Change to ‘minimum density’ seen as real game changer for planning
Under repeated questioning in the Dáil from Independent TD Verona Murphy, the Minister for Housing and Urban Development, Damien English confirmed recently that ministerial guidelines contain no minimum density requirements in relation to edge of town greenfield sites.
Meanwhile Fianna Fáil TD John Lahart has said he will oppose going into government with Fine Gael and the Green Party partly because of the housing issue.
Auctioneer Colum Murphy of Kehoe & Associates said the announcement from Mr English is a potential game changer for the provision of detached four storey houses in close proximity to the county’s towns.
‘It’s the first time a Wexford politician has made that case. This can make a real difference in the property industry. Currently if you want to apply for planning permission An Bord Pleanala will refuse any residential development that does not adhere to a minimum density of 35 residences for hectare.
‘This is an issue we’ve been dealing with for years. The planners in Wexford County Council are doing a great job and are operating within the development plan, which is their rule book,’ Mr Murphy said.
Citing the example of Phase II of Eden Wood estate in Crosstown, Mr Murphy said the phase of 24 detached houses was refused by An Bord Pleanala in 2019 having been approved by Wexford County Council.
‘An Bord Pleanala said there had to be 120 houses on seven acres with three storey blocks of apartments near a town of 20,000 people. The market doesn’t want to buy that density and developers don’t want to build at that density. It’s a question of feasibility. In real terms it’s not feasible to build apartments providing them privately to the market in the south east due to the fact apartment sales values are not at the required levels.’
He said there is a market across Co Wexford for all kinds of housing options. ‘You have attractive parcels of development land that are serviced and zoned but builders are not purchasing them because of the minimum density.
In provincial towns like Wexford there is a market for nice four-bed detached houses. The problem isn’t now; the problem is coming down the line.’
Mr Murphy said an issue will arise over the coming years whereby companies will open in Co Wexford and executives will require four and five bedroom houses in estates, but none will be available.
‘It’s not a one size fits all solution. 35 per hectare is acceptable within the Dublin commuter belt and Dublin. If you want to build a two-bed apartment in Wexford town it would cost €120,000 and you’re selling for between €130,000 and €170,000. It doesn’t make sense for the builder to construct them.’
He said many people won’t want to live in estates that have 15 housing units within one acre. ‘If it’s a brownfield site in a town or city maybe, but people want three to four units an acre, possibly seven, but not 15. It’s unsustainable and hopefully now there will be a rethink from government on this.’
In the Dáil Mr English undertook to write to An Bord Pleanala confirming that there are no minimums prescribed in the ministerial guidelines nor in SPPR 4 of the Urban Development and Building Heights Guidelines.
Deputy Murphy said: ‘The application of minimum densities pursuant to the ministerial guidelines by An Bord Pleanala has caused significant issues for all regional local authorities. The Construction Industry Federation has described the density issue as the number one problem facing housing supply in the regions since the beginning of the Strategic Housing Development process.’
She said the minister’s confirmation will pose significant problems for the board and any current applications where inspectors have deployed SPPR 4 as a means of increasing density. ‘Local authorities will no doubt review Development Plans in progress in light of the Minister’s remarks.
‘The application of densities of 35 dwelling per hectare was causing reviews of zoning provisions and was tending to force the construction of unviable high density development in many inappropriate locations.’
Mr Murphy said An Bord Pleanala have been saying Mr English and his department are in favour of the 35 unit per hectare minimum but now if a the planning authority refuses a development, a developer can appeal the decision following the concession made by the minister in the Dáil.
‘Hopefully this will be a bit of a watershed and they will have a look at this now.’
IT’S A POTENTIAL GAME CHANGER. HOPEFULLY THIS WILL BE A BIT OF A WATERSHED AND THEY WILL HAVE A LOOK AT THIS NOW