Poor design and delays will affect minister's plans

Attempts by the Minister for the Environment, Mr Dempsey, to tackle the housing shortage may be affected by poor quality design and delays in the planning system, the Royal Institute of Architects of Ireland (RIAI) has warned.

In a submission to the Department of the Environment and Local Government, Mr Arthur Hickey, president of the RIAI, said delays in the planning process were not the only problem affecting the housing shortage.

Poor information on the extent of the shortage, regulations in the rental sector and high rates of stamp duty were all having an impact he said.

Staff shortages in the local authorities have exacerbated the planning delays and particular problems are being experienced in relation to Local Area Action Plans. The entire process, including the preparation of the plan, possible planning appeal, fire safety certificates, landscape layouts and commencement notices can take up to two years to complete, Mr Hickey maintained.

A major difficulty then arises as the Planning Act places a two-year limit on Local Area Action Plans. Because of the delays the RIAI has recommended to the Government that reasonable extensions be given to developers under Part V of the Planning Act to overcome these difficulties.

Mr Hickey said other problems were being experienced with the Local Area Action Plans because of the staff shortages in the local authorities. In this regard, he pointed out that in the RIAI's experience many of these plans were poorly prepared, either because the staff involved were not qualified or experienced, or because they are taken from developers with little or no input from the local authority or consultation with the general public.

Mr Hickey states that another major issue is that nobody knows the real extent of the problem of housing shortages. The RIAI believes that there is an urgent need for an independent research body to be established, funded by the Government to provide such information.

Other steps that should be taken to relieve some of the burden on planners would be the introduction of standardised forms throughout the country and a greater focus on advice and information to Local Authorities to ensure greater consistency of planning decisions.

The RIAI president says that current policies in relation to the rental sector have seen the virtual elimination of the private investor from the residential market. This, he explained, has encouraged some developers to switch to more lucrative office developments. There is an urgent need for new policies on the rental sector.