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Homelessness, Budget 2021 and Covid-19
Homelessness: Increasing budgets and decreasing numbers
Homeless charities have welcomed the increased budget for homelessness services included in Budget 2021, while other charities have voiced hope that the Covid-19 crisis will be a turning point for homelessness in Ireland.
Overall, the Department of Housing, Local Government and Heritage was allocated a budget of €5.169 billion under Budget 2021. Most notable in the breakdown of these figures in the context of the fight against homelessness is the figure of €218 million pledged to “ensure those experiencing homelessness are supported and helped to successfully exit homelessness”. This is a significant rise on the €166 million that was pledged in Budget 2020, and the Government is predicting 6,000 “exits from homelessness” in 2021 as a result of this funding.
Significant in the Budget in terms of housing people is the large increase in housing spend. €3.3 billion is allocated for spending in housing, a 24 per cent increase on the 2020 level of funding and the highest investment in housing in the history of the State. The Budget contains within it plans for the deliverance of 28,500 additional social housing units in 2021, with 12,750 new homes to be “added to the available supply of social housing through build, acquisition and long-term leasing” and support for local authorities and approved housing bodies through the Land Development Agency in order to deliver 9,500 social housing new builds. €110 million for a new Affordable Purchase Shared Equity Scheme for first-time buyers and a new cost rental model have also been pledged.
The Budget was welcomed by the Peter McVerry Trust, whose CEO Pat Doyle said that the “sizeable programme of capital investment” had answered calls “for a more ambitious and enlarged social housing programme”. Doyle said: “We warmly welcome Budget 2021. It delivers major investment in several key areas such as housing, education and health. It will enable local authorities and housing charities to make major progress in providing critical housing pathways to people in homelessness and on social housing waiting lists. We welcome the increase in funds for key homeless services such as cold weather supports, day services, and emergency accommodation for people impacted by homelessness.” The expansion of the Housing Assistance Payment Scheme to 85,000 tenancies in 2021 was also welcomed by Doyle, who said it would “enable people to exit homelessness through the private rental sector”.
The latest homeless figures released
3%
1%
2%
5%
1%
5% 9%
Homelessness by region, August 2020
5%
69% Dublin
Mid-West
South-East
Mid-East
North-East South-West
Midlands
North-West
West
(Source: Department of Housing, Local Government and Heritage)
before the Budget revealed that there was a total of 8,702 people accessing emergency accommodation for the month of August, a slight decrease on the 8,728 recorded in July. The number of adults recorded accessing emergency accommodation rose by five in that time to 6,082 people, but the number of children fell by 31 to 2,620. Homelessness figures began the year above the dreaded 10,000 mark, with 10,721 people accessing emergency accommodation in January, but figures have trended downward each month of 2020 and that fall has been accelerated by the Covid-19 crisis.
Most notably, the number of those accessing emergency accommodation fell from 9,907 to 8,876 in the twomonth period from March to May. The number of homeless children has seen a significant drop, falling from 3,574 in January to 2,620 in August. August’s figure was also a significant annual decrease from August 2019, when 3,848 children were recorded as homeless. Figures for adults have fallen at a slower rate, down to 6,082 in August from the 6,697 recorded in January, recording an annual fall from the 6,490 recorded in August 2019 as well. The overall figures have also recorded a significant annual fall, from 10,338 in August 2019 to 8,702 in August 2020.
The homelessness campaigner Sister Stanislaus Kennedy, speaking at the launch of Focus Ireland’s annual report for 2019, expressed hope that the lessons learned during the Covid-19 crisis would mark a turning point for how Ireland deals with the issue of homelessness. She said that Ireland was “seeing that the homeless figures dropped because of the measures taken by the Government – the rent freeze and the ban on evictions – and there was a determined effort by the Government agencies to work in cooperation with the voluntary sector”. However, Kennedy warned that these were “short-term measures and they stopped in August and we can now see the emergence of homelessness again with people coming to us with eviction notices; that’s a worrying trend especially when we may be heading into a second Covid surge and into the winter”.
Focus Ireland, in its annual report, reported helping 1,790 households to avoid or leave homelessness in 2019 and that 14,200 people had engaged with its services throughout the year. Another report – A Working Life: The Continuing Journey, complied by Cork Simon Community – has found that securing stable affordable housing is the greatest challenge for people trying to exit homelessness even after they have secured employment.
The Cork Simon Community Director Dermot Kavanagh said that the report served to emphasise the importance and success of employment in the rebuilding of lives. Kavanagh said: “It also demonstrated the many factors that can help or hinder sustaining work, and the critical importance of an adequate supply of affordable, stable housing in order for employment to work, and for people to rebuild their lives. Now more than ever people need occupation, connection and hope. Employment, with the right supports, offers these in spades.”
The report, the second in a series following people who have experienced homelessness moving into employment through Cork Simon, found that 71 per cent of participants were still in employment two years into the process, with 76 per cent saying they had achieved life goals in that period, but securing housing remained an issue for 50 per cent of the participants.
“While securing housing brought great relief and joy, housing scarcity and insecurity caused considerable stress and upheaval and impacted one-third of participants’ ability to work during the research period,” researcher Sophie Johnston said. Participants in the study cited lack of availability, exorbitant rents, perceived prejudice in shortlisting tenants and the inability to take time off work to search for housing as the main barriers toward securing housing.
With an additional 593 social homes now scheduled to be built in 2021 –9,500 versus Rebuilding Ireland’s target of 8,907 – the hope will be that these needs can be addressed as soon as possible although the full effect of Covid-19 and the lapsing of the rent freeze and eviction ban remains to be seen.
Clúid Housing completes the €23 million regeneration of St Mary’s Mansions in Dublin’s inner city.
The Mulvey report identified the need to make Dublin’s North East Inner City a safe, attractive and vibrant living and working environment with opportunities for all to lead full lives. The regeneration of St Mary’s Mansions, completed by Clúid Housing, is the first major regeneration project in the area commissioned after the Mulvey report of 2016.
The €23 million project is the result of a three-year redevelopment plan. Clúid Housing worked in partnership with Dublin City Council, the Department of Housing, Local Government and Heritage, Dublin’s North East Inner City (NEIC), the Housing Finance Agency (HFA), the European Investment Bank (EIB), Ganson, and Inner-City Organisations Network (ICON).
Clúid’s vision is a society where everyone has a great place to live. The organisation provides quality housing and services that enable people to create homes and thriving communities. Clúid is committed to delivering 3,000 new high-quality, affordable homes before the end of 2022.
The redevelopment of St Mary’s Mansions, a flat complex built over 70 years ago by Dublin Corporation, has provided 80 homes for local families and single people. Twenty families are returning to St Mary’s Mansions. The remainder of the homes will see residents come from Dublin City Council’s housing list. A number of the returning families worked together with Clúid on the regeneration. The first step in planning the regeneration was to consult with the residents, to gather their input and incorporate their feedback and requests into the design.
Speaking at the launch of the redevelopment, Minister for Housing, Local Government and Heritage, Darragh O’Brien TD said: “Throughout the redevelopment of this housing scheme, Clúid has worked in close collaboration with both the returning residents and Dublin City Council to ensure the project was a success. It is clear to see that these high-quality homes will continue to foster a strong sense of community for generations to come.” The extensive works on the site included the addition of two new floors. This allowed for the creation of 80 highquality modern apartments and duplexes. The development also saw the creation of several communal features to help build upon the already existing community spirit in the area. This involves play areas, a community room, socially aware landscaping and a central courtyard to support community activities.
One of the returning residents, Charlene Howe, says: “It was really important being on board from day one for the first meeting with Clúid. With the tenants being involved, we had our say.”
Charlene grew up in St Mary’s Mansions and was involved at the planning stage. “There are 20 families coming back and lots of new people as well from around the area. We were involved in the planning; we had an input into the whole thing. It was really good, stuff we asked for was done, they were very fair. I have a little boy that is wheelchair bound so a shower was put in especially for him. I have to say, Clúid has done a really good job. It’s beautiful.”
The design for the redevelopment was focused on building upon the sense of community in the area and Charlene, along with a number of other residents, worked with Clúid to ensure this. Charlene commented on what it was like to grow up in St Mary’s Mansions. “Neighbours were like family here and they really looked out for each other’s children, you could go in and out of each other’s houses. Everybody was your cousin back then. It was a really lovely complex to live in.
“Growing up in St Mary’s Mansions it was an open complex and it really had a good community spirit. Neighbours were close to each other so with the new development we wanted to keep the open balconies. It was really important being on board from day one,” she said.
The site is now accessed by a newly developed entrance located on Gloucester Place Lower. This restoration of a formerly underused space has resulted in improved security. A new lift along with additional stairwells has improved access for all the residents and more car and bike parking facilities have been provided.
“The HFA is committed to facilitating and supporting the successful delivery of social housing in Ireland. We are delighted to have funded this fantastic redevelopment and to see St Mary’s Mansions brought back to life again. The successful delivery of 80 homes in Dublin City Centre is a fantastic achievement and we look forward to supporting Clúid to deliver even more new homes in the future,” said Barry O’Leary, CEO, Housing Finance Agency.
Two specially adapted universal access apartments were developed to the front of the scheme. These apartments are equipped with fully adjustable kitchen units that can be raised or lowered by the resident, level access wet rooms, and internal spaces that are designed to provide maximum flexibility and ease of movement.
St Mary’s Mansions now has a range of communal facilities available for residents. There is a communal room with coffee making facilities, a communal bike store, a play and recreation courtyard and a communal landscaped park. Each apartment is provided with an area of open space outside the entrance door for seating. Each ground floor apartment is provided with a small garden and every kitchen overlooks the courtyard which provides sight across to the playground.
Each apartment’s intercom has a video screen. This provides a video link to all access points around the development meaning visitors can call from any access gate or courtyard door and speak via video link to the resident.
Clúid Housing’s New Business Director, Fiona Cormican, says: “The true significance of having our own place to call home, our own front door, has been highlighted during the recent Covid-19 emergency. Today, Clúid reaffirms its commitment to providing more homes to more people.
“We rely on partnerships to deliver quality housing and services to our residents. The regeneration of St Mary’s Mansions is an excellent example of what can be achieved through partnerships between Clúid, the Department of Housing, the HFA and local authorities like Dublin City Council.
Minister for Housing, Darragh O'Brien TD
The regeneration of St Mary’s is so much more than a redevelopment of a building, it is the reinstatement of the proud community that has lived here for many generations.”
The Building Energy Rating (BER) in each apartment following the refurbishment is now an A. The development saw the use of cutting-edge insulation technology which eliminated heat loss along with a high efficiency gas fired centralised heating system which provides hot water on demand via monitored heat units in each home. The result of this work is a very efficient home with an estimated total annual heating and hot water cost of approximately €300 per apartment. Combined with an affordable rent, the reduced fuel costs will help to combat fuel poverty among residents. Solar electricity which supplements demand across the development, further reduces living costs. Lord Mayor of Dublin, Hazel Chu, spoke at a socially distanced launch of the flagship regeneration project: “After an incredible redevelopment and significant investment, I am delighted to see this scheme completed and providing superefficient homes to people on Dublin City Council’s housing list. Together with other local amenities here in the heart of the city, St Mary’s Mansions is a shining example of collaboration and partnership. I wish all the residents the very best of luck in their new homes for many years to come.”
Get in touch with a member of Clúid’s New Business team: T: 01 707 2088 E: newbusiness@cluid.ie W: www.cluid.ie
Vacant site levy implementation
A report in the vacant site levy in Ireland has found that less than a third of money due was paid by property owners by the beginning of 2020.
The report, published by the Oireachtas’ Parliamentary Budget Office (PBO) in May 2020, reported that €2.3 million was due at the end of 2019 under the levy, with only €882,000 having been collected. Only one in eight councils were found to be collecting the payments for vacant sites.
Four of the State’s 31 local authorities were found to have made any collections of the levy in 2019, these were: Dublin City, Kilkenny, Waterford and Wicklow. More than a quarter of councils were found to have not even had an active register for vacant sites.
Problems were also highlighted with the administration of the levy, with confusion over what constitutes a vacant site to the fore. “Local authorities have highlighted a difficulty in identifying a vacant site, and the point at which a site is no longer vacant,” the report states. “Specifically, the 2018 report indicate that some local authorities were not satisfied that the definition of a vacant site was clear enough to allow for sites to be added to the register. The definition of ‘vacant and idle’ was clarified through an amendment in the Planning and Development (Amendment) Act 2018, however the 2019 progress reports indicate that there is continued confusion in determining vacancy.”
Owners of land listed on the vacant site registers maintained by local authorities were liable to pay 3 per cent of its market value as a levy 12 months in arrears on 1 January 2018, a figure which rose to 7 per cent in 2019, to be collected in 2020. The report notes that determining ownership and liability has been an issue in the administration of the levy. “Local authorities have highlighted problems identifying the ownership of vacant sites, and there are ongoing issues concerning the procedure when sites on the register are sold, resulting in a transfer of ownership,” it states. “At least one local authority that collected payments under the levy sought clarification from the Department, as it believes that the correct interpretation of the 2015 Act prevents them from using the collected revenue. There have been concerns expressed that revenue collected under the levy may need to be refunded as a result of a change in the ownership of the land.”
The report notes that the timeframes set out in legislation are intended to allow site owners the time to sell the site or initiate development, but warns that “the application of a zero rate for the previous year once there is a change in ownership may ultimately undermine the incentive to develop land”.
A total of 304 vacant sites were registered in 2018, a figure that increased to 353 in 2019. Local authorities estimate a total of 18,000 potential housing units to be developed on these sites if the levy were to be successfully implemented, a figure that would only increase if the maintenance of such registers were uniform across all local authorities. Eight of the State’s local authorities had no active registers of vacant sites by the end of 2019: Cavan, Galway County, Kerry, Leitrim, Louth, Mayo, Monaghan and Offaly. The report states that lack of housing needs had been cited as an explanation for the lack of an active register in some areas, despite the fact that data from the Housing Agency reporting that all council areas had waiting lists for social housing in 2019.
Effectiveness has also been an issue with “ongoing concern that the increased 7 per cent rate is not substantial enough to deter land hoarding”. This is especially relevant due to the rate of house price inflation, which the report notes has exceeded the 7 per cent charge by averaging 8.5 per cent on an annual basis since the introduction of the levy in 2015. The report also notes that local authorities have reported issues when including sites on their registers where the claim of neglect or vacancy is under challenge. Where the Valuation Tribunal is asked to determine the outcome of an appeal regarding an assigned market valuation, “uncertainty” reigns over the timeframe allowed for the appeal to be processed.
Local authorities have also reported that it is difficult to determine if sites are having adverse effects on existing amenities, as they are required to do, which then prevents them from adding the sites to the register. Concluding its report, the PBO says that “measures designed to return vacant sites to beneficial use could well assist in addressing issues of housing supply, but there is evidence of ongoing challenges in the implementation and administration of the vacant site levy”.
To address this, the PBO recommends a more centralised approach in order to minimise the regional variance currently obvious in the data. This centralised approach “might include” four measures: the development of a central process to administer and manage registers; collecting, collating and publishing key statistic at an aggregate level; provision of resources to support the administration of the levy; and provisional guidance to local authorities to aid them in their interpretation of legislation. An annual report collating the information provided by local authorities is also recommended in order to “enhance transparency and assist the administrative burden” placed on local authorities.
Housing Alliance welcomes new Executive Director
The Housing Alliance was delighted to announce the appointment of Anne-Marie McNally as its Executive Director in July. Anne-Marie hit the ground running and in addition to getting familiar with the various bodies and agencies operating within the housing sector in Ireland, she also put together the pre-budget submission for the Alliance and hosted a number of briefings on the key budget asks.
The Housing Alliance was formed to promote the delivery of social and affordable housing by larger approved housing bodies (AHBs), to address barriers and challenges to delivery, and to promote strong professional approaches to housing management. Anne-Marie’s lived experience of social housing, her work on major housing projects in Dublin and her political experience on national housing policy ensures she is in a unique position to lead the Housing Alliance through this important time in housing policy formation in Ireland.
“I’ve been hugely excited to get stuck into my role with the Housing Alliance and have spent the summer months familiarising myself with the key stakeholders and the issues affecting not just the AHB sector but housing policy in Ireland generally,” she says. “We all know how crucial it is to work together to dramatically improve the provision of social and affordable housing in Ireland and I’m pleased to be at the forefront of such important work.
“The Housing Alliance was pleased to see a number of important housing measures that it had advocated for included in the Programme for Government. The commitment in that Programme to address the reclassification of AHBs was particularly welcome as it is vital to the continued successful delivery of AHB housing across the State. We were also pleased to note commitments on increasing social housing stock, standardising the differential rents regime across the country, retrofitting houses, addressing homelessness, providing age-friendly housing options for older people and ending direct provision.
“Also hugely important was the commitment to introducing an affordable rental model and we have been very pleased to see that underpinned by a funding commitment in Budget 2021. This scheme has the potential to provide much needed affordable rental homes and will facilitate approved housing bodies, in addition to their current significant social housing delivery programmes, to deliver and maintain homes for families who currently find themselves outside the income limits for social housing yet unable to afford to rent at current market rates. This has the potential to be a game changer for housing policy. We are confident that once we get started on it and prove its effectiveness then the Minister will be willing to work with us to expand the scheme even further.
“It was equally heartening to see Budget 2021 provide additional funding in both capital and current expenditure budgets for social housing. In my role, I look forward to continuing to work in partnership with the Minister, his department and all stakeholders to continue to deliver much needed social and affordable homes.”
Anne-Marie joined the Housing Alliance from her previous role as Political Communications Director for the Social Democrats political party. As a former journalist, inner-city project worker and strategic political adviser, she has been to the forefront of social and economic policy issues in Ireland throughout her career. Anne-Marie also brings significant communications expertise to the role, holding a First-Class Hons MA in Political and Public Communications from DCU.
Housing Alliance 20 Molesworth Street Dublin 2
E: annemariemcnally@housingalliance.ie T: 086 375 4315 W: www.housingalliance.ie
Let’s talk about racism
In Ireland over the last decade we have seen what appears to be a marked increase in the level of racism and anti-social behaviour. This is the experience of frontline workers and the results of the statistics that Circle VHA gather as an approved housing body (AHB), writes CEO John Hannigan.
I believe that we, as a society, have been too slow to acknowledge that racism prevails in Ireland and to denounce it, as well as anti-social behaviour. That has to change. For many years we have prided ourselves, as a society, in issuing the “céad míle fáilte” to visitors without really thinking about what it means. We ask, as Irish immigrants all over the world, to be accepted and to be recognised. It is time that we do the same for the people who come here. We must help and support those fleeing war, tyranny and abuse, and those looking for a better life for themselves and their families.
In Ireland we have a country that requires a greater population, something that we are not driving up ourselves. We rely on the doctors, nurses and care assistants coming from all over the world to prop up and support our health care system. We rely on so many people who come to Ireland of many colours, creeds and cultures different to our own, to support our hospitality and services sectors. So why do we still have so much racism and anti-social behaviour in our housing estates and apartment complexes? Why, when we have a blended workforce, do we still have a separation and lack of understanding or acceptance?
There is now a way in which we can all participate in showing that we are not just non-racist, we are anti-racist. The Black Lives Matter movement has enabled understanding and support for all cultures, where racism and anti-social behaviour exists. We must actively step in to see, acknowledge and respect the different cultures we encounter in the work we do. It is not appropriate to be ‘colour blind’ or to ‘not see colour’. We must ensure that we support the enablement of equality across all we do. The Black Lives Matter movement has given me some understanding of the language that I was missing, that my white privilege had shielded me from. I am using it personally to understand more.
In Circle Voluntary Housing Association, more than 36 per cent of our tenants are non-Irish, this means we have to work harder to ensure that we understand their needs. We must deliver services that cater for everyone in an equal way. This is challenging and requires different thinking. Through the process of acknowledging the needs of others, and acceptance of those needs, we grow. We are learning and we are adapting and changing to ensure that all our tenants receive the same level of respect, empowerment and accountability in all we do.
We support 36 per cent of tenants from other countries, 22 per cent of our staff team are foreign nationals with 15 per cent being people of colour. We are aware that we need to achieve a better balance. We are an equal opportunities employer. We acknowledge that we must work at attracting a greater balance to our sector and our organisation – and also at attracting
individuals that continue to be open to diversity and equality. How do we get that balance? We encourage everyone that is willing to be open, to learn, to grow, to apply.
Why do we, as a sector, not attract more people of colour? In the last three rounds of recruitment for different posts, we attracted less than 10 per cent of applications from people of colour. Why is there a lack of applicants of colour? It appears to be a significant weakness in our sector and one that we need to address.
Within the sector, the racism and antisocial behaviour that our workers and that are people of colour have been subjected to, is significantly challenging. However, we can effect a positive change through understanding, but it would be naive to think that racism and anti-social behaviour will fade away if we have a more diverse workforce. No hatred or prejudice is acceptable and we as an organisation have a zero tolerance for any racist behaviour from any individual. Racist behaviour is not acceptable. Until we ensure there is action and until we demonstrate to others that such behaviour is not acceptable, and will not be tolerated, it will continue. We need all the authorities we work with, Gardai, Residential Tenancies Board, local authorities etc to continue the work they have been doing to end the level of racism and anti-social
behaviour experienced in Irish society. Our sector, based on its values and its actions, should be a leading light and in this respect, Circle VHA will take a leading role in this work.
None of us want to exclude any person from their home, it goes against the ethos of the work we do and why we do it, but we cannot and will not tolerate abuse, racism or prejudice of any kind towards staff or other tenants. We will not sit back and allow such behaviour to prevail. In living by and working through our values we will ensure that all tenants experience the ‘WE HEAR’ of Circle VHA:
Willingness to do the right thing and go beyond;
Empowerment of our tenants and our staff;
Honesty in all we do;
Excellence as an everyday occurrence;
Accountability in everything we do; and Respect for all tenants, staff and the public.
If you are interested in working with us or learning more about what we do, contact us and we will work with you to introduce you to the sector and what it does. Please contact Rachel at:
T: 01 407 2110 E: info@circlevha.ie W: www.circlevha.ie
Covid-19 and construction
Despite an estimated stoppage of €17.9 billion worth of project works by the end of March 2020, Covid-19’s impact on the construction sector does not look to have had the black or white, good or bad type of effect it has had on other industries.
At the end of March 2020, just weeks after the Covid-19 lockdown had become widespread across society, closing construction sites all around the country, a Construction Information Services report found 1,137 active sites with a combined value of €17.9 billion had paused activity. Such news may have been expected to spell doom for a construction sector that is still relatively fragile as it continues its long recovery from the 2008 economic crash, but not all news has been bad news for the construction industry in the postoutbreak world.
The pandemic has been cited as the major cause of a slowdown in the growth in the cost of building commercial properties. The Society of Chartered Surveyors Ireland’s (SCSI) Tender Price Index found that the national average inflation rate had fallen to just 0.9 per cent in the first half of 2020, down significantly from 2.8 per cent in the second half of 2019. This slowdown almost halved the annual rate of inflation, from 7 per cent to 3.8 per cent. Inflation rates stood between 0.8 per cent and 0.9 per cent in Dublin, Connacht/Ulster and Munster, but were higher in Leinster (outside Dublin), with a rate of 1.4 per cent.
The survey was conducted in July and is based on a combination of member sentiment and tender returns. SCSI President Micheál Mahon reasoned that the pandemic has had a “sharp and immediate impact on the level of tendering activity and, in turn, tendering rates as many construction firms focus attention on securing projects in 2021”.
Writing in the Irish Times, Mahon noted the prediction of the Banking and Payment Federation Ireland that house completions would fall by 14 per cent in 2020 due to Covid-19 and called on the Government to “take advantage of the softening in the construction costs and commence a large-scale building programme via local authorities”. Should the prediction of the Banking and Payment Federation be correct, just 18,000 homes will be delivered in Ireland, just above half of the minimum 30,000 per year the Central Bank of Ireland estimates to be necessary to meet demand.
While the fall in construction costs is an undoubted positive, the construction industry has been serving mixed signals in the overall sense, pointing to a likely period of uncertainty ahead. In September, the Ulster Bank Construction Purchasing Managers’ Index (PMI) posted 44.0 for the month of August, down from 53.2 in July and below the 50.0 no change mark for the first time in three months, signifying a fall in activity for the first time in that span. Despite the reduction, the pace of the decline was softer than that seen in the worst days of the Covid downturn, when the PMI neared zero.
Speaking after the release of the PMI, Simon Barry, Ulster Bank’s chief economist in the Republic of Ireland, said: “High levels of market uncertainty linked to the effects of the pandemic and some recent signs of a cooling in the wider economy’s recovery momentum weighed on the August results, including in relation to sentiment about the sector’s future prospects. Nonetheless, respondents continued to express optimism in the year-ahead outlook, reflecting expectations that, despite some risks and headwinds, the economy’s recovery will stay on track.”
Minister O’Brien launches Oaklee Housing’s 34 Unit Scheme at Weston in Swords
In September, Oaklee Housing launched their 34 general needs social housing scheme at Weston, on Kettles Lane in Swords, North Co. Dublin with the help of Minister for Housing Local Government and Heritage, Darragh O’Brien TD.
The scheme, comprising a mix of threebedroom houses, three-bedroom duplex apartments and two-bedroom ground floor apartments, is located less than half a kilometre from local amenities at Swords, Kinsealy and Malahide. Designed by John Fleming Architects and built by Ardstone, this development was acquired by Oaklee Housing in partnership with Fingal County Council and was funded using a combination of Capital Advance Leasing Facility (CALF) and private finance provided by Nord.
Speaking at the launch, Minister for Housing, Local Government and Heritage, Darragh O’Brien TD said: “I am delighted to be here, attending the launch of Weston today and I commend Oaklee Housing Association on their undertaking to deliver 34quality homes here. Oaklee Housing Association, with support from Fingal County Council, secured funding from my department in combination with private financing, to bring these homes to completion. Fingal County Council continues to show commitment to meet the housing needs of the community and projects such as this, offer a long-term sustainable solution to all involved. Oaklee Housing Association, and other approved housing bodies, have a large number of projects underway here in Fingal and across the country. My department will continue to work closely with all local authorities, and relevant approved housing bodies, to ensure continued delivery of new homes.”
David Healy, Mayor of Fingal, also in attendance at the launch said: “This development at Weston is another excellent example of how Fingal County Council has partnered with an approved housing body to deliver a housing project in the county.Oaklee will be providing housing for 34 families from our housing list and Weston is an excellent development which will benefit from the wide range of facilities already in place in the Kinsealy, Malahide and Portmarnock area.”
Commenting on the importance of the relationship between AHBs and local councils in the ongoing delivery of social housing, AnneMarie Farrelly, CEO of Fingal County Council remarked: “Approved Housing Bodies continue to play an important role in the delivery of social housing and the Council works in partnership with the likes of Oaklee Housing on increasing delivery through the Capital Advance Leasing Facility (CALF), Mortgage to Rent (MTR) and Capital Assistance Scheme (CAS). The construction and leasing of new homes, using private finance and Payment and Availability Agreements (P&A), will be integral to increasing social housing supply for AHBs and, where appropriate, the Council will work collaboratively with AHBs to allow them to purchase or lease newly built dwellings like we have done in Weston with Oaklee.”
Sharon Cosgrove, CEO of Oaklee Housing, announcing at the event the launch of the Oaklee Housing 2020-23 Corporate Strategy said: “Our primary objective is to respond to housing need and to government policy by responsibly delivering as many new homes that we possibly can without compromising on quality. We cannot allow Covid-19, despite its risks, to distract us from this goal. With the support of government, proactive local councils such as Fingal and the commitment of our people, we, Oaklee Housing, will continue to work through the pandemic to ensure that families, like the 34 that will soon be living here, are supported and offered somewhere safe to live. Our core goal across the next three years is to deliver homes. We plan across the live time of this next generation corporate strategy to deliver a further 480 homes and to bring an additional 543 homes into our management.”
Oaklee Housing is an approved housing body (AHB) established in 2000 to deliver high quality modern homes for older people, families, mature single people, and people with complex needs. Collaborating with its statutory and voluntary partners Oaklee has rapidly grown their presence across Ireland to become one of the country’s most ambitious providers of customerfocused housing and support services. Oaklee Housing is a member of the Choice Housing Ireland Group and the Irish Council for Social Housing.
For further information contact: Siobháin Bunni, Head of PR & Communications, T: 086 194 2397 E: siobhain.bunni@oakleehousing.ie W: www.oakleehousing.ie
Affordable housing
Affordable housing has been one of the defining issues of the Irish housing crisis. Questions over what it is and how it will be delivered are some of the most pertinent facing new Minister for Housing, Darragh O’Brien TD.
In July, O’Brien announced measures in the Dáil that would be aimed at accelerating the provision of affordable housing. The Minister announced that he would accelerate and expand the Serviced Sites Fund to “provide enabling infrastructure to support the delivery of more affordable homes on local authority lands”.
O’Brien detailed that a maximum of €50,000 is available per home under the scheme, meaning that the overall fund of €310 million can provide for at least 6,200 affordable homes to be bought or rented. O’Brien said that €127 million of the funding had already been allocated to support 35 projects and he was “going to ensure that those projects are expedited” in order to deliver almost 3,200 affordable homes across 14 local authority areas.
The Minister also went on to announce his plans to expand the Part V planning provisions in order to encompass affordable purchase and cost rental homes to go along with its current role in the provision of social housing. “This commitment will not only add to the number of homes available in these areas, but it will increase tenure options for people, and will assist in providing a good tenure mix within our communities,” he said.
However, on the oft-asked question of what exactly affordable housing is and what financial parameters it fits within, the Minister demurred: “Affordability is not simply a question of how much is too much to pay on a mortgage, but of how much is too much for whom and in what circumstance? That is why this government would rather seek to try and accommodate each household’s particular family need and financial circumstance.
“It is why, in the first part, we will assess eligibility on the proportion of the net income a household would need to buy a house on the open market to meet their needs. However, the Government will ensure a balanced allocation of State supports both in terms of fairness regarding those who are eligible to avail of it and in relation to the amount of financial support they receive.”
In September, he announced that the Government would introduce an affordable housing scheme that would see homeowners enter into sharedownership agreements with their local authorities. In October’s Budget, O’Brien said details of a help to buy scheme were yet to be finalised, but pledged €700 million to the building and retrofitting of affordable and social homes.
The scheme will see local authorities buy houses from developers and offer them at subsidised rates to first-time buyers, with the local authority retaining a stake in a given property until it is bought out by the owner or sold. The scheme is to be targeted at households earning between €30,000 and €90,000 per year per year, with the aim to provide housing at prices between €160,000 and €250,000. It is understood that local authorities will have the power to subsidise prices by up to 25 per cent, a halving of Fianna Fáil’s stated goal for the scheme in 2018, when they had been negotiating with the Fine Gael government on a confidence and supply basis.
O’Brien has said that he hopes the measures taken by the Government will mean that “you won’t need a scheme to drive affordability” in 10-15 years because “that will have become part of the market”.
