1

Economic Development, Planning & International Relations SPC Steering Group on Brownfield Initiatives, Vacant Land/Buildings, Dilapidated Buildings

Fourth Update on Work Programme

Kieran Rose, Project Co-Ordinator May 2014

2

Table of Contents

VACANT LANDS AUDIT 3

LORD MAYOR’S TASKFORCE ON VACANT LAND LEVY 3

CONSTRUCTION 2020; A STRATEGY FOR A RENEWED CONSTRUCTION SECTOR 4

O’CONNELL STREET TO HEUSTON PILOT PROJECT 5

FRUIT AND VEGETABLE MARKET 6

FUTURE OF THE SOUTH GEORGIAN CORE 7

TURAS 7

HOUSING; SUPPLY AND DEMAND; VACANT LAND LEVY 8

STUDENT ACCOMMODATION INVESTMENT OPPORTUNITIES 9

DEVELOPMENT POTENTIAL: DOCKLANDS 9

LIVING CITY INITIATIVE 10

DUBLIN 2016: TOWARDS A VISION FOR A WORLD-CLASS CITY: DECADE OF COMMEMORATIONS CONTRIBUTION 11

APPENDICES 13

1. A GREENING STRATEGY FOR DUBLIN 8: PRESENTATION – BRUCE

PHILLIPS, AREA MANAGER, LIBERTIES

2. LORD MAYOR OISIN QUINN’S TASKFORCE RESPONSE TO DOUGLAS

NEWMAN GOOD

3. LORD MAYOR’S TASK FORCE ON VACANT LAND LEVY,

MEMBERSHIP

4. LIVING CITY INITIATIVE – PLANNING DEPT. SUBMISSION

3

VACANT LAND AUDIT Work has continued on the GIS mapping of the sites and on improving the level of knowledge in relation to the surveyed sites. The sites have been examined to identify recent planning history, ownership and possible impediments to redevelopment. Some general analysis of site areas, locations and potential has also been carried out and a report is being prepared on the findings. As part of the TURAS project, University College Dublin in partnership with Dublin City Council, is also planning to develop a pilot web based crowd source mapping application for communicating, maintaining and building on the information gathered in the survey. The section of the Red Line Luas from O’Connell Street to the National Museum will be used as the pilot area. The aim is to gain an understanding of the information from the crowd sourced web map can have - who might use it and how this information can contribute towards progressing the optimal use of urban fabric both temporary and permanent in the city.

LORD MAYORS TASKFORCE ON VACANT LAND LEVY A Briefing Seminar on Proposed Vacant Land Levy was hosted by the Lord Mayor Oisín Quinn in the Mansion House on 27th February 2014. It was jointly organised by Dublin City Council, Society of Chartered Surveyors Ireland, and Institute of Professional Auctioneers and Valuers. Presentations included: Update on Vacant Land Audit, Deirdre O’Reilly; Development Potential of Vacant Sites - Pat Davitt, CEO, IPAV; Providing Uses on Vacant Land: Local Initiatives by City Council in Dublin 8, Bruce Phillips (see Appendix 1); Proposed Levy Updates - Kieran Rose. This was followed by a Q&A, General Discussion with panel including, David Garvey, Chief Valuer, Dublin City Council; Michael Cleary, Society of Chartered Surveyors Ireland

On the 10.3.2014 a submission regarding the proposed levy was received from Douglas Newman Good and the Lord Mayor replied on the 25

th March (see Appendix 2) and the

following are extracts from the response: “In essence the levy proposal sets out to confirm an advantage on genuine developers and puts them in a better position to bid for vacant land – those interested in a ‘turn’ or speculation will be placed at a competitive disadvantage. The proposal is therefore, very much pro- development, responsible development. We are aware of a significant number of international investors in student accommodation who are actively looking for sites in Dublin, and who wish to develop as soon as they have necessary planning permissions etc. There is a significant role here for levy in encouraging the greater supply of development land on to the market, so moderating its price, and making uses such as student accommodation more viable. … … In the main, most lands are capable of carrying financially viable development – it all depends on the value attached to the land element. Too often owners of vacant land are applying historical values to land in applying calculations of viability. If a landowner believes development is not viable – they can sell the land on the open market”

“The Economics of Viability - The Role of a Vacant Land Levy” was a title of a talk given by Kieran Rose (Project Coordinator) at a joint event hosted by the Irish Planning Institute, the Society of Chartered Surveyors Ireland and the Royal Town Planning Institute – Ireland. The theme of the forum was the economics and financial viability of development. Other

4

speakers included Carol Ramsey, Project Director of Belfast City Centre Regeneration (BCCRD); Paul McGrath, Director, Cosgraves Property Group; Chris McGarry, Planning Advisor to NAMA.

The Lord Mayor’s task force had 15 meetings with a range of stakeholders including the Dept. of An Taoiseach, NAMA, Property Industry Ireland, CIF, the Society of Chartered Surveyors of Ireland (SCSI), Lisneys, and CBRE. It issued six responses/letters including to the Dept. of Finance, the Dept. of An Taoiseach, NAMA, Property Industry Ireland, and the Society of Chartered Surveyors of Ireland. It received submissions from a range of organisations including; NAMA, SCSI, CIF, Lisneys, and the Institute of Professional Auctioneers and Valuers (IPAV). Since it was established in July 2013, a number of other representatives joined the task force including from NAMA, IPAV, and the SCSI. The latest member ship list of the Lord Mayor’s task force is set out in Appendix 3.

CONSTRUCTION 2020; A STRATEGY FOR A RENEWED CONSTRUCTION SECTOR The Government published its detailed strategy in May 2014 making a range of proposals. On the vacant land levy, it stated that it will examine the possibility of enabling local authorities to incentivise the use and development of vacant sites. It also stated that it will consider removing an incentive in the existing Rates scheme to allowing properties to deteriorate. The paragraph below from the Government report is worth quoting in full:

“Uninhabitable Properties and Vacant Sites in Urban Areas There is a shared public interest in ensuring the most efficient use of land, as a scarce resource, especially in urban areas.

In recognition of the importance, in particular, of the central areas of our historic cities, in Budget 2014 we extended the Living City Initiative, subject to EU approval, to encourage more people to refurbish existing buildings for residential or retail purposes.

This was intended not only to help stimulate activity in the construction sector, but also to improve the vibrancy of our cities and to overcome the problems arising from the existence of vacant rundown properties in urban areas.

We will also examine approaches to ensure the best economic use of properties and sites in urban areas.

In the first instance we will consider removing any incentive in existing arrangements for commercial rates to allowing a property to deteriorate.

Currently, an occupied commercial property is subject to commercial rates, and a habitable unoccupied property is subject to 50% of commercial rates. However, an uninhabitable unoccupied property, or a vacant development land, is not liable for rates at all.

This could offer an incentive to a developer or owner to render a property uninhabitable - for example by removing a stairs or lift - rather than developing it.

Furthermore, in the context of encouraging economic development, a strong case has been made for enabling local authorities to impose a levy on vacant sites in Dublin.

5

To support economic development in urban areas, we will examine the possibility for enabling a local authority, should it wish to do so, to adopt measures that incentivise the use and development of vacant sites.

In considering such a provision, we will seek to ensure that it does not lead to obstacles to future development and job creation.”

O’CONNELL STREET TO HEUSTON PILOT PROJECT USEACT PROJECT: linking “urban growth management” policy, with high quality intervention to reuse urban areas and buildings. The general scope and aim of the USEACT project can be summarised as detecting how to achieve opportunities for people and businesses to settle, in a sustainable way, in existing urban areas, without further “land take”. This target is expected to be met through integrated policies and tools aimed at improving the “urban growth management” planning framework coupled with implementable, sustainable urban “interventions” for the re-use of underutilised, vacant or abandoned areas of land and existing settlements, both in historic districts and more recently built areas. The focus of this project is on the LUAS red line (Middle Abbey to Collins Barracks) and to provide a pragmatic, innovative, ambitious and spatial framework for the regeneration of underperforming/vacant sites along the LUAS red line corridor. Dublin City Council is at the preparation of Local Action Plan stage and examining interventions for the reuse of urban area and buildings. The LAP would consist of the following objectives:

Planning tools and planning governance for Urban Growth Management and reusing

urban area

Interventions to “reuse” urban areas: Management, partnerships, funding, functions

Refitting and regenerating inhabited buildings and area.

The work will be progressed in participation with members of the Local Support Group.

TITLE OF LAP: Tracking the City – Activating a Necklace of Animated Urban Sites and Spaces along the LUAS Line North City

OBJECTIVE 1: Planning tools and planning governance for UGM and reusing urban area

OBJECTIVE 2: Interventions to “reuse” urban areas: Management, partnerships, funding, functions

OBJECTIVE 3: refitting and regenerating inhabited buildings and area

Action 1.1: integrate UGM polices in the City Development Plan and other Land Use Plans. Action 1.2: To generate a G.I.S platform for UGM and reusing urban areas Action 1.3: Vacant Land Levy proposal

Action 2.1: identify sites for greening on the route Action 2.2: Public Realm improvements Action 2.3: engage and support community driven initiatives that provide solutions to reuse urban areas and buildings in the short and long term.

Action 3.1: Reuse Ellis Court building Action 3.2: upgrade the community fruit and vegetable market Action 3.3: carry out design study for the reuse of historical buildings

6

Presentations were made on this pilot project and the vacant land levy to the USEAct Seminar in Istanbul in February 25th to 28th. Work on the Local Action Plan is ongoing. A very productive walk through of the corridor was held with a representative of Transdev, operators of the LUAS. UN Safe City for Women and Children Programme: Consultants based in DIT have been appointed to carry out the Scoping Study for the pilot project on the O’Connell Street to Heuston Corridor. It is hoped to have the draft study by the Autumn. In June 2014 the Price School of Public Policy, University of Southern California, will carry out a 2 weeks study of the pilot project area on the twin themes of the public realm and the use of social media and communications.

FRUIT AND VEGETABLE MARKET

Currently the City operates a wholesale market only at its Victorian Market building (10,000 sq m) in the centre of the city. The development of a retail market is seen as very important to the rejuvenation of the City Centre. The Market will provide an important Link from the City Centre to other key areas. A Markets Sub Committee comprising eight Councillors has now been established. This Group will have specific input in to advising on the key operational and strategic issues pertaining to the Retail Food Market. The ratification of the key operational and strategic issues pertaining to the Retail Food Market. The plan is ambitious and the works are significant and require considerable investment in the region of €3m.

In February 2014 details were given to the Central Area Committee by Jim Keogan, Executive Manager, Planning and Development Dept., of proposals to initiate the process leading to an application under Part 8 of the Local Government Planning & Development

7

Regulations 2001 for the development of a retail food market at its Wholesale Fruit and Vegetable Market, Mary’s Lane, Dublin 7. “The introduction of a retail food market will have a beneficial impact on surrounding streets and lanes, encouraging retail or commercial uses. The quality of the public realm will also be upgraded through substantially improved outdoor areas, boundary treatments, lighting and planting. This will be a significant enhancement of the area for local residents and visitors.” “The Market Building. It is intended to establish a new retail food market in the eastern half of the market building. The fit out will involve the installation of retail stalls/cages designed to provide a unifying market theme, similar to those used in the London Borough Market.” “The proposed works include the reinstatement of a café which will have an outdoor seating area located in the adjacent former Daisy Market site.” “Chancery Street Entrance. It is proposed to create an eye catching entrance to the retail market from the enclosed yard on Chancery Street and to announce the presence of a new retail food market to the many commuters travelling on the LUAS trams. …..It is proposed to replace the existing palisade fencing forming the southerly boundary with well designed railings on a plinth wall and provide rows of silver birch to soften the perimeter and to create an inviting space for the public that can double up as an outdoor market area at weekends. Outdoor seating will avail of the southerly orientation and attract the public to enter.” Currently discussions are taking place with the existing traders of the market. It is expected that these discussions will take place shortly and a planning application will be lodged thereafter. A Seminar on “A Regenerated City Food Market Quarter in Dublin” was held on 25th February 2014 in the Mansion House, organised by the Dublin City Business Association. The event was opened by the Lord Mayor of Dublin, Oisín Quinn. Other speakers included; David Brennan, DCBA CEO; Jim Keogan, Development Department - Dublin City Council; Yvonne Scully, J Burke & Associates; Cllr Andrew Montague; Mr James Kelly, Kelly & Cogan Architects. Ken Greig, Greig & Associates, Architects spoke on the Borough Market London; as did George Nicholson, Former Chairman, Trustees Borough Market.

FUTURE OF THE SOUTH GEORGIAN CORE Consultants have been appointed to carry out the Townhouse; reuse project. The purpose of the study is to examine practical ways for new uses and contemporary requirements as recommended by the report, The Future of the South Georgian Core (2013). There was extensive coverage of the challenges and opportunities of this area by Frank McDonald in the Irish Times, April 11th. The article relied heavily on the analysis and recommendations of the report; The Future of the South Georgian Core. http://www.irishtimes.com/culture/ghost-town-south-dublin-s-georgian-core-in-need-of-new-life-1.1757738

TURAS The TURAS project is a collaborative research between Dublin City Council, UCD and SMEs focused on building adaptive capacity and social resilience in urban communities towards the transition to sustainable and resilient cities. Under the TURAS Project DCC is engaging with UCD on a number of studies related to vacant sites. These include a survey of the motivations, processes and uses applicable to

8

the practice of vacant sites mapping in different cities, the development of a method for creating a more detailed mapping that goes beyond vacancy to underutilization of land and buildings, and the development of guidance on how this mapping might be used to optimise the efficient and appropriate use of the urban fabric. It is hoped that the information on the underuse of land and buildings can input into a pilot crowd sourced web mapping application being developed by the TURAS project. The assigned pilot site is the Red LUAS line between O’Connell Street and Heuston Station.

The survey on the practice of vacant sites mapping is currently being carried out with key personnel in Dublin, Edinburgh, Belfast, Stuttgart, Ludwigsburg and Philadelphia. The survey results establish a diverse range of motivations behind this practice, for example related to planning and development management, communication of narratives on the impact of economic and political change, or raising awareness about sites within communities. A range of data sources are utilised and surveying techniques include the use of crowd sourcing and engagement with student projects. The survey information is accessible to the public to differing extents and in many forms. The vacant sites maps facilitate a variety of end uses such as the City of Stuttgart’s online tool for linking investors with development opportunities, and Grounded in Philadelphia’s online facility for unlocking the potential of sites for community benefit. The collaborative team in Dublin shall transfer the knowledge and tools revealed by the survey and pilot projects to build adaptive capacity in urban communities in Dublin.

HOUSING; SUPPLY AND DEMAND; VACANT LAND LEVY According to a recent report from the Housing Agency nearly 80,000 urban homes are needed by 2018 to meet the needs of Ireland’s growing population with the bulk of the homes – c40,000 – needed in Dublin. According to economist Jim Power in the on-line Daily Business Post:

“Anecdotally, it is apparent that there is pent up demand for housing in Dublin from both

purchasers and renters. There is not enough supply to meet that demand. Rents and prices

are starting to rise strongly as a consequence. Policy makers must act promptly to correct

this imbalance. The Lord Mayor of Dublin has for some time championed the notion of

introducing a levy on vacant land in Inner City Dublin in order to incentivise and accelerate

its development. The objective is to create a disincentive for landowners who own and are

not willing to develop those valuable sites in this area.

The tax on such land would not be a form of double taxation as the targeted land is currently

not subject to taxation. Hence, there is not a fairness or equity issue involved.”

http://www.businesspost.ie/#!story/Home/News/COMMENT%3A+Re-

building+construction+sector+a+solid+strategy/id/87198161-2385-30ef-6cf5-c9de41104647

According to Damien Kiberd in Journal.ie

“Taxing sites or land makes good sense. … A site tax does not penalise people who improve existing property, as the LPT will ultimately do. But it could force holders of land to use it or pass it to others. And this could be critical to any recovery. At the top of the boom, site costs accounted for 40% of the price of a new home: we don’t want to return to this horror.”

9

http://businessetc.thejournal.ie/readme/damien-kiberd-government-housing-policy-mess-1337518-Mar2014/

Student Accommodation Investment Opportunities There a significant number of international student accommodation providers seeking to invest in projects in Dublin. This is an important support for national and city policy to attract international students. The following Policy is set out in the City Development Plan: “To promote Dublin as an International Education Centre/Student City, as set out in national policy, and to support and encourage provision of necessary infrastructure such as colleges (including English Language colleges) and high quality custom built and professionally managed student housing”. In March a new 40 million euro student accommodation and office refurbishment project by the Digital Hub Development Agency and Knightsbridge Student Housing Limited (KSHL) was launched in Dublin 8. The site at Bonham Street is on Digital Hub lands and will provide c1,000 sq.m. of office space for Digital Hub companies in a refurbishment of the Grainstore building. Bob Crompton, CEO of Knightsbridge Student Housing said that they were looking at the possibility of a further four other student accommodation projects in the city; despite his belief that development land values in the city had already “gone crazy” (see “Developer launches into student housing despite ‘crazy’ land prices”, Donal Buckley Sunday Business Post 30.3.2014) A Student Accommodation Investment Forum was held on 30th April in the Mansion House hosted by the Lord Mayor Oisín Quinn. Panellists included the Lord Mayor; Jim Keogan, Executive Manager; Stephen Cassidy, Property Consultant; Tim Mitchell, GSA international student accommodation providers. Ruairi Quinn TD, Minister for Education and Skills also addressed the forum. The Forum was an opportunity for the different sectors to exchange views on issues such as; What is attractive about Dublin for investors in student accommodation? What are the challenges and opportunities at a national and city level?

From left to right: Edel Flynn, Kieran Rose, Minister Ruairi Quinn, Lord Mayor Oisín Quinn, Stephen Cassidy, Jim Keogan, Tim Mitchell

DEVELOPMENT POTENTIAL: DOCKLANDS According to the Docklands SDZ: “On the basis of the development capacities set out in this scheme, the 22ha of available lands could accommodate an estimated 2,600 residential units and 305,000m2 of commercial floorspace, which equates to a residential population of circa 5,800 and circa 23,000 workers”

10

The Dublin Docklands Development Authority have published a development opportunities brochure, see map below, and available on; http://www.ddda.ie/files/homepage/images/20120402035324_Docklands%20Potential%20Brochure%20W.pdf

LIVING CITY INITIATIVE

Dublin City Council made a detailed submission to Government setting out criteria and

making proposals for those areas of the city that should be considered for tax incentives

11

(see Appendix 4). The map below summarises the City Councils recommendations. An

application seeking EU State Aid approval will be submitted b the Government in the near

future and the scheme is expected to begin in 2015 and will be in place for a period of 5

years.

Dublin 2016: Towards a Vision for a World-Class City: Decade of Commemorations contribution

This forum was hosted by Lord Mayor Oisín Quinn on May 12th 2014 in the Mansion House

and was organised in association the Irish Architecture Foundation. A framework for the

event was a recent speech by the President Michael D Higgins where he said that it was

important to commemorate the past, and look to the future with “a sense of what might be

possible”. Also, according to An Taoiseach Enda Kenny in a recent speech;

“We can agree that Dublin has come a long way but we cannot stand still. 2016 is a big year

for Dublin. But above all, the greatest way to commemorate Dublin in 1916 will be for our

capital city, 100 years on in 2016, to be a vibrant, attractive, and successful city.”

12

Panellists were: Frances Ruane, Director of the ESRI; Gerry Cahill, Architect and Lecturer in

UCD; Maurice Manning, Chair of the Expert Advisory Group on Commemorations; and

Nathalie Weadick, Director of the Irish Architecture Foundation. Various ways in which the

city could be further improved were discussed. Significant investment in commemoration

projects such as at Richmond Barracks/St Michaels, Kilmainham Gaol, the GPO etc was

outlined. The Lord Mayor proposed that the vacant OPW site at Smithfield be developed as

a Freedom/Independence Park, a major 2016 legacy he stated.

From left to right: Gerry Cahill, Nathalie Weadick, Lord Mayor Oisín Quinn, Frances Ruane,

Maurice Manning, Kieran Rose

13

14

15

16

17

18

19

20

21

22

23

24

25

26

27

28

Appendix 2

29

30

Appendix 3

Lord Mayors Task Force on Vacant Land Levy, membership: Chairperson: Oisín Quinn, Lord Mayor of Dublin Danny McCoy, CEO, IBEC David Begg, General Secretary, ICTU Frances Ruane, Director, ESRI Tom Dunne Head of School of Real Estate and Construction Economics, DIT Killian O’Higgins, Chartered Surveyor Derek Tynan, DTA Architects. Brendan Williams, Lecturer in Urban Development and Urban Economics, UCD David Brennan, CEO Dublin City Business Association. Micheál Collins, Senior Research Officer, Nevin Economic Research Institute Cllr Mary Freehill Cllr Ruairi McGinley Philip Maguire, Acting Dublin City Manager Kathy Quinn, Head of Finance, Dublin City Council (DCC) Peter Finnegan, Director, Office of Economy and International Relations, DCC Jim Keogan, Assistant City Manager, Planning and Economic Development, DCC Ali Grehan, Dublin City Architect Kieran Rose, Senior Planner, DCC Paul Kearns, Senior Executive Planner, DCC Rose Kenny, Executive Manager, Rates Office, Dublin Coty Council Pat Davitt, CEO, Institute of Professional Auctioneers and Valuers Christopher Mc Garry, NAMA David Garvey, Chief Valuer, Dublin City Council Michael Cleary, Society of Chartered Surveyors Ireland

31

Appendix 4: Planning Dept., Dublin City Council Submission to Government

32

33

34

35

36

37

38

39

40