New Housing Plan
The Ballymun Housing Plan is being rolled out in three phases.Design Objectives
One of the core urban design objectives in the Masterplan is to nurture a variety of design responses rather than uniformity to counteract the monotonous and bleak urban environment created by 1960s Ballymun, both in the multi storey and two storey developments. BRL has encouraged from the outset diversity in design by commissioning a wide range of Architectural Consultants and endeavours to provide not just replacement homes but homes within developments of distinct identity and character which are highly valued by Ballymun residents. This approach is being adopted in other large scale developments elsewhere. Given the success of this approach, it will be maintained to completion. The Housing Programme is being rolled out over 4 phases and is currently (2008) in Phase 4.
Space Standards
Floor area requirements applied to social housing schemes in Ballymun have from the outset been exceptional, in part because existing flat sizes are generous and must be replaced by an equivalent albeit appropriate to family size. DEHLG floor area requirements as set out in the 2007 Quality Homes for Sustainable Communities are now in line with the Masterplan standards and the recently published Dublin City Council apartment guidelines have exceeded them. BRL must now revise the design brief to accord with DCC requirements.
Green Agenda
The Masterplan set out a coherent policy on energy andthe environment and stated that it should be rogressive and dynamic in response to an ever changing set of demands and targetsԮ Detailed specification standardswere set in excess of the Building Regulations including increased standards for insulation, energy efficient heating systems and other environmental measures. The imperative to address the effects of climate change has resulted in ambitious and evolving international and
national policy measures.
In response to Kyoto, Ireland produced a National Climate Change Strategy for 2007 to 2012. This includes a target of a 40% reduction in energy use in all buildings. BRL has responded to this ambition and produced amdesign strategy for new housing projects. The strategy employs simple, robust, passive conventional construction methods, proprietary products and proven systems and will achieve an ԁ3Ԡhome energy rating, giving an average 60% reduction in energy use and 45% reduction in carbon emissions per dwelling. This standard is high and in excess of Sustainable Energy Ireland House of Tomorrow programme, however, a detailed report on two projects being designed to this standard has shown that it can be delivered for 7% additional cost. The DEHLG has approved this strategy for implementation on initial Phase 4 social housing schemes with a view to rolling it out for the remainder of the housing programme.
Housing Programme
The social housing replacement programme will be realised on completion of Phase 4, comprising seven projects of 520 units total. These are at tender and design stage and will be complete by 2010.
The following table summarises the progress in new housing at July 2007:
Public Housing:
- Complete: 1181
- Onsite: 453
- Tender / Pre-construction: 239
- Design \ Planning: 415
- Pre Design: 0
Private Housing:
- Complete: 932
- Onsite: 311
- Tender / Pre-construction: 0
- Design \ Planning:1,273
- Pre Design: 1,337
Voluntary & Affordable Housing:
- Complete:183
- Onsite: 56
- Tender / Pre-construction: 43
- Design \ Planning: 9
- Pre Design: 334
Tenure Diversity
An in-depth study of tenure diversity in the Ballymun area has been carried out. This acknowledges the extreme lack of diversity which existed in the area at the outset of the regeneration programme.Its sought to research international experiences, policies and conclusions to set the context for futurehousing policy and provision in the area and not only consisted of an accounting excercise. This isparticularly important in the context of Irish Government policy such as Delivering Homes Sustainable Communities: Statement on Housing Policy, February 2007 and the Planning and Development Acts which advocate more mixed tenure in areas of predominantly social housing. As of now the balancebetween owner occupation and local authority rented is 25% to 61%, (from 20% to 80% in 1997).
Additionally, private rented accommodation has been provided and the provisions of the Social Welfare and Pensions Act 2007 which seeks to restrict the payment of rent supplement in regeneration areas is to be welcomed to avoid a further concentration of ҳocial housingҠin this sector. The slow progress, however, in consolidating owner occupation in the area leads to the conclusion of the report which recommends that sites which remain after the rehousing of Ballymun residents, (i.e. after Phase 4) should be used to provide for private housing - including 20% affordable which can ultimately result in a balance of 44% public and 56% private, which though far short of nationalaverages is a considerable advance on the starting position in Ballymun.
Changing tenure patterns
Important in this approach, however, is the necessity to further develop a real and stable housing market in the area as evidenced in the Tenure Diversity Report. Parallel actions in the areas of social and environmental sustainability such as the Community Safety Strategy are also crucial in creating a successful place which will enable the area to attract and retain new residents. Sites which are being offered to the private market will be accompanied by design briefs which will insist on quality family type homes being developed in the area and the recently adopted Dublin City guidelines for apartment developments will provide further assistance in this regard. However, the briefs will also require the highest standards of design in the public realm and high environmental performance standards to ensure that Ballymun can more fully build on its locational advantages within the M50 and on a Metro line.