Surveyors Journal Autumn 2019

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!

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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”.

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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).

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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

20

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

26

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