Building For Inclusion

national | housing | press release Thursday July 27, 2006 13:03 by Roughan Mac Namara - Focus Ireland

FOCUS Ireland launches research which highlights Low Social & Affordable Housing under Part V

· Part V can still play a key role in delivering housing if report’s recommendations are acted upon
· Focus Ireland argues that cash payments in lieu of social & affordable housing should be avoided and only used as a “last resort”

Focus Ireland today launched “Building For Inclusion” - a research report that examines the effectiveness of Part V of the Planning and Development Act 2000-2004. First introduced in 2000, Part V of the Planning and Development Acts is widely known for the provision allowing local authorities to insist that up to 20 per cent of land in most housing developments be reserved for social and affordable housing.

Since its introduction the legislation has been never far from the headlines - when first introduced it was heavily resisted by the construction industry, referred to the Supreme Court to test its constitutionality and amended by the Government in 2002.

Focus Ireland today launched “Building For Inclusion” - a research report that examines the effectiveness of Part V of the Planning and Development Act 2000-2004. First introduced in 2000, Part V of the Planning and Development Acts is widely known for the provision allowing local authorities to insist that up to 20 per cent of land in most housing developments be reserved for social and affordable housing.

Since its introduction the legislation has been never far from the headlines - when first introduced it was heavily resisted by the construction industry, referred to the Supreme Court to test its constitutionality and amended by the Government in 2002.

Declan Jones, Focus Ireland Chief Executive said: “This research examines how Part V is working now it has been in place a few years. While well behind planned targets, development of social and affordable housing is increasing and Focus Ireland believes that Part V has great potential and can play a key role in providing housing to those priced out of the market, if the recommendations of the report are taken on board.”

He added: “Part V can also play an important part in helping to avoid social segregation by promoting mixed housing developments.”

The research was carried out on behalf of Focus Ireland by housing consultant Simon Brooke, who examined all relevant strategy and policy documents and also spoke directly with a cross-section of people involved at the coalface of Part V’s operation, including representatives of local authorities, developers and voluntary housing associations.

Key findings of the research are:

· Social and affordable housing output under Part V is running well behind planned targets. In 2004 output reached only 30 per cent of the planned figure and rose slightly to 35 per cent of the target in 2005.

The low output is, at least in part, a result of the amendments introduced to the legislation in 2002, which introduced the concept of cash transfer in lieu of housing or land and also changed the rules applying to planning permissions in the original legislation. It is estimated that through the change in planning permission alone that up to 70,000 homes (of which 14,000 could have been social & affordable under Part V) were eligible to be built in developments where Part V would not apply.

Declan Jones commented: “If we are to increase output then the acceptance of cash transfers from developers in lieu of land or housing to Local Authorities must be avoided. It should only be used as an option of last resort.”

· Delays in reaching agreements, inadequate staffing, local arrangements for agreeing costs and delays in getting approval for new social housing from the Department of the Environment Heritage and Local Government are slowing down developments and in some cases leading to situations arising contrary to Dept guidance or the legislation.

The report recommends that dedicated Part V teams be established in each local authority area (a recommendation supported by both the Local Authorities and Developers who took part in the research) and suggests that a radical review of the approval process in the Dept of Environment for social housing developments is required.

· Delays in accessing approval and funding and the cost of management fees in apartment blocks are putting future Part V developments in jeopardy as housing associations cannot fund management fees from rental income.

Focus Ireland launched a five-year strategy at the start of this year and central to this strategy is the aim to provide an additional 800 homes to people moving out of homelessness by 2010.

Meeting the needs of the people we work with - and the needs of many others in our society - who struggle to access social & affordable housing requires innovative and effective ways of creating housing in sustainable communities. Focus Ireland believes Part V can play a significant role in rising to this challenge and the research demonstrates willingness by all concerned to make it work effectively.

Mr. Jones said: “Local Authorities, developers, housing associations and local and national political leaders must engage to support improved provision of social and affordable housing. This means we must all step outside of our comfort zones and be prepared to enter into new ways of working to find new ways to deliver the housing that will make real our vision that everyone has a right to a place they can call home.”

For information contact: www.focusireland.ie

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