Council and Town Council Crests Proposed Amendments to Draft Mayo Housing Strategy 2008
1 SECTION 3: HOUSING REQUIREMENTS ANALYSIS Proposed Amendment HS1 Page 16 Add new section Current Local Authority Housing Stock between Provision of Housing and Social Housing sections. Current Local Authority Housing Stock Utilisation of current Local Authority housing stock is relatively high within the four Planning Authorities in Mayo. Vacancy rates within the existing stock are low and mainly related to shortterm factors such as movement of tenants or re-developments in progress. Service Indicators figures for 2005 and 2006 for re-letting dwellings are given in the table below. Average time taken to relet dwellings available for letting (in weeks) 2005 2006 8 16 An initiative has been taken in 2007 to reduce time to re-let dwellings through the provision of additional resources to deal with casual vacancies. The condition of Local Authority housing stock in Mayo is also an important variable in determining Local Authority housing redevelopment priorities. An age analysis of the existing stock in the ownership of Mayo County Council is shown below: Age Profile of Social Housing Stock: Mayo County Council Age % of Stock 1 10 years 42% 10 20 years 24% 20 30 years 25% Over 30 years 9% The Council has embarked on an ambitious programme to refurbish all the social housing stock over a period of 5 years. The refurbishment works include replacing defective doors, windows, rainwater goods, structural repairs, insulation and central heating. Progress on this programme is set out hereunder.
2 Refurbishment Programme Progress to date Electoral Area No. of Units Status Ballina 155 75 Tenders being sought At Survey Ballinrobe 56 Completed Belmullet 174 On Site Castlebar 54 Completed Claremorris 35 109 32 Swinford 201 33 Westport 71 49 Completed In Progress At Survey Complete Substantially Complete In Progress At Survey Local Authority Social and Affordable Housing Output and Planned from 2004-2008 2004 2005 2006 Local Authority Social Housing Output 121 152 163 2007 2008 Local Authority Social Housing Planned 163 163 2004 2005 2006 Affordable Housing Output 40 31 35 2007 2008 Affordable Housing Planned 30 30
3 SECTION 3: HOUSING REQUIREMENTS ANALYSIS Proposed Amendment HS2 After page 18 Add new section titled Voluntary Housing Sector Voluntary Housing Sector It is expected that the role of the voluntary housing sector (Voluntary Housing Associations, Co-operative Associations and Community Associations) will feature strongly over the course of the Development Plan. This housing strategy has been based on the expectation that through the implementation of Part V, Planning Authorities can work more closely with the voluntary housing sector to expand significantly their contribution to construction capacity across the county. This expectation of an advanced role for the voluntary housing sector reflects a belief that the sector has remained somewhat under-developed to date. The sector represents a potentially valuable resource within the county. Planning Authorities will, therefore, consult carefully with the sector through the life of the Development Plan in order to identify and agree opportunities for their participation in the construction of social and affordable houses. This consultation will initially focus on those associations which are currently working in Mayo or which have expressed an interest in working in the area. The Table below details those voluntary housing sector schemes, which are either underway or at planning stage (August 2007) in Mayo: Table Projects under construction Name No. of Units St. Vincent de Paul, Castlebar 19 Tooreen Housing Association Limited 7 St. Vincent de Paul, Abbey Street, Ballinrobe 7 St. Vincent de Paul, Swinford 4 Ballycastle Voluntary Housing Association 21 Cheshire Ireland, Bohola 5 Western Care Association, The Paddock, Westport 3 Western Care Association, Gladeview, Ballina 4 Western Care Association, Kilmovee 2
4 Projects at Planning Stage Clár IRD, Mayfield, Claremorris 32 Mayo Abbey Voluntary Housing Association 12 Irishtown Voluntary Housing Association 10 Mayo Mental Health Association, Dublin Road, Swinford 12 Mayo Mental Health Association, Mercy Road, Ballina 12 Western Care Association, Knockthomas, Castlebar 1 Western Care Association, Riverwalk, Crossmolina 4 Irish Wheelchair Association, Belmullet 15 Glenamoy Voluntary Housing Association 6 Bunacurry Voluntary Housing Association 18 St. Vincent de Paul, Foxford 12 Clúid Housing Association, Ballina No. of Units to be agreed
5 Section 4-A Strategy for the Provision of Social and Affordable Housing in County Mayo. Proposed Amendment HS3 Page 24 Subsection; The balance between Social and Affordable Housing on land provided under Part V. Amend Section as shown. The balance between Social and Affordable Housing on land provided under Part V. It has been estimated that 34.1% of new household formations in Mayo over the period 2007 2013 are likely to present themselves as eligible persons as defined in Section 93(1) of the Act. Section 94(4)(c) of the Act makes provision for up to 20% of land zoned for residential or for a mixture of residential and other uses to be reserved for social and affordable housing. In allocating Part V housing between social and affordable, the housing authorities will use a default ratio of 1:1. The authorities will, however, when deciding on the ratio to be allocated in individual developments, have regard to the existing local need and special needs requirements that exist in the community. An allocation of affordable units with no allocation of social units will generally not be allowed. However, there are some instances where an allocation of social housing may increase already established social divides and thus have a detrimental effect on the social character of the community. To avoid such negative impacts, specific scenarios are stipulated below to show where flexibility will be necessary in allocating between social and affordable housing: In areas where there is an existing high level of social housing, the social/affordable ratio will be weighted towards affordable so as to lessen any further imbalancing of tenure. In areas where due to higher than average house prices, affordable housing is particularly needed, the ratio will be weighted in its favour. Flexibility will also be exercised in the delivery of the social units. They may be provided directly to the Local Authority or to approved Voluntary Housing Associations provided that the housing need exists for the particular sector that the Voluntary Organisation provides for.
6 Appendices Proposed Amendment HS4 Insert new Appendix 2 which outlines Implementation of the Planning & Development Act with regard to Social and Affordable Housing. APPENDIX 2 IMPLEMENTATION OF THE PLANNING & DEVELOPMENT ACTS RELATING TO SOCIAL AND AFFORDABLE HOUSING INTRODUCTION Part V of the Planning and Development Act 2000 refers to the provision of social and affordable housing and relates to land zoned residential or the residential component of land zoned for mixed development. The purpose and intention of Part V is to improve the supply of social and affordable housing and to counteract undue segregation in housing between persons of different social backgrounds. The general policy is to reserve a maximum of 20% of land zoned for residential development for the provision of housing for social and affordable purposes. APPLICATION OF PART V The provision that Part V applies only to zoned land. PURPOSE OF PART 2 (SOCIAL AND AFFORDABLE HOUSING) OF THE PLANNING AND DEVELOPMENT (AMENDMENT) ACT 2002 The main effect of the Planning and Development (Amendment) Act is to allow a more flexible use of agreements enabling the Council to take land, sites and houses outside of the development site as well as financial payments as alternatives to providing the social and affordable housing within the development site. THE RANGE OF OPTIONS NOW AVAILABLE FOR PROVISION OF SOCIAL AND AFFORDABLE HOUSING Transfer of land within the development site Transfer of completed houses within the development site Transfer of sites (fully or partially serviced) within the development site Transfer of other land outside the development site Transfer of completed houses outside the development site Transfer of sites (fully or partially serviced) outside the development site Payment of an amount of money Combination of any of the above
7 All options have to be subject to a legal agreement, which is incorporated into the planning decision as a condition. The developer has to indicate, as part of the planning application, how it is intended to comply with such a condition. In default of agreement between the Council and the developer the matter is referred to a property arbitrator who fixes, the number & price of houses and sites, the compensation payable by a local authority and the amount payable to the local authority. Reference to a property arbitrator will in most cases result in a long, drawn-out process the effect of which will inevitably delay development projects by a considerable period. DoEHLG GUIDANCE Planning Circular PD 2/2003 from the DoEHLG makes it clear that, although there is provision to reach more flexible agreements than previously, the principal objectives of Part V remain the same as before:- To ensure the supply of social and affordable housing, and To promote social integration Planning Circular PD 2/2003 clearly states that: priority should be given to the provision of housing units rather than the payment of money. In deciding whether to enter into any agreement Mayo County Council must consider Government Policy, The benefit that such agreement would be to achieving the objectives of the Housing Strategy, The resources and financial implications of the agreement for the Council s housing budget, The need to counteract undue social segregation, The provisions of the development How quickly housing is likely to be provided as a consequence of the agreement. SOME CONSIDERATIONS TOWARDS A POLICY The overwhelming priority of Mayo County Council must be to provide housing for its people and indeed this is a fundamental Goal of the Mayo County Development Plan which states To ensure that as far as the available resources permit, that every family in the county can obtain a dwelling of a good standard located in an acceptable environment, at a price or rent that is affordable and in a manner which is in accordance with the principles of sustainable development.
8 The Council is statutorly bound to promote social integration in housing developments through the provisions of the Planning and Development Act and the Housing Strategy. The Housing strategy requires the provision of 20% of housing in any development (except those <0.1 Ha or less than 4 units) for social and affordable housing. The Council is bound by its housing strategy which makes specific reference to social and affordable housing and which is part of the statutory development plan. The ability of the Council to acquire housing units for social/affordable housing is determined by the allocation of resources by the Housing Unit of the DoEHLG. If the cost of social/affordable housing is in excess of the maximum available to the Council by way of capital allocation, the Council itself will need to find the balance from its own resources. The amount of financial contribution payable to the Council is limited, by the Act, to the current market value of the land (i.e. with the planning permission) that would have been reserved in the development site less the existing use value (i.e. prior to planning permission.) Example Cost of same site with planning permission 30,000 Cost of site without planning permission 10,000 Amount Payable to the Council 30,000 minus 10,000 = 20,000 Say the Council was to be given 6 sites @ 20,000 = 120,000 which is the cost of only one house. Both the Act and the Circular state that the financial contribution cannot exceed the monetary value of land reserved within the site for which planning permission is being sought. Given that criterion the amount of the contribution payable to the Council will be limited to such an extent that it will be of no major benefit in providing housing. MAYO COUNTY COUNCIL S REQUIREMENTS FOR PART V In the context of: the stated preference of the DoEHLG that priority to be given to taking units the obligations of the Council to promote social integration the significant housing demand in the county the fact that the method of calculating the amount of the contribution will yield only limited resources for improvement of the housing provision in the county The Council will take a structured approach to meeting the requirements for Part V as follows; 1. Part V Agreements will be applied to zoned land only within the Town Development Plans and Local Area Plans
9 2. On the unzoned lands in the environs of the above mentioned towns the requirement for social & affordable housing will be met through Agreements made under Section 47 of the Planning and Development Act 2000. Priority A The priority of Mayo County Council in any agreement under Part V is to develop social & affordable housing within the development site i.e. Transfer of fully serviced sites within the development site Transfer of serviced land within the development site Transfer of completed houses within the development site (where the net cost to Mayo County Council can be recouped from the DoEHLG Public Capital Programme). All of the above options will have equal status and the most appropriate option will be decided by agreement on a case by case basis. Priority B Where, for reasons of siting, design, location or other physical constraint on the site that are clearly demonstrated by the developer, the Council may enter into an agreement with the developer to provide social/affordable housing on suitably located land outside the development site i.e. Transfer of fully serviced sites outside the development site Transfer of serviced land outside the development site Transfer of completed houses outside the development site (where the net cost to Mayo County Council can be recouped from the DoEHLG Public Capital Programme). Priority C In exceptional circumstances only where the developer can demonstrate that it is not possible to comply with Priority A in the first instance or Priority B in the second instance the Council may enter into an agreement with the developer to provide a financial contribution for the provision o social/affordable housing associated with the development site i.e. The amount of the contribution shall not exceed the equivalent monetary value of land which would have been reserved within the development. The contribution shall be determined as set out in example above and in line with the Building Cost Index at the time of payment. MAYO HOUSING STRATEGY In deciding the Agreements under Part V or Section 47 the Council will, at all times, comply with the Mayo Housing Strategy.
10 The mix of social/affordable housing will generally be as stipulated in the Housing Strategy. However the ratio in any particular development will be determined having regard to local need and special need requirements of the community. It should be noted any amendments made by the Minister may affect this approach. Notes Social Housing means housing provided by the County Council and/or in partnership with others for those persons in need of housing and unable to provide it from their own resources. Affordable Housing means houses or land made available for persons in need of accommodation and whose income would not be adequate to meet the payments on a mortgage for the purchase of a house to meet his or her accommodation needs because the payment calculated over the course of a year would exceed 35 per cent of that person s annual income net of income tax and pay related social insurance