We must make bold and swift decisions to fix the housing crisis
Decisive action is needed to give all citizens access to affordable housing backed up with proper transport infrastructure, writes
IRELAND is in the middle of one of the worst housing crises since the formation of the State. The new Government has promised to deliver many thousands of new houses in the next four years. But their target is already under pressure. Even if it is reached, we are still not designing houses for both living and working in, or putting them in locations that have easy access to public transport links and other services.
The problem is that our planning system is now 60 years old and was created in a very different time. It does not address the needs of our citizens working and living in our cities, towns or in the countryside. The only solution is radical and expert-led action. And to understand what that action needs to be, we must first analyse the problems that the system faces right now.
Currently there is no link between local development plans and national framework plans. More alarmingly, one council’s development plan has no regard for the next town, county or district. The number of different players in delivering our new houses and infrastructure is mind-boggling. There are 260 approved housing bodies, plus the new Land Development Agency, the councils, government and private developers — all trying to deliver housing. Then we have 200 or so new local development plans that rarely intersect with each other.
On top of all of that, we give every one of our 949 elected councillors the right to shape planning policy at a local level. The problem is they all want to exercise that right. Their contribution is set up to serve their local voters, who think in terms of self-interest, not in the long-term sustainable future for the country as a whole.
An example is Dublin City Council, where the council put forward a plan to redesignate a number of industrial sites as potential housing developments, only to be shot down by their own councillors.
Nimbyism is unchallenged, unchecked and rewarded, leading to the same continuous problems while nothing changes.
In planning there is no national consistency in standards. What is acceptable in one town is frowned on in another. With too many subjective decisions on what is ‘‘right’’, citizens, planners, builders, architects and everyone else with an interest in good planning are left frustrated. This frustration is because the planning system and its various appeals processes operate without any regard to an overarching national planning policy or plan.
We need to make big, bold and difficult decisions if we are to fix this. The current system can’t deliver a discernible national plan. Success will only come if we focus on an outcome that makes it easy for people to work and live effectively and sustainably. And we will need to challenge current thinking about constitutional rights to property and extend compulsory purchase orders.
The first step in my solution is to put individuals with knowledge and experience into a room, a little like a citizens’ assembly, to work out a solution. No politicians allowed. Instead, task the experts with devising policies for our country to deliver sustainable living in our villages, towns and cities.
There are some practical, legal and financial changes that should be championed by the group.
The first is insisting that all planning decisions have suitable public transport links built into them. Post Covid-19, people want the option to work part of the week from home, and the appropriate public transport links must be developed to support this.
Secondly, we should immediately remove the 13.5pc Vat for homes for first-time owner-occupiers. The levies, Vat, contributions, water, broadband and fees account for more than 30pc of the cost of a new home or apartment. We must ruthlessly punish anyone who tries to add these costs back on.
Thirdly, we should propose a referendum to support legislation for the compulsory purchase of some lands to ensure the delivery of council masterplans. This will be a radical step for many. But if we are to deliver the 400,000 new homes required for the next 20 years, the absolute right to property in the Constitution needs to be tempered.
And we have so little time to do this. Planning and construction for any development is a long process. From the start of the planning process, to the owner’s key in the door is three to four years.
The new Government cannot deliver on the country’s housing or infrastructural needs without massive change. The planning system is stacked against all of us. Unless we think and act radically, we will always deny all of our citizens access to affordable housing backed up with proper transport infrastructure.
‘Nimbyism is unchallenged, unchecked and rewarded’