SurveyorS Journalvolume 9 - Surveying the paSt - Society of Chartered Surveyors Ireland
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SurveyorS
Journal
v o lu m e 9
i S S u e 1
S p r i n g
2 0 1 9
Surveying
the paSt
alSo in thiS iSSue
homeS for life
SCSi reSidential report
Changing Cork City
newS
preSident’S meSSage
ContentS
n President’s message 4
n Editorial 5
n Business news 6
n Lay of the land 12
feature editorial n Surveying the past 16
n Moving in the right direction 18
n BIM from a distance 20
n Popping the Cork 22
n Built to last? 24
interview n Homes for life 26
n Mining the data 28
n Society news 30
the laSt word
n Surveyor profile 33
n The last word 34
report Surveyor profile
Society of Chartered Surveyors Ireland, EdITorIaL Board PUBLISHErS
38 Merrion Square, Dublin 2. Tom Dunne Chairman TUD Published on behalf of the Society
John Costello Costello Commercial of Chartered Surveyors Ireland
Tel: 01-644 5500 Tom Cullen Think Media by Think Media
Email: info@scsi.ie Brian Gilson Lisney
Web: www.scsi.ie Ann-Marie Hardiman Think Media Editorial: Ann-Marie Hardiman
Frank Harrington Smith Harrington Paul O’Grady
Áine Myler, Director General Patrick King SCSI Colm Quinn
Paul Mooney Benchmark Property design: Tony Byrne
Paul O'Grady Think Media Tom Cullen
www.scsi.ie Rowena Quinn Hunters Niamh Short
Views expressed by contributors or correspondents Andrew Ramsey McGovern Surveyors advertising: Paul O’Grady
are not necessarily those of the Society of Chartered Sarah Sherlock Murphy Surveys
Surveyors Ireland or the publisher and neither the Paddy Shine Dublin City Council LETTErS, CoMMEnTS and arTICLES WELCoME
Society of Chartered Surveyors Ireland nor the Claire Solon Friends First All submissions will be considered by
publisher accept any responsibility for them. John Vaudin WK Nowlan Real Estate Advisors the Editorial Board: editor@scsi.ie
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019 3
a diverSe
profeSSion
THE SCSI CONTINUES TO WORK TO POSITION
SURVEyORS AT THE CORE OF POLICy MAKING.
f or this edition of the Surveyors Journal, we have focused on usage of land and buildings as a key theme,
and I hope that you will find the articles of interest and relevance to your professional group.
Our interview with John Coleman highlighting the objectives set out by the Land Development Agency
(LDA), and the snapshot of Cork city, are particularly interesting following the launch of the National Planning
Framework: Ireland 2040. Chair of the LDA, John Moran, has said that there needs to be a fundamental change in
how we ‘do housing’ in Ireland. The Society, I’m delighted to say, has now positioned itself in the core debate on
regional planning and rejuvenation of our small town centres following the publication of our ‘Rejuvenating Ireland’s
Small Town Centres’ report. I’m also delighted to report that we are arranging a series of regional events on our
report, with invitations to local stakeholders.
annual dinner
2019 kicked off in style with another hugely successful SCSI Annual Dinner. The Dinner is always a great opportunity
to network and meet friends. I hope this gave attendees the opportunity to broaden their network outside the
boundaries of regions and our individual specialisms. Presiding over an event of this calibre was a great honour. My
time as President has given me a broader perspective on a profession that spans the full built environment life cycle
– from geomatics to agents and auctioneers, from property management to quantity and building surveyors. When I
started this journey following my election to Junior Vice-President three years ago, my knowledge was focused on
my expertise rather than the work of other Chartered Surveyors in land, property and construction. Now I’ve learned
the value that we as a group can bring collectively to change the mindsets of our clients and colleagues, and policy
makers, and to inform and shape public policy for the greater good. This quality and core value was apparent in every
person I met on the night.
ongoing work
Since then, we’ve been busy planning the schedule for the year ahead. We have a comprehensive CPD programme
arranged, complemented by a range of conferences and social events. I urge all members to keep an eye out for
details in the regular SCSI newsletters. We’ve also published our regional residential property market reports, which
you can read about on page 18. Thanks to all who contributed to this vital research – another great example of Society
collaboration. Finally, the SCSI offices are now completed following necessary heating and structural improvements,
and I look forward to seeing you all as we re-establish our regular social and educational member events.
LookIng aT Land
preSident’S meSSage This issue focuses on land and buildings.
des o’Broin
President
4 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
getting How high is too high?
it right
THIS EDITION OF THE SURVEYORS JOURNAL WILL
€4,055/m2
BE PARTICULARLy INTERESTING FOR READERS.
i am sure that many surveyors are asked by those discussing the housing crisis
just why can space over shops not be used to provide homes? It’s not that
there is a lack of incentives. Noel Larkin’s article on page 24 considers why
there has been no meaningful uptake of the opportunities to assist people to live in the
historic inner area of our larger cities. Explanations offered suggest that it is the
regulatory minefield that makes it difficult to make projects work. Noel suggests that
until there is clear guidance to designers and Assigned Certifiers on the relaxations
€2,957/m2
that can apply, this type of development will remain unattractive. At a time of a housing
shortage, and with growing demand for accommodation without the long commutes €3,458/m2
that are a consequence of being forced to find a newly built home on the outskirts of
our cities, this should be a priority for Government.
Getting urban development right
is a vital interest for us all and, as getting urban
“
Colin Bray says in his article,
data lies at the heart of society.
development right iS a
Increasingly for a wealthy,
developed country, quality data
vital intereSt for uS
drives public policy and is central to
all and, aS Colin bray €2,137/m2
the delivery of the public services
that are vital to further growth and SayS in hiS artiCle,
prosperity. Colin points to the OSi
vision for a geospatially enabled data lieS at the heart
nation as a contribution to this. He
offers as an example the Dublin of SoCiety. €1,993/m2
Housing Observatory, which allows users and the public to source up-to-date and
verified information on Dublin’s housing market. For surveyors who need to understand
changes in markets, this type of geospatial knowledge will be increasingly important.
As a contrast, readers may be interested to compare this with the article on surveying
in the past by Muiris de Butléir.
editorial €4,628/m2
Tom dunne Average transaction price of a new dwelling per square metre.
Editor www2.deloitte.com/content/dam/Deloitte/at/Documents/real-
estate/property-index-6th-edition-2017.PDF
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019 5
aramark hitS 70
manages more than 500 properties, totalling over three million square
metres of commercial and residential property.
Landmark developments managed by Aramark include Capital Dock
Campus, George’s Quay Campus, Beacon South Quarter, Fernbank,
Cork’s English Market, the Ilac Shopping Centre, Blackrock Shopping
Centre, the Irish Life Centre, and all outsourced IDA industrial estates
throughout Ireland.
According to Aramark, sustainability, technology and tenant experience
initiatives are currently high on institutional and sophisticated clients’
agendas. Aramark Property is at the forefront of driving these initiatives
in the Irish market, collaborating with landlords and occupiers to achieve
and embrace technological and sustainability benchmarks. Aramark
uses data analytics and management to drive better building
HaPPy BIrTHday
performance, thus optimising revenue and enhancing tenant
Aramark's management team (from left): Aodhan King; Louise Phillips, Managing
Director; Fergus Byrne; Vincent Hickey; Ken Noble; Deirdre Bonus; Tara Giles; and, experiences. Last year, Aramark Property launched Hero, a bespoke
Brad Ansell.
concierge app allowing tenants to avail of services such as dry cleaning,
2019 is the seventieth year in business for Aramark Property, which car valeting, bike repairs, etc., from their desk.
describes itself as Ireland’s largest dedicated property management Louise Phillips, Managing Director, says: “Aramark Property’s core
provider. Founded in 1949, the company is one of the longest-established business is property, asset management, property finance and consultancy.
property companies in Ireland and today, with over 120 employees, We are non-transactional and I believe this is a key strength”.
appointmentS at thorntonS
TEaM THornTonS
At the announcement of appointments in Thorntons were (from left): Eugene
Finnegan, Associate Director; Darren Brennan, Managing Director; Barry Rafferty,
Head of Valuations; Valerie King, Chartered Valuation Surveyor; and, Patrick
Murray, Director.
Chartered building and valuation surveying firm Thorntons has made a
number of new appointments. Firstly, in recognition of his hard work and
commitment to the company, Eugene Finnegan has been appointed
Associate Director.
Additionally, Thorntons has a new Head of Valuations in Barry Rafferty, and
has appointed Valerie King as Chartered Valuation Surveyor. The company
is also actively looking to recruit more valuation and building surveyors.
6 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
the building ConSultanCy
CompleteS arC Cinema
The Building Consultancy recently finished work on the Arc Cinema in
Navan, Co. Meath. This is the second cinema that the company has
completed for this client. The six-screen cinema is the third location for
the chain, which also has outlets in Drogheda and Wexford town. The
chain also recently announced its plan to open a new eight-screen
cinema in England, which is due for completion in 2020.
8 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
appointment at omega SponSorS
malColm holliS raheny under-11S
Building consultancy Malcolm Hollis has added to
its Dublin workforce with the appointment of Kyle
Faloon, who joins the company as a building
surveyor. Kyle will begin his professional career
with the firm, having graduated from Ulster
University this year with a Bachelor of Science in
Building Surveying.
Malcolm Hollis states that its graduate programme
has been highly successful since its launch in the
1990s. Many of the current partners began their
careers as university graduates at the firm.
Tony Grant, partner at Malcolm Hollis’s Dublin
office, said: “We are very
pleased to welcome
Kyle to the Dublin
team, where he will
become an important
CoMMUnITy SPIrIT
contributor to the Omega Surveying Services presented Raheny GAA’s under-11s with a brand new set of kits that the company
work we do”. sponsored. Pictured at the presentation are Kevin Hollingsworth of Omega (centre, left), with Dublin footballer and
All-Star Brian Howard, and the Raheny under-11s.
10 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019lay of
the land
JOHN COLEMAN, CEO OF THE LAND DEVELOPMENT AGENCy,
TALKS ABOUT THE NEW AGENCy’S IMMEDIATE PLANS, AND ITS LONG-TERM
REMIT TO CHANGE THE WAy STATE LAND IS MANAGED.
l aunched in September 2018, the Land Development Agency
(LDA) is the latest major Government initiative to deliver
desperately needed housing, but that’s only part of a much
more ambitious remit to change the way State-owned lands are managed,
and to use both State and privately owned lands to bring stability to
Ireland’s volatile housing market. The Agency has been allocated a budget
of €1.25bn, but with the country in the midst of an unprecedented housing
crisis, it’s a challenging remit to say the least, and the LDA has had to hit
the ground running. Says CEO John Coleman: “Land is one thing, and land
that’s ready for development is another. Our starting point is on State land,
so we’re doing an exercise at the moment to create a State lands database
to understand what is in the State land bank and to build our strategy from
that. We also have an initial tranche of sites that we’re doing preparatory
works on with a view to getting those up and running in the near future”.
interview
ann-Marie Hardiman
Managing Editor,
Think Media
12 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019“
land iS one thing, and
land that’S ready for
development iS another
Mapping State lands
While the new agency is still in the process of
recruiting staff, a team has already begun work on
the land database using information provided by
State agencies, Government departments and
local authorities. It is already looking at how those
lands are currently being used, their planning and Linking with the private sector
zoning status, and how they might be used to Part of this process is to identify privately owned land adjacent to State lands, which the LDA might
provide housing. It’s a huge project, and a look at acquiring in order to unlock larger-scale development opportunities. John says that the LDA’s
challenging one: “We’ve been engaging very approach will be a commercial one, but there will be provision for compulsory purchase orders (CPOs)
positively with landowners like CIE, the ESB, the should the need arise: “I think that in the interests of a much wider development opportunity, we need
Department of Defence, the OPW, the HSE and, to be prepared to use [CPOs], and to be clear that we are prepared to use them, but at the same time,
very importantly, the local authorities. But my view is that there wouldn't be a wholesale deployment of CPOs as a strategy for acquiring land”.
oftentimes you could have a health facility or other
very legitimate services that need to be Housing now
accommodated on those lands. So what we're John is all too aware that there is an expectation of rapid delivery from the LDA, and that’s reflected in
trying to do is come up with innovative solutions. its approach to the first eight sites: “We have engineers, architects, traffic management studies – all
For example, services could be relocated or that type of work is underway. None of the sites have planning permission, and I think this is an
accommodated on a different space”. illustration of the need for the LDA. The lead time into obtaining planning permissions is significant,
It’s the first time that a mapping project and none of this work had been done until the LDA came along. We expect to see the first homes on
encompassing all State-owned land has been those sites from 2020 onwards, and we hope to continually add to that site portfolio”.
undertaken in Ireland, and the agencies involved John doesn’t see planning as a stumbling block, but says new planning frameworks would make larger
stand to gain from it too: “Until now there’s been projects easier to get off the ground: “New frameworks would be useful to give direction and vision to
a siloed approach in terms of land management larger-scale regeneration opportunities. Where you have multiple landowners, if a planning framework
within the broader State sector. And that's akin to what we have with Strategic Development Zones could be put in place to facilitate and give not
understandable: the HSE’s mandate is not to just planning clarity, but also implementation clarity in respect of land areas, I think that would be
deliver housing, it's to deliver health services, so useful and that's something that we're in discussions with the Department on”.
that's the context in which they think about their A condition of access to State-owned sites is that 30% of housing provided is affordable. John says that
land. Often you'll find that agencies that are the Government is currently working on developing a policy and regulatory framework for both
adjacent to each other in terms of land ownership affordable purchase and affordable rental. The latter has been deployed extensively in other areas, but
don't necessarily speak to each other, and that’s is a new concept for Ireland, and could be a game changer. One model that the Department is looking
what we’re trying to do, to bring those connections at is cost rental, where rents are based on the cost of delivery. John sees great potential in this, given
together. What we're finding as we talk to that household sizes are changing, and more diverse types of accommodation will be needed in the
Government bodies is that they're interested in it future: “We need to make the proposition attractive. We need to be able to show people that they’re
from the perspective of their own needs, so while pleasant places to live, that they’re well thought out, that there are good amenities, but also that they
our focus is development or urban regeneration, won't be hit with heavy rental increases year on year, and that they’ll have security of continual
their focus might be: ‘well we need a facility and occupancy for as long as it's necessary for them. I think if you brought in those types of initiatives, you
we didn't know there might be land available that would see a gradual shift in the attractiveness of this type of tenure”.
could be used for it’, which could have a knock-on The proposition should also be attractive to investors/landlords. The State may have a role, but once
effect of freeing up land for the LDA. So I think it's the correct policy framework is in place, John also sees opportunities in an “affordable rental industry”,
going to have a significant impact on the efficiency where firms who are interested in a rate of return that is perhaps lower, but predictable over the longer
and productivity of land in the State sector”. term, will enter the sector.
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019 13Crunching the numbers
A Chartered Accountant by profession, John worked in the corporate banking sector
before joining NAMA in 2011, eventually becoming its Chief Financial Officer. While at
NAMA, he was centrally involved in the major strategy shift that led to it becoming a
significant force in housing delivery in Ireland. John left NAMA in 2017 to work on what
has become the Land Development Agency.
With three young children at home, he says he doesn’t have too much free time, but
enjoys going to gym: “you forget about everything except the weight that’s in front of
you. I enjoy that mindfulness aspect”.
Under pressure
With the lands, agencies and monies involved, there’s definitely an
element of pressure to succeed, but John feels that the LDA’s targeted,
project management approach is the right one: “The easiest thing in
the world is to set big targets and the hardest thing is to be able to
deliver them. In terms of short-term goals, we've broken those down
into projects and tasks so that we're tracking them almost on a weekly
and monthly basis to ensure that we're still on target. That's the
approach we've taken to ensure that we achieve what we say we’re
going to achieve”.
Communication and expectation management are also key: “Our
Chairman, John Moran, is very keen on transparency and visibility as
we progress, and I think that should give people confidence that as we
achieve milestones along the way, [when it comes to] the grander
“
targets over the long term, people will have confidence that we can
deliver on those”.
The Land Development Agency Act, which is due to be published shortly,
will also clarify the Agency’s role: “We're being set up as a commercial the eaSieSt thing in the world iS
State-sponsored body in the same way as CIE or ESB, so we have to act
commercially, and I think that’s important because while we've been to Set big targetS and the hardeSt
given significant initial funding, property and development is a capital-
intensive business. It's important for us in terms of our sustainability thing iS to be able to deliver them.
to operate on a commercial basis. So the first thing the Bill will do for
us is set out clearly what our functions and objectives are”.
Overall, he’s confident that the will is there to make this new departure For any organisation to have that mix of people, land access and money,
a success: “We've had significant support from the Department of I think you're going produce something interesting”.
Housing, but also from the Department of Finance, the Department of And what is produced could be hugely positive for the State as a whole:
the Taoiseach and the political leadership. I am encouraged by the “What is the best use for any particular piece of land? And how can we
openness of those Departments to new ideas and new ways of looking accommodate all of the services, including housing provision and all
at things. And I've been encouraged by the response from the market other Government services, in the best way possible, from the overall
in terms of the LDA being an enabler for more opportunities”. land bank? That’s the vision. So regardless of what the vested interests
And what of accusations in the media or elsewhere that the LDA is yet of ourselves, or any other State agencies are, the State will be in a
another quango, launched with great fanfare, but unlikely to make a position to make an educated decision on the best use for land within
difference: “If you look at the facts: what components does the LDA its control”.
have? It has funding of one and a quarter billion Euro. It has a platform The major point to get across is that the LDA is very much open for
consisting of property, financial and legal experts. It has access to a business: “We shouldn't be seen as an ivory tower that's impervious to
large land bank with more coming. And it will have significant scope engagement and discussion. We want to engage – we want to deal with
through its legislation to deliver on those redevelopment opportunities. the market, and we want to be approachable”.
14 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019Surveying
the paSt
IRELAND’S MODERN SURVEyING METHODS HAVE
ROOTS THAT GO ALL THE WAy BACK
TO CROMWELLIAN TIMES.
b oundary surveying of properties
in a European context
intimately connected with the
development of state cadastres. Ireland in modern
times has eschewed the term ‘cadastre’, although
State administration in the area of land and
property management has all the components of
is
parcel were noted the name and religion of the
landowner, the area of the parcel, and whether the
land was of good quality or not.
An insight into the surveyors’ working conditions
at this time might be of interest to present-day
surveyors unhappy with their lot. The job
specification alone tells a story: surveyors must
a cadastre operating to a high level of quality. be “such as were able to endure travaile, ill
lodging and dyett, as also heates and coldes, being
The down Survey also men of activitie, that could leap hedge and MakIng a rECord
Ireland’s first comprehensive mapping project ditch, and could ruffle with the severall rude Example of a Registry of Deeds memorial.
came in the first half of the seventeenth century. persons in the country, from whome they might
This sprang directly from the Cromwellian expect to be often crossed and opposed”. so registered would stand against any other deed
Settlement. To carry out this vast project of Being crossed and opposed was no idle fear. registered at a later time or not registered at all.
confiscation accurate mapping was required, and During October 1655 alone, eight surveyors were
what might be described as Ireland’s first killed in the course of their work by those opposed Birth of ordnance Survey Ireland
cadastre was carried out between 1656 and 1658 to the aims for which their surveying was In 1824 the Ordnance Survey of Ireland (OSi) was
by Sir William Petty. The survey was known as the intended.1 established and given the task of mapping the
Down Survey, because the measurements were entire country at a scale of six inches to one mile
plotted down on paper. The survey involved registry of deeds (1:10,560). This survey was completed in 1846,
producing mapping at scales relevant to various Following the Down Survey we must wait a little making Ireland the first country in the world to be
administrative land divisions, the most important over 50 years for the next major event in Irish land mapped to such a degree of detail at so large a
being parishes and baronies. At their most survey and registration. In 1708 the Registry of scale. Although the original concept was to
detailed, maps were plotted at a scale of 40 Deeds was established. This registry provided for provide mapping for land valuation and land
perches to one inch (1:7,920). Against each land the lodgement of memorials, i.e., records of taxation purposes only, it was decided early in the
deeds, which comprised the date of the deed, its process that the survey should result in a fully
nature, the details of the parties to the deed, and detailed topographic map.
feature a description of the property. The purpose of the Later in the 19th century, detailed mapping at a
Muiris de Buitléir Registry was to provide chronological precedence scale of 1:2,500 was completed for most of the
Geomatics Professional Group Committee
member, and SCSI representative to The to a lodged deed, i.e., a guarantee that the deed land area of Ireland.2
Council of European Geodetic Surveyors
16 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019fIrST MaPS
Parish map for the Barony of Duleek (Down Survey).
and provided a State guarantee to that title. The Registration Authority of Ireland – PRAI) – into a
key title document was the folio, which single agency: Tailte Éireann.
a nEW SCaLE
Ordnance Survey first edition six-inch map. comprised three sections recording, It is clear that Ireland has all the components of
respectively, the details of the property, the a fully functioning and sophisticated cadastre
details of the tenure and ownership, and the comparable to any of the major continental
griffith Valuation and Land registry details of any burdens on the property. The folio cadastres, except that for our own idiosyncratic
The next milestone on the road to a was coupled with parcel mapping based on a reasons we hesitate to describe it as such.
comprehensive cadastre was the Griffith large-scale ordnance survey background.
Valuation. Although Griffith was appointed as
Commissioner for Valuation in 1827, it wasn’t Modern systems
until the completion of the Ordnance Survey’s Towards the end of the 20th century, the EU Cadastre: official register of the
six-inch mapping that the work of valuation Common Agricultural Policy brought about the quantity, value and ownership of real
could begin, as the six-inch map was the need for an agricultural land use database estate used in apportioning taxes.
cartography base on which the survey of managed by the Department of Agriculture,
valuation would be spatially referenced. The Food and the Marine.
initial valuation survey involved townlands only A further major cadastral component came at
(as indeed had the preceding Down Survey). the end of the 20th and the beginning of the 21st
This was completed in the 1840s. A more century, in the form of a comprehensive and references
detailed valuation survey of tenements on a land standardised address database developed by OSi 1. Prendergast F. The Down Survey of
parcel basis was commenced in 1853 and and An Post (GeoDirectory) and further Ireland. Survey Ireland 1997; 14: 43-52.
completed in 1865. This survey formed the basis enhanced by the postcode initiative of Eircode. See also the Trinity College Dublin
for the taxation of land in Ireland and the Another embellishment arrived on the taxation website on the Down Survey project –
Valuation Office (VO) continues this role until the front in the form of the Residential Property downsurvey.tcd.ie/history.html.
present day. Price Register managed by the Property 2. For a detailed history of the work of the
In 1892 the Irish Land Registry was established. Services Regulatory Authority. Ordnance Survey of Ireland in the
Unlike the already-existing Registry of Deeds, The last link in this chain of development is nineteenth century, see Andrews, J.H., A
which registered only the existence and the merging of the three major components Paper Landscape: The Ordnance Survey in
precedence of documents, the Land Registry of a cadastre – cartographic base (OSi), valuation Nineteenth Century Ireland. Oxford, 1975.
registered individual owners’ title to property (VO), and property registration (the Property
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019 17moving in the
right direCtion
THE SCSI’S ANNUAL RESIDENTIAL PRICE REPORT POINTS TO
SOME LONG-AWAITED STABILISATION IN THE HOUSING
MARKET, BUT SUPPLy REMAINS AN ISSUE.
f ollowing several years of turbulence, the Irish
property market may finally be set for a period
of relative calm. While that may be a very
welcome development, the sector will continue to generate
its fair share of challenges.
After several years of high-single-digit – and for a period
double-digit – price inflation, Irish property prices appear
to be pausing for breath. This is borne out in the SCSI’s
‘Annual Residential Market Report: Review and Outlook
2019’, which predicts that prices will rise by 5% in Dublin
and 4% around the country.
Double-digit or high-single-digit price inflation is not
sustainable in the long term and everyone in the market will
be happy to see a return to more modest price growth.
We’ve also seen a steady climb in the level of transactions More and more new homes are coming to the market, giving buyers greater choice.
over the last couple of years, and this is another positive As these come with A-rated energy efficiency in addition to the benefits of the Help
indicator of a return to a more normal functioning market. to Buy scheme, first-time buyers will in many cases opt for the new build home.
However, even if tighter Central Bank lending rules have
been successful in reining in inflation, prices have still risen Supply
significantly in recent years. Approximately 53,500 homes were built between 2011 and 2017, a shortfall of about
The Government-supported Help to Buy (HTB) incentive is 31,000 based on Government estimates. There is annual demand for in excess of
a scheme designed to assist first-time property buyers. 35,000 new homes throughout the country, but with approximately 18,000 constructed
According to a recent property report by MyHome.ie the in 2018 there will continue to be a shortage of houses until output improves.
scheme reportedly afforded the average purchaser a rebate According to the CSO, approximately 60% of all new build homes completed in 2018
of approximately €15,000. The scheme is due to expire in were in the Dublin region. There is increased demand to build apartments in Dublin,
December 2019, but given the current supply shortages and with apartments making up about 12% of last year’s completions, more and
affecting the market, the hope would be that the higher densities need to be built in the city and surrounding commuter belt.
Government will consider extending this initiative. Despite the pent-up demand that exists, the rising cost of construction for smaller
builders is a barrier to increasing supply. Larger PLCs and building firms like
Glenveagh are in a stronger position to handle this challenge and will be the main
feature drivers in supplying a higher volume of new homes to the market for the foreseeable
Eamon gavigan future. For example, Glenveagh, which was only established in 2017, completed 275
Sales Manager,
Glenveagh Properties units last year and will complete 725 units this year, mainly in the Dublin commuter
belt and Cork.
18 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019“
iriSh property
priCeS appear
to be pauSing
The shadow of Brexit
for breath.
One of the main issues contributing to uncertainty The future
in the market is, of course, Brexit. The Joint Clearly the pressing need at the moment is to increase supply and meet the huge demand that
Committee on Housing, Planning and Local exists for affordable and starter homes. However, we also need to look to the future, including
Government has been examining the potential the changing make-up of Ireland’s population and the kind of housing units they will require.
impact of Brexit on the housing market and it was Demographic projections indicate that the number of older people living in Ireland is set to grow
very interesting to see that one of the issues they dramatically. According to Census figures, there are currently 638,000 people aged over 65 years
highlighted in their recent report was the number of age in Ireland and this figure is expected to grow to 855,000 by 2026, and to nearly 1.4 million
of unknowns, both potential positives and by 2046. And so, while we need to adapt and innovate to meet current challenges – including the
potential negatives, which exist. The next number changing needs of modern families and single people – we also need to provide flexible solutions
of weeks will be important for determining what and community living options to our increasing elderly population.
the long-term impact on the housing market is
likely to be.
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019 19bim from
a diStanCe
RESEARCH SUPPORTED By THE SCSI IS SHOWING HOW SATELLITES CAN
BECOME A VITAL PART OF CONSTRUCTION SITE MONITORING.
PART I OF A TWO-PART ARTICLE.
b uilding information modelling (BIM) standards and
construction best practice stress the need for timely,
accurate mapping updates to ensure efficient monitoring
of progress on site. These updates are traditionally provided by established
survey technologies such as total station, laser scanner or, more recently,
photogrammetry, using imagery captured by remotely piloted airborne
“
systems (RPAS, aka drones). These techniques provide high-accuracy
surveys, but they require personnel or hardware on site (or in the sky
overhead) and operations can be restricted in busy, isolated, hazardous or
sensitive areas. Satellite remote sensing offers an alternative, rapid, non- Satellite remote SenSing offerS
contact approach that is exportable and repeatable for any site worldwide,
and has been demonstrated recently in developing countries via the World an alternative approaCh that iS
Bank. In this SCSI-funded study, we developed and tested an automated
approach using a Dublin coastal site as a test case, demonstrating the exportable and repeatable for
suitability of recent advances in satellite technology for a 3D and 4D BIM
process in Ireland. any Site worldwide
feature aidan Magee Doctoral candidate at Maynooth Stephen Purcell FSCSI, FRICS, MIPI
dr Conor Cahalane FSCSI, FRICS University Director, Future Analytics Consulting Ltd
Department of Geography, Maynooth University dr avril Behan FSCSI FRICS Eimear Mcnerney FSCSI, FRICS
darragh Murphy Lecturer and Assistant Head of the School of GIS and Mapping Specialist, Planning and Asset
GIS and EO Analyst at Mallon Technology Multidisciplinary Technologies, TUD Management, ESB.
20 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 20192
3
a B C d 1
Tristereo
fIgUrE 1 (aBoVE):
Tri-stereo Pléiades imagery highlighting the potential
for different environmental conditions visible in the a B
imagery due to different viewing positions: (a) forward
pointing image; (b) nadir image; (c) rear pointing image;
and, (d) the tri-stereo image acquisition principle.
fIgUrE 2 (rIgHT):
Proposed study site: (a) Dublin bay located on the east
coast of Ireland is part of a designated UNESCO
biosphere; and, (b) conceptual design plans for the
Alexandra Basin Redevelopment in Dublin port.
Satellite imagery – a potential solution to plan the orbits/point the sensor to utility of satellites as a non-contact measurement
Earth observation (EO) satellites broadly fall into accommodate. Pléiades imagery was requested technology over large areas.
two classes; those that record the sun's energy in tri-stereo acquisition mode, which means Imagine Photogrammetry (the old Leica
reflecting from the earth's surface, and those that images of an area from three separate locations Photogrammetry Suite) was used to generate a
transmit their own energy and measure what during an orbital overpass. Imagery was point cloud of Dublin Port using the Pléiades
comes back. These satellites can survey large requested with a four-week window between tri-stereo imagery. In the case of this project
strips during each orbit, with some capable of subsequent acquisitions, allowing both for the enhanced automatic terrain extraction (eATE)
surveying areas the size of Leinster in just a few weather delays due to cloud cover and also for dense matching algorithm was utilised for the
minutes. Other satellites, such as the sufficient progress on site to have occurred. purpose of generating the point cloud. The eATE
commercially available Pléiades constellation, figure 1 illustrates the tri-stereo principle; this algorithm enabled extraction of high-density 3D
focus on narrower strips but can therefore provide improves on standard stereo acquisitions from information from overlapping imagery by
imagery with a spatial resolution as low as 0.5m2 satellite and is ideal for urban or built-up areas, identifying common points in the images, and then
(each pixel represents an area on the ground providing an additional image in the centre of the transformed these points into accurate XyZ
about the size of a flat screen TV). Standard aerial site and reducing data shadowing or occlusions. terrain points. It is important to note that one of
surveys rely on an overlap between images to the main factors that influence the quality of any
create orthophotos or 3D models. Satellite Earth observation satellites in action photogrammetric 3D reconstruction process is
versions are similar but usually rely on pointing The study area (figure 2a) is located in the inner the amount of overlap between the imagery. The
capability to create the overlap (the highest part of Dublin Bay on the east coast of Ireland. The higher the overlap between the imagery, the more
resolution commercial satellite on the market – Alexandra Basin Redevelopment (ABR) Project robust the image-matching solution will be, and
WorldView 4 – had a gyroscope failure just before (figure 2b) is located in the approaches to Dublin this will result in a more accurate 3D
Christmas and now cannot point at different Airport and 2.5km south west of a nature and bird reconstruction of the surface. The tri-stereo
locations; in fact, it has been written off at a cost sanctuary, limiting options for aerial or RPAS imagery used in these tests helped to maximise
of $155 million). surveys. The ABR Project is the first part of the this. Following creation of block files containing
larger redevelopment of Dublin Port that forms raw imagery and all information essential for
SCSI project part of Dublin Port Company’s Masterplan 2012- triangulation (including imagery, sensor
The Earth Observation and Remote Sensing 2040 (an interim review of the Masterplan was information and orbital altitude of the satellite), an
Working Group of the SCSI’s Geomatics carried out in 2017), and the scale and life cycle of automated process was then initiated whereby the
Professional Group applied to the European Space a project of this kind is critically dependent on interior (internal sensor parameters) and exterior
Agency (ESA) for funding, and was awarded regular, rapid mapping for monitoring of major (sensor position, pitch, roll, yaw) orientation were
satellite tasking time to quantify satellite infrastructural development in urban determined using the rational polynomial
capability for building measurement. We then environments. Furthermore, the ongoing offshore coefficient files, which contained the sensor and
specified the optimal date, time and location for and onshore development of the Port presents image information. Tie points were then also
each image capture and they would do their best additional opportunities for demonstrating the automatically detected in overlapping imagery.
Part II of this article will be published in the Summer 2019 edition of the Surveyors Journal.
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019 21popping
the Cork
ON MAy 31, CORK CITy WILL ALMOST DOUBLE IN AREA AND IN POPULATION,
WITH THE AIM OF HAVING 350,000 PEOPLE IN THE CITy By 2040 SO IT
CAN FULFIL ITS POTENTIAL AS A COUNTERWEIGHT TO DUBLIN.
C ork city has been identified in the Government’s Ireland 2040 plan as one of the most
important growth areas in the country. The city currently has a population of around
120,000. In 2018, Cabinet approval was given for Cork City Council to assume control
over a massive tract of land that is currently under the administration of Cork County Council. Major
satellite towns Glanmire, Blarney and Ballincollig, along with Cork Airport and other areas, will now be
part of Cork city. Immediately, the city’s population will increase to 210,000, with the aim of growing this
to 350,000 by 2040.
Boundary extension
One of the most significant changes in
the city’s history is the upcoming
extension of the city boundary on May 31.
It will almost double the population of
the city and see its area increase
massively. Ann Doherty of Cork City
The Surveyors Journal spoke to Ann Doherty, Chief Executive of Cork City Council. It is the first boundary Council says it is important for cities to
extension to the city since 1965 and Ann says that the city needs space. have space. She says that growing Cork
Although the boundary extension will see the footprint of the city expand greatly, 50% of the population will be good for Ireland as a whole.
growth up to 2040 must take place within the existing city and its suburbs.
Ann highlighted the role of Cork city and region in Ireland 2040: “Internationally, cities are really
important to drive economies”.
She spoke about the Taoiseach’s comments last year that Cork must succeed if Ireland is to succeed:
“We have a capital city – that’s really important in any country – but what is equally important is to have rental and house prices
a second city of scale”. Average rental price: €1,314 (Daft rental
One of the major regeneration projects taking place in the city is in the docklands. This features report, Q4 2018) – 11.4% increase in a year
significant office and apartment building near the city centre, and when the Port of Cork is moved from Average asking price for a house:
its current location at the Tivoli Docks down river to Ringaskiddy, development will begin there. €275,703 – 5.8% increase in a year (Daft
The €60m One Albert Quay office block has been completed and can accommodate 500 workers. Work house price report)
is also underway at Navigation Square, Penrose Dock and Horgan’s Quay. Office prime rents are €350 per
Ann says there is huge confidence in Cork but that one thing the city needs is more apartments: “Bearing sqm (Cushman and
in mind the international nature of the people working here and wanting to live in the city centre, the Wakefield Cork Office
offering they want is apartments”. Report, Q3 2018)
feature
Colm Quinn
Journalist and Sub-editor,
Think Media
22 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019glanmire
old Whitechurch Tivoli docks Boherboy road Planning for 600 units in
road When the Port of Cork moves Cork City Council built Glanmire granted. The first 40
Council-owned site – potential from here in 2020, there is 147 social and affordable units in the Ballinglanna
for 600 homes – infrastructural space for up to 10,000 people houses on this site, development are ready, priced at
works approved, planning still to live close to a rail line which are now out €315,000 for a three-bed semi.
needed, no decision on and the city centre. to market. These are within the new
type of housing. Cork city area.
M20
The €900m upgrade of
the Cork-Limerick road is due
to be completed before 2027,
and the design and planning
process has just gotten
underway.
dunkettle
Interchange upgrade
Carries 80-100,000 vehicles a
day. Upgrade will see routes into
the Interchange made more
direct to alleviate congestion.
UCC Crawford art gallery Victoria road M28/Cork port
There are big plans for UCC The art gallery is to receive a Planning permission has relocation
under Ireland 2040. The university €22m upgrade. The admin and been granted for a 10-storey Port of Cork to be moved to
will get a new business school, a gallery spaces will be updated to apartment building on this site. Ringaskiddy in 2020. Existing N28
new dental school, student make the building more Accompanying this will be a to be upgraded to M28. A High
accommodation and an accessible, with social and smaller, six-storey Court appeal against this
innovation park. education spaces. apartment building. has been launched.
Páirc Uí Chaoimh Morrison’s Island docklands
Waterfall road The €110m redevelopment redevelopment/flood redevelopment
Planning has been lodged of the stadium saw the capacity defence plan One Albert Quay: completed.
for 240 units (154 houses increased to 45,000. The stadium €140m plan for new flood Penrose Dock: work underway,
and 86 apartments) on this was first built in 1976 and the defences. Some scorn from expected 2020. Navigation
site on the outskirts of redevelopment finished in locals about the plans, which Square: offices – work
the city. 2017. had to be changed. underway. Horgan’s
Quay: 2020.
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019 23built to
laSt?
‘LIVING OVER THE SHOP’ SHOULD BE PART OF THE SOLUTION TO
OUR HOUSING CRISIS, BUT A REGULATORy MINEFIELD
MAKES IT DIFFICULT TO MAKE PROJECTS WORK.
t
“
he ongoing widespread demolition
of relatively modern office buildings
to make way for contemporary
replacements in and around Dublin City points to rebuilding ireland iS a €6 billion
an early obsolescence that makes one question
the viability of this form of development. The fund with an aim of delivery of 25,000
environmental impact of the demolition of
buildings, and the carbon footprint created when houSing unitS per annum by 2020
replacing buildings, should be added to any cost–
benefit analysis.
As far back as 2004, Dublin City Council, in
association with the Heritage Council, published Bringing back homes
its very interesting ‘Built to Last’ document. This Fast forward, however, to the aptly titled housing crisis of 2018/2019, where 10,000 people are
document analysed five projects and compared now homeless, and we witness many dilapidated historic ‘over the shop’ buildings standing idly
full replacement cost with refurbishment cost. by, falling slowly into further disrepair.
The result ran contrary to a widely held belief that In 2018 the Department of Housing, Planning and Local Government published the informative
full replacement of buildings can be more ‘Bringing Back Homes: Manual for the reuse of existing buildings’. This publication put forward
economical. In fact, the report concluded that possible conversion scenarios, albeit in relatively simple terms, showing how over the shop type
where high levels of “conservation works” were accommodation could be utilised, and also pointed out the various statutory consents that were,
not needed, refurbishment costs ran a massive or were not, required. These include planning permission, Fire Safety Certificate and Disability
53% behind full replacement costs. Coupled with Access Certificate. The document also confirmed that the Safety Health and Welfare at Work
environmental advantages, and the merits in (Construction) Regulations 2017 would apply to these works, to include the requirement to appoint
retaining old buildings of aesthetic and heritage a project supervisor for the design process (PSDP) and for the construction stage (PSCS).
value, refurbishment and reuse are clearly ‘Bringing Back Homes’ came on the back of the Government’s 2016 ‘Rebuilding Ireland: Action
economically viable and a realistic prospect. Plan for Housing and Homelessness’. This plan was designed to accelerate housing supply,
including utilising vacant homes in the supply of rental accommodation. Rebuilding Ireland is a
€6 billion fund with an aim of delivery of 25,000 housing units per annum by 2020, and includes
the Housing Assistance Payment scheme (HAP) and the Rental Accommodation Scheme. Backed
by a special housing delivery office within the Department of Housing, the plan promised, as a
feature key action, to remove regulatory barriers to re-using vacant properties. Recent reports suggest
that this initiative is lagging behind in terms of expected delivery, with an over-reliance on the
noel Larkin MSCSI MrICS
HAP scheme coming to the fore. A recent Dublin City Council small housing project was scrapped,
Chartered Building Surveyor
with excessive cost registered as an obstacle.
24 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019“
regulations and incentives
The Planning and Development (Amendment)
(No.2) Regulations 2018 were also introduced, the living City initiative (lCi) iS a tax
which provided exemptions allowing change of
use of existing specific buildings, to include inCentive SCheme to aSSiSt and enCourage
office into residential use. This is a time-
limited incentive, running until December 31, people to live in the hiStoriC inner City
2021. It includes some minimum requirements,
and sets down that a maximum number of nine
areaS of dublin, Cork, limeriCk,
units are permitted. The minimum floor and
storage areas, required in ‘Sustainable Urban
galway, waterford and kilkenny.
Housing: Design Standards for New
Apartments’, introduced in March 2018, must
be met. There are restrictions also in terms of
protected structures, conservation areas,
special amenity areas, special planning control
areas, and restrictions in terms of separation
from establishments where flammable
materials are stored.
The Living City Initiative (LCI) is a tax incentive
scheme to assist and encourage people to live
in the historic inner city areas of Dublin, Cork,
Limerick, Galway, Waterford and Kilkenny. This at whose risk?
scheme is available to landlords who wish to The design and construction of buildings is regulated under the Building Control Acts 1990-
refurbish existing over-the-shop residential 2014. Building Regulations are primarily concerned with the health, safety and welfare of people,
properties. The minimum amount of expenditure rather than buildings. The Building Regulations and their suite of Technical Guidance
for works is €5,000 and tax relief can be claimed Documents (TGDs) set out minimum performance requirements. Buildings are also subject to
for the money spent on refurbishment. This the requirements of the Fire Safety Acts 1981 and 2003. The Department of Environment also
initiative expires in May 2020. published Fire Safety in Flats (1994). This provides persons having control over premises with
So with this plethora of legislation and guidance on how best to implement and manage fire safety requirements.
incentives, why has there been no meaningful In my opinion, the logjam in development exists because of risk and the associated potential
uptake of this opportunity? Tight town centre for liability. The TGDs do state that a more relaxed approach can be adopted when dealing with
sites, ownership and title anomalies, cost, existing buildings. However, in practice the fact that most works required to convert older
access to funding, unwieldy and multi-faceted buildings into dwellings constitute a “material alteration”, brings with it the requirement to
statutory compliance issues, and unavailability obtain a Fire Safety Certificate and the need to appoint an Assigned Certifier. This means that
of skilled labour have all been suggested as a high level of compliance with fire regulations will be required, and rightly so, as this is at the
being deterrents. The matter of building heart of the protection of life. Older buildings with historic finishes can make absolute
control, and compliance with current Building compliance harder to achieve or certify. Risk-averse designers and fire officers will be slow to
Regulations, sits on top of this list. suggest any reduction in compliance or the implementation of trade-offs. However, any deviation
from compliance in terms of sound transmission, thermal insulation, ventilation and resistance
to dampness and the like, which are outside of the remit of fire safety, introduces risk. By this
I mean that if an issue arises with, for example, dampness or mould, or even the nuisance of
sound transmission through party walls, the designer could be held liable. Failure to meet
rigorous modern standards may be agreed with a client in advance of works, but later failures
can lead to selective memory.
Local authorities are slow to give a green light to deviation from the TGDs, as are professionals, as
any such deviation moves risk to their side of the equation. Until there is clear guidance to designers
and Assigned Certifiers on the relaxations that apply in terms of Building Regulations, or a
disclaimer from the client in terms of liability, this type of development will remain unattractive.
These buildings were built to last, but like the second- and third-generation office buildings
mentioned above, unless there is change, they too may soon be reduced to rubble.
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019 25homeS
for life
IN RESPONSE TO ENORMOUS CHANGE IN THE HOUSING SECTOR,
CLúID HOUSING HAS DIVERSIFIED THE WAy IT PROVIDES HOUSING,
BUT MAINTAINS ITS FOCUS ON SECURE, AFFORDABLE HOMES.
C lúid Housing is an award-winning organisation with vast experience working in
partnership with private developers and local authorities to provide quality
housing to those on social housing waiting lists. Clúid is the largest approved
housing body (AHB) in Ireland, with over 6,700 properties in management. These properties are
home to over 17,000 people. Clúid, which this year celebrates 25 years in existence, is proud to
have this national remit.
Social housing is a crucial element of Ireland’s housing market. Meeting the demand for good
Working with developers
Clúid designs and builds its own housing
schemes, and while this particular supply
route provides quality and control, it is
resource intensive compared to the purchase
of new build units from a developer. We
recognise the value of the many great
quality social housing relieves pressure on the private market. Clúid buys turnkey houses and developers out there who can do much of the
apartments from developers, many of which are delivered through Part V of the Planning and work. Clúid has excellent relationships with
Development Act. The organisation also often purchases an additional percentage of the available developers across the country. In fact, in
homes on the same project, at market value, where the socioeconomic mix of the project can response to the lack of affordable development
sustain additional social housing. finance in the years immediately after the
recession, Clúid designed its own bespoke
a changing sector contract to attract developers to deliver their
The past 25 years have seen huge changes in the AHB sector. Clúid has gone from 100% own design and build projects. This product
Government grant-funded building programmes to becoming a serious player in the property type remains particularly attractive to small-
market, utilising debt finance to deliver social housing. Our greatest strength is undoubtedly our and medium-sized developers, with staged
people, with over 200 highly qualified and professional staff across the country, and a focus on payments that can reduce their financing
housing that enables a focus on quality of service to all stakeholders. costs.
Clúid’s business model is based on three core functions, supported by the typical ancillary
functions, including our own award-winning in-house legal team and Clúid Works, our property regeneration
maintenance team. The New Business Department delivers on a pipeline of new housing, Housing Clúid has also undertaken several very
Services manages our tenancies and supports our customers, and Property Services manages successful regeneration projects with local
and maintains our stock and is continuously upgrading and improving our older properties. authorities, and the redevelopment of the St
Mary’s Mansions complex in Dublin 1 is one of
its largest projects to date. This €21m
redevelopment is scheduled for completion in
feature late 2019 and, when complete, will provide
fiona Cormican high-quality social housing to 80 local families
New Business Director, and single people from Dublin City Council’s
Clúid Housing
social housing waiting list.
26 SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019You can also read
