16 January, 2017
Too many students?
Across the River Liffey in the Liberties, on Bonham Street almost 500 bed spaces have been provided in an impressive development designed by O'Mahony Pike Architects. It seems to fit in well, and provides a nice way to walk from Usher's Island up to James's Street through the Digital Hub past the remnants of the old St. Patrick's Windmill. The first residents moved in six months ago, and I haven't heard any complaints so far about the impact, and it seems to me to be a good addition to the neighbourhood. Years ago I remember a packed-out meeting of residents when Trinity Hall was being proposed in Dartry. Listening to the nearby residents it seemed like an Armageddon of drunkenness, relocated traffic cones and bus stop signs was about to descend on that fairly well-heeled neighbourhood. It seemed not to have occurred.
It is important that this type of accommodation is really well managed, and that the everyday issues such as waste bins and construction traffic are well taken care of. Some of these proposals are a bit over-scaled for their surroundings, and there are concerns about over-looking and over-shadowing. In addition there is a very real fear that an over-concentration of students in one area might make life difficult for existing residents.
On the plus side they will take some of the pressure off existing housing, where rents and prices have sky-rocketed again in recent years. The real solution to a housing shortage is to build more housing! In addition, with a large construction phase of the new Dublin Institute of Technology campus at Grangegorman, these new developments will attract students to live near their campus which makes sense.
One of the interesting things has been that the developers aren't looking for vast amounts of car parking, and the planners haven't looked for it either. Some of them have no car parking whatsoever. This makes sense, as journeys in the inner city are more likely to be made by foot or bike or public transport. If we can't get students to travel using sustainable means, then what hope do we have in persuading others to do so? It will put pressure though on nearby areas that don't have a residential disc parking scheme in place, but that's inevitable as the city copes with a growing population.
I've made my own views known on several of these applications over the last few months, and you can see my observations on Prussia Street, the North Circular Road and Stoneybatter at these links. I've invited in our senior planning staff to make a presentation to Dublin City Council's Central Area Committee next month. We'll see what they have to say. One issue that's been on mind is as follows: We set lower space standards for students in our Development Plan (under pressure from the then Minister for Housing Alan Kelly). If the demand for student housing doesn't materialise, will we be easily able to convert these lower-specified units into regular housing for others?
20 August, 2016
Debtors' Prison Occupation
1. It's good to see new life in this historic old building, and hopefully this action will put pressure on the Office of Public Works to find a new long-term tenant for the building.
2. On 15 August 2016 Mr Justice Michael Hanna granted Department of Public Expenditure and the Office of Public Works (OPW) an injunction compelling the group to leave the building so it looks like eviction may happen soon.
3. The building currently has electricity, but not working toilets, so a long-term occupation would be challenging.
4. Although the building has been empty for the best part of a generation, the OPW has undertaken some much needed lighting, drainage and structural improvements over the last ten years. Income from filming has contributed to funding this.
5. Over the last couple of years I've been in the building several times. Several arts organisations such as Block T and Broadstone Studios may be interested in taking space in the building. It would be worth meeting with them to further the project.
6. Build alliances with local representatives and residents. It is worth seeking support from the eight local city councillors, and the three local TDs, as well as Minister Seán Canney, Minister of State with special responsibility for the Office of Public Works and Flood Relief.
7. Show that you're safety conscious. The building has holes in the floor, and doesn't have a working fire alarm system. This probably means that the City Council will want to move you out sooner rather than later, and this may be an insurmountable problem. Unless you can show that you're on top of this you'll be moved out really quickly.
8. Produce a clear vision for what you want to achieve and how you want to achieve it. People will find it difficult to support you unless you have clear aims and objectives.
9. Once you have a clear idea on what you want to achieve, move quickly to establish a structure to achieve this. This may be a cooperative, a company or a charity, but unless there's clarity on this it'll be hard to convince others to support you.
10. Spread the word. Flyers and a Facebook page with lots of likes is a start, but you'll need a website, a spokesperson and a clear concise message for the media, the general public and everyone else.
They're having an open day on Sunday 21st August 2016 at 4pm.
I hope it goes well for them.
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24 December, 2015
Low standards in high places
06 October, 2014
Moore Street's in trouble
08 October, 2013
Incentivising construction? Be careful what you wish for
If this does happen it’ll be back to the nods, winks, brown envelopes and the occasional headlock for any councillor who plays the green card in the Council Chamber.
Removing this tax would be a betrayal of all the lessons learned about bad planning during the boom years. It would mean a return to the bad old days of land speculation and councillor-led rezoning. The rezoning tax as it is currently enacted in the NAMA legislation implemented the 1973 Kenny Report on Building Land. It would be foolish to dilute this legislation.
Rezoning contributed significantly to the pyramid scheme of land rezoning and inappropriate development that led to the collapse of Irish banks. The last thing we need is a return to the bad old days of boom-bust planning and development. This is in danger of occurring if the windfall tax introduced by the Green Party through the NAMA legislation is dropped.
Tax incentives have been proposed for certain works to existing buildings in Limerick and Waterford City, and this scheme is awaiting EU approval. This proposal if implemented carefully could encourage employment in refurbishing older buildings. However It would be crazy if the Government were to drop the land rezoning tax, as this is the first defence against the inappropriate rezoning of greenfield lands.
Rezoning more land in Dublin or elsewhere does not make sense. Currently there’s 2,500 hectares of land zoned for housing in the four Dublin Counties. This could provide space for 130,000 housing units at fairly modest housing densities of fifty units per hectare. To put things in perspective, this would provide homes for a quarter of a million people. Anyone who suggests we need to encourage more rezoning is mad as a fish and needs a reality check. Sure, there’s a problem in getting banks to lend, but that’s a very different issue from proper planning.
Those houses? They're on the road out from Castlemaine to Dingle. If you squint you might see the tumbleweed. The trees have probably grown a bit since the last time I looked, but I haven't seen much sign life there.
18 May, 2013
Save Moore Street
24 October, 2012
Liffey Life
15 August, 2012
The upside to green living
...Anyone who has spent time in a traffic jam might quibble with his suggestion that fewer car journeys imply a reduced quality of life. Similarly his view that a green lifestyle requires a loss of recreational showers is hardly that onerous. Showering with a friend is a time-honoured way of saving water, but installing a low-flow shower heads may suit those of a more puritanical leaning.
On a more serious note, a radical shift to reducing carbon emissions is crucial if we are to reduce the negative impact that our Western lifestyles are already imposing on developing countries. Climate change is already happening and it is the vulnerable in the developing world that are paying the price for our excessive consumption. There are many advantages to more careful consumption and travelling closer to home. A simple lesson from the Celtic Tiger years is that quality is worth more than quantity. Holidaying in Ireland can boost Ireland’s employment, and if you are travelling abroad, ‘slow travel’ by train and ferry can allow you to leave Dublin Port in the morning and arrive in Northern France by early evening without the stress of air travel. I highly recommend it. Communities that plan for walking and cycling generally have a higher quality of life than those built around the voracious needs of the private car. As an architect and town planner I know that we can design buildings and communities that require only a fraction of the energy that what was built over recent decades. There’s also significant scope for increased employment in retrofitting and upgrading existing buildings, and providing sustainable alternatives to increased car ownership and use.
Byrne suggests that driving may be more energy efficient than walking, but anyone concerned at rising hospital admissions due to obesity cannot ignore the importance of regular exercise as part of a healthy lifestyle. His extract from Timoney’s study is more appropriate to a school debate than a paper of record. His suggestion that wind energy requires ‘vast tracts of land’ ignores the fact that most of the land around wind-turbines apart from the turbine bases and access roads can be used for other uses such as grazing or food crops. Of course Government has to carefully approach the use of subsidies in the path towards a low-carbon economy. High subsidies for energy produced from photovoltaics may have distorted the energy market in Germany and Spain in recent years, but it did encourage investment in renewables in these countries. Proper life-cycle analysis is required of sustainable technologies, but the evidence shows that Government subsidies can speed up the adoption of experimental technologies into the mainstream. In the Irish context, the pay-back for solar water heating in new homes can be less than a decade. An easy-to-use calculator is available on the Sustainable Energy Authority of Ireland’s website.
Generally the private sector is better at choosing winners, but carrots are required as well as sticks, and pump-priming new areas of economic activity by the State can be worthwhile. The success of sustainable construction in recent years has resulted from a combination of European Directives; Irish Government regulation and grant-aid; and entrepreneurs prepared to put their money forward. I am proud of the role that the Green Party played during its time in Government to further environmental initiatives, despite the economic challenges that we also faced.
A greener lifestyle may involve less variety in food, but as I write I look out to a small urban garden where I grow vegetables such as artichokes and broad beans, and fruits including apples, plums and pears. Of course I eat imported food, but it’s worth bearing in mind fair trade, food miles, and carbon use when you purchase.
Tackling climate change is a deadly serious issue. Weather extremes of recent years have impacted most on poorer communities in sub-Saharan Africa and elsewhere. There is a growing consensus that climate change is contributing to this instability. We have a moral duty to reduce our environmental impact on the planet, and in doing so to assist the most vulnerable on the planet.
Ciarán Cuffe is a lecturer in Planning at Dublin Institute of Technology and a former Green Party Minister of State
22 March, 2012
Mahon and all that
It is almost twenty years since my colleague Trevor Sargent held up a cheque that he had received from a developer and saying it was “part of the corruption in here,” He had to be escorted from the County Council Chamber for his own protection, after Cllr. Don Lydon had placed him in a headlock. Incidentally, Don Lydon was the guy who “made a passionate case for the rezoning of the Monarch Lands” in Cherrywood according to Mahon. Today's a day to congratulate Colm MacEochaidh and Michael Smith who put the initial ad in the Irish Times that led to the setting up of the Planning Tribunal. It's also a day to compliment Justice Mahon, his predecessor Justice Flood and their colleagues for their work.
The Green Party has campaigned against corruption for thirty years. In Government we changed the Planning Laws to stamp out the corrupt decision-making in Councils. That was one reason why we went into Government was to ensure that this corruption should not happen again. Sadly the current Government want to reverse some of those changes. The Fine Gael Labour Government have stated in their Programme: “We will make the Planning Process more democratic by amending the 2010 Planning and Development Act to allow for detailed public submissions of zoning, and to rebalance power towards elected representatives.” One person’s democracy could be the seeds of another’s corruption.
Eamon Gilmore's reputation is enhanced by the Tribunal's Report, but he must work hard to ensure that his colleague in Government don't undo the work that was undertaken by the Green Party in Government to reform our Planning System for the better.
26 October, 2010
Planning for Communities
Well, we now have the numbers.There are 33,000 vacant units across the State, according to the National Housing Development Survey and an additional 10,000 units under construction.
It’s not much consolation to families living in unfinished estates, but I had thought the figure would be higher.
At the height of the boom we were building 90,000 units per year, and last year the figures were around 25,000.Even at this lower output figure the amount of vacancy is less than two years supply.
I suspect the housing units close to our main towns and cities will be occupied sooner than other developments. Just last week in Booterstown in Dún Laoghaire empty apartments were being snapped up at bargain prices, albeit at a massive discount. The units furthest away from where the new jobs are will be the more difficult to sell. Certainly the blanket use of tax designations in entire counties was flawed. It was naive at best to assume that property based tax incentives could lift all boats in economically depressed areas.
Someone suggested at last week’s Irish Planning Institute Conference that we had seen the end of apartment building and a return to the semi-detached house. I doubt it. I think what we will see is an end to the badly-designed slapped-up so-called ‘luxury developments’ surrounded by a sea of car parking in a field that was owned by someone who knew someone three miles down the road. That can only be a good thing. The new planning laws promote well-designed buildings in the appropriate location. We’ll see more mixed-use developments; terraced housing, and well-insulated homes closer to shops, schools and the workplace. That can only be a good thing.
Many of the empty housing units will eventually come under the control of the National Assets Management Agency (NAMA), and the survey information will be of benefit to the NAMA as well as to Planning Authorities. We’re putting in place a Housing Expert Group chaired by John O’Connor of the Housing and Sustainable Communities Agency. Their first job is to approve a Manual prepared by planning and housing experts in the Department of Environment, Heritage and Local Government within the next few weeks that will assist agencies in managing the legacy of unfinished and empty housing units.
We need to be careful not to see empty housing units as a neat solution to local authority housing waiting lists. Many of these developments weren't designed with the needs of vulnerable housing clients in mind. Hopefully the lessons of 'sink' estates have been well and truly learnt by now. I had a good meeting with Fr. Pat Coogan from Respond a few weeks ago. I asked him what would he do if a hundred empty homes became available. He said he'd take twenty houses and use two of them to provide communal facilities and use the other eighteen as social housing. He'd then sell the other eighty to homesteaders who might purchase the homes for a knock-down price and put down roots in the community. Both groups of residents would support each other. I thought it was a valid proposal, and I'm sure will figure in the discussions that the NAMA and other agencies have over the coming months.
Currently there are strong powers available to the Health and Safety Authority to take action on sites that are still under construction. In addition Councils have powers under the Derelict Sites Act, the Dangerous Buildings Act and Litter legislation. Also, under the 2010 Planning Act we’ve given Councils and residents additional powers to “take in charge” parts of unfinished development. We’ll also be clarifying the powers available to Planning Authorities to use bonds or securities to ensure that works are finished off in housing areas.
If you’re living in an unfinished development chances are you’ve already looked at the plans in the Council offices and compared them to the reality of what’s been built. It’s important to itemise the problems and discuss them with the solicitor who handled the sale. They can advise you on what action to take. The primary responsibility for completion of a development lies with the developer, but if they’re not responding, you should take the issue up with the Council directly. The Manual that is being finalised by the Expert Group will assist Councils in using their legal powers to improve unfinished developments. Over the next few months Council’s around the country will be required to prepare Site Resolution Plans for all unfinished developments in consultation with the Expert Group, the developers, residents and other key stakeholders.
Other Government Departments can use this detailed survey to help them with their work. The Department of Enterprise, Trade and Innovation and the IDA can use the data to show prospective employers where there is ready availability of housing . Other Departments such as Education, and Arts, Sports and Tourism may find the information useful in thinking ahead. Some of the dwellings may well find a future as holiday homes. Others may become student accommodation.
From the Green Party’s perspective much of our work has involved reforming the planning system to ensure that past mistakes are not repeated. Over the last year we’ve put in place a “refreshed” National Spatial Strategy, new Regional Planning Guidelines and a new Planning Act. We’ve also put measures in place to protect habitats and water supplies. In addition we’ve witnessed a halt to decentralisation, and a windfall tax on land that is rezoned. The recession has given us an unprecedented opportunity to learn from past mistakes and put in place policies that concentrate the right kind of development in the right locations.
An 80% windfall tax on “up-zoned” land which forms part of the NAMA legislation, dramatically reduces the incentive from land-owners to seek the rezoning of their land. This is as close as we’ve been able to get to the implementation of the 1973 Kenny Report without a constitutional referendum.
Joined-up planning policies have also been a focus of the reforms. Minister Gormley and I have put in place closer links between the National Development Plan and the National Spatial Strategy; Regional Planning Guidelines at the inter-county level , and City and County Development Plans and Local Area Plans at a local level. That may not sound ground-breaking, but if you saw some Local Area Plans you might be scratching your head wondering at to how they reflect national policies.
Most of the provisions of the Planning Act 2010 passed into law a couple of weeks ago. The new law puts an onus on Councils to review their plans within a two year period and ensure that the plan has an evidence-based core strategy. This will lead to a change from the laissez-faire plans of the past which failed to deliver on their stated goals.
Of course there’s also a process of education needed to up-skill elected representatives and officials. The Irish Planning Institute ran a well-attended seminar last week, and the Department of the Environment, Heritage and Local Government has plans for regional information sessions around the country over the months ahead. In the UK the Royal Town Planning Institute runs a school for councillors back-to-back with their professional conference and I’m hoping to do something similar here.
The Scottish educationalist Patrick Geddes summed it up many years ago in three words – “Survey, analysis, plan”. For far too long we built without connecting these three essential elements.
Now is the time to get things right.
04 October, 2010
Tough choices, difficult times
"Fighting for the last seat"I was speaking to Brian Dowling from RTE, and he was interviewing me on the seafront in Dún Laoghaire, just beside the railway station. I had suggested the location to him, completely forgetting about the roadworks that were in full swing, so I had to try and compress it all into fifteen seconds, in between bursts from the jack-hammer.
"Look, the thing to remember about Dún Laoghaire is that it's unpredictable. The electorate looks carefully at the candidates in each election. I got the fifth seat in the last two elections and it's now been reduced to a four-seater, so I'll be fighting for the last seat.
"If people want a strong voice for proper planning, a commitment to improving bus and rail services and a focus on green jobs, then they'll vote for me."
I've a sneaking suspicion that he'll get get five separate but similar sound-bites from the five sitting TDs. He'll probably splice them all together into a 'fighting for the last seat' medley.
These are difficult and unprecedented times. It is tough being in Government at the best of times, let alone in the middle of a deep recession, but any government both then and now has these difficult choices. I remember in June 2007, asking myself do we go into Government now, knowing that the economic storm clouds were gathering above the Celtic Tiger, or wait? Despite the recession, I still feel it was right to enter Government at that crucial time.
Was the bank Guarantee the right decision, and should we have nationalised Anglo-Irish Bank? Well, we'll never know precisely what would have happened had we chosen a different route. However it seems to me, with two years of hindsight, that any alternative was more fraught with danger, and could have led to a domino style collapse of our banking system. At this stage we've provided the kind of response that many commentators advised was necessary, yet we're still waiting for the full benefits to show in market sentiment. At a time when we're borrowing substantial amounts for capital, and for current spending, it's crucial that we have international support for the action that we're taking.
What is the alternative? Labour seem to be floating the idea of borrowing even larger amounts to act as a stimulus for our economy. That seems like the actions of a gambler, betting the betting borrowed money on red, and hoping to win. I feel green jobs have a better future than red jobs, and that greater state efficiency, rather than more state control is the answer. Still, I was pleased to hear Eamon Gilmore talking up energy retro-fitting recently. I'm delighted that he's now advocating something the Green Party has been doing in Government for years. Still, I'm not sure though about his plans to scoop money out of the National Pension Reserve Fund for that purpose. I believe we have to think very carefully about how we invest money that has been put aside for future pensions. He also seems unsure about whether to proceed with the Dublin Metro, causing his colleague Tommy Broughan some sleepless nights.
It was curious to see "Joe the concrete mixer driver" being hailed in some quarters as a hero recently. It turned out that Joe's a developer, and has some issues around not playing local authority levies on dozens of unfinished houses. Part of the problems arising from the boom is that we allowed the construction sector to bubble out of control, aided and abetted by tax incentives and laissez-faire planning policies. Well, the 2010 Planning Act came into force last week, and this will help ensure that development is concentrated in the right locations. There's also an 80% betterment tax on rezoned land, in effect the enactment of the 1973 Kenny Report. It is satisfying to have discussed what needed to done when we were in opposition, and get a chance to implement these reforms in Government. Meanwhile we're giving advice on Ghost Estates to local authorities, and we’re focusing on practical steps that can be taken to provide decent facilities to existing residents, and ensure that health and safety concerns are addressed. There's lots of imaginative ideas for the future use of unfinished or vacant housing units, and we're working with Councils to promote their best use.
I'm writing this on the train to Westport, where I'm due to address the Institute of Architects this evening. Architects have been hard hit by the recession, with over 40% made redundant over the last few years, and many more struggling. The Conference theme is "The Architecture of Recovery - a Twenty-Twenty Vision for Ireland", and I'll be discussing how the Government Policy on Architecture as well as the National Spatial Strategy and the 2010 Planning Act can contribute to green jobs in construction. An emphasis on the quality rather than the quantity of building will provide more sustainable employment in design and building. Quality design is worth promoting, and I was pleased to attend the launch of Dublin's bid to be World Design Capital last week. I hope it succeeds. Meanwhile if you're interested a look through the door of any number of great buildings designed by architects in Dún Laoghaire, Galway or Dublin next weekend 7th-10th October 2010 check out Open House over at the Irish Architecture Foundation website, and they all have free admission.








