surveyors Journal v o lu m e 9 i s s u e 3 a u t u m n 2 0 1 9
time to act on climate
also in this issue Professional indemnity Guide to retrofittinG ireland’s office market
news
contents
President’s messaGe
feature
editorial
society news the last word
feature
4
n Editorial
5
n Business news
6
n Running for cover
12
n Time to act on climate
16
n Office outlier?
18
n The potential of cost rental
20
n Big plans for Kilkenny
22
n Opening doors
24
n Mind your boundaries
26
n Golden oldie
28
n Society news
30
n Surveyor profile
33
n The last word
34
surveyor Profile
Society of Chartered Surveyors Ireland, 38 Merrion Square, Dublin 2. Tel: Email: Web:
n President’s message
01-644 5500 info@scsi.ie www.scsi.ie
www.scsi.ie Views expressed by contributors or correspondents are not necessarily those of the Society of Chartered Surveyors Ireland or the publisher and neither the Society of Chartered Surveyors Ireland nor the publisher accept any responsibility for them.
EDITORIAL BOARD
PUBLISHERS
Tom Dunne, Chairman John Costello Costello Commercial Tom Cullen Think Media Brian Gilson Lisney Ann-Marie Hardiman Think Media Frank Harrington Smith Harrington Patrick King SCSI Paul Mooney Benchmark Property Paul O'Grady Think Media Rowena Quinn Hunters Andrew Ramsey Module Sarah Sherlock Murphy Surveys Paddy Shine Dublin City Council Claire Solon Friends First John Vaudin WK Nowlan Real Estate Advisors
Published on behalf of the Society of Chartered Surveyors Ireland by Think Media Editorial:
Design:
Advertising:
Ann-Marie Hardiman Paul O’Grady Colm Quinn Tony Byrne Tom Cullen Niamh Short Paul O’Grady
LETTERS, COMMENTS AND ARTICLES WELCOME All submissions will be considered by the Editorial Board: editor@scsi.ie
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
3
BuildinG a sustainaBle future AS A NEW SEASON BEGINS, THE SOCIETy’S FOCuS IS ON CPD, SuSTAINABILITy, AND COLLABORATION.
i
t has been a summer of hard work, planning and change in the Society. August saw the departure of our Director General, Áine Myler. On behalf of the members, SCSI Board, Council, professional groups and regional committees, I would like to sincerely thank Áine for her dedication and professional stewardship,
and wish her well as she returns to practice. Áine led the Society with vision, determination and imagination, including the delivery of new and improved customer relationship management (CRM) and member services, and the renovation of our HQ in Merrion Square. She has also publicly represented the Society in the media, lobbied Government on key issues, and has emerged as a leader and mentor for women in property. We are currently in a recruitment process and I look forward to announcing and welcoming our new Director General in due course.
Focus on sustainability Sustainability is a key item on the world agenda, and is the common vein that runs through our events, education and CPD this year. Conference season kicked off with the SCSI Property Insights Seminar on September 17, bringing together professionals across the property, land, valuation, residential and commercial sectors. This will be followed by our Property and Facility Management Conference, ‘Managing for Better’, focusing on how to create value in an environment of changing client demands, work practices and business approaches. This year’s SCSI National Conference takes place in November and is themed ‘Building for the Future’. We’ll explore how we can collaborate to build better communities, including the environment, the economy, building standards, sustainable energy and infrastructure, and the benefits of sustainability and better buildings for occupiers, landlords and tenants. Our CPD programme will deliver fantastic learning opportunities tailored to help professionals navigate the challenges ahead, such as the implementation of sustainable systems, compliance and more, as well as the return of our PSRA Autumn Programme. Attending CPD sessions is not the only way to earn hours – we have lots of volunteer opportunities available, including school and college visits, training to be an APC assessor or supervisor, or joining one of the many SCSI working groups. Visit volunteer.scsi.ie/education to find the latest opportunities to suit your availability. If you’d like to discuss any of these opportunities, please do get in touch with me or any of the staff in Merrion Square. It’s not all work and no play; we also have a buzzing social calendar this year, with regional dinners and ySCSI events scheduled, including the ySCSI Annual Ball on October 12, the Western Region Annual Dinner on November 8, the Southern Region Annual Dinner on November 15 and, of course, the SCSI Annual Dinner, which takes place on February 13, 2020. I look forward to meeting many of you at these events, and to hear your views as we step into a year of collaboration, learning and working together for a more sustainable future. BUILDING OUR FUTURE
President’s messaGe Johanna Gill President
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SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
This year’s CPD will offer fantastic learning opportunities to members.
Co-living may not be the way
0.4 sq
m
surveyinG the future
The little things in life aren’t always best
OuR PROFESSION IS LOOKING TO THE FuTuRE WITH A FOCuS ON CLIMATE CHANGE AND NEW ENDEAVOuRS.
sq 2.5
concern for surveyors, who in the course of their daily work deal
m
c
limate breakdown is a spectre looming over all of us and is of particular with real estate, and are involved with constructing new buildings and,
of increasing importance, renewing and retrofitting the existing built environment. It’s heartening to hear our President, Johanna Gill, describe how a focus on building a sustainable future will be a common vein that runs through the Society’s events this year. This is as it should be and will serve us all well both professionally and as human beings. 9s qm
This is echoed in other features, including those by Eloise Heron, Chair of the Society’s sustainability committee, saying it’s time to act on climate, and by Andrew Ramsey on home energy upgrading. Surveyors can make a significant contribution here and these features point the way. Professional liability insurance is an issue of systemic importance to all practising surveyors, who I know will welcome the article on this topic on page 12. This has useful insights from colleagues and will provide some perspectives for those having to renew
m sq 12
their PII cover. This issue notes two departures. Áine Myler has left her role with the Society to return to practice after a busy and very fruitful term of office. The Society will, I am sure, miss her, and I would like to wish her well as she resumes her role as a practising surveyor. I too have left the college at Bolton Street after many years. Thanks to the very many surveyors who wished me well. Many who did so were students and past students who were always the best thing about my job. Hopefully I will continue to meet many of you
17 sq m
all in my future.
editorial Tom Dunne Editor
Source: www.irishexaminer.com; www.parkingireland.ie; www.reference.com; www.travelandleisure.com; www.rei.com.
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
5
new research hire at cBre ireland
module oPens its doors
Property consultant firm CBRE Ireland has appointed Colin Richardson to its research
team
in
Dublin
to
work
alongside Executive Director and Head of Research
Marie
Hunt.
Colin
joins
from Davy Stockbrokers, where he worked primarily in the institutional equity research division of the firm. He holds a business degree with specialisms in economics and finance, and a master’s in finance and capital markets from Dublin City university. He joins CBRE Ireland as a senior
NEW TO THE MARKET The Module team (from left): Emma O’Neill, Studio Manager and Accounts; Andrew Ramsey, Professional Services Director; Shane Hynes, Project Management Director; Maurice O’Neill, Design Director; and, yanesca Millans, Interior Architect.
research analyst. Marie Hunt commented: “I am delighted to welcome Colin to CBRE’s
Andrew Ramsey, Shane Hynes and Maurice O’Neill have joined forces to bring
research team. Research is at the heart of CBRE’s business, providing
Module Surveying and Design Ltd to the Irish market. The founders of the
clients with access to timely and accurate data and information to help
company state that Module is a multidisciplinary practice combining
them to make informed investment and location decisions. As we invest
architectural design, professional services and project management.
further in our Irish platform, it is great to have someone of Colin’s
According to the company, this service offering is a unique and exciting
calibre join the team and further improve the quality of service to our
addition to the construction sector.
client base”.
The company states that with over 50 years of industry experience between them, the breadth of knowledge and skill on offer to clients is second to none. Module believes the authentic skill, innovative approach and combined experience of its team will place it as a leading multidisciplinary practice.
malcolm hollis Becomes hollis As part of its growth as an international, independent
real
estate
consultancy,
Malcolm Hollis recently unveiled its new trading name: Hollis. The company says that while the name and brand has changed, the firm very much remains the same. The company says that the name has been simplified and the brand updated to reflect the business Hollis is today: a large real estate consultancy that offers 21 services, from dilapidations to M&E, and operates in 24 locations internationally. “We want to be at the forefront of real estate in terms of sustainability, diversity, technology and innovation, setting the standards for others to follow, and inspiring clients to work with us,” said Michelle Condon, Partner (inset). “While we have a different brand and name, we still have the same difference that sets us apart from competitors. We understand that it is our people that make the difference. We have a myriad of skills, and a strong belief in the power of doing things better by doing them together, achieving great results.” Hollis works with a wide range of clients, including owners, occupiers, developers and funders, across both private and public sectors.
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SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
it’s only loGical The Logical Group states that it is delighted to announce the launch of its fire safety consulting team. Logical expanded its business to include a contracting division in 2013 and comments that the fire safety team is a natural follow-on, based on market demand and client needs. Barry O’Halloran, Managing Director, says: “Our fire safety consulting team has bolstered the greater multidisciplinary team within Logical. The ability to provide strategic fire safety advice coupled with the ability to directly implement effective solutions with our own trained site crews was key when putting this team together”. As well as providing core fire safety consulting and technical due diligence services, Logical states that it has the expertise to inspect and diagnose fire safety deficiencies, design solutions, and carry out physical remediation works for its clients. Barry adds: “This has significant benefits for our clients in terms of budget and, crucially, programme”. The company also states that it is delighted to announce recent academic achievements:
n Christopher Deery and James McParland – Postgraduate Diploma in Fire Safety Practice;
n Niall Dullaghan, Gary Mathews and Cathal Maher – Chartered Building Surveyors and professional members of the SCSI and THE LOGICAL TEAM From left: Chris Deery; Niall Dullaghan; Gary Mathews; Barry O’Halloran, Managing Director; Sofia O’Halloran; and, Cathal Maher. (Inset: James McParland).
RICS; and,
n Sofia O’Halloran – MSc Architecture.
william fry triumPhs on the court
30 YEARS OF GREAT TENNIS Left: Hugh Moulton, Avril Clare, Tom Lawless and Alexandra Drummy of tournament winners William Fry with Peter Dargan of The Irish Times (fourth from left), and SCSI President Johanna Gill (far right). Right: More than 90 competitors took part in this year’s tournament. Photographs: Dave Meehan.
On its 30th anniversary, more than 90 competitors from across the sector
Hooke & MacDonald achieved a semi-final place this year, but they and
took part in this year’s SCSI/Irish Times tennis tournament at Donnybrook
fellow semi-finalists from the The Irish Times were knocked out by the
Lawn Tennis Club in Dublin. Many of those present have been stalwarts of
teams from law firm William Fry and MyHome.ie.
the tournament since its inception, including David Cantwell and Ken
William Fry went on to win the day in what has become a staple of the
MacDonald of Hooke & MacDonald, and Simon Ensor of Sherry FitzGerald.
SCSI summer calendar.
Indeed, the two companies featured in the very first final, in 1989.
Congratulations to all!
8
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
the BuildinG consultancy serves uP restaurants 1925 is the latest food offering for the ever-developing IFSC and is based at
summer, with the stated aim of serving fresh and healthy food to the local
City Quay, Dublin 2.
community and workforce. In addition to 1925, The Building Consultancy
The Building Consultancy states that it was delighted to be appointed
also delivered yeah Burgr’s latest restaurant at Dyer Street in Drogheda
designer and project manager for what it calls an eye-catching
town centre, which opened its doors in August. The Drogheda eatery is the
development. The family-owned and run eatery opened its doors this
company’s third Irish location, in addition to Navan and Maynooth.
ROARING TWENTIES 1925 on City Quay in Dublin was completed by The Building Consultancy.
YEAH BURGR yeah Burgr has opened its third location in Drogheda.
10
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
runninG for cover GETTING yOuR PROFESSIONAL INDEMNITy INSuRANCE RIGHT CAN BE A COMPLEx BuSINESS.
w
ith claims on the rise,
“ we’ve seen Policies increase By 100% in a year in some cases
and the number of insurers in the market
shrinking, getting the right professional indemnity insurance (PII) can be complex. However, there are a number of steps surveyors can take to make sure they have the right cover.
Top tips for renewing your PII
1. Complete your renewal proposal form no later than six weeks before your renewal date, ensuring that all questions are answered or, if appropriate, marked ‘not applicable’.
2. Sign and date the proposal form and submit it to your insurance broker with your most up-to-date claims experience (which can be requested from your insurance broker).
3. Agree your expectations for renewal with your insurance broker to ensure that they are feeding into your broker’s placement strategy, i.e., you might agree with your broker that you don’t want
your insurance remarketed to alternative providers due to perhaps a sensitive claim, or you may wish your insurance broker to approach every available insurer for your renewal.
4. Ensure you have all renewal terms to hand no later than two weeks in advance of your renewal date. 5. When comparing renewal terms between insurers, it is important not to focus on price alone.
6. While premiums do need to be competitive, they also need to be sustainable and the following factors need to be borne in mind:
feature
feature
Breege Lynn Senior Vice President, Consumer Commercial Practice at Marsh
Ann-Marie Hardiman Managing Editor, Think Media
12
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
n Is the premium considerably less than a
longer common but do limit cover to a
number of other quotes received? There
negligent act of the insured, which is not as
arising from work undertaken or services
have been a number of insurance company
broad as the civil/legal liability forms, for
provided prior to that date. As PII is a
failures in the motor insurance market and
example, covering the insured’s liability for
claims made insurance policy, it is
the solicitors’ professional indemnity
the negligence of their sub-consultants.
important that the retroactive date is
markets in particular, where insurance firms collapsed as they had not properly
n While not a significant risk factor in terms of frequency, an SCSI member who might
underwritten risks. n Does the underwriter have a strong track record of writing SCSI members’ PI?
engage the design team is responsible for the negligence of all design team members, which could incur a significant
n Does the underwriter provide a local claims handling service? n Does the underwriter have a track record of paying and settling Irish domiciled PI claims?
additional risk in terms of severity. Such
A retroactive date excludes all claims
correct, and ideally backdated to the establishment of the firm or noted as “none” to properly cover all past services. n Be aware of the claims notification requirements. Are they reasonable?
SCSI members need to ensure that both
n Ensure that your policy provides coverage
their professional indemnity and liability
for defence costs in addition to the limit of
policies properly cover this risk where it
liability. Most policies insure any costs
arises. Does the policy contain any
incurred in defending or settling a claim in
requirements such that there must be a
addition to the limit provided for third-party
written contract between the SCSI member
awards and costs. The limit can be costs
n Does the policy include innocent non-
and sub-consultant, and a requirement for
inclusive,
disclosure? Insurers can look to deny
the sub-consultant to maintain insurance?
available. Be aware that if the third-party
which
reduces
the
cover
liability over failure to disclose a problem
It is prudent to have a written contract with
claim exceeds the limit of indemnity,
on site, etc. Even though a claim at the time
the sub-consultant obliging them to insure
insurers only cover your defence costs
may not have been foreseen by the SCSI
even if this is not an insurance requirement.
proportionally. If you purchase €500,000
member, this may be different with the
and a claim is settled for €1m, you are only
non-
n What is the level of the deductible/excess
disclosure essentially denies the insurance
that your firm/practice is expected to carry?
company the right to deny liability where
Is this excess applicable to defence costs
n In finalising the limit of indemnity you are
the insured can prove any non-disclosure
incurred? Typically, a level of 1% on fees is
going to purchase, ensure that you have
is innocent and free from intent to deceive.
considered standard.
assessed your past and current contracts
benefit
of
hindsight.
Innocent
n Does the policy cover civil/legal liability or
n When transferring or renewing insurance,
negligence? Negligence wordings are no
ensure that the retroactive date is correct.
covered for 50% of your defence costs.
with your broker, to establish an adequate protection limit and levels of cover recommended by the bye laws of the SCSI.
7. It is very important to have a contract with your client fully setting out the agreed services. Even if the client refuses to sign a contract, it is beneficial to be able to show that they have been provided with an agreement clearly describing the services to be provided by the SCSI member. 8. Be aware of any cladding exclusions proposed by insurers. Such exclusions are not common with insurers for domestic Irish work, but are seen where practices engage in work in the uK. It is important to understand such exclusions and the implications of same for your practice should this issue raise itself, and depending on the nature of the SCSI member services being provided. 9. With Brexit looming, make sure that any insurance company you place or renew your PII with, can continue writing your PI risk post Brexit and continue paying your claims.
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
13
aPPetite for risk THE SURVEYORS JOURNAL SPOKE TO THREE SCSI MEMBERS ABOuT HOW INSuRANCE ISSuES IMPACT ON THEIR BuSINESS.
Noel Larkin Noel Larkin & Associates, Chartered Building Surveyors, Co. Meath
“
“[our excess] used to Be €500, But it’s now €10,000! a few claims would wiPe us out”.
Noel also mentions Merrett v Babb, a uK
Despite 27 years in business without a claim, Noel Larkin’s insurers have informed him that they
case where a former client was able to
will not be renewing the firm’s PI policy next year: “They’re going out of the market. Our type of
successfully sue a surveyor after the firm he
business now ‘falls outside their risk appetite’”. Noel has heard similar stories from colleagues,
had worked for went out of business: “It
raising concerns about reduced competition leading to higher premiums.
emphasises the importance of signing things
As visible professionals at the coalface of a job or inspection, building surveyors are often held
‘for and on behalf of’ a particular company,
accountable when things go wrong. Noel says the key to addressing this (and avoiding potential
rather than personally signing [documents]”.
claims) is to be extremely careful in how terms of engagement and reports are compiled and
While Noel’s firm hasn’t seen a significant rise
phrased: “The critical thing is to get your conditions of engagement issued before you do anything,
in premiums, the excess on the PII policy has
so that there’s absolutely no misunderstanding. People just want a survey; they don’t really
increased each year: “It used to be €500,
understand the limitations of it or what it entails. If the conditions of engagement go out then the
but it’s now €10,000! A few claims would wipe
questions are answered before you start – there’s no ambiguity”.
us out”.
Enda McGuane Managing Director, Winters Property
differentiating between what practice areas people are operating in”.
Management, Galway
In his experience, this has led to situations where insurers have sought additional indemnity, over
Enda McGuane has also experienced the
and above that set out in a policy, or a letter of engagement, which can lead to misunderstandings,
complexity of trying to get PI cover: “In terms
and even to disputes. He says practitioners need to be cognisant of the professional standard to
of property management, there are very limited
which they’re held, by insurers and the public: “When you’re engaged by an owners’ management
people who are willing to provide PII. Our cover
company, the perception is (and this has come up in court) that as professionals, even though we’re
is split between two providers because one
not contracted to do certain work, we are held to a higher standard”.
won’t carry the risk”.
Another factor is the hidden cost: “Every time there’s a claim on a site or development, and it goes
Enda feels that a major issue is a lack
into the claims list in the insurance company, it’s adding to the overall cost of insurance across
of understanding within the insurance industry
developments, whether residential or retail. It’s affecting the cost of business, the cost of having a
of what exactly different types of surveyors
home, of having a private rental property. All of that is being impacted by the increased insurance
do: “Insurance companies are not really
costs, which arise from increased claims”.
Ray Geraghty Director, Bannon Bannon has a significant property management portfolio, principally in retail, and Ray says PII is
coming down at the same rate as we’re
rarely an issue: “We do have PI issues – if we were seen to be negligent about something – but
reducing claims. We’ve seen policies increase
that rarely happens. We manage our PI very tightly”.
by 100% in a year in some cases”.
unsurprisingly, with footfall of approximately 100 million visitors across its sites, Bannon’s
However, Ray also sees a problem coming
challenges lie on the public liability side. Claims are on the rise, as are premiums,
down the line in respect of a dearth of
and the company has taken measures to counteract this: “We take a public liability
insurers in the market: “For our unusual,
policy out against the risk associated with our portfolio, and then each one of our clients
high footfall type risk, you’re probably talking
will have a policy that we manage on their behalf. We’ve invested in improving health
about a handful of insurers, maybe five in
and safety across our portfolio. We are seeing the benefits, but we’re not seeing public liability
total”.
14
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
time to act on climate THE GOVERNMENT’S CLIMATE ACTION PLAN 2019 SETS OuT HOW WE MuST ALL ACT SWIFTLy TO CuT CARBON EMISSIONS.
t
he window of opportunity to act on global warming and climate disruption
is fast closing, and Ireland is way off course on our legislative
commitments to reduce our reliance on fossil fuels. Ireland has directly
experienced extreme weather events and we are close to a tipping point where these impacts will sharply worsen. June 2019 was the hottest month ever recorded in the
history of the world. These changes will cause extensive direct and indirect harm to Ireland and its people,
Act now
as well as to other countries more exposed and less able to withstand the associated
Every home, every community, every workplace and every
impacts, which are predicted to include:
farm must be mobilised to get involved. Every network that
n rising sea levels threatening habitable land and coastal infrastructure; n extreme weather, including more intense storms and rainfall;
n further pressure on our water resources and food production systems; n increased risk and scale of river and coastal flooding; n greater political and security instability;
n displacement of populations and climate refugees;
n heightened risk of the arrival of new pests and diseases;
n poorer water quality; and,
n changes in the distribution and time of lifecycle events of plant and animal species on land and in the oceans.
supports our lives – energy, transport, telecommunications, public services and waste management – must adapt rapidly. If we delay the transition, we as a country will most certainly face greater costs and fewer opportunities. The reality is that only by adapting now can our enterprises remain competitive and our society resilient. The make-up of greenhouse gas (GHG) emissions differs in Ireland from most other European countries, because of the role Ireland plays in supplying meat and dairy products across Europe and the world. Agriculture (largely through methane associated with our herds) makes up 32% of emissions from sectors in Ireland, compared to just 11% in
Following the report of the all-party Committee on Climate Action, the Government
the rest of Europe. However, in all other major sectors
published the Climate Action Plan 2019, and declared a climate and biodiversity
(electricity, buildings, transport, and waste management) we
emergency in spring 2019. Ireland was only the second country in the world to do so,
also have a higher carbon footprint per head of population.
following the uK.
Ireland will miss the binding Eu target set for the period 2013 to 2020 for renewables by about one-eighth and for
feature Eloise Heron Chair, Sustainability Committee, SCSI
cumulative emissions by a little under 5%. However, more worrying is the expectation that the recent growth in emissions, particularly from industry, agriculture and transport, will put us on a trajectory to be over 25% off target for the next accounting period (2021-2030).
16
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
Impact on the built environment Some specific measures proposed by Government within the built environment as part of the Climate Action Plan 2019 include: n introducing stricter requirements for new
a new system will be put in place to develop a
buildings and substantially refurbishing
new retrofitting delivery model, which will
existing ones;
group retrofits together to achieve economies
n designing new policy to get 500,000 existing homes to upgrade to B2 BER and 400,000 to install heat pumps;
n building a supply chain and a model for aggregation where home retrofits are grouped together to allow this level of activity to be funded and delivered – it is planned that The built environment accounted for 12.7% of Ireland’s GHG emissions in 2017. It is important that we improve the energy efficiency of our buildings, including our homes, workplaces and schools, by meeting higher energy performance standards and by sharply increasing both commercial and residential retrofit activity. Some examples of smart commercial ideas include incorporating tools such as WELL, LEED
of scale, leverage private finance, and ensure easy pay back methods;
n delivering two new district heating systems, and implementing a roadmap for delivering district heating potential; and,
n increasing the focus on energy and carbon ratings in all aspects of managing property assets.
“
every home, every community, every workPlace and every farm must Be moBilised to Get involved.
and/or BREEAM in your practice, as well as
capacity for sustainable food production.
emitted to, or removed from, the atmosphere.
considering measures such as ISO 14001:2015
Specific challenges for Ireland include our
Switching land from one use to another can
(an environmental management system). For a
position as a key supplier of dairy and beef
fundamentally change an area’s capacity to
house, carrying out a deep retrofit to increase it
internationally, but particularly in Europe.
store carbon. For instance, land used for
to an A-rating usually means carrying out
However, despite our carbon efficiency in this
forestry can sequester and store vast amounts
several measures, including installing thorough
area, these are products with a high carbon
of carbon. In Ireland, the total forested area is
insulation, an air source heat pump (or similar),
footprint. The Irish dairy sector was artificially
estimated to be 770,020ha (or 11% of Ireland’s
and solar photovoltaic (PV) panels to generate
constrained by milk quotas up to 2015, but has
land area), the highest level in over 350 years
your own electricity (and even sell it back to the
subsequently grown due to it being the most
and the result of successive public policy
grid if you produce enough).
profitable agricultural activity in Ireland, and one
initiatives. Nearly 391,358ha, or just over half, is
where we have a real competitive advantage.
in public ownership. Forestry provides verifiable
Agriculture
Throughout Europe, reducing GHG emissions in
removal and storage of CO2 from the
While buildings are a high component of our
agriculture has proven difficult, with only a 1%
atmosphere, and will help in meeting our Eu
GHG emissions, emissions from agriculture are
reduction across the Eu since 2005. While Irish
commitments over the period 2021 to 2030.
also very high, and generate a third of Ireland’s
agricultural emissions fell during the period
Advancing manure management, and rewetting
total. In 2017, agriculture produced 20.2mt
2005 to 2011, they have since risen sharply,
and better management of grassland soils,
CO2eq, which is 2% more than in 2005. Irish
driven by larger herds and rising milk
tillage land and non-agricultural wetlands will
agriculture has strong green credentials and a
production. This means that the overall change
also contribute to lower emissions, as well as
positive international reputation in terms of the
since 2005 is small. Our carbon intensity in the
promoting diversification of land use.
carbon intensity of its dairy and beef output, with
sector, at 4t CO2eq/capita, is substantially higher
high participation in accredited Origin Green
than the Eu average, with Ireland emitting 400%
SCSI initiatives
carbon audits. Maintaining this ‘green’ brand
more CO2eq/capita. This considerable difference
The climate change challenge is enormous to us
image is critically important to an agri-food
is due to the Irish agricultural sector’s share of
all personally, and also in terms of the challenge
sector that is dependent to a very significant
total emissions being over three times greater
to our profession. upskilling in new technologies
extent on export earnings. The long-term
than the Eu average and our lower population
and new fast-changing policy and law will be of
challenge for the sector is to meet the national
density.
utmost importance to all surveyors, and the SCSI
policy objective of an approach to carbon
In terms of wider land use, how we manage our
is running a bespoke series of sustainability CPD
neutrality, which does not compromise our
land generally affects how much carbon is
events this year and next to help this process.
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
17
office outlier? HOW DOES THE DuBLIN OFFICE MARKET COMPARE IN A EuROPEAN CONTExT?
w
Another interesting metric to compare is the volume of leasing activity in the Dublin office market as a proportion of overall office stock. In 2018, Dublin reached an impressive 364,057m2, representing 8.7% of the total volume of stock in the capital. While lower than Manchester, and some cities in central and eastern Europe, relative to the churn e are well accustomed to much
experienced in other cities across the uK and Europe, this represents a high proportion of
commentary
overall stock being let every year in Ireland’s capital city.
on
the
stellar
performance of the Dublin office
Activity in the Dublin office market is undoubtedly supported by the relative strength of job
market and, more recently, improved levels of office market
creation, with a large proportion of the significant increase in jobs created in the capital in
activity in Ireland’s regional cities. With a large proportion
recent years comprising office-based employment. Growth in the technology, business
of occupier and investor activity in the Irish market now
services and financial services sectors has been particularly strong. Indeed, office-based
emanating from overseas, it is more important than ever to
employment in Dublin grew by more than 17% in the last five-year period, a faster rate than
consider Ireland’s performance relative to other cities and
any other European city. While the pace of growth in office-based employment is expected
countries in the Eu, and to explore if Ireland is an outlier in
to ease over the next five years, this is a trend that is being experienced in several other
terms of the performance in this sector.
cities and Dublin will continue to be one of the strongest performers in European terms
As can be seen in Figure 1, the relative strength of occupier
despite this slowdown. We therefore expect to see continued demand for office
activity in Ireland’s capital is best illustrated by comparing it
accommodation in the Irish capital, where demand is currently at an all-time high of more
with the performance of the four largest regional cities in the
than 398,000 square metres, justifying the need to develop new office stock to cater for this
uK. Dublin consistently outperforms Birmingham, Manchester,
anticipated growth. In addition to strong demand for Dublin, the expectation is that we will
Edinburgh and Glasgow and, in most years, the volume of
see an increased proportion of activity focusing on cities such as Cork, Limerick and Galway.
take-up in Dublin performs well compared to cumulative take-up in these four cities combined. Indeed, Dublin
The tech factor
exceeded the volume of activity in all four uK cities combined
Another area where Dublin stands out in European terms is the proportion of office activity
in the first six months of 2019, giving a clear indication of the
emanating from the technology sector. Technology sector tenants typically account for
extent to which Dublin ‘boxes above its weight’ in terms of
approximately 40% of office take-up in the Irish capital each year. This was even higher in
office occupier activity relative to its peer locations.
2018, with over 51% emanating from this sector, similar to the proportion in central London in the 12-month period, as can be seen in Figure 2. As shown in Figure 3, prime headline office rents in Dublin are currently in the order of €700 per square metre (€65 per sq. ft.), which is expensive in relation to many other
feature Marie Hunt Executive Director, Head of Research, CBRE Ireland
competing markets across Europe. However, occupiers who are attracted to the city by the availability of a highly skilled labour force and the 12.5% rate of corporation tax continue to opt to locate premises here regardless of the relative cost of occupation. undoubtedly, with tax harmonisation and labour shortages looming, the need to retain competitiveness will become ever more important.
18
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
Birmingham
Dublin
Edinburgh
Glasgow
Manchester
400 350 300 250
“
DUBLIN EXCEEDED THE VOLUME OF ACTIVITY IN ALL FOUR UK CITIES COMBINED IN THE FIRST SIX MONTHS OF 2019.
Investment
Considering the relative strength of the Irish economy and the
200 150 100 50 0 2010
2011
2012
2013
2014
2015
2016
2017
2018 Q12019
FIGURE 1 Volume of office leasing activity in uK regional cities vs Dublin (2010-2019 H1). Source: CBRE research.
60% 51.9% 51.2%
50%
performance of the office occupier market, it is not at all surprising that international investors have become increasingly interested in
40%
investment opportunities in the office market here. Offices consistently
30%
which compares very favourably with offices in other jurisdictions.
Notably, current yields in Ireland remain 25 basis points higher than at
Brussels
Dusseldorf
Milan
Frankfurt
Paris
Hamburg
Warsaw
Vienna
Prague
Berlin
Budapest
London West End
yields are taken into consideration.
Prime office yields in Ireland are currently stable in the order of 4%,
Barcelona
in comparison with other jurisdictions, particularly when prime office
Amsterdam
0%
investors are comforted by the long-term stability the Irish market offers
Rome
more elusive at the prime end of the market over the next few years,
Madrid
10%
London City
purchasers in recent years. Although rental growth is likely to prove
Dublin
20%
Lisbon
account for approximately 40% of investment spend in Ireland each year,
with approximately half of this investment emanating from overseas
32.4%
FIGURE 2 Technology as a percentage of overall office take-up 2018. Source: CBRE research.
the previous peak, unlike many markets across Europe. Even though the
interest rate environment is radically different to that which prevailed at the time the Irish market last peaked, investment yields remain elevated
1400 1200
compared to previous peaks, arguably to some degree influenced by Ireland’s upward and downward rent review regime – another area
1000
where the Irish market differs fundamentally from other European
800
jurisdictions. 600
Conclusion
400
In many respects, Dublin and indeed Ireland compare very
200
favourably with other jurisdictions in terms of office market activity, both attractively priced compared to competing cities across Europe. Prime headline rental levels, however, are high compared to rents in other jurisdictions. It is therefore important that we remain ever mindful of competitiveness and ensure that Dublin remains attractive to occupiers from a pricing perspective to ensure that we continue to outperform our peers from an occupational viewpoint going forward.
0 London West End London City Paris Ile-de-France Geneva Stockholm Dublin Milan Oslo Frankfurt Helsinki Amsterdam Manchester Edinburgh Berlin Madrid Birmingham Glasgow Dusseldorf Brussels Vienna Athens Warsaw Lisbon Prague Copenhagen Bucharest
from an occupier and investor viewpoint. yields in particular remain very
FIGURE 3 Prime headline office rents (€ per sq m) Q2 2019. Source: CBRE research.
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
19
the Potential of cost rental COST RENTAL IS A SySTEM uSED IN MANy COuNTRIES TO MEET THE LONG-TERM HOuSING NEEDS OF THOSE WHO CAN’T AFFORD TO Buy BuT ARE NOT ELIGIBLE FOR SOCIAL HOuSING.
s
ince its 2004 report on housing, the National Economic and Social Council (NESC) has highlighted
the need for Irish policy to consider cost rental. This theme has figured in the five reports on
housing and land produced by the NESC since 2014. The NESC’s interest in cost rental arises from its potential to address some of the systemic problems in Ireland’s housing system. First, there is the issue of the relatively small social housing sector faced with huge demand. Second, the private rental sector, even with the benefit of improved regulation, does not offer a satisfactory answer to long-term housing needs for most
What is cost rental?
people. Third, the absence of affordable and
Cost rental refers to housing in which the rents cover only the incurred costs of a stock of dwellings,
secure alternatives reinforces the desire to
rather than the current market value of the properties. Where subsidies are provided, cost rents will
purchase a home. Prior to the crisis, this was
cover costs net of subsidies. A large cost-rental sector is significant in several Eu member states that
accommodated by excessive provision of credit
have more stable and affordable housing systems than Ireland.
and schemes to assist low-income households to
Cost rental uses modest supply side supports to underpin affordability. It also makes rent permanently
enter owner occupation. The housing situation
affordable by ensuring that the equity that builds up over time as loans are repaid is used in the service
following the economic crisis in some ways
of affordable housing.
reinforces the need for alternatives such as cost
Rents in cost-rental housing are normally higher than those charged in social housing in Ireland
rental. The new Central Bank rules and the more
but lower than market rents. Cost-rental housing is a way of meeting the housing needs of
limited housing supply make it unlikely that
intermediate households, i.e., those whose incomes are such that they are either not eligible for or
younger adults today will achieve home ownership
are unlikely to be allocated social housing but who struggle to either buy or rent satisfactory
at the rate seen in earlier decades, while tenants
accommodation in the market sector. Cost-rental housing could also meet the needs of those on
in the private rental sector face high and rising
low incomes if tenants are eligible to use a housing allowance to help pay their rent. A cost-rental
rents, as well as limited security of tenure.
approach could inform the long-term reform of Ireland’s social housing model.
feature
feature
Noel Cahill National Economic and Social Council
Rory O’Donnell National Economic and Social Council
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SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
“
COST RENTAL REFERS TO HOUSING IN WHICH THE RENTS COVER ONLY THE INCURRED COSTS OF A STOCK OF DWELLINGS.
Benefits of cost rental The full benefits of a cost-rental approach are realised in countries where this sector has been encouraged to expand and compete with the
The NESC has produced a number of reports on housing since 2004, which are available at www.nesc.ie.
private rental market. This is assisted by a
framework, which covers the setting of rents,
number of challenges for Ireland’s policy and
process of ‘maturation’ identified by Jim Kemeny,
limitation of profits, the tie-up of assets within
housing sector actors. It needs to be supported by
a
analyst.
the sector and the obligation to build;
a regulatory framework. It requires access to land
leading
international
housing
Maturation arises from the growing gap between
permission from the regional government is
at a reasonable cost and depends critically on low-
the average debt on existing housing stock and on
required to interrupt building activity. The
cost finance. An important question is: what
new dwellings, as current construction costs rise.
associations are audited annually to ensure that
organisations – such as voluntary housing or
As a result, the historic cost of the existing stock
they are adhering to the principles of limited
municipal housing bodies – will be capable of
of dwellings is less than the cost of providing new
profit regulation.1
taking finance, driving housing development and
dwellings in a situation in which both are debt
Subsidised housing in Austria is supported
managing a larger, integrated, cost-rental housing
financed. Eventually, cost-rental housing reaches
through low-interest public loans, as well as tax-
sector? We must also consider the potential role
a stage at which it can compete strongly with
favoured private loans. The LPHAs use their own
of commercial providers and private finance in a
profit rental and owner-occupied housing. Where
equity to provide some of the initial funding. In
cost-rental system.
cost-rental housing expands it eventually yields
some parts of Austria, the provision of subsidised
Dublin City Council and the Housing Agency
what Kemeny calls a “unitary” rental market; the
loans has been extended to commercial investors.
recently brought an exhibition on the Vienna
large cost-rental sector moderates the level of
In this case, there are maximum rents during the
model to Dublin and this generated widespread
rents charged in the private rental market. By
period in which the public loan is repaid; after that,
interest and discussion.2 There are two cost-rental
contrast, in a “dualist” rental market, cost rental
market rents apply.
projects planned in the Dublin area. There is much
and traditional social housing are segregated
Favourable access to land is also important for
to be learned from the Vienna experience of
from the private rental market and reserved for
cost-rental providers. In Vienna, the task of
successful
people on the lowest incomes.
providing land is undertaken by a public company.
accommodation at a large scale by both voluntary
On larger sites, this company holds developer
bodies and a municipal housing provider.
provision
of
affordable
rental
The Austrian example
competitions. The winner gets to buy the land at a
Austria represents a good example of a country
moderate cost and receives a low-interest loan.
References
with a large and successful cost-rental sector.
Vienna represents an outstanding example of a
1. Amann, W. Case Study – The Austrian System
Rental housing owned by limited profit housing
city that has been successful in the provision of
of Social Housing. A report for the Habitat III
associations (LPHAs) represents 16% of the
high-quality affordable housing for its growing
conference. 2016. Available at:
housing stock, while additional social housing is
population. Almost one-quarter (24%) of
http://iibw.at/index.php/en/component/sobipr
provided by municipalities (8% of the housing
accommodation in the province of Vienna is
o/254-third-united-nations-conference-on
stock). The LPHAs also provide subsidised
provided by LPHAs, while a similar share
housing-and-sustainable urban-development
owner-occupied apartments, amounting to 7%
consists of municipal housing. The latter is more
habitat-iii-case-study the-austrian-system
of the housing stock.
heavily subsidised and has lower rents, but both
of-social-housing-1?Itemid=0.
The rents charged by the LPHAs are set on the
are part of a successful housing system.
2. www.housingmodeldublin.ie.
basis of costs. This includes the cost of interest, capital repayments, management, maintenance
Building a cost-rental sector in Ireland
costs and periodic renovation. unlike some
The movement towards a new, wider system of
other cost-rental countries, there is no cross-
‘public’ housing based on cost rental will raise a
subsidisation of cost-rental housing in Austria: each housing development charges rents to cover its own costs (net of modest subsidies). The LPHAs operate according to a regulatory
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
21
BiG Plans for kilkenny WITH MAJOR BuSINESS AND CuLTuRAL DEVELOPMENT IN THE OFFING, THE PEOPLE OF KILKENNy ARE KEEN TO SHOW THAT THERE’S MORE TO THE CITy THAN TOuRISM.
k
ilkenny has long been one of the country’s most popular tourist destinations, but there are now plans to rejuvenate the city centre as a hub for business, living, education, and culture. Central to this is the Abbey Quarter, the 10ac former Smithwick’s brewery site
on the banks of the Nore. Kilkenny County Council bought the site from Diageo some years ago, and the first phase, a large commercial office building, is now underway, with a new city library to follow.
David FitzGerald of FitzGerald Auctioneers is a local county councillor and former mayor of Kilkenny. He explains: “It’s a very significant development, just short of 50,000 sq ft in the brewhouse building alone. Delivery of the first phase will be in Q3 of 2020. It’ll open up the riverbank to the city. Effectively you’ve an area that is about one-third of the size of Kilkenny city centre, which has been private property for hundreds of years, which is going to be returned to the public realm”.
Living in Kilkenny
For David it’s all about realising Kilkenny’s potential: “Kilkenny has developed a significant fintech sector,
Average rent: €958
with over 1,500 jobs in the city. We have just applied for planning for another fintech-based building in
(daft.ie Irish Rental Report Q2 2019)
the city, so we see ourselves as a potential alternative to the IFSC in Dublin in terms of being able to
Average asking price for a home:
provide both the accommodation and the staffing in the south east region”.
€222,389
Infrastructure is a focus in another major development. The Kilkenny Western Environs Phase 1
Two-bed apartment: €111,000
Infrastructure Scheme has benefitted from €6.5m from the Local Infrastructure Housing Activation
Three-bed semi: €149,000
Fund (LIHAF) to link the Western Environs and the Freshford Road. With this infrastructure in place,
Four-bed bungalow: €294,000
which will also include three new schools, there will be potential to provide significant housing to meet
(daft.ie House Price Report
the strong demand that David says exists, particularly in the starter homes market: “There is a shortage
Q2, 2019)
of supply of new homes in the Kilkenny area. There are very few new homes or new developments underway in the city, bar local authority-led schemes, because builders and developers are saying it’s not profitable to build at the current price levels”. There’s heaps of potential in the commercial sector too: “We have lots of land zoned and available for commercial development of one form or another on the outskirts of the city. We’re ready to go in terms of taking in more business, we just need business to come to us”. There is also a new city centre task force to tackle another issue affecting towns across Ireland – the struggling high street: “We’re coming up with practical steps to support local retail in the traditional retail core of the city to ensure that our high street remains vibrant and strong”.
feature Ann-Marie Hardiman Managing Editor, Think Media
22
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
Abbey Quarter 10ac former Smithwick’s site. Capacity for almost 60,000 sq m of residential, commercial, retail, education and civic space: 14 new blocks overall, new 3ac square at St Francis Abbey, and refurbishment of the old
Ballybought Street The development of 54 social housing units, including houses and apartments, is one of several such developments in the city, with more planned by Kilkenny County Council after a task force was formed to tackle the housing crisis in the city.
Mayfair Ballroom.
Marble City Business Park Ready-to-go commercial development with full planning permission and infrastructure. 21 sites from 0.3-0.5ha (11.73ha in total). Close to Kilkenny Retail Park and adjoining IDA Business Park.
Butler Gallery at Evans’ Home New €4.5m art gallery to open next spring in a restored period building known as Evans’ Home. With new permanent galleries dedicated to Irish artists, the gallery will add to Kilkenny’s cultural tourism offering.
Kilkenny Western Environs Phase 1 Infrastructure Scheme
The Tholsel/ City Hall
€6.5m, 2.3km road funded under
Kilkenny County Council recently
the LIHAF programme to open up land
approved plans for a major renovation
for housing on the western side of
and restructuring of this historic
the city. Later phases will include
building, which dates to 1578. Work
three new schools, and more
will include a new visitor
than 500 homes.
exhibition.
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
23
oPeninG doors OVER €41M IN FuNDING HAS BEEN APPROVED By HOME BuILDING FINANCE IRELAND IN ITS FIRST FIVE MONTHS OF FuLL OPERATION.
h
ome Building Finance Ireland (HBFI) was established to help increase the supply of new
homes in the State, through the provision of
finance to commercially viable residential property developments. It is a targeted measure
and is one aspect of the multi-faceted approach the Government is taking to resolve the housing shortage. up to €750m has been made available to HBFI from the Ireland Strategic Investment Fund, with an ability to raise further funds on the market should they be required. This translates into a capability to fund the delivery of up to 7,500 units over a five-year period. In a large number of cases, HBFI has noted that builders/developers have sites with planning in place, with funding being the one obstacle to the project progressing: this is where HBFI can be
Full applications
of assistance. Having ready-to-go sites is to be
The full applications received to date have come from a broad geographical spread, with a range of
welcomed, as it means that work can
enquiries to include social housing and housing aimed at the first-time buyer market. Figure 1 sets
commence without delay once funding is
out the number of sites by county for which funding applications have been received. Of note is that
approved. This will allow the delivery of units to
92% of full applications have come from outside Dublin. HBFI is a complementary source of financing
the market in the short to medium term, with
to other financial institutions, rather than a direct competitor. The objective of HBFI is to place
units funded by HBFI becoming available by year
additional capital in the housing market rather than to displace other funders.
end or early next year. Following its launch on
There are certain eligibility requirements that must be met in order for a development to be
January 28, 2019, over 100 expressions of
considered for funding. Further details on these are available on the HBFI website – www.hbfi.ie.
interest (EOIs) had been received by the end of June 2019, which is a welcome level of interest
Market engagement
and has translated into over 30 full applications.
While establishing HBFI, the project team engaged in market consultation with the construction industry and two key issues were identified in terms of making the funding process more efficient. These were considered during the establishment phase and have been incorporated into the HBFI
feature
operational model. They are:
Michael Broderick Interim CEO, Home Building Finance Ireland
n a simplified application process with quick decision-making; and,
24
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
n simplified legal documentation.
Following its launch, HBFI has participated in extensive market engagement, ensuring that relevant market stakeholders are fully aware of the HBFI Senior Debt Product. HBFI has participated in a series of roadshows, coordinated by the Irish Home Builders Association (IHBA), in nine locations across Ireland – with the support of industry bodies very much welcomed. This was a worthwhile opportunity to meet with and listen to the issues being encountered by small to mid-sized developers throughout the country. HBFI has also met with the main approved housing bodies (AHBs) in Dublin and we see the potential role of HBFI in funding builders/developers who have agreed turnkey projects with AHBs. HBFI will seek to build on the awareness raised to date and, through the positive engagement with other market participants, ultimately assist in the delivery of much-needed new homes throughout the State.
Progress to date HBFI published its half-year update in mid July and has achieved a number of significant milestones in its first five months of operation.
and Public Expenditure & Reform, stated: “The
FIGURE 1 HBFI full applications received by geographical spread.
Government is taking the necessary steps to
However, HBFI is keen to fund development
ensure that Ireland has a fully functioning housing
throughout the State. In recommending a project
market and HBFI will play an important part in
for approval to its Credit Committee, HBFI will
facilitating the achievement of this aim. HBFI’s
analyse a project across three main areas:
Commenting on the publication of the half-year update, Paschal Donohoe TD, Minister for Finance
performance to date highlights these positive developments, with millions of Euro in funding already committed and hundreds of units moving to development stage in just five months of
n viability of the project;
n demand for the units; and,
n track record of the builder/developer.
operations. Small and medium-sized developers will play a critical role in helping our national
Accepting applications
housing market get back on its feet, and I am
HBFI has been established to lend to viable
pleased that the work of HBFI has already started
projects across the State and has an experienced
to facilitate that ongoing recovery”.
team of specialist residential lending managers to
HELPING HOUSING Pictured at the launch of the HBFI Mid-year update were (from left): Eoghan Murphy TD, Minister for Housing, Planning and Local Government; Michael Broderick, HBFI Interim CEO; and, Paschal Donohoe TD, Minister for Finance & Public Expenditure and Reform.
lend to qualifying projects. All HBFI lending will be
track record in the delivery of residential
Viability
on commercial terms, with interest charged at
development projects. Sites must have planning
HBFI has the capability to fund developments
market rates. Factors that will influence the
permission or have lodged a planning application
across the State. From our observations to date,
interest rate charged include: the credit risk of
to be deemed eligible. HBFI can fund both the
certain areas remain challenging from a viability
each particular project; the quality of collateral;
purchase and development of sites, subject to
perspective. In these areas there remains a
the creditworthiness of the borrower; and, their
HBFI lending criteria.
material difference between the cost of new units and second-hand stock. Albeit the product offering may be considerably different, purchasers
We welcome further engagement, and can be contacted at 01-238 4000. Alternatively, further information is available from www.hbfi.ie.
will be constrained by affordability considerations.
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
25
mind your Boundaries FIGuRING OuT THE BOuNDARy OF A PROPERTy IS MORE COMPLEx THAN MANy PEOPLE REALISE.
i
t is not uncommon for surveyors to receive requests such as: “I want my boundary set out exactly”, or “I want to know exactly where my boundary is”. It may seem like a simple task at first, but when we dig a little deeper, we realise
that it is more complex.
Property boundaries are often identified by reference to various sources: sketches; deeds; photographs; ground truth surveys (GTS); design drawings; planning drawings; as-built plans; and, Ordnance Survey Ireland (OSi) or Property Registration Authority
(PRA) mapping. Indeed, there are properties where the only manner of identification is a written description. Problems can and do arise with boundaries, be they registered or unregistered. Where they do, situations can quickly become difficult, time consuming, traumatising and expensive to resolve.
OSi and the PRA Over the years, OSi has designed, created, developed and now maintains extensive spatial datasets, the most recent being PRIME II. This is a standardised, authoritative digital referencing framework that enables the consistent referencing and integration of national data related to location. OSi mapping is topographic by nature; therefore, it represents the physical features on the ground at the time of survey only. Features, where shown, must fall within the specification for the survey scale and within agreed accuracy tolerances. It is very important to note that OSi maps never indicate legal property boundaries, nor do they show ownership of physical features. Where property boundaries are coincident with surveyed map features, no assumptions can or should be made.
feature
feature
Sarah Sherlock Legal Mapping Surveyor, Murphy Surveys Ltd
Brendan Arrigan Land – Boundary Surveyor, Arrigan Geo Surveyors
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SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
The PRA is the State organisation responsible
Innovation
for the registration of property in Ireland. Its
The introduction of the digitisation project and the PRA’s Land Direct portal has completely
role is to provide a system of registration of
transformed aspects of the boundary surveying process, including: the speed at which property
title (i.e., ownership) to land.
boundaries can be appraised; the availability of modern up-to-date boundary mapping; the types of
The Registration of Title Act, 1964, paved the
maps (paper and digital) used for property applications; and, the scale of maps now available. One
way for what we now know as the non-
can now also purchase vector line data defining the co-ordinates and extents of a folio.
conclusive
Also, the improvements in surveying technology, including modern Global Navigation Satellite System
boundary
system.
The
non-
conclusive provision dispensed with the need
(GNSS)/Global Positioning System (GPS) instruments, has meant that it is now much easier and
to determine the exact location of the title
quicker to check the accuracy of Ordnance Survey and PRA maps against the GTS. It cannot be
boundary when defining the extent of a
construed that technological improvements have assisted in making the non-conclusive boundary a
property for registration. In addition, the
conclusive one, or that it can be unambiguously staked out.
ownership of the physical features which mark
Map accuracy is always limited by factors such as: the survey methodology; expertise; intended
the limit of the property are left undetermined.
accuracy; and, scale. Enlarging a map above its original intended scale does not improve the result.
PRA maps identify properties, not boundaries,
Currently every map issued by the PRA includes the following statement: “The Property Registration
and they never show the ownership of
Authority operates a non-conclusive boundary system. The Registry Map identifies properties not
individual boundary features.
boundaries meaning neither the description of land in a register nor its identification by reference to
PRA maps cannot be relied upon to precisely
a registry map is conclusive as to boundaries or extent (see Section 85 of the Registration of Title
or accurately indicate exact property limits.
Act, 1964). As inserted by Section 62 of the Registration of Deed and Title Act 2006”.
They are often referred to as index maps, and should be used to identify: (a) the
Common sense approach
location of a property; and, (b) generally its
One has to use common sense and experience when defining or advising on a property boundary. The
outer edges – commonly known as the
PRA map should be used as a guide and, in most cases, the historic feature that previously defined the
“general boundary rule”.
boundary and kept the neighbours apart should continue to be used, save for very limited circumstances.
The PRA now uses up-to-date Ordnance Survey
Chartered [Geomatics] Surveyors should carry out a GTS, measuring and recording the physical
vector mapping for registration purposes, since
boundaries to the appropriate accuracy and precision. The surveyed boundaries must then be compared
the introduction of the digitisation project for
to the PRA index geometry and/or deed maps. The non-conclusive nature of the PRA mapping
all counties (2006-2010 approximately), and the
essentially says: “This boundary line may, or may not, be entirely correct”. Whereas, the surveyor having
old paper-based map records are now used for
conducted a GTS will be stating: “The GTS survey proves that this line accords with the boundary
reference purposes only.
observed at the time of survey”. This can place a huge burden on the surveyor.
“ OFTEN, MAPPING AND BOUNDARY ISSUES TEND TO ARISE AS A RESULT OF (MIS)UNDERSTANDING AND (MIS)INFORMATION.
There are many practitioners who also stand by the
accordingly, limited to the survey accuracy and
non-conclusive system, and it has served the State
scale of the source map originally lodged and
and all within quite well over the years. It is less
upon which registration was based”.
expensive to operate, and based on a common sense
Often, mapping and boundary issues tend to
approach. Where it is misunderstood or misused, it
arise as a result of (mis)understanding and
can be the cause of huge and unnecessary
(mis)information.
difficulties between neighbouring landowners.
The most important point to note is that Chartered
It is very disappointing to hear, since the
Surveyors, and indeed anyone who is involved with
implementation of the digital mapping system,
mapping property boundaries, must always
that when anything goes wrong in relation to a
remain aware of the fact that the current property
boundary, there is a tendency to wrongfully blame
registration system used in Ireland is non-
“the maps” (or “the PRA mapping” or “the PRA
conclusive, and that PRA maps or PRA
digitised maps”). The introduction of digital
co-ordinated vector lines cannot be relied upon
mapping sorted out many errors that previously
exclusively, nor can they be relied upon to set out
existed. The PRA, rightly, points out that:
the ‘exact’ boundary (unless registered as
“Accuracy of the Land Registry’s boundary data is,
conclusive boundaries).
SURVEYORS JOURNAL Volume 9, Issue 3, Autumn 2019
27
Golden oldie THERE ARE MuLTIPLE BENEFITS TO CARRyING OuT A HOME ENERGy uPGRADE. IT WILL RESuLT IN A WARMER, COSIER HOME, REDuCE RuNNING COSTS AND IMPROVE BER RATING.
o
ver the next ten years Ireland is expected to experience
Walls
unprecedented changes in the
There are three different ways to
way it heats its homes and powers its
Airtightness
insulate your walls: cavity; external;
businesses. The Government plans to move
Airtightness primarily focuses on the
and, internal wall insulation.
away from the use of fossil fuels and, from
elimination of all unintended gaps and
2022, to ban the installation of oil-fired boilers
cracks on the external envelope of the
in newly built domestic properties, and ban the
building, which cause air leakage. Air
Cavity
installation of gas boilers from 2025. Here are
leakage can account for up to 50% of
Insulation is pumped into the cavity,
some ways surveyors can retrofit older houses
all heat losses through the external
through a series of holes, which are
to increase energy efficiency.
envelope of a building.
then filled.
Grants
Heat pumps
until August 1, 2019, deep retrofit grants were
There are a number of different types of
available for up to 50% of the capital costs of the
heat pump systems: air source; ground
energy retrofitting and assessment elements of a
source; and, water source. The most
project, but these have been cut. There are still some
common heat pump systems extract
grants available, however, such as SEAI domestic
heat from external air, typically using an
grants, which partly cover a range of upgrades
outside unit. These heat pump systems
including: heating systems and controls; heat
do not require underground piping to
pumps; ventilation; and, solar systems. The SEAI still
source heat and so are easier to install
offers individual home improvement grants to
as part of a retrofit project.
encourage change, ranging from €400 for attic insulation to over €6,000 for external wall insulation.
Heating controls Correct control of a building’s heating
feature Andrew Ramsey Professional Services Director, Module Surveying and Design Ltd
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SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
system assists in reducing your heating bills by improving your energy efficiency, increasing home comfort levels, and supporting the climate by reducing greenhouse gas emissions.
Solar water Roof
Solar thermal collectors
up to 30% of your home’s heat can
will also reduce the amount
be lost through your roof. Insulation
of energy needed to heat
Ventilation
within an attic space can be
your water, by supplying hot
Proper ventilation removes stale
installed between the ceiling joints
water to your hot water
air and odours, and ensures that
or within the roof rafters.
cylinder.
fresh air is circulated throughout your home.
Solar electricity Solar
photovoltaic
(PV)
panels
generate renewable electricity from the sun, which can be used to power all electrical devices in your home.
External wall insulation External wall insulation involves wrapping a layer of rigid insulation around your home.
Windows you can lose about 10% of your home’s heat through your windows and doors. When choosing windows for a retrofit, you should take into consideration factors such as thermal transmittance (u window), the solar factor (g window), solar heat gain coefficient (SHGC), air leakage (L factor), and condensation resistance factor.
Internal wall insulation Internal insulation (sometimes referred to as ‘drylining’) usually involves fixing insulation boards to the inside of the external walls and covering them with a vapour control layer, plasterboard, skim and new paint.
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
29
meet the team in merrion square Elizabeth Arthur Elizabeth is the SCSI’s new events co-ordinator. She has just completed her Master’s in Political Communications and Public Relations in DCu, and also holds a social science degree from uCD. Elizabeth has extensive experience in corporate services, working with a number of different stakeholders in both the public and private sector. She has always been involved in events, from university society events to facilitating educational programmes for public sector bodies. As events co-ordinator, Elizabeth is responsible for developing the Society’s continuous professional development (CPD) programme. This includes: developing the in-house lunchtime CPD programme; researching and facilitating topical content of interest for all Society members; and, securing speakers from the relevant disciplines. She liaises with the regional chairs and SCSI professional groups to ensure that this content is delivered across the country and also co-ordinates the PSRA CPD programme countrywide, with the winter season commencing in October. She also assists on all SCSI events, through site visits and co-ordinating programmes, to confirming attendees and handling all queries.
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SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
a new chaPter for tom dunne September 2019 marked the return to schools and colleges across the country. It also marks the retirement of Tom Dunne, the Honorary Editor of the Surveyors Journal, and thus the first time in 37 years that he will not be returning to Bolton Street, where he headed up the surveying courses in Tu Dublin (formerly DIT). Tom started his career in Osborne King and Megran (now Savills), where he spent 10 years as an investment and office agent. Even during this time his gift for academic and professional standards was evident as he balanced his industry role with undertaking his Chartership exams and lecturing part time on urban economics. It was clear that Tom was destined for great things in the profession and had a gift for academic affairs. Tom will be familiar to many of us from our days in Bolton Street. He joined the then Department of Surveying & Building in DIT in 1982 to head up the property courses. He took over as Head of the School of Surveying and Construction Management in 1995 and held this position until September 2019. In his early years he transferred the auctioneering programme from the College of Commerce in Rathmines to Bolton Street. He also helped to establish the master’s and PhD programmes within the School. Tom’s role in Tu Dublin brought him into regular contact with the SCSI, receiving and maintaining accreditation from the Society for the courses the School operated. Throughout his career he has helped to shape and promote the high educational and professional standards set by the Society across its divisions. For those of us who have hazier memories of college days, you will likely have met Tom at committee meetings, annual dinners or other Society functions. A polite and social member, he is always interested in past students’ surveying roles and the increasing expertise within our profession. A former President of the Society of Chartered Surveyors, he has promoted the Society and the profession throughout his career. In 1999 he chaired the Government’s Commission on the Private Rented Residential Sector, and he chaired the Private Residential Tenancies Board from 2004 until 2009. In recent years he has been chairman of the Irish Property and Facility Managers Association, and he currently sits on the board of Threshold. Tom has represented Tu Dublin and the SCSI well and frequently in the media as an authoritative voice and expert on property matters, land tax and housing. We are thankful that Tom continues to remain active in the Society. Even in his retirement from Tu Dublin he endeavours to promote the Society and our profession. We at the Surveyors Journal, on behalf of the SCSI and all its members, wish Tom every best wish in his next chapter.
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
31
dates for your diary
SCSI PSRA CPD Winter Series
Building for the Future SCSI National Conference 2019 November 6, The Round Room at The Mansion House, Dublin 6 hours’ CPD. Supported by Cushman & Wakefield
A comprehensive CPD programme delivered by leading industry experts
Our National Conference brings together leaders at the frontline of the
that gives members the tools to grow their business, empower their staff
fight for a more sustainable built environment at home and abroad. Our
and stay ahead of the curve in property.
speakers and exhibitors will inspire and challenge delegates to
The SCSI’s programme of conferences and events is packed with great opportunities to obtain CPD points – and to socialise.
n Sligo: October 15, The Glass House Hotel, Swan Point, Abbeyquarter North, Sligo
“Cushman & Wakefield is delighted to have been the exclusive sponsor
n Cork: November 15, venue TBC
for the ySCSI Fun Run, and to be sponsor of the upcoming ySCSI Ball
n Athlone: November 26, venue TBC
n Dublin: November 27 and December 10, Chartered Accountants House,
and National Conference. We are extremely proud of the tremendous work that our colleagues, Johanna Gill and Catherine Connolly, are carrying out in their roles as SCSI President and ySCSI Chair. The
47/49 Pearse Street, Dublin 2
n Dundalk: December 3, Crowne Plaza Hotel,
collaborate in new ways for a better future.
Inner Relief Road,
Haggardstown, Dundalk
n Waterford: December 12, The Viking Hotel, Cork Road, Waterford
company recognises the importance of a good work–life balance, and believes that by supporting our colleagues and these events we are creating opportunities for members of our team and industry to embrace more active, social and educational outlets.”
Visit cpdpassport.scsi.ie for more information.
Aidan Gavin, Managing Director, Cushman & Wakefield
Visit www.scsi.ie for more information. Managing for Better SCSI Property and Facility Management Conference October 10, Croke Park 7 hours’ CPD
Construction Seminar November – date and venue TBC
Learn how property management and facility management professionals can create value in an environment of changing client demands, work
Social events
practices, and business approaches.
ySCSI Annual Ball – October 12, Mansion House, Dublin Western Region Annual Dinner – November 8, Ardilaun Hotel, Galway
Visit www.scsiconference.ie for more information
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SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
Southern Region Annual Dinner – November 15, Maryborough Hotel, Cork
a man with a Plan CHARTERED PLANNING AND DEVELOPMENT SuRVEyOR MICHAEL CLEARy TALKS ABOuT HIS ROLE AND HOW THE PLANNING SySTEM HAS REACTED TO THE CHALLENGES THAT HAVE ARISEN IN RECENT TIMES.
c
leary McCabe & Associates
organisations are looking for substantial
owner Michael Cleary’s view of
developments to add to their portfolios. Currently
the planning process is that
there is a pent-up demand in this area”.
recent changes to planning policy have been
Development management firm Cleary McCabe
beneficial in dealing with the challenges that
& Associates was set up in 1997 and Michael
have arisen over the last few years. Delivery of
explains: “As a group of built environment
sustainable residential and office developments
professionals, we are responsible for managing a
in Dublin city centre remains an issue. He
variety of projects. We also put together business
highlights some positive changes, including the
plans for our clients and are responsible for
way developers can apply directly to An Bord
managing projects through planning, construction
Pleanála for strategic housing developments,
and handover to end users. We also specialise in
and says: “I think the changes brought about by
providing advice to businesses and institutions
the height guidelines have been really positive.
with substantial property assets whose core
As a member of the planning and development
business is not property focused”.
subcommittee in the SCSI, we have been
There are many aspects of the job that Michael
Michael first qualified from IT Galway in
actively encouraging that approach. So from a
likes, including meeting people, teamwork and
1992 before completing a Master’s in
planning perspective I think the planning
creating positive co-work environments. He also
Planning and Development at DIT Bolton St.
system
enjoys seeing the output from projects. In some
He lives in Glasnevin in Dublin with his wife
improvements would be welcome”.
cases he has worked on projects for many years:
yvonne and their four children. He is
There are also a number of property industry-
“I was involved with Eastpoint Business Park from
originally from Tipperary, and in his spare
has
improved;
however,
further
wide challenges at the moment. These include
1997 until 2007 … it’s great to see the full cycle of
time enjoys running and mentoring the Na
staff retention, Brexit, and a slower rate of
a project from initial business concept through to
Fianna GAA under-15 boys football team.
regional activity compared to Dublin. Another
full occupation”. Laoghaire Golf Club development. Another
challenge is construction output: “[This
Not for profit
that stands out in terms of scale and longevity
the demands of large office occupiers, student
Michael also works with the not-for-profit
is
accommodation operations and large private
sector, as a board member of Clúid Housing and
“Developing an office campus so close to the
rental sector (PRS) organisations. These
the Daughters of Charity Child and Family
city centre on reclaimed land was a really
Service: “I like the work I do in that area and find
interesting project. Also, it was one of the first
surveyor Profile
it very rewarding. you meet a lot of interesting
dedicated IT office parks when it was started
people who are trying to do a lot of good work
in the mid 1990s. All of the project team was
Colm Quinn Journalist and Sub-editor, Think Media
for society”.
working to provide innovative and flexible IT
Some highlights of Michael’s career include the
office space that hadn’t been developed in
George’s Quay office scheme and the new Dún
Ireland up to that time”.
includes] the capacity of the industry to meet
Eastpoint
Business
Park,
he
SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019
says:
33
r.e.s.P.e.c.t. TO CREATE VIBRANT, SuSTAINABLE AND COMPASSIONATE CITIES, WE NEED WELL-DESIGNED, COMPLIANT AND WELL-RuN APARTMENT BuILDINGS TO CATER FOR OuR GROWING POPuLATION AND SHRINKING FAMILy SIzES.
o
ur population is growing and is now at the highest level since the 1840s. We know that an integral part of our National Planning Framework is to provide 50% of new
housing within the existing footprint of our cities, which needs to be in
the form of high-density housing.
We know that the private rental sector (PRS) is substantially fuelling demand, with the majority of new apartments being built for rental and not for sale. While this can raise questions about the development and sustainability of communities if thought of in a short- to medium-term rental sector, when we look at longer-term rental it poses questions about housing retirees in the event that they do not own their own home. Sustainable and compassionate neighbourhoods require a mixture of private ownership/occupancy, private rental and social housing. Well-run apartment buildings require respect. The development team must respect the end users by delivering well-designed, compliant and comfortable accommodation, the owners’ management company (OMC) must respect residents, their agents, advisers and service providers, and residents and owners must respect their environment, other residents, their OMC and its service providers. My recent report, ‘Owners’ Management Companies: Sustainable apartment living for Ireland’ details 14 recommendations to make fractional ownership of apartment buildings through OMCs not only sustainable but enjoyable. Read the report at: www.housingagency.ie/publications/ownersmanagement-companies-sustainable-apartment-living-ireland and www.cluid.ie/annual-reports/.
the last word Paul Mooney MRICS MSCSI Managing Director, Benchmark Property
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SuRVEyORS JOuRNAL Volume 9, Issue 3, Autumn 2019