Fast-track planning ‘is a slap in the face’

THE fast-track planning system for Strategic Housing Developments (SHDs) are “a slap in the face” to local authorities, councillors and communities, according to Cllr Emma Murphy.

Cllr Murphy, a Fianna Fáil councillor for Firhouse-Bohernabreena, told The Echo this while being interviewed about three SHDs that have been proposed within a 50-metre radius of each other in Woodstown.

The three separate SHDs are called Ballycullen (140 houses and 189 apartments), White Pines East (241 apartments) and White Pines Central (114 apartments).

Decisions from An Bord Pleanála on the aforementioned SHD proposals are due in October, this month, and September respectively.

The site currently blocked off which is planned for residential development

Cllr Murphy told The Echo: “There are no amenities there…and in terms of road access, traffic and density, things are already built up.

“They just seem to build, build, build. The issues with roads and traffic access will get worse and multiply.

“Within the Firhouse-Bohernabreena Local Electoral Area, there are already developments for the Liam Cosgrave site in Knocklyon, the Augustinian site, one on Stocking Lane and three on Stocking Avenue, and we’re the smallest electoral area in the council.”

The planning system for SHDs has been a source of frustration in the community – as developers bypass councils and lodge their planning applications directly to An Bord Pleanála under the system.

The chief executives of local councils can lodge reports on the plans for consideration by An Bord Pleanála (ABP), however ABP ultimately decides whether to grant permission or not.

“The hardest part is that there is no consultation with councillors when SHDs are submitted,” explained Cllr Murphy.

“The lack of communication with residents and local elected representatives makes local authorities look ridiculous and bypasses our role as councillors.

“SHDs are just a slap in the face for local engagement and local authorities.”

The Commencement Order for the fast-track legislation for SHDs was signed by then-Minister for Housing, Eoghan Murphy, in 2017.

At the time, he said the aim of the new legislation would be “to facilitate the provision of increased housing supply through greater streamlining efficiencies in the planning system” and it would allow large-scale developments to be “built more quickly”.

The legislation was enacted in the midst of the housing crisis.

When asked about the SHD process in the context of the housing crisis, Cllr Murphy said: “Yes, we need houses, but we need them to be built appropriately, in an appropriate space with amenities, with the correct infrastructure, and in consultation with the local community.

“We need affordable housing, and build-to-rent only increases prices – they’re not sustainable, long-term rentals, and they’re not appropriate for family homes.”

This month, the Government approved a proposal to abolish the fast-track SHD system, with plans for the legislation enacting this to be passed in the autumn.

It is then expected that the decision-making process on large residential developments will revert back to local authorities, which means citizens, councillors and the council will be able to lodge submissions and representations in relation to large-scale planning proposals.