The publication of draft new guidelines for planning authorities by Minister for Housing Darragh O’Brien is welcome. The proposals are now open to public consultation and this should spark a public discussion and debate, as the guidelines will set a direction for housing development and the way we live. There must also be a focus on implementation and on ensuring that the planning reforms now proposed can deliver the kind of results that are needed.
Central to the new proposals is a more developed view of the concept of “densification” – the goal of having more people living closer to city and town centres in more compact developments. In particular, the new guidelines open up the prospect of greater use of what is called medium-density units, houses with their own front doors constructed, for example, in terraces and duplexes. The idea is to have higher rise developments closer to city centres and transport hubs, but to then build medium-density settlements along these transport lines, often filling in land previously used for industry – so-called brownfield development.
Ending the previous pattern of urban sprawl is vital to advance Ireland’s climate goals, as the resulting car-based commuting and local use is a significant contributor to emissions. Combatting this requires joined-up thinking – and planning – in terms not only of housing policy but also transport links and local services. The seemingly endless time it takes to get any of these developments through planning – just look at delays in the Bus Connects programme – is a major blockage.
The plan also points the way to a new way of living, in smaller, more clustered units with better services within walking distance or reachable via transport links. Hence the advice to limit the provision of car parking spaces.
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Much of this makes sense – indeed it is overdue. But the fundamental differences it will mean in how people live need to be debated and understood. It is a move away from the traditional three-bed semi-detached houses with a garden for many of the next generation of homeowners.