POLICY

2015 / 2016

HOUSING
ARCHITECTURAL SOLUTIONS TO BUILDING A NEW IRELAND

Density in the Historic Suburbs, Monstown, Dublin by Shaffrey Associates

Best Housing Project, 2015 RIAI Irish Architecture Awards, Photo - Tom Fahy

RIAI Housing Policy

RIAI HOUSING POLICY

CONTENTS

Executive Summary

Introduction

Housing in Ireland The Facts

RIAI Policies
Policy 1: Create Sustainable Communities

10

Policy 2: Deliver New Models and Funding

14

Policy 3: Improve the Planning System to Facilitate Delivery

17

Policy 4: Protect the Consumer

18

Conclusion

20

Cover Images
1. Santry Demesne, Co. Fingal by DTA Architects, Winner of the Silver Medal for Housing 2009 - 2010, Photo - Ros Kavanagh
2. Terracotta House, Co.Dublin by GKMP Architects, RIAI Irish Architecture Awards Highly Commended 2013, Photo - Alice Clancy
3. The Metals, Dun Laoghaire by DLRCOCO Architects, RIAI Irish Architecture Award Winner 2012, Photo - Donal Murphy
4. Kilmeena Housing, Co. Mayo by Cox Power Architects, RIAI Irish Architecture Award Winner 2013, Photo - Michael McLaughlin

RIAI Housing Policy

Executive Summary: Background

THE POPULATION
CHALLENGE

Irelands population may reasonably be

expected to grow from 4.7 million in
2016 to 5.9 million by 20461, as the
countrys economic recovery continues.
Even with this moderate population
forecast, we will already need to house
an additional 1.2 million people. In
addition, 43% of the housing stock
in Ireland has been built since 1996,
which means that there is a significant
proportion of homes (57%) that may
require retrofitting and future proofing.

12,500 HOMES NEED

TO BE BUILT EACH YEAR
UNTIL 2021

This is a significant task considering that

Ireland built just over 8,500 homes in
2012. A 2014 ESRI Research Report2,
predicted that an estimated 12,500 new
homes per year will need to be built
by 2021.The Housing Agency predicts
in 2015 an even higher average new
housing supply, saying that 20,916 units
are needed per year between 2015 and

20173. Each year schools, shops and

other civic buildings will need to be
built to service this level of housing. The
projected number of housing starts from
2014 to end 2015 (10,000 units)4 will
not even meet short-term needs.

THE DEMOGRAPHIC
CHALLENGE
Irish society is changing and the
types of homes we will build need to
respond to these new demographics.
Irelands population is ageing. CSO
figures5 show life expectancy rates will
increase significantly. By 2046, over-65s
could make up 1.4 million of Irelands
population. However, most of Irelands
annual residential output is still 3-4
bedroom homes. For example, family
homes make up 65% of Dublin City
residential stock, rising to 80% in the
wider Dublin area, while only 37% of
households in Dublin are families with
children. We are heading towards the
European city norm of 27%, so we
cannot continue to predominantly build
for families with children, particularly in
Dublin.

CSO Population and Labour Force Projections, 2016 - 2046, April 2013 (assuming moderate migration and current fertility)
http://www.cso.ie/en/media/csoie/releasespublications/documents/population/2013/poplabfor2016_2046.pdf
2.
ESRI Research Note, Projected Population Change and Housing Demand: A County Level Analysis, by Edgar Morgenroth, 2014
http://www.esri.ie/UserFiles/publications/RN20140203/RN20140203.pdf
3.
Housing Agency, National Statement of Housing Supply and Demand 2014 and Outlook for 2015-17
http://www.housing.ie/getattachment/Our-Publications/Latest-Publications/FINAL-TO-PRINT-Housing-Supply-Demand-Report-v4.pdf
4.
CSO Population and Labour Force Projections, 2016 - 2046, April 2013
5.
New Irish Housing Unit in 2015 forecast at only 10,000 www.finfacts.ie
1.

RIAI Housing Policy

Executive Summary: RIAI Policies

POLICY 1:
CREATE SUSTAINABLE
COMMUNITIES

Demographic changes will have a

profound effect on the places where
we choose to live. Housing is a basic
need and a core responsibility of civil
society. Housing should facilitate a
lifetimes choice of accomodation within
a community. It should radically improve
social and cultural life, sustain schools,
reduce commuting and bring health
benefits from greater degrees of walking
and cycling. To create sustainable
communities in our cities, suburbs and in
small towns and villages, we must look
to create urban villages, making greater
use of vacant land or under-utilised sites
for new housing or community services.
The key is variety.

POLICY 2:
DELIVER NEW HOUSING
MODELS AND FUNDING

Evidence has shown that the existing

housing model has failed us and that
new models must be developed. New
models should include: starter homes
becoming more affordable; long-term
rental accommodation becoming more
attractive as an alternative to purchasing;
and funding being made available for
the adequate provision and ongoing
management of social housing.

POLICY 3:
IMPROVE THE
PLANNING SYSTEM

To achieve maximum efficiency in the

delivery of housing, Local Authorities
should have properly resourced
Architects Departments to assist
the Planning Authorities in meeting
the complex demands of delivering
housing in the context of sustainable
communities. We have identified a range
of changes that could be achieved rapidly
and could speed up the provision of
much needed housing.

Making places without

architects is like having
hospitals without doctors

POLICY 4:
PROTECT THE CONSUMER

Effective Building Control systems,

combined with a skilled workforce,
can greatly reduce the incidence of
serious building failures but will not
eliminate them. In circumstances where
the consumer becomes the victim of a
building failure, the system of redress
should provide for addressing the
problems in a timely manner without
having to resort to lengthy and costly
litigation.

RIAI Housing Policy

Executive Summary (Cont)

KEY ACTIONS FOR
IMPLEMENTING THE POLICIES
When the RIAI predicted the current housing
shortage five years ago, the country was in
a severe crisis and finance was simply not
available. As we move forward to address
current and future housing needs, we must
facilitate construction of the new homes
that our population requires.
Due to the shortage of housing, the current
lack of supply increases prices and rents,
resulting in a dramatic and tragic increase in
the numbers without homes.
The most severe blockages are
concerned with the impact of Planning,
Finance and Capacity upon the shortterm, medium-term and long-term
solutions to our housing needs.
The RIAI is an advocate for high quality,
mixed tenure neighbourhoods with good
services that are based on community and
a health-led agenda to deliver sustainable
living for our citizens.
PLANNING & REGULATION
Standardise planning application
requirements.
Make the planning system more
consistent, from Local Authority through
to An Bord Pleanla.

Change the model of zoning

to allow for mixed uses. Make
Development Plans clearer in their
impact on housing production.

Allow flexibility of Development

Standards to allow for the re-use of
existing buildings and encourage
the retro-fitting of existing suburbs
and centres.

Change the operation of Building

Regulations to allow for the re-use
of existing buildings.

Simplify/systemise the Building

Control Management System with regard
to demonstration of compliance and to
risk analysis.

Introduce Latent Defects Insurance

as a form of redress for consumers.
Revise development levies to
sustainable levels.
FINANCE
Rebalance the mix between
ownership and rental.
Ensure that the rental market is
developed to provide protection to
the tenant and the landlord.
Encourage the development of
new business models for private
rented accommodation.
Use financial instruments such
as bonds, pension funds, REITS,
etc. to provide capital for housing
developments.
Review rent subsidies to achieve
efficiencies for the State.

RIAI Housing Policy

Executive Summary (Cont)

Finance the social housing

programme so that construction
can start immediately.
Investigate new forms of finance
such as Community Land Trusts,
which can provide affordable
housing.
Utilise publicly-owned land to
develop housing models that are
sustainable, community-led and
affordable.

CAPACITY
Encourage the return of emigrants
who have the skills to construct
homes.
Re-commence apprenticeships in
the building trades.
Offer a sustainable career to those
who work in the building industry.
Put in place the infrastructure to
support housing development.
Ensure adequate training facilities
for the new workforce.
Increase the supply of housing sites.

Sheltered Housing, Leighlinbridge, Co. Carlow by PKA Architects

Photo - Peter Cook

RIAI Housing Policy

Introduction
Housing
Housing is a basic need and a core responsibility
of every civilised society. After years of high
volume house building from the late 1990s to
2009, house building activity has been drastically
reduced, contributing to the current housing
crisis. Public Private Partnership schemes
collapsed and shortage of public funds led to
the cancellation and stagnation of regeneration
schemes. At the same time, the population in
Ireland grew by one million between 1991 and
2014.
Five years ago, the RIAI correctly predicted a
housing shortage and rising house prices. This
Policy sets out to address the many issues involved
that impact solutions to the housing crisis.
No One Solution
It is clear that we need to build additional
homes for our growing population and changing
demographics. However, there needs to be
political will and a more quality-driven homebuilding sector to ensure that the homes we
build create long-term sustainable homes and
communities.

Timescale
Construction plans are long-term with relatively
modest projects taking up to five years to go from
conception to completion. More complex projects
can take ten years to deliver. We need to plan
ahead now to meet the population demand and
demographic changes.
Learn From The Experience of The Past
Housing cannot be delivered in isolation, it must
be part of a strategy to create sustainable vibrant
communities. We must learn from our experience
and learn from others, such as European towns
and cities which have attracted and sustained
economic development by having a design-led
approach to urban development.
An Opportunity
Solutions to the housing crisis will present
opportunities, not only for the provision of new
homes, but also for significant improvement of
existing neighbourhoods depending on how
these new homes and associated social facilities
are dispersed.

This RIAI Housing Policy gives a

range of innovative proposals which,
if implemented, will create an
environment that will deliver quality
accommodation by creating places
where people will want to live. But,
there is no one solution.

Intensification of use: Apartments provided in existing extended buildings,

Howth, County Dublin by Robin Mandal Architects

Southhill Older Persons Housing, Limerick, by ABK Architects

RIAI Irish Architecture Award Winner 2014, Photo - Paul Tierney

RIAI Housing Policy

Housing in Ireland - The Facts

The Population is Increasing
CSO figures5 indicate
Irelands population will
grow by 26% by 2046.

2016

4.69 million people

2031

5.29 million people

2046

5.91 million people

On these moderate projections, over the next

30 years we will need to house an additional
1.2 million people, who will also need schools,
hospitals and places to work. This is the
equivalent of housing and building supporting
infrastructure for more than six times the
population of Limerick City and County. A
significant task considering that Ireland built just
over 8,500 homes in 2012. The National Housing
Construction Index for 2013 reported a 4%
decrease on this number. By contrast, a recent
ESRI Report, Projected Population Change and
Housing Demand6, predicted that an estimated
12,500 per annum new units will need to be
built by 2021. The Housing Agency predicts that
20,916 units are needed per year between 2015
and 2017.
This lack of investment in housing over the last
six years has contributed to the current housing
crisis with demand far outstripping supply in
metropolitan areas.
Family Size and House Occupancy are Decreasing
The demographics of society are changing and
family sizes are getting smaller. A comprehensive
survey of the Greater London Areas housing
needs revealed that the UKs capital city would

require almost all new construction to be one

and two-person dwellings over the next 20 years
with 150,000 fewer family homes required in
2016 than there were 20 years earlier.
Dublin may be expected to follow a similar
pattern. Three and four-bedroom homes
remain by far the largest component in our
annual housing output: 65% of Dublin city
housing stock is family homes, rising to 80% in
the wider Dublin area. However only 37% of
households are families with children and this is
a percentage that will reduce if we head for the
European city norm of 27%.
Our Population Is Ageing

80+
YEARS

88+
YEARS

2046
According to CSO figures7, life expectancy rates
are expected to increase significantly by 2046
with men likely to live to their mid-80s and
women to the age of 88, meaning the over-65s
could make up 25% of the population.

To build a caring society, we need to provide

appropriate housing for older people near family
and amenities, within walking distance of shops,
medical facilities and community activity centres.

25%

65+
YEARS

POPULATION

CSO Population and Labour Force Projections, 2016 - 2046, April 2013 (assuming moderate migration and current fertility)
ESRI Research Note, Projected Population Change and Housing Demand: A County Level Analysis, by Edgar Morgenroth, 2014
7.
CSO Population and Labour Force Projections, 2016 - 2046, April 2013
5.
6.

RIAI Housing Policy

Policy 1: Create Sustainable Communities

Demographic changes will have a profound effect
on the places where we choose to live. In many
of our suburban areas we have large tracts of
housing with no identifiable village centres, save a
shopping centre, often at a distance.
To create sustainable communities in our suburbs
and in small towns and villages, we must look
to create urban villages, making greater use of
vacant land or under-utilised sites for new housing
or community services.
A New Future of the Housing
What if much of the new development from
2015- 2030 consisted of infill and the retrofitting
of existing suburban areas and centres? What
if employment and retail was not segregated
from living neighbourhoods? A compact city
of well-connected mixed use urban villages
could emerge. The dynamic of small households
integrated into housing neighbourhoods could
facilitate a lifetimes choice of accommodation in
a community, could radically improve the social
and cultural facilities, sustain schools, reduce
commuting, and bring health benefits from
greater degrees of walking and cycling. Who
doesnt want to live in such a neighbourhood?
Making Good Neighbourhoods
These are the sort of neighbourhoods that are
already the most desirable places to live. The
continuing constant release of family homes
will maintain the balance of young and old in
a neighbourhood this is a desired outcome
of providing a suitable mix for downsizers. We
must build high quality homes for communities
where young and old, single people and families,
those of various financial means, all live together
in a supportive community with all amenities
nearby, promoting the broad concept of societys
wellbeing as a design priority.

Clonakilty 400, Urban Design by Cork County Council Architects Department

RIAI Irish Architecture Award Winner 2014, Photo - Dermot Sullivan

10

Evidence-Based Knowledge
We need evidence-based knowledge of existing
and projected neighbourhood demographics, case
by case. We need to understand what will provide
for a balanced sustainable community, which will
renew itself evenly without excessive peaks and
troughs in age profiles over time, with enough
people locally, either living or in employment, to
support good local services.
Apartments are part of the Solution
for Sustainable Communities
Medium and higher densities, necessary for
sustainable neighbourhoods, require some
apartment typologies that are not economic at
present property prices. It is only when the cost of
land saved is greater than the additional cost of
building apartments that apartments will
be economical to build. We need apartments to
be viable and affordable without increasing land
value. The increased construction cost of
apartments together with the level of embedded
taxation makes affordability difficult.
Ease of Choice, Ease of Change
Greater efficiency of use in the national housing
stock can be facilitated by encouraging better
choice of home to suit various life stages in every
neighbourhood, and by making moving home
easier and cheaper.
Many neighbourhoods are dominated by homes
originally aimed at a single cohort newly married
and intending family formation. The predictable
outcome is the same kind of housing everywhere.
Planning systems advocating the segregation
of employment and retail uses from housing
contribute to the failure to provide diverse and
vibrant neighbourhoods. This does not facilitate a
lifetime in the same neighbourhood.

RIAI Housing Policy

Policy 1 (Cont)
For example, one or two-person households
require a one or two-bedroom apartment
while the empty nester probably requires a
reasonably spacious apartment or terraced
house with support services nearby as they get
older. These extra services can be provided in
a sheltered housing complex with a shared
club house with similar facilities to those in
apartments. This club house is open to members
from the wider community who wish to stay
living separately but enjoy using the facilities
and participate in the social activities and avail
of the support services.

The RIAI recommends the building of a

balanced housing stock and not, as at present,
discouraging it. A VAT free threshold of 200k
should be reintroduced for apartments only.
Major providers who properly manage rented
accommodation should be further encouraged
to provide more quality accommodation.
In this way, we could begin to restore the correct
balance in our housing stock, provide short-term
rental accommodation for transient population,
and encourage the achievement of sustainable
densities in our towns and cities.

THE RIAI RECOMMENDS:

All new neighbourhoods to have housing for

all stages of life, together with an
appropriate mix of social and service facilities
at their centre.

Encourage retrofit of predominantly family

housing neighbourhoods to provide dwellings
for later life stages, preferably clustered
around facilities.

A radical review of planning and

development plan restrictions on mixed
retail and employment in housing should
be undertaken.

Encourage measures that facilitate moving

to suitable accommodation, as life
progresses, and the release of family
dwellings to those who need them.

Allow VAT free threshold of circa 200k

on apartments for a limited period.
Properly implement retail policy to help
reinvent local centres as mixed-use
urban villages at the heart of sustainable
neighbourhoods.
Meaningfully integrate these village centres
with surrounding suburbs.
Encourage clustering of dwellings for smaller
households in mixed-use urban villages.
Require Local Area Plans in existing suburban
areas and small towns and villages.

Allow flexibility of Development Standards

to allow for the re-use of existing buildings
and encourage the retro-fitting of existing
suburbs and centres.

Alto Vetro, Dublin Docklands by Shay Cleary Architects,

Winner of the RIAI Silver Medal for Housing, 2007-2008.
Photo: Kevin Woods

11

RIAI Housing Policy

Policy 1 (Cont)
Flexibility in Space Standards
While it must be acknowledged that both at
Department of Enviornment Community and
Local Government (DECLG) level and within
some Local Authorities much progress has
been made in the advancement of baseline
accommodation standards, we need to become
more flexible in the application of our space
standards without any diminution of quality to
allow better use of existing buildings. Flexibility
in space standards is a key element in creating
sustainable communities. This would enable the
delivery of appropriate homes for a changing
demographic, acknowledging that one size does
not fit all.
New Housing Types
The increasing number of homes needed
requires new models to be developed and
requires higher densities which can be delivered
through apartment developments as well as
having greater flexibility in external space
standards, including higher density housing
schemes. The criteria for change need to be
carefully considered.

Internal and External Standards

Two matrices are suggested for identifying
standards. Some standards, mainly internal,
should apply universally to the needs of different
households. These should be national standards
defining minimum areas, aspect, balconies etc
for given home types. Other standards, mainly
external factors, apply by virtue of where the
home is located.
Design and Quality
National internal standards do not, of
themselves, guarantee quality, particularly for
apartments. A well-designed one-bedroom
apartment in a city location with careful
consideration of space usage and storage can
provide better living space than a two bedroom
apartment.
Locations in city centres, urban villages, towns,
clusters, and suburbs would each have different
standards for external issues such as density,
height, separation, open space and parking. How
these standards are applied, and the ensuing mix
of homes, is the preserve of development plans.

THE RIAI RECOMMENDS:

Adoption of recommended national space

standards for homes. Allow some units to be
smaller, with studios where deemed
appropriate, and ensure that while a
minimum standard is possible, it cannot be
the average.

Recognise appropriate and different

standards for both family dwellings and
shorter-term accommodation, as locations
dictate.
Develop key quality indicators for
apartments and houses.
Adoption of varying external standards
according to density as required by location.

12

Flexibility in reducing space standards must

be a trade-off for closer, better
neighbourhood facilities made possible by
higher densities and should not diminish core
residential quality such as exposure to
amenities and sunlight.

Flexibility has a key role in utilising

existing buildings.

Change the model of zoning

to allow for mixed uses. Make
Development Plans clearer in their
impact on housing production.

Change the operation of Building

Regulations to allow for the re-use
of existing buildings.

RIAI Housing Policy

Policy 1 (Cont)
Irelands housing problem is simple in that
there are just not enough available dwellings
where there is demand, which is hurting the
economically weakest most. The solution to
this problem more dwellings delivered in a
sustainable pattern cannot be implemented in
time to alleviate the current emergency. It
should, however, help prevent it from occurring
again.

Homelessness
The causes of homelessness are far more complex
than the mere shortage of housing. Issues range
from addiction and psychiatric care requirements
through to the increasing trend of people
simply being priced out of the rental market.
These people are the most vulnerable and in the
greatest need of protection from the effects of a
general shortage of accommodation, and need
assistance in an immediate time frame.

THE RIAI RECOMMENDS:

Identify and commission the design of
required schemes now to be ready when
funding is available.

Ring-fence some housing for the most

vulnerable and release all available Local
Authority properties that are boarded-up for
use, pending redevelopment or upgrading.

Santry Demense by DTA Architects

Winner of the RIAI Silver Medal for Housing 2009 - 2010,
Photo - Ros Kavanagh

Decrease demand for dwellings by

encouraging students, in particular, into
shared accommodation, and advertise the tax
benefits of the rent a room scheme
particularly focusing on renting to the
student market.

The RIAI calls for an immediate audit of all

empty and boarded-up local authority
properties.

Wainscoted: Adaptation of a Protected Structure into apartments

by Lawrence and Long Architects, Dublin, Photo - Marie-Louise Halpenny

13

RIAI Housing Policy

Policy 2: Deliver New Models and Funding

Evidence has shown that the existing housing
model has failed us and that a new model must be
developed. New delivery models could include:

should be given to increasing rent supplement

so as to reduce families having to apply for social
housing.

Re-Use of Existing Accommodation

The application by Local Authorities of higher space
standards is making many vacated local authority
homes and apartments unusable. Senior Citizen
schemes that comprised one room studio-type
apartments that fall significantly below current
development plan standards are being closed up
with a view to either replacing them with larger
units or amalagamating for the same purpose.

Starter homes to become more affordable

Long-term rental accommodation to become
more attractive as an alternative to purchasing
Funding to be made available for the
adequate provision and ongoing management
of social housing

Social Housing
The Urban Regeneration and Housing Act 2015
as enacted in July 2015 has amended Part V of
the Planning and Development Act in respect
of the obligation to provision of Social Housing.
Heretofore the ability for Local Authorities to
fund the cost of houses to be transferred to the
planning authority in accordance with a Part V
Agreement through a buy out of the obligation
has been eliminated. While the intent of this
change is positive, in the absence of improved and
adequate funding to support Local Authorities in
the provision of Social Housing, it is anticipated
that this change will cause further difficulties in supply.
Rental Accommodation
There is a growing trend of those renting from
the private sector being forced out of the market
by rising rents and then having to apply for social
housing. The RIAI is aware of the complexity of the
private rental sector but urgent action is needed
through ensuring security of tenure or rental
capping for a defined period only. Consideration

In the longer term, this may make sense but

given the immediate need for action to address
the current housing/homelessness crisis these
schemes, many of which would have provision for
caretakers apartments and common rooms, may
be suitable for reuse as supported accommodation
for single homeless persons (those who could
manage independent living with limited supports),
managed by a Local Authority with the support
of a specialist voluntary agency. This could be
achieved with minimal lead-in processes and
without any significant capital requirement.
Living Over The Shop
The upper floors of many buildings in established
commercial areas are under utilised, often by
reason of a lack of an economic solution by
compliance with either planning or building
regulations. These premises are often located in
the midst of the very services residents would need.

THE RIAI RECOMMENDS:

14

More emphasis on the provision of larger,

family-sized apartments with proper
communal facilities and supports.

Use financial instruments such as bonds,

pension funds, REITS, etc. to provide capital
for housing developments, public and private.

Substantially improve the tax relief on the rent

a room scheme.

Review rent subsidies to achieve

efficiencies for the state.

Introduction of a level of security of tenure

or rent-capping.

The RIAI calls for a national audit in urban

areas to identify vacant space above shops.

Investigate new forms of finance such as

Community Land Trusts, which can provide
affordable housing.

Finance the social housing programme so

that construction can start immediately.

RIAI Housing Policy

Policy 2 (Cont)
Affordability
The RIAI supports the introduction of a Site Value
Tax to replace the Property Tax, which was part
of the governments current Programme for
Government and the National Recovery Plan 20112014. A Site Value Tax would encourage property
owners to use land or existing buildings to their
full potential to cover the tax. Initial levies should
be on new development and spread the cost of
new infrastructure over at least 20 years.
The Site Value Tax should be introduced initially in
lieu of Commercial Rates, to encourage Living over
the Shop and the full use of urban sites.
Land cost, building costs and financing costs are
the three major factors affecting affordability.
Financing costs are currently near an all-time low.
Building costs, driven by the cost of labour, are
likely to affect affordability; even if land cost is
brought under control. The industry needs to be
more efficient to achieve the level of production
required and to achieve the quality and finish the
consumer demands.
Realistic VAT Levels
Government Regulations such as the BC(A)R,
including the most recent under SI 365 of 2015,

impact significantly on individuals wishing to build

or extend their own house. The guideance provided
by the Department of Environment Community and
Local Government, advise that home owners should
weigh up carefully the implications of a decision
to opt out of the statutory certification process.
The cost associated with engaging the services of
a registered construction professional for design,
inspection and certification purposes is likely to
be a key consideration. To ensure all homeowners
can afford the expertise necessary and protect the
valuable asset that is their home, the RIAI proposes
matching the professional VAT rate for these services
with those of the building contractor at 13.5%.
The role of Design and Assigned Certifiers under
BC(A)R is a statutory duty and should not attract
the luxury VAT rate of 23%.
Apportioning Costs
Local Authority Levies and Section 49 Levies, and
Part V are imposed only on new housing stock,
meaning owners of new homes disproportionately
bear the cost of infrastructural upgrades, transport
upgrades and the provision of land for social
housing. Though seen as a tax on developers,
ultimately it was all funded by purchasers mortgages.

THE RIAI RECOMMENDS:

Extend vacant site levy by introduction of a
Site Value Tax to include existing buildings.

Consider introduction of stage payments in

purchase of new homes.

The reduction of VAT to 13.5% for the

provision of professional services necessary
for the construction of a home to encourage
good design.

Rebalance the mix between ownership

and rental.

The cost of infrastructural and transport

improvements, and social housing should be
apportioned between the new development
and the existing community in proportion
to benefit by means of a socially responsible
national or local tax.

Builders should be considered similar to

any SME business needing access to capital to
promote economic activity.

Ensure that the rental market is developed

to provide protection to the tenant and the
landlord.
Encourage the development of new business
models for private rented accommodation.
Utilise publicly-owned land to develop
housing models that are sustainable,
community-led and affordable.

15

RIAI Housing Policy

Policy 2 (Cont)
Rural Housing
Design policy has concentrated mainly on builtup areas, whilst the most consistently performing
section of the house building industry has
been that of one-off homes in the countryside.
Without some positive guidance or regulation,
with regard to the quality of such residential
provision, the quality of our rural environment
can only deteriorate. It is to be noted that those
local authorities which have been pro-active in
developing such guidance documentation and
which have pursued its implementation such
as Cork and Mayo County Councils have led to
well-planned and designed village extensions
and a significant cohort of well-sited and
appropriately designed one-off homes.
Small Towns and Villages
The concept of urban villages could also be
applied to small towns and villages needing
regeneration. Mixed use zoning and living over
the shop has a part to play in bringing life back
to rural communities.

Transport and Connectivity

As much as the need to improve nationwide
broadband, technology has the potential
to maximise the use of existing and future
transport for isolated communities.

THE RIAI RECOMMENDS:

Develop appropriate location-sensitive rural
design guidelines for all local authorities.
Develop the use of urban villages, mixed
use zoning and Living over the Shop
initiatives to regenerate rural communities.
The potential of technology to maximise
connectivity in isolated communities should
be investigated.

Parknasillogue Housing, Enniskerry, Co. Wicklow by Sen Harrington Architects,

RIAI Irish Architecture Awards Commended 2009, Photo - Philip Lauterbach

16

RIAI Housing Policy

Policy 3: Improve the Planning System

to Facilitate Delivery of Housing
Ireland has a better track record for making
policy than for implementating it. We could make
development plans simpler and more consistent
by transposing national policy and outcomes
better through implementation audits. To achieve
maximum efficiency in the delivery of housing,
the RIAI recommends that all Local Authorities
secure access to properly resourced Architects
Departments to enable them to assist the Planning
Authorities in meeting the complex demands of
delivering housing in the context of sustainable
communities. The Architects training is unique
in enabling them to be design team leaders,
synthesising all aspects of the demands of the built
environment, developing solutions and delivering
the quality which sustainable communities require.

to use a standard form. In the event of there being

particular and special local requirements this should
be listed in an appendix to the standard form.

Improving The Planning System

A range of relatively minor changes are identified,
which could be achieved rapidly, and without
any cost to the Government. This would have a
cumulative effect of making the planning system
more efficient, reducing costs for the applicant and
also reducing costs for Local Authority planning
systems, but more importantly speeding up the
economic recovery and delivery of housing.

An Bord Pleanla
Legislative change is urgently required to set real
time limits. At a minimum, a separate section of
An Bord Pleanla should be established to process
within strict time limits less complex projects and
housing projects.

Issues which would have a longer term and a more

significant impact are also considered but these
would, in some cases, require legislative change.
Planning Application Forms
The DECLG should require all Planning Authorities

Planning Notices
Regulations should be made to clarify the purpose
of a Planning Notice, including the provision
of a general description of the project, and not
an exhaustive description of the entirety of the
development.
Pre-Planning Consultation and Records
The DECLG 2007 Development & Management
Guidelines should be enforced by means of
Regulation or a Statutory Instrument and not simply
as guidelines.

e-planning
The online BCMS Portal, which came into force with
BC(A)R, should be further developed to provide a
national e-planning portal.
Compliance Conditions
Grants of planning permission often include
compliance conditions requiring further submissions
to the Planning Authority causing delays.

THE RIAI RECOMMENDS:

Increase involvement of in-house architects

in Local Authorities in forward planning
and development control, by establishing an
Architects Department within each of the
Local Authorities.

Introduction of a mandatory standard

national planning application form.
Easier access to planners for pre-planning
meetings.

Statutory time period for approval of

compliance conditions
Regulations are needed to clarify the
purpose of Planning Notices.
A statutory timeline for decision by
An Bord Pleanla.
Standardise planning application
requirements.

The nationwide use of an e-planning

lodgement system.

Make the planning system more

predictable, from Local Authority
to An Bord Pleanla.

Grants of planning permissions without

unnecessary compliance conditions.

Increase the supply of ready and available

housing sites.

17

RIAI Housing Policy

Policy 4: Protect the Consumer

Through Quality Building Standards, a Register of Builders and Latent Defects Insurance
Effective Building Control systems can greatly
reduce the incidence of serious building failures
but will not eliminate them. In circumstances
where the consumer becomes the victim of a
building failure, the system of redress should
provide for resolution of the problems in a timely
manner without having to resort to lengthy and
costly litigation, and where there is significant
risk as to the outcome of the litigation. This is
particularly important for residential buildings
given the daily stress caused to residents by
serious building defects. The RIAI has always
supported better building standards and a
culture of compliance. As part of developing this
culture of compliance, the statutory registration
of building contractors is crucial.

Existing Latent Defects Schemes (LDI)

LDI cover in a healthy and mature market will
be offered by a number of providers. In seeking
to make an informed choice in this market,
consumers will need guidance. Government, the
appropriate Insurance Regulators and Consumer
Protection Bodies have a role to play.
Guidance on the duration, detail, and exact cover
provided is required, as is guidance on conditions,
exclusions, and any relevant limits.

Latent Defects Insurance and Consumer Redress

Where failings do occur, a system of Latent
Defects Insurance (LDI) should be in place. LDI
exists in most comparable countries and allows
the home-owner to call in the insurance cover to
fix the problem and lets the insurer worry about
pursuing the parties who have contributed to
the problem. It is time that concentrated and
effective effort was put into providing LDI as
standard in Ireland and for lending institutions to
insist that developers take out the cover before
they sell the house or apartment. This is prudent
and appropriate risk management of consumers
largest investment, it also provides the quickest
redress with greater certainty and less cost than
legal action.

The exact cover will vary with the provider but

the consumer needs clarity regarding exactly
what cover is provided.

There are significant current costs to the Irish

economy and for many residents in remedying
building defects. Seen from the perspective of
those who have had to pay for resolving current
defects, LDI represents a more cost effective and
timely way of resolving matters.
If more residential consumers were aware of the
benefits of LDI then we would be having a more
informed debate which would question why
Irish consumers were not able to access methods
of consumer redress available in comparable
countries.

18

Duration and Cover

A period of 10 to 12 years is suggested as
providing a good level of cover. If there are
problems they are most likely to become manifest
within this time.

Some policies include the waterproofing

envelope under the definition of Structural
Works and provide ten years cover whilst other
policies may define Structural Works as only
the loadbearing elements and provide cover for
5 years. Consequently clarity is required where
alternative policies are marketed using similar
headline terms.
(a) Structure
The definition of the structure should be clear
and cover all loadbearing structures essential
to the stability or strength of the premises. This
includes foundations, slabs and their supporting
sub bases, walls, columns, beams, trusses etc.
(b) Waterproofing Envelope
The definition should be clear and include
external walls, doors, windows, cladding, roofing
and any other works above or below ground
which provide protection against ingress of
water.

RIAI Housing Policy

Policy 4 (Cont)
(c) Additional Items
These include elements that the typical consumer
needs clarity on as to their inclusion: drains, radon
barriers, plaster, ceilings, staircases, chimneys,
flues, under-floor heating, floor finishes and
screeds. Confirmation should be provided as to the
inclusion or not of ancillary areas like garages.

(e) Optional Cover and Additional Premium

Optional cover may be available on some policies
to include for component failure. Examples of
components would include kitchen units, boilers,
electrical wiring and pipework for gas, water,
heating and ventilation.

(d) Building Regulations and Health & Safety

This cover would include elements of the Building
Regulations (not being structural or part of the
waterproofing envelope) which may lead to a
present or imminent danger to the physical health
and safety of the occupants. This would include
fire stopping and smoke/ heat/ carbon monoxide
detection.

THE RIAI RECOMMENDS:

Section 56 of Construction 20/20 should

be actioned immediately: In collaboration
with key stakeholders in the public and private
sector, we will consider and report in potential
forms of redress for consumers and
homeowners, including the potential for
latent defects insurance.

Introduce Latent Defects Insurance as a

form of redress for consumers.

Section 55 of Construction 20/20 should

be actioned immediately: We will bring
forward Heads of a Bill by end 2014 to enable
the Construction Industry Register, Irelands
register of contractors, builders and
tradespersons, to operate on a statutory
footing by 2015.

Offer a sustainable career to those who

work in the building industry.

Encourage the return of emigrants who

have the skills to construct homes.
Re-commence apprenticeships in the
building trades.

Put in place the infrastructure to support

housing.
Ensure adequate training facilities for the
new workforce.

Investing in the Building Control Infrastructure

should be a priority for government, financed
by property taxes.
Simplify the operation of Building Control to
allow for compliance assessment and to
identify areas of high risk.

19

RIAI Housing Policy

Conclusion
43% of the housing stock in Ireland has been
built since 1996 and in that time the population
has increased from 3.63 million to 4.6 million.
It is estimated that the population will grow
significantly in the next 20 years and we need to
plan carefully and strategically as to how people
will be accommodated and what kind of built
environment we want.
Family size is decreasing while environmental and
sustainability challenges are increasing. It will not
be possible to continue the building programmes
of the past, either in planning or design, as
demand is changing. We cannot examine housing
need in isolation - we need to plan for the
future and accept that delivering sustainable
communities is a multifaceted challenge which
requires significant, continuous research and

IMMEDIATE IMPLEMENTATION ACTIONS

Set up a form of triage: to cater for the most
vulnerable first; to fund (and ringfence) a specific
supply for emergency accommodation; and to
increase rent allowances on a temporary basis, to
alleviate the homeless problems.
Release space through rehabilitating and
reinhabiting the many void accommodation
units that the Local Authorities currently have.
Free up space through an increase in the
rent a room scheme, which could free up
accommodation that is currently being used
by students, for example. This would increase
the amount of accommodation immediately
available.
MEDIUM-TERM IMPLEMENTATION ACTIONS
Release properties owned by NAMA to
ease the current housing shortage.

Demographic change will bring an increased

number of smaller households who prefer to
live with close access to services and amenities
creating sustainable communities. If properly
harnessed, this has the potential to radically
improve our cities, towns and villages and make
them better places to live and work.
The RIAI is putting forward a wide range of
recommendations, across many areas which
highlight the complexity of the challenges, all
of which need addressing if we are to create
sustainable healthy communities. The RIAI offers
solutions to the questions of where do we want
to live? and what do we want to call home?

Facilitate access to mortgages for purchasers.

Provide a sustainable model of finance
for renters.
LONG-TERM IMPLEMENTATION ACTIONS
Commence the programme for Social Housing
in accordance with Government Strategy.
Undertake the recommendations in
Construction 2020.
Insist on mixed developments at a
sustainable density.
Demand variety in house types and
target markets.
Develop Urban Villages.
Utilise technology to provide the social
infrastructure to housing needs.

Free up the surfeit of unused space in

our cities and towns.

Carefully plan and finance the houses that

will be required in the next 30 years.

Foster and facilitate for mobility in the market

to allow those who no longer need family
homes to release them to the market.

Ensure consistency in application of

development standards and of planning
system.

Commence construction on shovel ready sites.

Facilitate access to working capital for builders.

20

a multidisciplinary public and private sector

response.

Enable flexibility in Development Plans

and Building Regulations to be supportive of
provision of quality housing and re-use of
existing buildings.

Timberyard, Dublin by ODonnell + Tuomey Architects

Best Housing Project, 2009 RIAI Irish Architecture Awards
Highly Commended, RIAI Housing Medal, 2009 - 2010
Photo - Dennis Gilbert

RIAI Housing Policy

Note
About the RIAI
Since 1839 the RIAI has been the professional body for
architects working and practising in Ireland. The RIAI
provides support and information services to its 3,100
Members in all categories. Since 1966 the RIAI has set the
qualification standards for architectural technologists and
has provided support and information.

Standards & Consumer Protection

The RIAI ensures the highest standard of professionalism
through entry standards meeting EU and National
requirements, rigorous post-graduation professional
training, mandatory and monitored Continuing Professional
Development (CPD) and a detailed Code of Professional
Conduct.

The RIAI engages with Government, the professions, with

industry, clients and the public to promote the value of
quality of design in architecture so as to deliver attractive
and sustainable built environments, to enrich our distinctive
culture and heritage, to contribute to our economy and to
improve the quality of life for the people of Ireland today
and for generations to come.

Architects and architectural technologists work in the

construction sector generally, both in private practice, in the
public service, local authorities, state agencies, education,
business and in non-governmental organisations.

The RIAI is designated as the competent authority for

architects in Ireland under an EU Directive 2005/36/BC,
the Professional Qualifications Directive and the Building
Control Act 2007.
The RIAI also acts as the Registration body for architects
under the Building Control Act 2007. Only those architects
on the RIAI Statutory Register have a legal right to use
the title architect. The RIAI is committed to discharging
its obligations for the administration of the register of
architects in Ireland. Although the RIAI carries out a
statutory function as the registration body and competent
authority for architects in Ireland, this is entirely self-funding
basis. The RIAI does not seek or receive any Government
funding or State aid to carry out this statutory function.
The RIAI seeks to provide architects and architectural
technologists with the professional training, education
and support required to consolidate the role of the RIAI,
and the architectural profession generally, as champions
of exemplary practice in architecture and urbanism and
to provide high quality professional services, education,
outreach programmes and consumer protection to clients,
users and the public.
The RIAI Publishes
The Standard Building Contract for the Private Sector
Opinions on Compliance with Planning and Building
Regulations
Standard documentation and procedures for the BC(A)R
Procedures for architects working on protected
structures
A Good Practice Guide
A Bi-Monthly magazine Architecture Ireland.
An Annual Review of Irish Architecture
Policy documents and research

22

Your Architect
Your architect is a highly trained professional with a unique
range of skills to guide you though all stages of the design
and construction process.
Architects provide a wide range of services including:
Feasibility studies
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Dispute resolution
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Management of construction projects at the design
and construction stages of projects.
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(Amendment) Regulations
Energy Efficiency
Project Supervision for the Design Stage (PSDP)
If you are thinking of building talk to an architect, your built
environment specialist. You can find architectural practice in
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E: info@riai.ie

T: 01 676 1703

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