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
ContentS
preSident’S meSSage
feature
editorial
interview the laSt word
report
4
n Editorial
5
n Business news
6
n Lay of the land
12
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
n Homes for life
26
n Mining the data
28
n Society news
30
n Surveyor profile
33
n The last word
34
Surveyor profile
Society of Chartered Surveyors Ireland, 38 Merrion Square, Dublin 2. Tel: Email: Web:
n President’s message
01-644 5500 info@scsi.ie www.scsi.ie
Áine Myler, Director General
www.scsi.ie Views expressed by contributors or correspondents are not necessarily those of the Society of Chartered Surveyors Ireland or the publisher and neither the Society of Chartered Surveyors Ireland nor the publisher accept any responsibility for them.
EdITorIaL Board
PUBLISHErS
Tom Dunne Chairman TUD John Costello Costello Commercial Tom Cullen Think Media Brian Gilson Lisney Ann-Marie Hardiman Think Media Frank Harrington Smith Harrington Patrick King SCSI Paul Mooney Benchmark Property Paul O'Grady Think Media Rowena Quinn Hunters Andrew Ramsey McGovern Surveyors Sarah Sherlock Murphy Surveys Paddy Shine Dublin City Council Claire Solon Friends First John Vaudin WK Nowlan Real Estate Advisors
Published on behalf of the Society of Chartered Surveyors Ireland by Think Media Editorial:
design:
advertising:
Ann-Marie Hardiman Paul O’Grady Colm Quinn Tony Byrne Tom Cullen Niamh Short Paul O’Grady
LETTErS, CoMMEnTS and arTICLES WELCoME All submissions will be considered by 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.
preSident’S meSSage des o’Broin President
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
LookIng aT Land This issue focuses on land and buildings.
getting it right THIS EDITION OF THE SURVEYORS JOURNAL WILL BE PARTICULARLy INTERESTING FOR READERS.
i
How high is too high?
€4,055/m2
am sure that many surveyors are asked by those discussing the housing crisis
€2,957/m2
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 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
getting urban Colin Bray says in his article, development right iS a data lies at the heart of society. Increasingly for a wealthy, vital intereSt for uS developed country, quality data drives public policy and is central to all and, aS Colin bray 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.
is a vital interest for us all and, as
“
€2,137/m2
€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 Tom dunne Editor
€4,628/m2 Average transaction price of a new dwelling per square metre. www2.deloitte.com/content/dam/Deloitte/at/Documents/realestate/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 Aramark's management team (from left): Aodhan King; Louise Phillips, Managing Director; Fergus Byrne; Vincent Hickey; Ken Noble; Deirdre Bonus; Tara Giles; and, Brad Ansell.
2019 is the seventieth year in business for Aramark Property, which
performance, thus optimising revenue and enhancing tenant experiences. Last year, Aramark Property launched Hero, a bespoke concierge app allowing tenants to avail of services such as dry cleaning, 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.
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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.
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
appointment at malColm holliS
omega SponSorS 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 contributor to the work we do”.
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
CoMMUnITy SPIrIT Omega Surveying Services presented Raheny GAA’s under-11s with a brand new set of kits that the company 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.
lay 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
crisis, it’s a challenging remit to say the least, and the LDA has had to hit
(LDA) is the latest major Government initiative to deliver
the ground running. Says CEO John Coleman: “Land is one thing, and land
desperately needed housing, but that’s only part of a much
that’s ready for development is another. Our starting point is on State land,
more ambitious remit to change the way State-owned lands are managed,
so we’re doing an exercise at the moment to create a State lands database
and to use both State and privately owned lands to bring stability to
to understand what is in the State land bank and to build our strategy from
Ireland’s volatile housing market. The Agency has been allocated a budget
that. We also have an initial tranche of sites that we’re doing preparatory
of €1.25bn, but with the country in the midst of an unprecedented housing
works on with a view to getting those up and running in the near future”.
interview ann-Marie Hardiman Managing Editor, Think Media
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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
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Crunching 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”.
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
Surveying the paSt IRELAND’S MODERN SURVEyING METHODS HAVE ROOTS THAT GO ALL THE WAy BACK TO CROMWELLIAN TIMES.
b
oundary surveying of properties
parcel were noted the name and religion of the
in
landowner, the area of the parcel, and whether the
a
European
context
is
intimately connected with the
land was of good quality or not.
development of state cadastres. Ireland in modern
An insight into the surveyors’ working conditions
times has eschewed the term ‘cadastre’, although
at this time might be of interest to present-day
State administration in the area of land and
surveyors unhappy with their lot. The job
property management has all the components of
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
Ireland’s first comprehensive mapping project
ditch, and could ruffle with the severall rude
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.
MakIng a rECord Example of a Registry of Deeds memorial.
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 entire country at a scale of six inches to one mile
Down Survey, because the measurements were 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.
a description of the property. The purpose of the
Later in the 19th century, detailed mapping at a
Registry was to provide chronological precedence
scale of 1:2,500 was completed for most of the
to a lodged deed, i.e., a guarantee that the deed
land area of Ireland.2
feature Muiris de Buitléir Geomatics Professional Group Committee member, and SCSI representative to The Council of European Geodetic Surveyors
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
fIrST MaPS Parish map for the Barony of Duleek (Down Survey).
a nEW SCaLE Ordnance Survey first edition six-inch map.
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.
comprised
recording,
It is clear that Ireland has all the components of
respectively, the details of the property, the
a fully functioning and sophisticated cadastre
three
sections
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
six-inch mapping that the work of valuation
Common Agricultural Policy brought about the
could begin, as the six-inch map was the
need for an agricultural land use database
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
Cadastre: official register of the quantity, value and ownership of real estate used in apportioning taxes.
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
17
moving 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
feature Eamon gavigan Sales Manager, Glenveagh Properties
Glenveagh are in a stronger position to handle this challenge and will be the main drivers in supplying a higher volume of new homes to the market for the foreseeable future. For example, Glenveagh, which was only established in 2017, completed 275 units last year and will complete 725 units this year, mainly in the Dublin commuter belt and Cork.
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
The shadow of Brexit One of the main issues contributing to uncertainty
“ iriSh property priCeS appear to be pauSing for breath.
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
19
bim 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-
contact approach that is exportable and repeatable for any site worldwide, and has been demonstrated recently in developing countries via the World
Bank. In this SCSI-funded study, we developed and tested an automated approach using a Dublin coastal site as a test case, demonstrating the
suitability of recent advances in satellite technology for a 3D and 4D BIM process in Ireland.
Satellite remote SenSing offerS an alternative approaCh that iS exportable and repeatable for 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 2019
a
B
C
d
2
3
1
Tristereo fIgUrE 1 (aBoVE): Tri-stereo Pléiades imagery highlighting the potential for different environmental conditions visible in the 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.
a
B
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.
the
sufficient progress on site to have occurred.
purpose of generating the point cloud. The eATE
Other
satellites,
such
as
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 robust the image-matching solution will be, and
resolution commercial satellite on the market –
Alexandra Basin Redevelopment (ABR) Project
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
The Earth Observation and Remote Sensing
2040 (an interim review of the Masterplan was
information and orbital altitude of the satellite), an
(including
imagery,
sensor
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
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.
development
in
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
21
popping 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
Boundary extension
important growth areas in the country. The city currently has a population of around
One of the most significant changes in
120,000. In 2018, Cabinet approval was given for Cork City Council to assume control
the city’s history is the upcoming
over a massive tract of land that is currently under the administration of Cork County Council. Major
extension of the city boundary on May 31.
satellite towns Glanmire, Blarney and Ballincollig, along with Cork Airport and other areas, will now be
It will almost double the population of
part of Cork city. Immediately, the city’s population will increase to 210,000, with the aim of growing this
the city and see its area increase
to 350,000 by 2040.
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
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 2019
(Cushman
and
glanmire old Whitechurch road
Tivoli docks
Boherboy road
Planning for 600 units in
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
There are big plans for UCC
The art gallery is to receive a
Planning permission has
M28/Cork port 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 Waterfall road
The €110m redevelopment
docklands redevelopment One Albert Quay: completed.
Planning has been lodged
of the stadium saw the capacity
Morrison’s Island redevelopment/flood defence plan
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
23
built 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 an early obsolescence that makes one question
the viability of this form of development. The environmental impact of the demolition of buildings, and the carbon footprint created when replacing buildings, should be added to any cost– benefit analysis. As far back as 2004, Dublin City Council, in
“
rebuilding ireland iS a €6 billion fund with an aim of delivery of 25,000 houSing unitS per annum by 2020
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
feature
by a special housing delivery office within the Department of Housing, the plan promised, as a 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 Chartered Building Surveyor
HAP scheme coming to the fore. A recent Dublin City Council small housing project was scrapped, 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, which provided exemptions allowing change of use of existing specific buildings, to include office into residential use. This is a timelimited incentive, running until December 31, 2021. It includes some minimum requirements, and sets down that a maximum number of nine units are permitted. The minimum floor and storage areas, required in ‘Sustainable Urban 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,
“
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.
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
25
homeS 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
Working with developers
partnership with private developers and local authorities to provide quality
Clúid designs and builds its own housing
housing to those on social housing waiting lists. Clúid is the largest approved
schemes, and while this particular supply
housing body (AHB) in Ireland, with over 6,700 properties in management. These properties are
route provides quality and control, it is
home to over 17,000 people. Clúid, which this year celebrates 25 years in existence, is proud to
resource intensive compared to the purchase
have this national remit.
of new build units from a developer. We
Social housing is a crucial element of Ireland’s housing market. Meeting the demand for good
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
feature fiona Cormican New Business Director, Clúid Housing
26
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
redevelopment is scheduled for completion in late 2019 and, when complete, will provide high-quality social housing to 80 local families and single people from Dublin City Council’s social housing waiting list.
“
Clúid deSigned itS own beSpoke ContraCt to attraCt developerS to deliver their own deSign and build proJeCtS.
BUILdIng CoMMUnITIES Above left: Sleaty Park View in Carlow Town was built in partnership with Byrne & Byrne Construction Ltd and Carlow County Council. Above: Broome Lodge in Cabra, Dublin, was built in partnership with Dublin City Council, and is an example of an Older Persons’ Housing Scheme managed by Clúid. Left: Ger and Debbie Kearney getting the keys to their new home at Sleaty Park View from Minister Eoghan Murphy.
banks or private institutions. This loan is backed by a payment and availability agreement from the local authority for making the homes available for social housing. This funding model is very attractive to funders and while the majority of borrowings to date have been from the Housing Finance Agency, Clúid is now looking to the market to supply some project funding so that we can increase our delivery. Our strategy focuses on our mission – a society where everyone has a great place to live – and our aspirations to build thriving communities. This strategy focuses on a wider range of people in need of housing, including exploring the potential for delivery of affordable and intermediate rental for families
older Persons’ Service
who are caught between the social housing income thresholds and the high
Clúid’s design focus is on homes for life, and we ensure that homes are
cost of renting in the private market.
suitable to whatever stage in life our customers are at and whatever
The housing sector faces many challenges: demand outstripping supply; a
their family circumstances are. We are particularly proud of the work of
dearth of skilled workers; high land and development financing costs; and, a
our Older Persons’ Service, and the bespoke service it provides. Our
perception of an overly complex set of bureaucratic processes hindering
model for older persons’ housing is one that encourages independent
delivery, to name but a few. However, Clúid sees enormous opportunity in
living, with support on hand to encourage integration with the
these challenges. The Government’s Rebuilding Ireland policy provides a
community. We are working to develop this service as a business model
framework plan for increasing delivery, and the move away from grant
to meet the growing demand from Ireland’s ageing population, and we
funding has allowed the social housing sector to become more economically
look forward to launching this later in the year.
motivated, and therefore more business focused in its approach to delivery.
ambitious plans
and brave. Clúid’s aim is to focus on its strengths – the knowledge and
Clúid has an ambitious programme to spend half a billion Euro to deliver
expertise it has built up over a quarter of century of operations – to support
Clúid is well used to facing challenges. This has made us resilient, adaptable
2,500 homes over a three-year period. The funding model is based on a
the business of delivering social housing. Clúid advocates for a collective
soft loan from central Government of up to 30% of the cost of a property,
approach that encourages responsible innovation and calls on all our
which provides the seed capital to allow Clúid to borrow the balance from
partners to work with us to meet the current supply challenge.
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
27
mining the data IRELAND’S NATIONAL GEOSPATIAL INFRASTRUCTURE IS PROVIDING NEW INSIGHTS TO AID DECISION-MAKING ON AREAS FROM HOUSING TO CLIMATE CHANGE.
d
ata lies at the heart of our society; it informs and drives public policy and is central to the delivery of public services. Knowing when and where things happen is important for the planning, targeting and delivery of services, and geospatial
data is an important element in the overall Government data ecosystem. Geospatial data relates
to the geographic location and characteristics of natural or constructed features and boundaries on, above or below the Earth’s surface, and can be delivered as both digital and paper mapping, imagery and reference systems. Ordnance Survey Ireland (OSi), the national mapping agency, has an important role in the provision of trusted, authoritative and timely State geospatial information to meet the evolving needs of
citizens, business and policy makers. It is playing an active role in the development and implementation of the Government’s key data strategies, and is focused on collaboration and innovation to enhance and develop the value of geospatial information to society as a whole. OSi has a vision for a geospatially enabled nation that shares, integrates and uses a wide range of data to achieve social, economic and environmental benefits. To achieve this aim, the mapping agency has focused on strengthening and further modernising its approach to best-in-class geospatial data capture, management and distribution, to ensure that a single source of digital geography is accessible and understood across the public sector.
feature Colin Bray fSCSI Chief Executive Officer, Ordnance Survey Ireland Immediate Past President, SCSI
28
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
GeoHive – www.geohive.ie Dublin Housing Observatory portal – www.airomaps.geohive.ie UN SDG portal – www.irelandsdg.geohive.ie Census 2016 portal –www.osi.ie/resources/ osi-census-2016-open-data
geoHive – the national geospatial Infrastructure In order to make its data easier to find, share and use, OSi provides a web-based data platform called GeoHive, which is free to use and offers geospatial services including the capability where users can save and share their own map. GeoHive combines OSi mapping with authoritative layers of data from multiple public sector bodies, and presents them seamlessly to the end user in a single view. Since its initial launch in 2015, GeoHive has been further developed to deliver new ways of sharing data while allowing the presentation of information to different audiences, with different views, known as ‘micro-hives’, which focus on key initiatives and policy matters.
dublin Housing observatory portal One such micro-hive was developed by OSi in partnership
with
the
All-Island
Research
Observatory (AIRO) on behalf of the Dublin Housing Observatory (DHO), a new business unit under Dublin City Council’s Housing and Community
European Union (EU) Sustainable Development
and statistical information into the hands of
Services Department. The DHO mapping viewer
Goals (SDGs). This location-based platform
public sector decision makers and civil society
was launched in 2018 to allow users to source up-
supports collaboration among data producers and
groups. This site makes the Census 2016 Small
to-date and verified information on Dublin’s
users, and facilitates interoperability across a
Area Population Statistics (SAPS), which were
housing market, sourced from the Central
wide range of data and sources. It allows users to
released by the CSO on July 20, 2017, available
Statistics Office (CSO), the Residential Tenancies
search, discover and visualise the data used to
as geographical open data for the first time. The
Board (RTB), the Residential Property Register,
create the set of globally and EU-agreed
site provides public policy makers, researchers,
and local authorities.
indicators for measuring Ireland’s progress
academics, and all public stakeholders with
The viewer provides detailed information on
against the 17 SDGs, and is helping Ireland to
access to over 500 layers of authoritative OSi
Dublin’s housing market with a focus on the
implement significant international policies and
boundary data that has been enriched with the
rental market, property sales and valuations,
achieve agreed targets.
Census 2016 variables from the CSO in 15
planning and zoning, along with key Census-
Increasingly, public policy will be influenced by the
themes.
based socioeconomic variables. It can be viewed
need to deliver on the UN 2030 Agenda for
Planned micro-hive developments in 2019
by the public online and provides detailed
Sustainable Development adopted by member
information on various aspects of Dublin’s
states in 2015. By delivering high-quality data
During 2019, OSi will develop a number of
housing market, including: rental rates in
about SDG indicators in a timely, usable, open, and
additional micro-hives on behalf of its parent
different parts of the city; the number of
actionable manner, Ireland’s SDG hub supports
department, the Department of Housing,
registered tenancies versus owner-occupied
the making of data-driven decisions, drives
Planning and Local Government. These include
homes in Dublin; and, rental and property prices.
progress on policy initiatives, and contributes to
an INSPIRE Geoportal micro-hive supporting
The data and analysis offered by the DHO will play
positive change. The GeoHive platform helps to
Ireland’s compliance with the EU INSPIRE
a key role in the future development of Dublin City
promote the value of the SDGs, and engages with
Directive, and a MyPlan micro-hive, one of the
Council’s housing policy.
citizen and public sector bodies to encourage their
key planning portals for the State.
participation in furthering progress on the goals.
Un Sdg portal
It is also useful for the academic sector and non-
Summary
Another micro-hive developed by OSi in
governmental organisations to understand the
Understanding changes that are occurring within
partnership with the CSO and the geographic
challenges in our world.
locations and our environment is essential to many decisions we make. Geospatial data is now
information systems company Esri Ireland, is
Census 2016 portal
recognised for the importance it plays in national
downloading and combining publicly available
In partnership with the CSO, OSi launched an open
policy, and it is through the applied use of data
data relating to the United Nations (UN) and
data website designed to provide geographical
that we can develop a truly ‘smart’ society.
Ireland’s
public
platform
for
exploring,
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
29
no evidenCe of houSe priCe overvaluation
former Chairman awarded phd
The EU’s latest assessment of the Irish economy has stated that despite rapid growth in house prices in recent years, houses here are not yet overvalued. The ‘Country Report Ireland 2019’ assesses Ireland’s overall economy, and has some broadly positive findings, stating that “sustained strong economic growth in Ireland allows for a further increase in the resilience of the public and domestic private sectors while addressing investment challenges”. The report notes house price acceleration (10.9% in 2017 according to Eurostat, rising to 13.3% by April 2018), and says that despite a decline since, the rate remains high (8.2% in September 2018). It expresses concern that while more stringent macroprudential rules appear to be easing pressure, and supply is increasing, “a gap between demand and supply persists and continues to be the main driver of house price increases”. The report says that there are “not yet consistent signs of overvaluation”, but warns that
HIgHEr LEarnIng Former SCS Chairman Bill Nowlan was recently awarded a PhD from the University of Ulster, Faculty of Computing, Engineering and the Built Environment, on the topic of ‘Institutional Investment in Social and Affordable Housing in Ireland’. From left: Kevin Nowlan; Pat Nowlan; Bill Nowlan; Prof. Alastair Adair, Ulster University; Robert Nowlan; and, Sandra Nowlan.
affordability ratios are an issue, and “constraints limiting the construction sector and the supply of housing could contribute to imbalances building up”. The report welcomes increases in construction, and Government intervention
north eaSt region dinner
to address supply, including new guidelines for apartment construction and other planning reforms, and the establishment of the Land Development Agency. However, it says “measures will take time to generate effects”.
CELEBraTIng Pictured at the recent SCSI North East Region Dinner were (from left): Andrew O’Gorman; Gillian Tyrrell; Johanna Gill; special guest Brent Pope; and, George Brady.
ComplianCe with the SCSi Did you know that SCSI members can avail of the SCSI’s PSRA-accredited CPD as part of their membership? We work with leading experts to deliver a comprehensive CPD programme that gives you the tools to grow your business, empower your staff, and stay ahead of the curve in 2019. Get your full five hours to meet the 2019 PSRA CPD compliance requirement at these events: n Dublin: Chartered Accountants House, April 10; n Athlone: Sheraton Hotel, April 30;
n Galway: Galmont Hotel, May 9; and, n Cork: Charleville Hotel, May 14.
More dates and venues across the country will be announced in the coming months. Please note that if you book your PSRA CPD and do not attend, you will forfeit your complimentary pass; however, if you cancel your booking three days before the date of the event you can re-book free of charge. To book, visit cpdpassport.scsi.ie. For more information, please email psracpd@scsi.ie.
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
Celebrating the profeSSion Our thanks to all who attended the Society’s Annual Dinner 2019. We were honoured to welcome over 1,350 guests, including special guest Brian O’Driscoll. This flagship event is the largest of the year for professionals in the industry, and offers members an excellent opportunity to network and meet colleagues working in their sector. Our sincere gratitude to our main sponsor, Bank of Ireland, and supporting sponsors Irish Independent Newspapers and Eugene F Collins Solicitors. We look forward to seeing you all next year.
fLagSHIP EVEnT From left: Society Director General Áine Myler; special guest Brian O'Driscoll; and, Society President Des O’Broin at the SCSI Annual Dinner.
IRELAND’S LARGEST DEDICATED PROPERTY MANAGEMENT COMPANY Aramark Property has over 120 employees operating throughout Ireland with offices in Dublin and Cork. We are responsible for the property and finance management of property schemes totalling over 3 million m2.
OUR KEY SERVICE LINES ARE: ASSET MANAGEMENT
COMMERCIAL PROPERTY MANAGEMENT
BUILDING CONSULTANCY
BUILD TO RENT / PRS & OMC MANAGEMENT RESIDENTIAL
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VALUATION, RENT REVIEWS & PROFESSIONAL SERVICES
PROCUREMENT
CONTACT US TEL: (01) 871 5400 ARAMARKPROPERTY.IE ARAMARK PROPERTY, ST. STEPHEN'S GREEN HOUSE, EARLSFORT TERRACE, DUBLIN 2
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
31
meet the team in merrion Square Lucy kinghan
This includes: promoting membership and discussing membership
Lucy is the SCSI’s Membership Engagement Coordinator. She graduated
options; providing guidance on application routes and requirements;
from Maynooth University in 2011 with a degree in Social Science, and
engaging with member firms to promote the SCSI and to connect with
previously worked with the Early Learning Initiative (ELI) at the National
potential and existing members; arranging and facilitating information
College of Ireland (NCI), a community-based initiative aimed at
and
addressing educational disadvantage through the provision of integrated
Assessment of Professional Competency
programmes for children, their families, and educators, from early years
(APC); promoting the Society, the surveying
up to third level.
profession and career options to young
Lucy has extensive experience of working with different stakeholders in
people
a variety of educational, corporate and community-based settings. As
education through school talks, education
training
in
sessions
secondary
in
and
relation
to
the
third-level
Membership Engagement Coordinator, she is responsible for liaising
and careers fairs; and, actively encouraging
with current and prospective SCSI members, students and academic
members to engage with the Society to
partners to promote greater awareness of SCSI membership benefits
assist with supporting the delivery
and to ensure the continued successful growth of SCSI membership.
of the APC Final Assessments.
iriSh SuCCeSS at ireC
a STrong fUTUrE for IrISH SUrVEyIng From left: Martin Hanratty, Head of Department of Real Estate; Cara McDowell (winner); David Courage (runner up); Emma Parker; Patrick Kavanagh; Brian O’Farrell; Marcel Stanisz; Charles McEvoy; Niall Flood; and, Anne Russell, lecturer.
In January, eight Technological University (TU) Dublin students from the
Each group was allocated a city, and once they had established their
School of Real Estate and Construction Management travelled to Milan,
clients’ needs they travelled to that city to investigate the real estate
Italy, to take part in the International Real Estate Challenge (IREC) 2019.
options available for their client. There they inspected three buildings and
The students were Cara McDowell, Niall Flood, Emma Parker and David
had presentations from an international firm of Chartered Surveyors.
Courage of the Property Economics course and Brian Farrell, Patrick
The final stage of the challenge involved the student groups returning
Kavanagh, Marcel Stanisz and Charles McEvoy of the Auctioneering,
to Milan to pitch their allocated city and real estate choices to experts
Valuation and Estate Agency course.
from the business and real estate world including Tom Dunne, Head of
IREC is an international competition between student teams, both
Surveying and Construction Management in Bolton St. All of the
undergraduate and postgraduate, from universities and polytechnics in
students represented TU Dublin extremely well, with two getting into
Italy, Slovakia, Russia, Germany, Poland, and Ireland.
the final round. One student, Cara McDowell, contributed strongly on
In Milan, the students were put into groups with students from the various
the winning Leipzig team.
universities. They were then given the hypothetical client strategic brief
A special thanks is due to Colliers International, Milan, whose support
outlining their clients’ requirements in relation to real estate in the future.
helped ensure that IREC 2019 was such a success.
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
valuing the variationS CHARTERED VALUATION SURVEyOR CATHERINE CONNOLLy SAyS THAT THE VARIETy IN HER JOB KEEPS IT INTERESTING, AND IS LOOKING FORWARD TO HER yEAR AS ySCSI CHAIR.
C
atherine works in the valuation
Since becoming a Chartered Surveyor, she has
and advisory department of
been promoted to Senior Surveyor: “While it
Cushman & Wakefield and says:
can be challenging at times, I find that overall,
“The part of being a valuation surveyor that I
it’s really enjoyable and rewarding”.
really enjoy is working in a fast-paced
The property market is ever changing, and this
environment with the opportunity to work on
can
some of the most high-profile properties
challenging but also very interesting: “you
across Ireland”.
need to keep up to date with an ever-evolving
make
a
valuation
surveyor’s
job
Catherine is a graduate of the University of
market. Especially in valuation where you work
Ulster and has been almost six years with
on a range of asset types like shopping
Cushman & Wakefield, which she says has a
centres, grade A offices, etc. A valuation
great graduate programme: “you get the
surveyor does not specialise in one area, it is
opportunity to rotate to other departments,
important to have knowledge of all sectors”.
which helps graduates decide on which sector
Catherine has to keep an ear to the ground: “I
enables them to play to their strengths. I’ve
work on a lot of fund valuations and it’s all
Catherine is originally from Jonesborough,
had rotations across valuation and advisory,
about keeping up to date, talking to our agents,
Co. Armagh, and graduated from the
agency, and property management”.
regularly interacting with my clients, and
University of Ulster with a degree in Property
competitors, for any information that may
Investment, Appraisal and Development.
Laying the foundations
affect our valuations … it is important to keep
At the moment, she is training for the VHI
Her first exposure to surveying was ten years
on top of all the current news in the property
Women’s Mini-Marathon in June and enjoys
ago: “I worked in a local surveying practice in
market, recent lettings and sales, what’s
going on regular hikes. Every summer she
Newry and I also completed a year-long work
coming onto the market and any updates on
takes part in a tag rugby league, along with
placement as part of my degree in CBRE in
the developments happening in the city”.
Belfast. Both of those experiences cemented my decision that this was the career I wanted
entering all of the SCSI sporting events with the Cushman & Wakefield team.
an active member
to pursue and I would encourage other
Catherine is a very active member of the SCSI
She will become Chair of the ySCSI in
employers to offer students the same
and is Vice Chair of the young Surveyors
May: “That’s going to be one of my objectives
opportunity”.
Committee: “It’s been really beneficial to me
when I’m Chair, getting more young people
Surveyor profile Colm Quinn Journalist and Sub-editor, Think Media
professionally and socially. I get to meet a lot
involved with the ySCSI Committee. Another
of people from all sectors within the
objective will be getting more interaction
profession, whether it be property surveyors,
across the various sectors within the built
building surveyors or quantity surveyors. It’s a
environment, and help us to shape policy and
great opportunity for networking with your
procedure
peers in other companies”.
perspective”.
from
a
young
surveyor’s
SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
33
brexit and me AS THE COUNTDOWN CONTINUES TO A POSSIBLE HARD BREXIT, WHAT ARE THE IMPLICATIONS FOR THE SURVEyING PROFESSION?
H Co oW W Pr nS ICE Tr ILL S B UCT E a Ion ff EC TE
Ho W Bo WIL r L an dEr a Ha a d r Tr Pro ffEC d an PE T L Sa rT CT y and Ion S?
d? W Wo ILL rk I BE In a TH BLE E U To k?
W TH HaT IM E W of Por IMPa ILL Ma T a CT BE TE o rIa nd E n LS xPo ? rT
W QU ILL M a B WI E rE LIfIC y rIC TH C In ogn aTIo S n TH E E ISEd S U? W To ILL IB C a SId LIEn CT f E aB ES TS or LE of on TH Bo E B TH or dE r?
the laSt word ann-Marie Hardiman Managing Editor, Think Media
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SURVEyORS JOURNAL Volume 9, Issue 1, Spring 2019
WH a To T W H IL In oUS L Br E TH In E C g S xIT d U ITI ES PPL o y ?