How to tackle the Housing Crisis in Dublin

I know I shouldn’t really do this, but…

Talking  up high rise distracts from the substantive issue: low-rise high density development is key to delivering the housing we need in Dublin.

Besides, our Development Plan allows for tall buildings (50m+) in four  locations, and medium-rise (50m) in ten more. Have a look at Page 318 of the Dublin City Development Plan 2016-2022

Years ago Richard Rogers in the 'Towards and Urban Renaissance' Report showed that high rise often doesn’t achieve more than low-rise. That's why I feel Minister Murphy  should focus on financing affordable housing. 

He could also seek more European Investment Bank funding for this, as well as introduce a Site Value Tax to reduce price of land as advocated by the Green Party and the Irish Planning Institute. He could increase  the Vacant Site Levy from 3% to 10% or a more meaningful figure, and lower the 400 sq. m. threshold. It is crazy that these houses in Phibsboro don’t currently qualify for the levy as the sites they occupy are too small to qualify.  

Another source of funding would be Credit Unions. Currently their surpluses go to German Bond markets and elsewhere. They should be allowed invest in Ireland Inc.

How about using 20% of Semi-State Pension funds to provide housing? CIE for instance had  €1,332,000,000 in their pension pot in 2014, (see page 77), it seems crazy some of this is not used  for housing, perhaps for the sons and daughters of CIE workers.

Cost Rental : this is what the Green Party and the National economic and Social Council want to see happen to break down ghettoisation in housing policy. Let’s do this. It’s also time the Department  of Housing gave back powers to Councils. It currently takes years for us to build, as Central Government smothers local authorities with red tape every step of the way.

It’s time the Department of Housing gave back powers back to Local Authorities.  It currently takes years for us to build, and Central Government smothers councils with red tape every step of the way.We also need to take the cowboys and cowgirls out of the rental market and increase standards in the private rental sector.

There’s thousands of underused or empty homes in Dublin and elsewhere, so let’s simplify the Living City scheme and make sure it delivers. How about making available sites for small builders or groups of those who wish to house themselves in our towns and cities: look what the Dutch are doing. And there’s lots of prefabricated home suppliers around Europe: here’s one developed by IKEA and Skanska 

Finally, let’s focus on quality, That’s what Herbert Simms as Dublin City architect did back in the 1930s, we should do the same, and architects and others are there to help.

Over to you Eoghan...

More than beer and biscuits

Good to see reports in today's Irish Times that the Taoiseach has appointed Prof. Peter Clinch as a special advisor. He has a BA and MA degrees in economics and a PhD in environmental economics as well as a Diploma in environmental impact assessment.

What better man for the job at this point in time than someone who holds the Jean Monnet Professor of European Environmental Policy! Jean Monnet was the architect of European unity, but I'd imagine that Peter will be dealing with issues closer to home than picking up the pieces from the Referendum.

Peter is 'an outspoken critic of decentralisation' according to the Irish Times, and if that is true, I'd tend to be of a like mind. Two years ago I stated that decentralisation threatened the National Spatial Strategy, and I also suspected that pork was being doled out from the barrel. Devolving power to a proper system of regional governance would be great, but shifting jobs around can be counter-productive, particularly when the need for senior officials to meet face to face may result in mileage claims hitting stratospheric levels.

What annoys me most about the decentralisation programme isn't the 110% parking requirements for new government offices, or the so-called sustainable offices at Ireland West Airport Knock, or the way McCreevy slipped it into a budget speech, but the lack of any enthusiasm for cities having a place in Ireland's future. In my mind cities are the powerhouse for Ireland in the twenty-first century.

Back when I was at school, our geography book -'The World' by Sir Dudley Stamp highlighted Dublin for its production of beer and biscuits. Even then that sounded dated. Since then Dublin has played a crucial role in the development of Ireland's economy. It would be foolish not to ensure that cities like Dublin, Cork and Galway benefit strongly from government planning policies, and not just the Gateway Cities initiative. Since decentralisation was announced, I've been to packed-out meetings of angry Bord Iascaigh Maire staff who don't want leave Dún Laoghaire for Clonakilty, and architectural staff from the OPW who aren't impressed with plans to move them to Cork, Meath and Mayo. As the Trim Co. Meath information from the OPW puts it - "There is no active rail link between Dublin and Trim at this time." For BIM, the quote in the info pack about Clonakilty must have rubbed salt in their wounds: -"A place of choice for the many and home to the lucky few". I can understand why DIG the Decentralisation Implementation Group (awful acronym) stated last year that "some elements are continuing to prove challenging, especially those relating to the State Agency sector."

Minister Éamon Ó Cuív appears to be no great fan of urban life, and in his speech two days ago to the Rural Development Forum in Charleville in Cork, he quoted Professor Seamus Caulfield, "…'Perhaps the most unsustainable thing about rural housing is the case that is made against it.' " He also states that "rural residents expend less energy and produce fewer carbon dioxide emissions than their urban counterparts." Harry Magee cites Clinch as stating that greenhouse gas emissions reductions are one of the government's biggest challenges, and that Mr Cowen is very committed to making decisions based on sound evidence and research. Somehow I don't think that if we all head off to the dispersed village or baile fearann it will reduce emissions, unless we're all growing our own, and not driving anywhere, an unlikely prospect for the foreseeable future.

Some number-crunching is clearly required to produce clear figures for urban and rural commuting times and CO2 emissions, and maybe that'll come under Prof. Clinch's job spec. Government clearly has a role to play in ensuring that citizens are encouraged to make the choices that are best for the environment.

There can be a thriving future for rural Ireland, but in my mind employment growth lies in areas such as agricultural diversification, forestry, properly resourced and marketed farm tourism, and vibrant towns and villages creating jobs and providing services. It's a bleak future were it to rely unduly on the back of jobs reliant on long distance car commuting to distant towns, agricultural subsidies, or the construction of one-off housing. There is a touch of irony to Ó Cuív's contention that pressure is "forcing rural people to move to towns and cities" when the reality of decentralisation for urban dwellers is the exact opposite. In my mind it shouldn't have to be an 'us versus them' debate, and with the right policies in place both urban and rural areas can thrive.

Clinch is also the co-author of 'After the Celtic Tiger',published back in 2002, and well worth a read, 'as the building boom is coming to a shuddering end'. It wasn't the Greens what talked down the economy, it was the Fianna Fáil Minister for Finance! in fairness, I'm taking Brian Lenihan's quote out of context, and he did correct his quote to suggest that only the housing sector was suffering.

I wouldn't be downbeat, and from our perspective, I'd be talking up the new green economy. There's going to be more sunrise than sunset industries over the next few years, and a lot of green collar jobs will come our way if we play our cards right. To do that though we need to rethink decentralisation, and put cities, and improving the quality of urban life at the heart of Ireland's future.