It is now three years since the Government announced the creation of Strategic Development Zones (SDZs) to speed up the building of new homes. But this initiative has not worked - and some critics say that the normal planning process is quicker. Dick Ahlstrom reports.
Not a single home has been built in the three years since the launch of a "fast track" development programme meant as a response to Dublin's housing crisis.
Three "strategic development zones" (SDZs) were designated by the Government but only one has actually achieved planning approval stage allowing construction. Another awaits approval and the third has yet to present its approved development plan.
The scheme was launched with much fanfare by the then Minister for the Environment and Local Government, Mr Dempsey, back in 2001. The zones were a central plank specified in the Bacon report as a way to resolve the housing crisis and were given statutory force under Part IX of the Planning Development Act 2000.
When the Act was passed, the department circulated local authorities within striking distance of Dublin to look for and identify potential sites which could be designated as SDZs. "In fairness to the local authorities concerned, it was like getting invited to a party," stated one senior planning source who wished to remain unnamed. "It was incumbent on them to respond positively."
Three were identified, Adamstown in South Dublin County Council, Castaheany/Hansfield in Fingal County Council and Clonmagadden Valley outside Navan, Co Meath. The three were actually approved by Government rather than by the department under the provisions of the Act.
Tellingly no new zones have been designated, given the long delays in getting construction underway under the SDZ scheme.
Adamstown was the first and largest of the zones. Its 550 acres allows a suburban development of up to three storeys, rising to four storeys on the main boulevard. It expects to create up to 10,000 homes close to amenities with a transport infrastructure including feeder buses, QBCs, cycling routes and, most importantly, rail connections via the existing Arrow suburban service along the Dublin-Kildare line.
The site is owned by Castlethorn, controlled by Joe O'Reilly and Liam Maye. The company bought a two-thirds segment of land in 1996-1997 for €30 million just before it was rezoned.
The Hansfield site in Fingal includes 82 hectares in south-west Blanchardstown, Co Dublin. It, too, is a mixed high-density development but with only about a quarter of the housing, about 2,500 dwelling units.
Clonmagadden Valley outside Navan is a 94-acre site with mixed housing that is expected to deliver 1,400 houses. Its inclusion sparked some surprise given its distance from Dublin. The SDZ programme was designed to answer a housing problem in Dublin, but these homes will encourage a continued spread of dormitory developments that will add to traffic problems on key commuter access routes.
The three council areas have mixed views on the progress being made with the SDZ scheme. All admit that the supposedly fast track approach is anything but fast. The conventional planning system would already have delivered at least construction if not occupied dwelling units.
Clearly South Dublin County Council's experience has been the best, given comments from Mr Paul Hogan, a senior planner and project manager for Adamstown.
Once designated in mid-2001, it took 18 months to develop a plan, six months for public consultation and then 18 weeks to win full approval from An Bord Pleanála.
Only last month the council granted planning permission for the first development at Adamstown with Castlethorn getting the go-ahead for a first phase of 407 houses.
The provisions of the Act allow the council to adjudicate on planning permission with no appeals allowed once An Bord Pleanála clears an SDZ development plan.
Mr Hogan said that the council decided to adopt a less haste, more speed approach to development at Adamstown. "Taking our time is probably the best way to look at it," he said.
It was the first SDZ and it was new territory for planners. "We had to invent the wheel. We are taking our time and getting it right."
Having ready access to rail links and the large size of Adamstown were important factors in helping things to go well, Mr Hogan believes. "For this to work you do need it to be a large enough area that needs to be master-planned.
"Because the (rail) line is central to our scheme, the two have worked well together. It has allowed us to integrate transport and development," he said.
The result has been predictability for the developers. "We have been able to offer the developers a degree of certainty. It delivers certainty, bankability for the developers," he said. "The critical thing really has to do with the size of the area and the potential for competitive development to the area. You have to get a lot of things right."
He believes that the delays in getting actual approval for construction, about three years, is not a particular problem given that the site will be developed over the next 10 to 15 years before completion. "Any planning stage is going to add time."
