI RECOMMENDS: Extend vacant site levy by introduction of a Site Value Tax to include existing buildings. The reduction of VAT to 13.5% for the provision of professional services necessary for the construction of a home to encourage good design. The cost of infrastructural and transport improvements, and social housing should be apportioned between the new development and the existing community in proportion to benefit by means of a socially responsible national or local tax. Builders should be considered similar to any SME business needing access to capital to promote economic activity. Consider introduction of stage payments in purchase of new homes. Rebalance the mix between ownership and rental. Ensure that the rental market is developed to provide protection to the tenant and the landlord. Encourage the development of new business models for private rented accommodation. Utilise publicly-owned land to develop housing models that are sustainable, community-led and affordable. 15

16 Policy 2 (Cont) Rural Housing Design policy has concentrated mainly on builtup areas, whilst the most consistently performing section of the house building industry has been that of one-off homes in the countryside. Without some positive guidance or regulation, with regard to the quality of such residential provision, the quality of our rural environment can only deteriorate. It is to be noted that those local authorities which have been pro-active in developing such guidance documentation and which have pursued its implementation such as Cork and Mayo County Councils have led to well-planned and designed village extensions and a significant cohort of well-sited and appropriately designed one-off homes. Small Towns and Villages The concept of urban villages could also be applied to small towns and villages needing regeneration. Mixed use zoning and living over the shop has a part to play in bringing life back to rural communities. Transport and Connectivity As much as the need to improve nationwide broadband, technology has the potential to maximise the use of existing and future transport for isolated communities. THE RIAI RECOMMENDS: Develop appropriate location-sensitive rural design guidelines for all local authorities. Develop the use of urban villages, mixed use zoning and Living over the Shop initiatives to regenerate rural communities. The potential of technology to maximise connectivity in isolated communities should be investigated. 16 Parknasillogue Housing, Enniskerry, Co. Wicklow by Seán Harrington Architects, RIAI Irish Architecture Awards Commended 2009, Photo - Philip Lauterbach

17 Policy 3: Improve the Planning System to Facilitate Delivery of Housing Ireland has a better track record for making policy than for implementating it. We could make development plans simpler and more consistent by transposing national policy and outcomes better through implementation audits. To achieve maximum efficiency in the delivery of housing, the RIAI recommends that all Local Authorities secure access to properly resourced Architects Departments to enable them to assist the Planning Authorities in meeting the complex demands of delivering housing in the context of sustainable communities. The Architect s training is unique in enabling them to be design team leaders, synthesising all aspects of the demands of the built environment, developing solutions and delivering the quality which sustainable communities require. Improving The Planning System A range of relatively minor changes are identified, which could be achieved rapidly, and without any cost to the Government. This would have a cumulative effect of making the planning system more efficient, reducing costs for the applicant and also reducing costs for Local Authority planning systems, but more importantly speeding up the economic recovery and delivery of housing. Issues which would have a longer term and a more significant impact are also considered but these would, in some cases, require legislative change. Planning Application Forms The DECLG should require all Planning Authorities to use a standard form. In the event of there being particular and special local requirements this should be listed in an appendix to the standard form. Planning Notices Regulations should be made to clarify the purpose of a Planning Notice, including the provision of a general description of the project, and not an exhaustive description of the entirety of the development. Pre-Planning Consultation and Records The DECLG 2007 Development & Management Guidelines should be enforced by means of Regulation or a Statutory Instrument and not simply as guidelines. An Bord Pleanála Legislative change is urgently required to set real time limits. At a minimum, a separate section of An Bord Pleanála should be established to process within strict time limits less complex projects and housing projects. e-planning The online BCMS Portal, which came into force with BC(A)R, should be further developed to provide a national e-planning portal. Compliance Conditions Grants of planning permission often include compliance conditions requiring further submissions to the Planning Authority causing delays. THE RIAI RECOMMENDS: Increase involvement of in-house architects in Local Authorities in forward planning and development control, by establishing an Architects Department within each of the Local Authorities. Introduction of a mandatory standard national planning application form. Easier access to planners for pre-planning meetings. The nationwide use of an e-planning lodgement system. Grants of planning permissions without unnecessary compliance conditions. Statutory time period for approval of compliance conditions Regulations are needed to clarify the purpose of Planning Notices. A statutory timeline for decision by An Bord Pleanála. Standardise planning application requirements. Make the planning system more predictable, from Local Authority to An Bord Pleanála. Increase the supply of ready and available housing sites. 17

18 Policy 4: Protect the Consumer Through Quality Building Standards, a Register of Builders and Latent Defects Insurance Effective Building Control systems can greatly reduce the incidence of serious building failures but will not eliminate them. In circumstances where the consumer becomes the victim of a building failure, the system of redress should provide for resolution of the problems in a timely manner without having to resort to lengthy and costly litigation, and where there is significant risk as to the outcome of the litigation. This is particularly important for residential buildings given the daily stress caused to residents by serious building defects. The RIAI has always supported better building standards and a culture of compliance. As part of developing this culture of compliance, the statutory registration of building contractors is crucial. Latent Defects Insurance and Consumer Redress Where failings do occur, a system of Latent Defects Insurance (LDI) should be in place. LDI exists in most comparable countries and allows the home-owner to call in the insurance cover to fix the problem and lets the insurer worry about pursuing the parties who have contributed to the problem. It is time that concentrated and effective effort was put into providing LDI as standard in Ireland and for lending institutions to insist that developers take out the cover before they sell the house or apartment. This is prudent and appropriate risk management of consumers largest investment, it also provides the quickest redress with greater certainty and less cost than legal action. There are significant current costs to the Irish economy and for many residents in remedying building defects. Seen from the perspective of those who have had to pay for resolving current defects, LDI represents a more cost effective and timely way of resolving matters. If more residential consumers were aware of the benefits of LDI then we would be having a more informed debate which would question why Irish consumers were not able to access methods of consumer redress available in comparable countries. Existing Latent Defects Schemes (LDI) LDI cover in a healthy and mature market will be offered by a number of providers. In seeking to make an informed choice in this market, consumers will need guidance. Government, the appropriate Insurance Regulators and Consumer Protection Bodies have a role to play. Guidance on the duration, detail, and exact cover provided is required, as is guidance on conditions, exclusions, and any relevant limits. Duration and Cover A period of 10 to 12 years is suggested as providing a good level of cover. If there are problems they are most likely to become manifest within this time. The exact cover will vary with the provider but the consumer needs clarity regarding exactly what cover is provided. Some policies include the waterproofing envelope under the definition of Structural Works and provide ten years cover whilst other policies may define Structural Works as only the loadbearing elements and provide cover for 5 years. Consequently clarity is required where alternative policies are marketed using similar headline terms. (a) Structure The definition of the structure should be clear and cover all loadbearing structures essential to the stability or strength of the premises. This includes foundations, slabs and their supporting sub bases, walls, columns, beams, trusses etc. (b) Waterproofing Envelope The definition should be clear and include external walls, doors, windows, cladding, roofing and any other works above or below ground which provide protection against ingress of water. 18

19 Policy 4 (Cont) (c) Additional Items These include elements that the typical consumer needs clarity on as to their inclusion: drains, radon barriers, plaster, ceilings, staircases, chimneys, flues, under-floor heating, floor finishes and screeds. Confirmation should be provided as to the inclusion or not of ancillary areas like garages. (e) Optional Cover and Additional Premium Optional cover may be available on some policies to include for component failure. Examples of components would include kitchen units, boilers, electrical wiring and pipework for gas, water, heating and ventilation. (d) Building Regulations and Health & Safety This cover would include elements of the Building Regulations (not being structural or part of the waterproofing envelope) which may lead to a present or imminent danger to the physical health and safety of the occupants. This would include fire stopping and smoke/ heat/ carbon monoxide detection. THE RIAI RECOMMENDS: Section 56 of Construction 20/20 should be actioned immediately: In collaboration with key stakeholders in the public and private sector, we will consider and report in potential forms of redress for consumers and homeowners, including the potential for latent defects insurance. Section 55 of Construction 20/20 should be actioned immediately: We will bring forward Heads of a Bill by end 2014 to enable the Construction Industry Register, Ireland s register of contractors, builders and tradespersons, to operate on a statutory footing by Introduce Latent Defects Insurance as a form of redress for consumers. Encourage the return of emigrants who have the skills to construct homes. Re-commence apprenticeships in the building trades. Offer a sustainable career to those who work in the building industry. Put in place the infrastructure to support housing. Ensure adequate training facilities for the new workforce. Investing in the Building Control Infrastructure should be a priority for government, financed by property taxes. Simplify the operation of Building Control to allow for compliance assessment and to identify areas of high risk. 19

20 Conclusion 43% of the housing stock in Ireland has been built since 1996 and in that time the population has increased from 3.63 million to 4.6 million. It is estimated that the population will grow significantly in the next 20 years and we need to plan carefully and strategically as to how people will be accommodated and what kind of built environment we want. Family size is decreasing while environmental and sustainability challenges are increasing. It will not be possible to continue the building programmes of the past, either in planning or design, as demand is changing. We cannot examine housing need in isolation - we need to plan for the future and accept that delivering sustainable communities is a multifaceted challenge which requires significant, continuous research and a multidisciplinary public and private sector response. Demographic change will bring an increased number of smaller households who prefer to live with close access to services and amenities creating sustainable communities. If properly harnessed, this has the potential to radically improve our cities, towns and villages and make them better places to live and work. The RIAI is putting forward a wide range of recommendations, across many areas which highlight the complexity of the challenges, all of which need addressing if we are to create sustainable healthy communities. The RIAI offers solutions to the questions of where do we want to live? and what do we want to call home? IMMEDIATE IMPLEMENTATION ACTIONS Set up a form of triage : to cater for the most vulnerable first; to fund (and ringfence) a specific supply for emergency accommodation; and to increase rent allowances on a temporary basis, to alleviate the homeless problems. Release space through rehabilitating and reinhabiting the many void accommodation units that the Local Authorities currently have. Free up space through an increase in the rent a room scheme, which could free up accommodation that is currently being used by students, for example. This would increase the amount of accommodation immediately available. MEDIUM-TERM IMPLEMENTATION ACTIONS Release properties owned by NAMA to ease the current housing shortage. Free up the surfeit of unused space in our cities and towns. Foster and facilitate for mobility in the market to allow those who no longer need family homes to release them to the market. Commence construction on shovel ready sites. Facilitate access to working capital for builders. Facilitate access to mortgages for purchasers. Provide a sustainable model of finance for renters. LONG-TERM IMPLEMENTATION ACTIONS Commence the programme for Social Housing in accordance with Government Strategy. Undertake the recommendations in Construction Insist on mixed developments at a sustainable density. Demand variety in house types and target markets. Develop Urban Villages. Utilise technology to provide the social infrastructure to housing needs. Carefully plan and finance the houses that will be required in the next 30 years. Ensure consistency in application of development standards and of planning system. Enable flexibility in Development Plans and Building Regulations to be supportive of provision of quality housing and re-use of existing buildings. 20

21 Timberyard, Dublin by O Donnell + Tuomey Architects Best Housing Project, 2009 RIAI Irish Architecture Awards Highly Commended, RIAI Housing Medal, Photo - Dennis Gilbert

22 Note About the RIAI Since 1839 the RIAI has been the professional body for architects working and practising in Ireland. The RIAI provides support and information services to its 3,100 Members in all categories. Since 1966 the RIAI has set the qualification standards for architectural technologists and has provided support and information. Standards & Consumer Protection The RIAI ensures the highest standard of professionalism through entry standards meeting EU and National requirements, rigorous post-graduation professional training, mandatory and monitored Continuing Professional Development (CPD) and a detailed Code of Professional Conduct. The RIAI engages with Government, the professions, with industry, clients and the public to promote the value of quality of design in architecture so as to deliver attractive and sustainable built environments, to enrich our distinctive culture and heritage, to contribute to our economy and to improve the quality of life for the people of Ireland today and for generations to come. The RIAI is designated as the competent authority for architects in Ireland under an EU Directive 2005/36/BC, the Professional Qualifications Directive and the Building Control Act The RIAI also acts as the Registration body for architects under the Building Control Act Only those architects on the RIAI Statutory Register have a legal right to use the title architect. The RIAI is committed to discharging its obligations for the administration of the register of architects in Ireland. Although the RIAI carries out a statutory function as the registration body and competent authority for architects in Ireland, this is entirely self-funding basis. The RIAI does not seek or receive any Government funding or State aid to carry out this statutory function. The RIAI seeks to provide architects and architectural technologists with the professional training, education and support required to consolidate the role of the RIAI, and the architectural profession generally, as champions of exemplary practice in architecture and urbanism and to provide high quality professional services, education, outreach programmes and consumer protection to clients, users and the public. The RIAI Publishes The Standard Building Contract for the Private Sector Opinions on Compliance with Planning and Building Regulations Standard documentation and procedures for the BC(A)R Procedures for architects working on protected structures A Good Practice Guide A Bi-Monthly magazine Architecture Ireland. An Annual Review of Irish Architecture Policy documents and research Architects and architectural technologists work in the construction sector generally, both in private practice, in the public service, local authorities, state agencies, education, business and in non-governmental organisations. Your Architect Your architect is a highly trained professional with a unique range of skills to guide you though all stages of the design and construction process. Architects provide a wide range of services including: Feasibility studies Detailed Design Urban Design Interior Design Technology Dispute resolution Project Management Management of construction projects at the design and construction stages of projects. Certification services under the Building Control (Amendment) Regulations Energy Efficiency Project Supervision for the Design Stage (PSDP) If you are thinking of building talk to an architect, your built environment specialist. You can find architectural practice in your area on riai.ie E: info@riai.ie T: riai.ie Stay in touch with the latest in Architecture news and sign up to our free e-newsletter on riai.ie 22

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24 RIAI 8 Merrion Square, Dublin 2 Tel: info@riai.ie