This blog is full of necessary bits needed by and of interest to planners. Contact me - brendan@buckplanning.ie - if you want to publish anything relevant to planning or if you need a planning consultant call 0404-66060 or 087-2615871

Thursday, 30 November 2006

Minister Cullen launches Road Safety Authority Christmas Anti-Drink Driving Campaign

The Christmas anti-drink driving campaign organised by the Road Safety Authority is now up and running, so don't drink!

The campaign, which involves both radio and television advertising, aims to support the anti-drink driving enforcement activity of An Garda Siochána. The advert theme is 'Just one drink impairs driving' and adverts will receive airplay over the Christmas and New Year period.

Speaking at today's launch, Minister Cullen said: "In December last year (2005), forty people lost their lives on our roads. That cold statistic does not even remotely reflect the number of people whose lives were changed forever as a result of being injured in a road collision or being a family member of those killed or injured. This situation cannot continue". The Minister added: "While drink driving is not acceptable at any time of year, it is appropriate that we are particularly conscious of the dangers of drink driving in the days leading up to and over the holiday period. This is a time when there tends to be more social activity. It is a traditional celebratory time, with thousands of extra journeys being made by car. Unfortunately it can also be a time of great pain and sorrow with collisions and fatal traffic accidents on our roads".

Drink driving is one of the key reasons road collisions occur. Minister Cullen referred to a new study, (with information gathered from the Garda National Traffic Bureau), which indicates that alcohol was a factor in 36.5% of fatal collisions in 2003. Dr. Declan Bedford, an author of the study, also found that in 62% of single-vehicle, single-occupant fatal collisions, alcohol was a factor.

The Minister said: "These findings are very disturbing. The Road Traffic Act 2006 provides for the introduction of Mandatory Alcohol Testing (MAT), which gives the Gardaí the power and the right to administer a breath test to a motorist stopped at a MAT checkpoint without individual suspicion that the motorist has consumed alcohol. Since its introduction in July this year, the Gardaí are now conducting over 30,000 MAT breath tests on motorists each month".

Minister Cullen pointed out that the increased deterrent effect from the introduction of this provision should have a significant impact on driver behaviour in general, and in particular on those who persistently drink and drive. "The chances of being detected drink driving have never been so great," he added.

Commending the efforts of both the Road Safety Authority and the Gardaí in curbing the number of deaths on our roads, the Minister urged all road users to drive with caution, avoid drinking at all if driving, and to exercise responsibility at all times on our roads. "With your co-operation we can make this Christmas a safe one," the Minister concluded.

To view the study mentioned above which is titled: 'Alcohol in fatal road crashes in Ireland in 2003' by D Bedford, N McKeown, A Vellinga, F Howell. Population Health Directorate, Health Service Executive, 2006 visit www.rsa.ie. The study is based on data gathered from fatal road crash files contained in the Garda National Traffic Bureau.

Operation Freeflow - helping?

The Operation Freeflow website is worth a look:

It says: With so many public transport choices this Christmas, there'll be no need to take your car when you're heading out to shop, eat, drink or make merry! Extra buses, trams and trains are being laid on to make your life easier. We've designed this website as a one-stop-shop to help you plan your journey.

http://www.freeflow.ie/

Why not Operation Freeflow for the rest of the year?

Wednesday, 29 November 2006

Sean O'Casey Bridge Wins Major International Engineering Award

Sean O'Casey Bridge Wins Major International Engineering Award

Dublin�s newest bridge, the Sean O�Casey Bridge, has won a major international engineering award. The bridge, which was commissioned by the Docklands Authority, won the Best Pedestrian Bridge at the International IStructE Awards run by the UK�s Institute of Structural Engineers.

Opened in mid-2005, the Sean O�Casey Bridge links the north and south Docklands, and has become an instant landmark on the River Liffey. The bridge has even featured in advertisements for O2, the Ryder Cup and, most recently for Guinness.

O�Connor Sutton Cronin, the structural designers of the Sean O�Casey Bridge, won the award for its work on the design of the bridge, which features a pioneering �swing� action that sees the two leaves or arms of the bridge open to allow boats pass up and down the River Liffey. Each �leaf� of the bridge is approximately 44 metres long and 4.5 metres wide and weighs around 160 tonnes. Each bridge leaf is a balanced cantilever and is designed to rotate on a central bearing supported on granite clad piers in the River Liffey. The piers are founded on four piles bored over 12 metres into the bedrock.

�The Sean O�Casey Bridge has not only become an architectural landmark in the Docklands area but has also made a huge difference to how people get around the area with the IFSC being only a five minute walk from Merrion Square now. The addition of the Macken Street Bridge in the next few years will reinforce the importance of these links in the city.� said Paul Maloney, Chief Executive, Docklands Authority.

The judging panel praised the structural solution for the bridge for combining lightness in design to resolve structural forces with efficiency and transparency. �The result is an aesthetic and elegant design,� they said.

The IStructE Structural Awards are one of the world�s most prestigious awards for structural engineering excellence. Run by the Institution of Structural Engineers, the annual awards celebrate the work of the world�s most talented structural designers.

Paul Healy of O�Connor Sutton Cronin said �we are delighted and honoured to have been awarded this prestigious international award from our engineering colleagues. This is a tremendous reflection on the innovative work by the entire design team.�

The architects for the Sean O�Casey Bridge were Brian O�Halloran Associates, project cost consultants, Bruce Shaw and Partners and the contractor, John Mowlem Construction.

Rural planning - Irish Rural Dwellers' Association

Useful Article by Liamy McNally

Planning for slick rural dwellers


Liamy MacNally There is nothing worse than smart ass city slickers who pride themselves in taking a swipe at people from outside the Pale. Apart from the obvious and most welcome lesson that was meted out to some of our city brethren on the hallowed grounds of Croke Park recently, city slickers often adopt a superior attitude towards those of us from outside the metropolitan 50 kilometres per hour speed limit. It is even more nauseating when the slickers meet on-line and hide behind the skirts of discussion fora to launch verbal scuds on people outside the capital. These egg-in-the-mouth scripts smack of the West Brit nonsense so familiar to a certain breed of misnamed professional.
Check out the discussion board of archiseek.com Irish website relating to the Irish Rural Dwellers’ Association. The pages are graced with the repulsive scripts that belong to a colonial past, long dead but obviously, still hankered after by a few withered brains masquerading as architectural intellects. The reason for the architectural verbal outrage stemmed from a query for a contact number for the Irish Rural Dwellers’ Association.

The IRDA

The Irish Rural Dwellers’ Association was set up in 2002 with national membership and is based in Co Clare. Its main aim is: “To unite all rural dwellers and people of goodwill towards rural Ireland and in the context of peaceful, multi-cultural co-existence in the common cause of ensuring, by legal and constitutional means, the growth and maintenance of a vibrant, populated countryside in the traditional Irish forms of baile fearann or dispersed village, sráid bhaile or street village and the clachán or nucleated clustered village.”

The IRDA is a voluntary, unfunded organisation that depends on the €20 annual subscription of its members to carry out its work. It was set up to tackle the unseemly and daft approaches to rural planning adopted by planning authorities. Regardless of 800 years of domination by outside forces it is still impossible for many Irish people to live in their own area because of the colonial interpretations adopted by many planners.

A planning ‘need’

Seeking planning permission is blocked first of all by the ‘need’ question. One must establish a need to build in an area. It is no longer enough to have a family history in an area, you must also establish a need to satisfy some off-the-wall loopy interpretation of planning laws that were drawn up to assist people not shackle them. In the Jewish times of Jesus, laws replaced the Law. Today, the laws are being used to deter, prevent and refuse access to rural areas to those people whose hearts are throbbing with the beat of the countryside. They want us to live in cities and towns. The cry of ‘To hell or to Connacht’ has been replaced by those awful terms, ‘further information requested’ or ‘planning permission refused.’ What is becoming of our country when diktats are promulgated by people using half-baked ideas? Minister Dick Roche states that his Rural Planning Guidelines are there to benefit people from rural areas.
“There is now a presumption in favour of one-off houses…,” he stated at the launch. It is a pity that planners throughout the country are not aware of the Minister’s intentions. The IRDA is standing up against the latest form of bullying – denying people access to live where they want in rural areas.
The IRDA is not advocating a free for all in planning matters. It is simply advocating a sensible approach. There have been calls for ‘proofing’ to take place in government policies to ensure that rural areas are not discriminated against; the proofing that is required is in the planning process. The country once played host to over eight million people. They did not live between blades of grass or in cracks in stone walls. They lived in homes.

Rural cleansing

What is happening across the Irish countryside is akin to an ethnic cleansing of rural life. People who operate under the guise of ‘planners’ in this country do not even have to have an Irish qualification. The acceptable norm of being a ‘qualified planner’ in Ireland - those who make recommendations to grant or refuse our planning applications – refers to an international accreditation by the Royal Town Planning Institute (London) or similar, according to the IRDA. “These qualifications involve no recognition whatsoever of the special position of the island nation of Ireland in respect of our history, culture, traditions, 5,000-year-old rural settlement patterns or the many subtleties and nuances that make our country and our Irish race unique. Under Departmental regulations, non-national planners are not obliged to take courses whatsoever in relation to the ‘Irish’ dimension before taking up employment in this country.”
The planners irony does not stop there. When the Minister introduced the regulations one would have expected the planners of the country to rejoice that the person local authority planners are deemed to serve under had made an important determination in matters so dear to people of the country. Instead, the Irish Planning Institute opposed Government policy on rural housing! On the one hand, the Government attempted to deal with an explosive issue in a sensitive manner, yet those deemed with a duty of care to carry out the policy ‘mutinied’. Ah sure it is a great country! It could only happen here. The tail wags the dog and gets away with it!
The IRDA claims that the current President of the Irish Planning Institute, Mr Hank van der Kamp, “recently suggested we need a complete ban on rural housing similar to the one imposed on Northern Ireland by a British Minister in 2006. In these circumstances, where the professional organisation representing planners in the country is expressing views that are in direct opposition to Government policy on rural housing, it is nonsensical to suppose that individual IPI members do not reflect this anti-rural housing bias when assessing individual applications. The citizens’ rights to fair and objective treatment from these public servants is a sick joke.”
The IRDA goes on to claim that “the overwhelming ethos, background and qualifications of planners are towards urbanisation. They have no problem pursuing this ideology under Irish planning law.”

Taking control

Regardless of the Minister’s good intentions on rural planning laws, they cannot work when planners are unaccountable. Planners can argue that they only make recommendations rather than planning decisions, which are the remit of the relevant Town or County Manager, but the reality is that planners and/or Town and County Managers remain unaccountable to the people of the country. They are neither elected nor ever have to seek re-election. It is time that respective Town or County Managers took control in planning matters in their respective domains. Obviously, the history of the recommendations from certain planners is not a history to cherish in this country. Actions speak louder than words.
The IRDA is taking action, even to the point of meeting and preparing and submitting a joint proposal with the Royal Institute of Architects of Ireland (RIAI) to Minister Dick Roche for the introduction of a national Planning Monitoring Forum. The proposal was rejected by the Minister! Was the Minister afraid that these architects subscribed to archiseek.com!

Transport 21 Integration and Transformation of the Transport Network

Will Transport 21 make things any better? Here's the Minister's speech from earlier this year, make up your own minds!

I am delighted to be invited here today to speak to you about Transport 21 and what it will mean for our transport infrastructure, our transport services, our economy and most of all, our people.
Transport 21, which is seeing us invest €9.4million a day for the next 10-years in Irish transport, highlights the central importance that the Government has given to overhauling our Transport system. It provides us with unprecedented resources to do the job right. It recognises that this country needs a 21st Century Infrastructure for a 21st Century Economy and details the project delivery path.

However, a plan of this magnitude must be about more than construction projects. It must have a massively positive impact on commuting times, on the success and sustainability of our economic progress, on our international competitiveness. In essence, if we are to spend €34 billion, we expect to see a transforming impact on the quality of our lives as citizens.

Ireland has been changing rapidly in recent years, particularly since our present cycle of rapid economic growth. The backdrop to Transport 21, indeed the basis for the very need for a programme of such a scale is clear.


- Our population has increased by 11% since 1996 to just over 4 million and is predicted to reach 4.7 million by 2016,

- Employment grew from 1.2 million in 1991 to 1.9 million in 2004 and our current 4.3% unemployment rate is one of the lowest in the EU. Total employment is forecast to grow to 2.4 million in 2016, an increase of 23%

- Private car ownership has increased by around 50% between 1991 and 2003. Despite this, our car ownership rates are still low for a developed economy, which points to further future growth.

- Distances travelled to work are increasing, with some 18% of the workforce now travelling over 15 miles to work compared with 11% in 1996. The car remains the main mode for travel to work and accounts for around 62% of all trips.

- The number of new houses being built each year has increased from around 30,000 in 1995 to around 77,000 currently, with a significant proportion in the hinterland areas around our cities.

- The tonnage of goods transported nationally by road has increased from 85 million tonnes to 283 million tonnes.

All of these trends have had and will continue to have a significant impact on the ability of our transport infrastructure and services to cope. Against this challenging backdrop, we have been playing a fast and furious game of catch-up. Since 1997 we have invested some €7.8 billion in transport infrastructure. This level of investment has funded the completion of the M50 Dublin C-ring motorway and the M1 motorway from Dublin to Dundalk. The Dublin Port Access Tunnel is almost complete. The railway infrastructure on the entire inter-city national rail network has been modernised. The capacity of the commuter rail network in the Greater Dublin Area has been greatly increased with infrastructural improvements and a massive rolling stock acquisition programme. Two high capacity Luas light rail lines have been constructed. These are just some of the many transport projects advanced in recent years. Yes, a lot has been done.

However, despite that level of investment, more needs to be done. It is widely recognised that our transport infrastructure suffered from chronic under-investment for a number of years. Prior to the mid-90s, as a nation we simply did not have the financial resources to invest in major transport infrastructure projects. Since then, we have been and, indeed at this point in time, continue to be engaged in investment catch-up. We have been putting in place the level of transport infrastructure that is needed.

Transport 21recognises the different characteristics of investment in transport. Transport investment typically involves long construction phases and massive financial outlays. This has enabled Government to commit to the key projects that are central to addressing in a meaningful way the capacity problems faced by our present transport infrastructure.

A fundamental aspect of Transport 21 is the fact that it provides the basis for an integrated transport network. This is a key and overdue development. It is widely accepted that transport must be considered in a holistic way and not as an end in itself.

So what does Transport 21 entail?

An integrated transport system for Dublin, to include seven new Luas projects, two Metro lines, an underground station at St. Stephen's Green integrating all services and the Western Rail Corridor. In addition, a new commuter rail services for Cork City and Galway City, DART extensions in Dublin, and a new road route connecting Donegal, to Galway, Limerick, Cork and Waterford, known as the Atlantic Corridor are among a snapshot of the projects to be delivered under the plan.

What will it deliver?

175 million extra public transport users. 75 million extra suburban rail passengers. City Centre to Dublin Airport in 17 minutes by Metro. 80,000 more bus passengers per day. 80 million Luas and Metro passengers per annum. A doubling of Park & ride sites in Dublin to 74.

70kms of QBC in Cork. 187 new rail carriages. 850kms of dual carriageway, 2+1 and single carriageway roads.

We already have commenced the planning phases on new Luas projects. Tomorrow, I will announce the public consultation phase for Metro North, a service that will make it possible to travel from Dublin Airport to the City Centre in 17 minutes. Road projects have commenced, with the focus to continuing to be "on time, on budget" delivery.

A key element of Transport 21 is the continuation and expansion of the Public Private Partnership model, under which a number of our new national roads have been delivered effectively and within budget in recent years. We would welcome German participation in these partnerships.

Full details of Transport 21, including detailed maps is available on my Department's website which I think shows very clearly the extent of the rail network planned for Dublin under Transport 21.

Our success in the coming years will be fundamentally dependent on our ability to deliver a 21st century infrastructure for a 21st century Ireland. Connecting communities and promoting prosperity is at the core of Transport 21.

Ladies and Gentlemen, I do not wish to delay you any longer from your lunch. Thank you again for inviting me here today and for taking the time to listen.

Growth in all the wrong places?

Frank McDonald's views on planning and commuting:

Growth in all the wrong places

The county's population is likely to continue increasing, contrary to planning guidelines, writes Frank McDonald, Environment Editor

Kildare County Council has been ticked off more than once by ministers for not pursuing an overall strategy and failing to abide by the Strategic Planning Guidelines (SPGs) for the Greater Dublin Area. Yet nothing has been done to ensure that growth is channelled into the right areas.

Co Kildare is growing faster than any other county in the Republic with the single exception of Meath. The 2002 census showed it was just five people short of the Strategic Planning Guideline target of 164,000 for 2006, having recorded a 21.5 per cent increase in population since 1996 - mainly in areas close to Dublin.

The population of Naas rose by 30 per cent to 18,312. Newbridge grew slightly faster (by 32 per cent) to 8,686, while Kildare town went up by 29 per cent to 6,893 and Kilcock by more than 45 per cent to 3,251. Athy, more remote from Dublin, rose by just 18 per cent to 5,270.

These were all areas designated for growth under the SPGs, first published in 1999. But what was remarkable about the 2002 Census was its confirmation that villages that were never intended for development, other than to meet local needs, had become hot spots in the Dublin commuter belt.

Clane's population went up by nearly 30 per cent to 5,192 and Kill's by 37.5 per cent while Bodenstown grew by a staggering 120 per cent to 3,206. Growth rates in Leixlip and Maynooth, both in the Dublin metropolitan area, were much more modest.

Other designated growth centres that recorded population increases substantially less than the county average include Kilcullen (up 5.8 per cent to 1,780) and Monasterevin (up 12 per cent to 3,158). Celbridge, where the SPGs sought more controlled development, saw its figure rise by 28 per cent to 14,251.

The county council must shoulder the blame. Even as it was denying that there was any conflict between its own plan and the SPGs, the council was not only targeting Maynooth and Kilcock, which were both designated for development under the guidelines, but also Clane, Castledermot and Kill, which were not. Like other villages in Co Kildare, these are located in the "strategic greenbelt" of Dublin's hinterland, according to the SPGs. The draft local area plan for Kill, published in March 2001, even noted this greenbelt designation and the restriction of growth to local needs only before going on to propose doubling its population.

In the case of Castledermot, the local area plan also quoted from the SPGs' prohibition on development other than that required by local needs. But it, too, went on to suggest a 200 per cent increase in population by 2006. More than 500 new homes would be needed to accommodate this dramatic increase.

Conceding that most of the demand arises from Dublin's overspill, the council's housing strategy estimates the number of households in the county would grow by more than 26 per cent to 65,159 by 2006, and says that improved roads, sewerage, electricity and telecom services would be needed to cater for this.

As elsewhere, developers tend to get what they want in Co Kildare. On area committees, Fianna F�il and Fine Gael councillors unanimously support land rezoning wherever it is proposed and their decisions are then rubber-stamped by the full council. It's a free-for-all, of course, but with chaotic consequences.

However, not everyone in Co Kildare is as gung-ho about development as the councillors.

There was fierce resistance in Clane to what local people saw as aunseemly rush by councillors to rezone large tracts of land for housing on the outskirts of a village that lacked the facilities even to cater for its existing population. A massive campaign was waged against these rezonings in 1996, prompting the then minister for the environment, Labour's Brendan Howlin, to intervene. He refused to approve an early draft of the county development plan on the basis that it was being put together in a piecemeal fashion, with no overall strategy. After his successor, Noel Dempsey, sent back a revised draft in 1997, the county council engaged planning consultants Jonathan Blackwell Associates to draw up a new strategy. This provided the foundations for the revised county plan, which was finally adopted in May 1999. Though the local area plans for Clane and Kill were quashed by the High Court, on the grounds that they were being adopted out of time, the county council later proceeded to designate Clane as a "primary growth centre" in defiance of the SPGs and set a population target of 6,300 for the village, to be achieved by 2006. But Cllr Tony McEvoy (Ind), who unsuccessfully challenged the Meath county plan in the High Court, winning a moral victory in the process, maintains that if all of the zoned land in the area is developed - some 140 acres in total - Clane's population could soar to 10,000, or almost double the figure recorded last year.

Since the present county plan was adopted, a number of other towns and villages have been the subject of local area plans, all characterised by the over-zoning of land. These include Rathangan and even little-known Derrinturn, barely more than a crossroads, which could end up with a population exceeding 3,000. When individual targets for all the towns and villages with local area plans are added to a growing rural population, the county plan would cater for a total of 197,000 in Co Kildare by 2006 - 22 per cent more than the target set by the SPGs. Thus, there is no way the county council can claim to be in compliance.

The county plan assumed that the rural population of Kildare would remain constant, at around 36,000. Yet in 2001 alone, 900 "one-off" houses were built in the countryside, reflecting the view taken by county manager Niall Bradley, often in opposition to the council's planners. Over the past two years, An Taisce has lodged at least 60 appeals against schemes in Co Kildare, many of them cases where refusals were recommended by the planners. Of the 40 cases determined so far by An Bord Plean�la, the county council lost every single one. In one case, where a Dublin-based solicitor built a large two-storey house without planning permission in Ballycaghan, near Kilcock, and the Minister for Finance, Charlie McCreevy, made representations on his behalf, the council has so far failed to seek a High Court injunction against this unauthorised development.

It was McCreevy, a local Fianna F�il TD, who allocated �2.5 million (€3.2 million) for the re-opening of Monasterevin train station in 2001. This was based on projections by the town's railway action committee that 95 per cent of the town's 270 Dublin-bound commuters would use it - a figure disputed by Iarnr�d �ireann. There has been a pathetically low return on this public investment. Though the town is now served by five mainline trains travelling to and from Dublin, average daily boardings amount to just 60. The only hope is that this will grow with Monasterevin.

Planning KIldare - current trends and development

Kildare - Current Trends and Development

This section describes the main trends and developments experienced in Kildare over the past number of years. The information provided here is a summary of the Kildare County Profile.

The profile draws on the most up-to-date statistics and information available. Unfortunately the most recent population statistics available are the Census 1996, which means that best estimates and alternative statistics have to be used. The profile will be updated when the results of the forthcoming Census 2002 become available.

Kildare and Dublin

County Kildare, once forming part of the historical buffer between Dublin and the Pale and the rest of Ireland, today forms the western most part of the Greater Dublin Area and remains the gateway to Dublin for most of the state.

The county’s location means it is well placed to gain from the benefits of its closeness to Dublin and also to cater for population and growth over-spill from the city. Over the past decade Kildare has both gained and suffered because of this.

Growth and Development in Kildare

Kildare has been the fastest growing county in Ireland since the early 1990s. This has placed very considerable pressures on the physical and social infrastructure and also on the natural and built environment of the county. Between 1991 and 1996 the total population of the county grew by 10.1%, compared to an increase of only 2.8% for the state.

The main causes of this increase in population are:

  • The influx of commuters
  • Job opportunities afforded by the location of new high-tech industries in the county
  • Overall population growth in Greater Dublin Area
  • Improvement in communications and transport systems enabling easier commuting
  • Immigration of non-Irish nationals and returning Irish emigrants

Naas TownThe majority of this growth and the consequent expansion in housing and other physical infrastructure, has been concentrated in the northeast of the county, particularly around Celbridge, Maynooth and Leixlip. This population growth has begun to spread to more westerly and southerly parts of the county. This is because the increased cost of housing close to Dublin means that people must move further away from the city in order to access affordable housing.

Population projections estimate that the population of the county in 2000 was 159,824, and will have increased from 134,992 in 1996 to more than 203,000 by 2011, an increase of 50% over 15 years. This estimate has major implications for the physical and social planning in the county, for the delivery of public services and also for building a sense of identity and community among new and long-established residents. Resourcing of all public sector infrastructure is a key requirement to enable integrated development to occur to cater for the range of requirements of the future population.

National & Regional Developments

A number of wider developments have had a significant influence on the development of Kildare since the late 1990’s. For the purposes of the National Development Plan 2000-2006, Kildare is part of the Southern & Eastern Region and no longer qualifies for the maximum amount of EU Structural funding.

The Strategic Planning Guidelines, produced in 1999, provide a framework for infrastructural development in the Greater Dublin Area. These Guidelines, together with the National Spatial Strategy due to be produced in 2002, will provide a model and outline for future spatial planning in the region.

The NSS looks at the entire country and the various population and other pressures being experienced. It will set out a policy to allow balanced development to occur within and around specific ‘gateway’ towns and hinterland areas. These developments and their implications should be considered as the way forward in future spatial planning within the county.

sheepKildare's Natural Environment

The county’s rich and diverse natural environment provides a number of unique features for the people of the county to both enjoy and protect. Many of these environmental features are closely identified with the county, in particular, the famous ‘Curragh of Kildare’ and the county’s boglands. The natural environment of the county has come under increasing pressures from population growth and development. At the same time awareness of the need to protect the environment has also increased. Within the county there are over 20 proposed National Heritage Areas and four candidate Special Areas of Conservation designed to protect Kildare’s diverse natural resources.

The protection of the environment, while at the same time meeting the needs of economic and social growth and the needs of future generations, will be key issues in the future development of the county.

Transport Infrastructure

MotorwayBecause of its location, some 80% of the state is connected to Dublin by roads which pass through Kildare, resulting in the county having one of the highest proportions of national roads infrastructure in the country. The increase in the number of people, from Kildare and further afield, commuting to and from Dublin and other locations, has meant that the volume of traffic on the roads in the county is increasing at a rate of up to 13% per year. This is a much greater increase compared to considerably lower growth and pressure on roads in other counties in the Mid East region. Increased commuting has also placed demands on rail and bus transport. Iarnrod Eireann intend to provide for a four-tracking of the rail line to Celbridge plus other improvements to rail in the county to cater for growing demand and the number of scheduled bus routes is increasing.
This growing volume of users has implications for the quality of the transport
infrastructure. It points to the need for increased use and development of public transport in Kildare.

Environmental Management Infrastructure

Increased levels of domestic, commercial and industrial waste are placing substantial pressures on the waste management infrastructure in the county. The Waste Management Plan for County Kildare 2000-2005 sets out the strategy for the effective environmenta management in the county. An estimated 52,774 tonnes of domestic waste alone were generated in 2001. This figure is expected to grow to over 73,000 tonnes in 2011, an increase of 40% over 10 years. Increased recycling, reduction of waste and reuse of materials is crucial if the environment of the county is to be protected in the future.

Pressure is also increasing on the water, sewage and power supply systems in the county. Kildare Local Authorities are responsible for ensuring that the county has adequate water supplies and sewage disposal and continually monitor and upgrade these services. Increased provision of natural gas and peat-fired electricity are planned for the county from extended supply systems.

Telecommunications infrastructure in the county is also increasing with the roll-out of broadband and fibre-optic cables by the main telecom providers in the country. A full understanding of the need to respond to the provision of these and other key infrastructural elements will ensure that the county is well served in terms of physical infrastructure over the coming years.

Housing in Kildare

Housing supply in the Greater Dublin Area and the provision of affordable housing have become major issues in the region over the past number of years. Within the county, the greatest demand for housing at present is concentrated in Naas, Newbridge and Kildare Town. The County Housing Strategy 2001-2006 aims to ensure that adequate housing is provided for people living in the county. While this Strategy will ensure adequate housing, house prices will continue to be determined by demand in the market.

In the future, it is essential that social infrastructure and services are provided in tandem with housing if learning from previous decades is to be acted on and the quality of life of residents is to be protected and improved.

The Economy of Kildare

Economic indicators for the county show that Kildare is one of the most affluent counties in the country with per capita disposable incomes second only to Dublin in 1997. Between 1991 and 1996 the total number of persons at work who were living in the county increased by 26%, compared with an increase of 10% nationally. The highest gains in employment occurred in Clane, Maynooth and Celbridge.

The past decade has also seen a number of other changes in the economy of the county. The national decline in agriculture has also been experienced in Kildare pointing to the need for off-farm enterprises and part-time employment opportunities for farmers. At the same time, new industries have moved into Kildare, most notably high-tech multinational and national companies. Almost 60% of total employment in Kildare is in companies that are part of the technologically advanced sectors, compared to 45% nationally. The services sector has also continued to grow and is now the most rapidly growing sector of the economy in Kildare.

In order to sustain economic growth and capitalise on the new opportunities for employment that these changes in the economy offer, career guidance, the skills and retraining of the workforce and the infrastructure of the county need to be developed to meet the needs of business in the future.

Climate change and planning - a survey from Tara Watch

Climate Change Challenge Survey Results Reveal Political Party Positions on Transport Policy and Spending’

Posted in News, Transport, Tolls, Climate Change at 4:24 pm by Vincent

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‘Climate Change Challenge Survey Results Reveal Political Party Positions on Transport Policy and Spending’

Results of a survey of political party’s views on climate change were received on Friday 24th November, revealing divergent views of transport related issues. A 10 question, Climate Change Challenge, survey was sent on Monday 20th November to all political parties, Oireachtas members, as well as members of Meath County Council and the National Roads Authority. The results were to be published and discussed at a conference on Saturday, 25th November. However, that conference had to be postponed until the new year, due to a scheduling conflict at the venue.

The responses revealed unanimous agreement that climate change is a very important issue but highlighted crucial differences between the political parties in their approach to meeting the climate change challenge, particularly in the area of transport spending.

Questions included issues of green taxes on motorists, new legislation, toll roads and whether there should be a new cost-benefit analysis of Transport 21 and the upcoming 2007 National Development Plan in light of the new data on the effects of climate change on the economy.

Scheduled to speak at the conference were Dr. Liam Leonard of the Department of Sociology and Politics, NUI Galway and Pat Finnegan of GRIAN, the Greenhouse Ireland Action Network. Then there was to be a panel discussion, featuring Cllr. Eugene Regan (FG), Sean Crowe, TD (SF), Cllr. Dermot Lacey (Lab), Ciaran Cuffe, TD (GP), and Senate candidate Martin Hogan (Ind).

Answers to the survey were received from Fiona O’Malley, TD (PD); Eamon Gilmore, TD, (Lab); Cllr. Eugene Regan (FG); Ciaran Cuffe, TD; and Dr. Liam Leonard. They are provided after each question below. Sinn Fein would not doubt have given their views at the conference and Fianna Fail did not send a response, nor send a delegate to the conference. It is hoped that they will respond to a more comprehensive survey that will now be sent to all parties in advance of the rescheduled conference.

The Climate Change Challenge was initiated by NGOs campaigning on transport and environment issues in County Meath, and that county will be used as a case study for analysing government policy and spending on transport. However, it is hoped that it will create a forum for all political parties, NGOs and the public to join in ongoing debate on how to tackle the climate change challenge in Ireland.

Joanne Corbett, one of the organisers, said:

“Climate change is the most important issue currently facing Ireland, and unlike most other countries, we have not yet begun our national conversation on how to address it.

“This is about real and immediate choices being made now, particularly in Government spending on transport, in response to a clear and present threat to our way of life, both in Ireland and around the world.

“We are very pleased that so many of the political parties, as well as groups like GRIAN and Friends of the Earth, agreed to respond to our survey and participate in the conference. And we do hope that we will have all of the parties participating soon.

Spatial plan a load of nonsense

David McWilliams tells us planners what he thinks of the National Spatial Strategy:

Apparently, we have a National Spatial Strategy.

It was published some time last year, or maybe it was the year before. It was full of hubs, corridors and gateways. It said something about more balanced development, more decentralising of jobs and generally less congestion, commuting and snarl.

Like a national school project, a lovely map of the country was unveiled with lots of straight blue and red lines. It alluded to fancy-sounding things like radial corridors and seemed very progressive at the time. Economic activity, research and employment were to be spread more or less evenly around the country. Most crucially, this would take pressure off house prices in the Dublin area.

No expense was spared on the PR exercise to unveil it and the later plan for decentralisation of civil servants.

Unfortunately, just like the Luas, the National Spatial Strategy and plan for decentralisation did not join up.

Towns which were supposed to become hubs and gateways and, as such, were earmarked for jobs and development, didn’t get earmarked for civil servants. Other towns seemed to be getting government departments based on the precariousness of the local government politician’s electoral majority.

But who cared? Did anyone notice? For awhile, little else was talked about. The only problem was that it was all nonsense.

There has been little effort to plan the country and, even when there is planning, it is rarely implemented. Planning a growing economy is like clothing a growing teenager - you buy him expensive trainers and combats and, within six months, he has outgrown both.

Similarly, with a growing economy, roads that are adequate today are jammed within eight months. The capacity of some trains was increased last year, but they resemble the Calcutta Express already.

Towns that were villages in 2001 are now concrete jungles. So, even if there was an effective planning strategy, it needs to be modified, expanded and updated constantly.

But don’t worry about these hypothetical details, because the right hand does not know what the left hand is doing - our government says one thing and does precisely the opposite.

For example, last Thursday, the IDA- a central agent of government policy - unveiled plans to seek pre-planning permission for new high-tech businesses. The idea is that a tailor-made technology campus be put in place before investment decisions of large multinationals are made.

Having such ready-made sites available would obviously encourage investors to set up here. The IDA forecasts that 2,000 jobs will come to the campus in the next few years, which is great news. The only problem is that it is in west Dublin. Just in case you hadn’t noticed, west Dublin is the most congested, badly-planned place in the country.

Now, let’s go back to the great National Spatial Strategy. According to this plan, this type of development was to be relocated away from Dublin, allowing the city to breathe and, in turn, to re-energise parts of the west and south of the country.

But no - that’s only in dreamland. Back here in Ireland, PR takes precedence over planning.

So this little development will add to the swelling of Dublin. But just how dominant is Dublin?

To get an idea of its bloated pre-eminence, let’s take a trip to our maternity wards. There were more babies delivered in Dublin in 2004 than in the entire province of Munster - an area 20 times bigger.

There were three times more babies delivered in Dublin than in the entire province of Connacht.

But these babies are not born to city dwellers; they are largely the progeny of the commuter class - the ‘Kells Angels’.

The census reveals a crescent stretching from Drogheda to Arklow, where people are commuting more than one and a half hours a day. This large ‘baby belt’ is home to the most fertile counties in the land and is creating a dependency on Dublin that will be very hard to rebalance.

At the moment, Dublin’s truly overwhelming dominance means that commuting begins in the womb. The commuting foetus is uniquely Irish. In the same way as maternity books advise mothers to play classical music to their unborn children, the fact that expectant mothers from towns like Kells, Navan, Wicklow and Edenderry have to commute in the traffic to Dublin for scans and proper antenatal care, can be seen as perfect pre-birth training for life on the outside.

The newborn child will be able to tell his Mozart from his Bach, his hard shoulder from his roadworks, his unleaded from his diesel, his M50 from his N11, and his Abbeyleix jam from his Monasterevin bypass. A perfect traffic symphony for the traffic people - a sort of fanfare for the common commuter.

But who benefits from this haphazard development? The developers, for starters.

It has been said that Fianna Fail is the political wing of the construction industry, and a quick glance at the residents in the Fianna Fail tent at the Galway Races every year would suggest that this is not too far from the truth.

Is this closeness to the construction/land/property industry healthy? Obviously not, particularly as the housing market is overheated already. Think about the following statistic: we are building more houses per head than post-war Germany did when trying to rebuild itself from scratch.

Why are so many houses going up now?

Because they have to build as quickly as possible. Many developers who have bought sites at astronomical prices need to get the houses up immediately, just in case anything happens to the market. Nobody wants to be sitting on a huge land bank on the day it dawns on the Irish that we do not need all these extra houses.

A conspiracy theorist would suggest that the reason for the National Spatial Strategy in the first place was to copper-bottom the investments of well-placed developers who saw their land zoned into perpetuity. The reason it has not yet been implemented is because the same developers’ other land banks have not been fully developed yet.

When they are, the government will introduce the plan in earnest. But who believes conspiracy theorists? Surely not you, not here, not now?

One of the less obvious problems with developer-led rather than planner-led policy is that it is anti-economic in nature.

Much of economics is about scale: if a town or a region has scale or mass, it can become self-sufficient. It will be able to sustain itself.

Typically, on the continent, regions are aggregated together to create a sustainable community of larger and smaller towns. They market and advertise themselves as one. For example, in Belgium, the towns of Bruges, Ghent and Ostend marketed themselves as the region of west Flanders, with predictably positive economic results that broke the commuter link with Brussels.

If this were done in the midlands of Ireland, it could prevent the great sucking sound of the area being drawn into Dublin with the attendant commuting and overcrowding issues.

The problem for the midlands now is that it might already be too late. None of the five main towns has a population of more than 20,000 and, as this column has pointed out before, close to half the populations of Athlone, Tullamore and Mullingar now commute to work.

Without scale, these towns will be unable to resist the gravitational pull of Dublin and decisions such as the IDA’s one last Thursday will make that more difficult.

Moving 10,000 civil servants won’t do much either. Think about it: more than 120,000 people will move jobs this year.

This puts the hullabaloo about moving a few thousand civil servants into context.

But what about Cork, Galway and Limerick? Well, it appears that the spatial strategy does not see these as being in any way linked. It has been suggested that a motorway arc linking these three substantial cities would be smart and, given the fact that they are the only three urban centres of any significance outside Dublin, this would seem the only way to redress the eastern pull of development.

But, of course, that might make too much sense and risk being seen as too revolutionary; and it might not suit the vested interests.

So we will just plod along, commuting in the sprawl where the new suburbs and older towns are unable to break the umbilical ties to Dublin - Ireland’s 21st century placenta.

David McWilliams’s book The Pope’s Children, published by Gill & Macmillan, is in shops now.

Visit www.davidmcwilliams.ie

Dublin's relentless sprawl leaves planning in tatters

Useful article on sprawl by Frank McDonald:

Even Cavan is now in the capital's commuter belt, writes Frank McDonald , Environment Editor.

Every set of figures tells a story, and the preliminary report on last April's census is no exception. Indeed, its population statistics starkly illuminate the Government's laissez-faire approach to regional planning and its abject failure to ensure that growth happens in an orderly way in the right places.

This is dramatically true in the case of Dublin. Under the 1999 Strategic Planning Guidelines for the Greater Dublin Area (GDA), a policy of consolidating the metropolitan area was laid down, with only limited growth envisaged for the major towns of its hinterland. But even by census 2002 this was already in tatters.

Census 2006 has confirmed the sprawl of Dublin into Leinster, and even into parts of Ulster. As the Central Statistics Office (CSO) noted in its own commentary, Cavan had the highest growth rate of the State's three Ulster counties, with "the main stimulus coming from the south of the county, which is within commuting distance of Dublin".

Virginia is now a Dublin suburb. Its population rose by 34.5 per cent to 3,188 over the past four years. The outskirts of Gorey, Co Wexford - 100km from the capital - recorded an even more dramatic population increase of 53.2 per cent, while Enniscorthy's fell by 14.1 per cent; it has not been drawn into the Dublin commuter belt - yet.

Leinster's share of the State's overall population has continued to increase, largely fuelled by the sprawl of Dublin; it now accounts for just over 54 per cent of the total. All of the counties in Leinster increased their populations between 2002 and 2006, in most cases by more than the national average rate of 8.1 per cent.

Over the past 10 years, as the CSO noted, three Leinster counties - Fingal, Meath and Kildare - accounted for nearly 30 per cent of the 609,000 growth in the State's population. Fingal grew by an astonishing 22.1 per cent over the past four years, with the largest increase (32.3 per cent) being in the Blakestown area of Blanchardstown.

Between them, Meath, Kildare and Wicklow registered an increase of 15.1 per cent in the same period. The Midland Region, with an 11.5 per cent rise, also comfortably exceeded the national average rate of increase. As the CSO noted, its counties - Laois, Longford, Offaly and Westmeath - also form part of the wider Dublin commuter belt.

By contrast, Dublin's own population grew by just 5.6 per cent, with the large increase in Fingal being offset by smaller increases in Dublin city (2 per cent), Dún Laoghaire/Rathdown (1 per cent) and South Dublin (3.4 per cent). The main reasons were attributed by the CSO to "the relatively low level of new housing and an ageing population".

As Hubert Fitzpatrick, director of the Irish Home Builders' Association, said: "What is happening is that the failure to provide sufficient zoned and serviced lands in Dublin . . . is creating a doughnut effect, whereby increasing numbers of Dublin-based workers are being forced to move further and further from the city".

And as outer suburban areas experienced spectacular growth - 54.6 per cent in Ratoath, Co Meath, for example - established suburbs saw their populations decline. The Ludford area of Ballinteer and Williamstown in Blackrock - both in south Co Dublin - each fell by 10.2 per cent, while the centre of Dún Laoghaire dropped by 13.1 per cent.

Declines ranging from 8.1 to 9.2 per cent were registered for other Dublin suburbs experiencing the effects of the "empty nest" syndrome, such as Beaumont, Cabra, Harmonstown and Rathmines. This was true even in parts of Tallaght, where the population fell by 11.5 per cent in Killinarden and by 16.6 per cent in Glenview, while Jobstown went up by 27.9 per cent.

The flight of younger people to outer suburban areas was mirrored in Cork, Limerick and Waterford. The populations of Cork city and Limerick city fell by 3.2 per cent and 2.7 per cent respectively, even though Co Cork (up 11.4 per cent) was the fastest growing county in Munster, followed by Co Waterford (up 9.2 per cent) and Co Limerick (up 8.3 per cent).

Co Galway experienced an 11 per cent increase, while the rapid growth in the population of Galway city experienced since the 1991 census moderated to 9.3 per cent between 2002 and 2006. One of the reasons given was that many infill developments in city areas consisted of apartments catering for only one or two persons.

One encouraging trend is the re-population of Dublin's inner city. The biggest increase (56 per cent) was recorded in Arran Quay C, largely as a result of the redevelopment of Smithfield. Other major growth areas include Kilmainham (up 45.2 per cent) and Merchants Quay E (up 42 per cent).

Residential developments in Docklands are also reflected in the census results, with North Dock C up by 15.6 per cent and South Dock by 36.1 per cent, while frenetic building activity on the city's northern fringe has boosted Grange by 34.3 per cent and Kilmore A by 20 per cent.

But Hubert Fitzpatrick is right in saying that the planning system "seriously miscalculated population trends", especially in the GDA. Regional planning guidelines based their zoning recommendations on a projected population of 1.8 million by 2020. However, with this already at 1.67 million, the real figure in 2020 is more likely to be 2.2 million.

"This has huge implications for the amount of land zoned for all types of development and for the resources put aside to service these lands," he said.

More generally, the rising population will place added pressures on an already burdened public infrastructure - even as many existing facilities are under-utilised as a result of the crazy pattern of Ireland's growth.

An Bord Pleanala Have Refused Appeal On Kimpton Vale Development, Diswellstown

The emailer who just contact me should know that An Bord Pleanala has turned down an appeal by Kimpton Vale against the decision by Fingal County Council to refuse planning permission for an increase in the height and density of its already permitted development at Diswellstown.

The original planning permission approved 131 dwelling units, but this was followed by an application to increase the development to a 4 – 8 storey apartment block of 210 apartments.

Public Consultation on Phoenix Park Study

The OPW will be holding a public consultation as part of the Traffic Management Study on the Phoenix Park on Friday the 8th December in the St. Oliver Plunkett GAA Sports Ground, Glendhu Road, Kinvara, Navan Road, Dublin 7. The study will be available for public viewing in a number of locations prior to the discussion to allow people to familiarise themselves with it.

It can be viewed at:

The Visitor Centre, Phoenix Park, (Daily 10.00am to 17.00pm)

Cabra Library, Navan Road, Dublin 7 (Monday to Thursday 10.00 to 20.00pm, Friday and Saturday 10.00am to 17.00pm)

Fingal County Council Offices, Grove Road, Blanchardstown Shopping Centre (Monday to Friday 9.30am to 16.30pm)

Applying for planning permission

Planning Permission

Information

If you are going to build a house in Ireland, you will need planning permission. If you are going to build an extension or make other changes to your existing house, you may need planning permission. Some small extensions and conservatories do not need planning permission but you should make sure of this before you start building. Your local authority will be able to advise you about this and tell you how to apply as well as giving you general advice about your application. Your local authority will also be able to tell you whether your proposals are likely to comply with the development plan for your area.

There are three types of planning permission: permission, outline permission and permission consequent on outline permission. The most common type is permission, sometimes called full permission. However, if you want to see if the planning authority agrees in principle to you building a house on a particular site or building a large extension, you might apply for outline permission, which will require you to produce only the plans and particulars that are necessary to enable the planning authority to make a decision in relation to the siting, layout or other proposals for development. If you get outline permission, you will have to submit detailed drawings and receive consequent permission before you start building work. Generally, outline permissions have a 3-year duration.

It is an offence to carry out any work that requires planning permission, without planning permission, and the offence can carry very heavy fines and imprisonment. However, if a genuine mistake has been made, it is possible to apply for planning permission to retain an unauthorised development. This permission may be refused, in which case, the unauthorised development will have to be demolished.

Generally, the local planning authority must make a decision on a planning application within 8 weeks of receiving the application, but if the local authority needs more information, or the decision is appealed, it may take much longer.

Anyone can see a copy of your application and on payment of a fee of 20 euro, can make a written submission/observation on it. The decision on your planning permission will be notified to you and anyone who commented in writing on it.

If the local authority decides to give you planning permission, you will get a notice of intention to grant planning permission. If no one appeals the decision to An Bord Pleanála within 4 weeks of the date of this decision, you will get grant of permission from the local authority.

Rules

You must give a public notice of your proposals before making an application. This must be done by placing a notice in a locally circulating newspaper (your local authority will have a list) and putting up a site notice that can be clearly read. You will find details of information that must be contained in the notices in the planning application form.

The application must be received by the local authority within 2 weeks of the notice appearing in the local newspaper and the erection of the site notice. The site notice must remain in place for at least 5 weeks from the date of receipt of the planning application.

You must not start building before you receive the grant of permission.

Normally, planning permission is subject to conditions, some of which may require changes to your proposals.

Planning permission normally lasts for five years. You may be required to make a financial contribution towards the construction of any road, water supply or sewerage that may be necessary.

If the local authority refuses your application, it will give you the reasons for this. You have 4 weeks from the date of this decision to appeal to An Bord Pleanála.

Rates

You have to pay a fee with your application. Different fees apply to different types of development. The current fee for an application to build a house is 65 euro. The fee for a house extension or the conversion of a garage, etc., for use as part of a house is 34 euro.

How to apply

You apply for planning permission by filling in a planning application form and submitting it together with required documents to your local authority.

Your local authority will be able to give you advice about how to apply, whether your proposals are likely to comply with the development plan, what other documents you will need, what the fee will be and any other requirements.

It is a good idea to talk to the local authority before you make an application. This may save you long delays later on.

If you are employing an architect, he/she will normally make the application on your behalf.

In general, you will need to submit the following documents with your application:

  • *A location map (6 copies).
  • *Site or layout plan (6 copies).
  • Other plans ,elevations and sections (6 copies).
  • *Copies of public notices (newspaper and site).
  • *A plan showing the position of a site notice or notices.
  • *Where appropriate, a certificate issued by the planning authority verifying that the development proposed is for no more than 4 houses or for housing development on land of 0.2 hectares or less. If such a certificate has been applied for but not issued, a copy of the application, which itself must meet specific requirements, will suffice.
  • *The appropriate fee.

If the application is for outline permission only, the documents marked * in the above list must be submitted. This is to enable the planning authority to make a decision in relation to the siting, layout or other proposals for development in the application.

Where to apply

To apply for planning permission, contact the Chief Officer of the Planning Department of your local authority.

The Enliven Report

The ENLIVEN Report

The ENLIVEN ReportEnergy Networks Linking Innovation in Villages in Europe Now

The ENLIVEN project is a cross sector partnership led by Irish Rural Link. Partners are: Offaly County Council; Feasta, the Foundation for the Economics of Sustainability; Dundalk Institute of Technology; Methanogen; EOS Architects; Martin Langton, Developer; Pauric Davis and Associates, Engineers; Michael Layden, Community Energy Consultant; Sean Riordan, Developer.

Executive Summary

Historically, communities developed in places where resources were available. Today however, many rural communities are in decline because the use of fossil fuels has devalued their renewable energy sources, made the growing of many non-food crops irrelevant, and exposed their food products to price competition from places where land is more abundant.

This project is based on the premise that the tide may be about to turn. Restrictions on the use of fossil fuel in response to the threat of climate change and because of oil and gas depletion are about to make energy supplies scarcer and more costly. Handled correctly, this could create the circumstances in which rural communities will again be able to grow by developing their local resources, particularly those of energy.

The project focuses on what that 'correct handling' involves and breaks a lot of new ground. It takes two small neighbouring communities in rural Ireland, chosen only because largish housing and other construction projects were being planned, and assesses their renewable energy potential. It then looks at how that potential can be realised in ways that would benefit everyone living in the communities at present and those who might move there in the future.

It will establish the prototype of a model process to develop the renewable energy resources and link them to energy networks serving rural villages. The pilot projects in the two villages, Cadamstown and Ballyboy, will be developed with private sector partners projects to test the technical and financial aspects of the model. Later phases will demonstrate a new planning and development model, a partnership between the local authority, villagers, development agencies and private consultants. The project involves:

  1. The construction of the first electrical minigrid supply systems in Ireland for the past seventy years.
  2. The construction of the first district heating systems for a mixed development of private housing, visitor and recreational and commercial buildings anywhere in Ireland.
  3. The erection of 2 wind turbines, one near each village, a wood-chip-fired CHP plant in one village and a biogas digester plus a biogas-fired CHP plant in the other in the First Phase.
  4. The efficient management of these plants and the supply and sale of their heat and electricity output by Energy Supply Companies (ESCo).
  5. The development of metering systems which allow customers to buy wind generated electricity whenever a surplus of it is available at little more than the opportunity cost of selling it into the grid.
  6. The establishment of a pool of electrically-powered vehicles for use by the village businesses, residents and visitors.
  7. The establishment of a community asset management company in each village to own and control the common non-energy assets created by the project.
  8. The large-scale use of construction materials sourced from the local area in the construction of highly energy efficient buildings.
  9. Research into ways of storing energy for convenient use such as small-scale hydro - a demonstration project will be investigated for Cadamstown - and the newest generation of batteries called flow batteries.
  10. Research into ways in which savings of Co2 can be passed back to the communities which made them through green certificates, carbon emission permits, quotas or other grant or tax measures.
  11. Research into ways in which increases in property-values due to the activities of the local authorities, community asset management companies and energy services companies can be better captured for those who created them.
  12. Research into growing and harvesting methods for new non-food crops for construction such as hemp and for bio fuels such as rapeseed.
  13. Funding the National Agreement Certification process for innovative ecological building construction systems to support its adoption anywhere in Ireland for social housing, first time buyers and in rural tax incentive areas.
  14. The drawing up in Phase 2, in conjunction with the local county council and village residents, of Framework Plans for a further eight villages in addition to the Phase 1 projects.
  15. The extension by the county council of the energy minigrids, plus the provision of the roads, water, and sewage systems under an Integrated Infrastructure Initiative described under the Framework Plan. The county council would recover the cost of this work under the provisions of Section 49 of the Planning Act. This is a novel way of handling village development.
  16. The dissemination of this experience, through a dedicated Local Energy Advisory Agency and a Village Framework Plan Advisory Agency supported by a revolving fund, as a model for rural development.

nuclear power planning

Useful paper from www.feasta.org:

WHY NUCLEAR POWER CANNOT BE A MAJOR ENERGY SOURCE

by David Fleming, April 2006

It takes a lot of fossil energy to mine uranium, and then to extract and prepare the right isotope for use in a nuclear reactor. It takes even more fossil energy to build the reactor, and, when its life is over, to decommission it and look after its radioactive waste.

As a result, with current technology, there is only a limited amount of uranium ore in the world that is rich enough to allow more energy to be produced by the whole nuclear process than the process itself consumes. This amount of ore might be enough to supply the world's total current electricity demand for about six years.

Moreover, because of the amount of fossil fuel and fluorine used in the enrichment process, significant quantities of greenhouse gases are released. As a result, nuclear energy is by no means a 'climate-friendly' technology.

A quick guide to nuclear terms

Nuclear power promises much. It is based on a process which does not produce carbon dioxide. It is produced in a relatively small number of very large plants, so that it fits easily onto the national grid. And there is even the theoretical prospect of it being able to breed its own fuel. So, what's the problem?

The form of nuclear power available to us at present comes from nuclear fission, fuelled by uranium. Uranium-235 is an isotope of uranium with the rare and useful property that, when struck by a neutron, it splits into two and, in the process, produces more neutrons which then proceed to split more atoms of uranium-235 in a chain of events which produces a huge amount of energy. We can get an idea of how much energy it produces, by looking at Einstein's famous equation, E=mc2, which says that the energy produced is the mass multiplied by the square of the speed of light. A little bit of mass disappears in the process - we can think of this as the material weighing slightly less at the end of the process than at the beginning - and it is that "missing" mass which turns into energy which can be used to make steam to drive turbines and produce electricity. Neutrons from the reaction which strike one of the other isotopes of uranium: uranium-238, are more likely to be absorbed by the atom which transforms it into plutonium-239. Plutonium-239 shares with uranium-235 the property that it, too, splits when struck by neutrons, so that the plutonium-239 then begins to act as a fuel as well.2

The process has to be controlled; otherwise, it would be a bomb. The control is provided by a "moderator", in the form of large quantities of, for instance, water or graphite, whose presence means that the neutrons cannot so easily find the next link in the chain, so the sequence slows down or stops. Eventually, however, the uranium gets clogged with radioactive impurities such as the barium and krypton produced when uranium-235 decays, along with "transuranic" elements such as americium and neptunium, and a lot of the uranium-235 gets used up. It takes a year or two for this to happen, but eventually the fuel elements have to be removed, and a fresh ones inserted.

The used fuel elements are very hot and radioactive (stand close to one for a second or two and you are dead), so there are some tricky questions about what to do with them. Sometimes they are recycled (reprocessed), to extract some of the remaining uranium and plutonium to use again, although you don't get as much fuel back as you started with, and the bulk of the impurities remains. Alternatively, the whole lot is disposed-of - but there is more to this than just dumping it somewhere, for it never really goes away. The half-life of an element is the time it takes for half of it to decay; the half-life of uranium-238, which is the largest constituent of the waste, and which keeps the whole thing radioactive, is about the same as the age of the earth: 4.5 billion years.3

Those are the principles. Now for a closer look at what nuclear power means. It is quite important that we should do this, because nuclear power cannot be sensibly discussed on the basis of popular misconceptions such as the one about nuclear energy producing almost no carbon dioxide.

The principal source for the discussion that follows is the work of Jan Willem Storm van Leeuwen and Philip Smith, but the interpretation of their work, and its application in the context of current energy options, is the author's. The paper relies centrally, but not exclusively, on work from this one source, and the implications of this are discussed in the concluding section.4


1. WHAT IS REALLY INVOLVED IN NUCLEAR POWER?

Mining and milling

Uranium is widely distributed in the earth's crust but only in minute quantities, with the exception of a few places where it has accumulated in concentrations rich enough to be uses as an ore. The main deposits of ore, in order of size, are in Australia, Kazakhstan, Canada, South Africa, Namibia, Brazil, the Russian Federation, the USA, and Uzbekistan. There are some very rich ores; concentrations as high as 1 percent have been found, but 0.1 percent (one part per thousand) or less is usual. Most of the usable "soft" (sandstone) uranium ore has a concentration in the range between 0.2 and 0.01 percent; in the case of "hard" (granite) ore, the usable lower limit is 0.02 percent. The mines are usually open-cast pits which may be up to 250m deep. The deeper deposits require underground workings and some uranium is mined by "in situ leaching", where hundreds of tonnes of sulphuric acid, nitric acid, ammonia and other chemicals are injected into the strata and then pumped up again after some 5- 25 years, yielding about a quarter of the uranium from the treated rocks and depositing unquantifiable amounts of radioactive and toxic metals into the local environment and aquifers.5

When it has been mined, the ore is milled to extract the uranium oxide. In the case of ores with a concentration of 0.1 percent, the milling must grind up approximately 1,000 tonnes of rock to extract just one tonne of the bright yellow uranium oxide, called "yellowcake". Both the oxide and the tailings (that is, the 999 tonnes of rock that remain) are kept radioactive indefinitely by, for instance, uranium-238, and they contain all thirteen of its radioactive decay products, each one changing its identity as it decays into the next, and together forming a cascade of heavy metals, with spectacularly varied half-lives.

As old as the earth

The decay sequence of uranium-238

The sequence starts with uranium-238. Half of it decays in 4.5 billion years, turning as it does so into thorium-234 (24 days), protactinium-234 (one minute), uranium-234 (245,000 years), thorium-230 (76,000 years), radium-226 (1,600 years), radon-222 (3.8 days), polonium-218 (3 minutes), lead-214 (27 minutes), bismuth-214 (20 minutes), polonium-214 (180 microseconds), lead-210 (22 years), bismuth-210 (5 days), polonium-210 (138 days) and, at the end of the line, lead-206 (non-radioactive).

Once these radioactive rocks have been disturbed and milled, they stay around to cause trouble. They take up much more space than they did in their undisturbed state, and their radioactive products are free to be washed and blown away into the environment by rain and wind. These tailings ought therefore to be treated: the acids should be neutralised with limestone and made insoluble with phosphates; the mine floor should be sealed with clay before the treated tailings are put back into it; the overburden should be replaced and the area should be replanted with indigenous vegetation. In practice, all this is hardly ever done. It is expensive, and it also requires approximately four times the amount of energy that was needed to extract the ore in the first place.6

Preparing the fuel

The uranium oxide then has to be enriched. Yellowcake contains only about 0.7 percent uranium-235; the rest is mainly uranium-234 and -238, neither of which directly support the needed chain reaction. In order to bring the concentration of uranium-235 up to the concentration of uranium-235 up to the required 3.5 percent, the oxide is reacted with fluorine to form uranium hexafluoride (UF6), or "hex", a substance with the useful property that it changes - "sublimes" - from a solid to a gas at 56.5°C, and it is as a gas that it is fed into an enrichment plant. About 85 percent of it promptly comes out again as waste in the form of depleted uranium hexafluoride. Some of that waste is chemically converted into depleted uranium metal, which is then in due course distributed back into the environment via its use in armour-piercing shells, but most of it is kept as uranium hexafluoride in its solid form. It ought then to be placed in sealed containers for final disposal in a geological depositary; however, owing to the cost of doing this, and the scarcity of suitable places for it, much of it is put on hold: in the United States, during the last fifty years, 500,000 tonnes of depleted uranium have accumulated in cool storage (to stop it subliming), designated as "temporary".7

The enriched uranium is then converted into ceramic pellets of uranium dioxide (UO2) and packed in zirconium alloy tubes which are finally bundled together to form fuel elements for reactors.8

Generation

The fuel can now be used to produce heat to raise the steam to generate electricity. In due course the process generates waste in the form of spent fuel elements and, whether these are then reprocessed and re-used or not, eventually they have to be disposed of. But first they must be allowed to cool off, as the various isotopes present decay, in ponds for between 10 and 100 years - sixty years may be taken as typical. Various ideas about how to deal with them finally are current, but there is no standard, routinely-implemented practice. One option is to pack them, using remotely-controlled robots, into very secure containers lined with lead, steel and pure electrolytic copper, in which they must lie buried for millions of years in secure geological depositaries. It may turn out in due course that there is one best solution, but there will never be an ideal way to store waste which will be radioactive for millions of years and, whatever leastbad option is chosen, it will require a lot of energy: it is estimated that the energy cost of making the lead-steel-copper containers needed to package the spent fuel produced by a reactor is about the same as the energy needed to construct the reactor.9

A second form of waste produced in the generation process consists of the routine release of very small amounts of radioactive isotopes such as hydrogen-3 (tritium), carbon-14, plutonium-239 and many others into the local air and water. The significance of this has only recently started to be recognised and investigated.10

A third, less predictable form of waste occurs in the form of accidental emissions and catastrophic releases in the event of accident. The nuclear industry has good safety systems in place; it has to have them, because the consequences of an accident are so extreme. However, it is not immune to accident. The work is routine, and the staff at some reactors have been described by a nuclear engineer as "asleep at the wheel". There is also the prospect, rising to certainty with the increase in numbers and the passage of time, of sabotage by staff, of the flooding of reactors by rising sealevels, and poor training and systems, particularly if a nuclear programme were to be developed in haste by governments eager to produce energy as fast as possible to make up for the depletion of oil and gas. Every technology has its accidents. The risk never goes away; society bears the pain and carries on but, in the case of nuclear power, there is a difference: the consequences of a serious accident - another accident on the scale of Chernobyl, or greater, or much greater. It is accepted that the damage could be so great that it was far beyond the capacity of the world's insurance industry to cover. It has therefore been agreed that governments should step in and meet the costs of a nuclear accident once the damage goes beyond a certain limit. In Britain, the Nuclear Installations Act of 1965 requires a plant's operator to pay a maximum of £150 million in the ten years after the incident. The government would cover any excess and pay for any damage that arose between ten and thirty years afterwards. Under international conventions, the government would also cover any cross-border liabilities up to a maximum of about £300 million. These figures seem to grossly understate the problem. If Bradwell power station in Essex blew up and there was an east wind, London would have to be evacuated. Perhaps even the whole of southern England. The potential costs of a nuclear accident could be closer to £300 trillion rather than £300 million, six orders of magnitude greater.

A fourth type of "waste" is the plutonium itself which, when isolated and purified in a reprocessing plant, can be brought up to weapons-grade, making it the fuel needed for nuclear proliferation. This is one of two ways in which the nuclear industry is used as the platform from which the proliferation of nuclear weapons can be developed; the other one is by enriching the uranium-235 to around 90 percent, rather than the mere 3.5 percent required by a nuclear reactor.

The reactor

The maximum full-power lifetime is 24 years, but most reactors fall short of that. During that time, they require regular maintenance and at least one major refurbishing; towards the end of their lives, corrosion and intense radioactivity make reliable maintenance impossible. Eventually, they must be dismantled, but experience of this, particularly in the case of large reactors, is limited. As a first step, the fuel elements must be removed and put into storage; the cooling system must be cleaned to reduce radioactive CRUD (Corrosion Residuals and Unidentified Deposits). These operations, together, produce about 1,000 m3 of high-level waste. At the end of the period, the reactor has to be dismantled and cut into small pieces to be packed in containers for final disposal. The total energy required for decommissioning has been estimated at about double the energy needed in the original construction.11


2. GREENHOUSE GASES AND ORE QUALITY

The present

Every stage in the process of supporting nuclear fission uses energy, and most of this energy is derived from fossils fuels. Nuclear power is therefore a massive user of energy and a very substantial source of greenhouse gases. In fact, the delivery of electricity into the grid from nuclear power produces, on average, roughly one third as much carbon dioxide as the delivery of the same quantity of electricity from gas...12

... or, rather, it should do so, because the calculation of the energy cost of nuclear energy is based on the assumption that the high standards of waste management outlined above, including the energy used in decommissioning, are actually carried out. Unfortunately, that is not the case: the nuclear power industry is living on borrowed time in the sense that it is has not yet had to find either the money or the energy to reinstate its mines, bury its wastes and decommission its reactors; if those commitments are simply left out of account, the quantity of fossil fuels needed by nuclear power to produce a unit of electricity would be, on average, only 16 percent of that needed by gas. However, these are commitments which must eventually be met. The only reasonable way to include that energy cost in estimating the performance of nuclear power is to build them into the costs of electricity that is being generated by nuclear power now.13

Another assumption contained in the calculation of the carbon emissions of nuclear power is that the reactors last for the practical maximum of 24 full-power years. For shorter-lived reactors, the quantity of carbon dioxide emissions per unit of electricity is higher; when the energy costs of construction and decommissioning are taken into account, nuclear reactors, averaged over their lifetimes, produce more carbon dioxide than gas-fired power stations (per unit of electricity generated), until they have been in full-power operation for about seven years.

These estimates of carbon dioxide emissions understate the actual contribution of nuclear energy to greenhouse gas emissions, because they do not take into account the releases of other greenhouse gases which are used in the fuel cycle. The stage in the cycle in which other greenhouse gases are particularly implicated is enrichment. As explained above, enrichment depends on the production of uranium hexafluoride, which of course requires fluorine - along with its halogenated compounds - not all of which can by any means be prevented from escaping into the atmosphere. As a guide to the scale of problem: the conversion of one tonne of uranium into an enriched form requires the use of about half a tonne of fluorine; at the end of the process, only the enriched fraction of uranium is actually used in the reactor: the remainder, which contains the great majority of the fluorine that was used in the process, is left as waste, mainly in the form of depleted uranium. It is worth remembering here, first, that to supply enough enriched fuel for a standard 1GW reactor for one full-power year, about 160 tonnes of natural uranium has to be processed; secondly, that the global warming potential of halogenated compounds is many times that of carbon dioxide: that of freon-114, for instance, is nearly 10,000 times greater than that of the same mass of carbon dioxide. Moreover, other halogens, such as chlorine, whose compounds are potent greenhouse gases, along with a range of solvents, are extensively used at various other stages in the nuclear cycle, notably in reprocessing.14

There is no readily-available data on the quantity of these hyperpotent greenhouse gases regularly released into the atmosphere by the nuclear power industry, nor on the actual, presumably variable, standards of management of halogen compounds among the various nuclear power industries around the world. There has to be a suspicion that this source of climate-changing gases substantially reduces any advantage which the nuclear power industry has at present in the production of emissions of carbon dioxide, but no well-founded claim can be made about this. It is essential that reliable research data on the quantity of freons and other greenhouse gases released from the nuclear fuel cycle should be researched and made available as a priority.

The future

The advantage of nuclear power in producing lower carbon emissions holds true only as long as supplies of rich uranium last. When the leaner ores are used - that is, ores consisting of less than 0.01 percent (for soft rocks such as sandstone) and 0.02 percent (for hard rocks such as granite), so much energy is required by the milling process that the total quantity of fossil fuels needed for nuclear fission is greater than would be needed if those fuels were used directly to generate electricity. In other words, when it is forced to use ore of around this quality or worse, nuclear power begins to slip into a negative energy balance: more energy goes in than comes out, and more carbon dioxide is produced by nuclear power than by the fossil-fuel alternatives.15

The world's annual production of uranium oxide has been lagging behind its use in nuclear reactors for the past twenty years. The shortfall has been made up from military stockpiles.

Source: http://www.uxc.com/cover-stories/uxw_18-34-cover.html

The rise in the price of uranium oxide ("yellowcake") has soared recently. One reason is the higher cost of the fossil energy needed to mine and concentrate it.

Source: http://www.uex-corporation.com/s/UraniumMarket.as

There is doubtless some rich uranium ore still to be discovered, and yet exhaustive worldwide exploration has been done, and the evaluation by Storm van Leeuwen and Smith of the energy balances at every stage of the nuclear cycle has given us a summary. There is enough usable uranium ore in the ground to sustain the present trivial rate of consumption - a mere 2 1/2 percent of all the world's final energy demand - and to fulfil its waste-management obligations, for around 45 years. However, to make a difference - to make a real contribution to postponing or mitigating the coming energy winter - nuclear energy would have to supply the energy needed for (say) the whole of the world's electricity supply. It could do so - but there are deep uncertainties as to how long this could be sustained. The best estimate (pretending for a moment that all the needed nuclear power stations could be built at the same time and without delay) is that the global demand for electricity could be supplied from nuclear power for about six years, with margins for error of about two years either way. Or perhaps it could be more ambitious than that: it could supply all the energy needed for an entire (hydrogen- fuelled) transport system. It could keep this up for some three years (with the same margin for error) before it ran out of rich ore and the energy balance turned negative.16

If, as an economy measure, all the energy-consuming waste-management and clean-up practices described above were to be put on hold while stocks of rich ore last, then the energy needed by nuclear energy might be roughly halved, so that global electricity could be supplied for a decade or so. At the end of that period, there would be giant stocks of untreated, uncontained waste, but there would be no prospect of the energy being available to deal with it. At the extreme, there might not even be the energy to cool the storage ponds needed to prevent the waste from being released from its temporary containers.

But it is worse than that. There is already a backlog of high-level waste, accumulated for the last sixty years, and now distributed around the world in cooling ponds, in deteriorating containers, in decommissioned reactors and heaps of radioactive mill-tailings. Some 1/4 million tonnes of spent fuel is already being stored in ponds, where the temporary canisters are so densely packed that they have to be separated by boron panels to prevent chain reactions. The task of clearing up this lethal detritus will require a great deal of energy. How much? That is not known, but here is a very rough guideline. Energy equivalent to about one third of the total quantity of nuclear power produced - in the past and future - will be required to clear up past and future wastes. And the whole of this requirement will have to come from the usable uranium ore that remains, which is not much more than half the entire original endowment of usable ore.17

This means that, if the industry were to clear up its wastes, only about one third of the present stock of uranium would be left over as a source of electricity for distribution in national grids. To put it another way, the electricity that the industry would have available for sale in the second half of its life - if at the same time it were to meet its obligation to clear up the whole of its past and present wastes - would be approximately 70 percent less than it had available for sale in the first half of its life. On that calculation, the estimates given earlier for the useful contribution that nuclear power could make in the future must be revised: nuclear energy, if it cleared up all its wastes, could supply enough power to provide the world with all the electricity it needed for some three years. And remember that this is no mere thoughtexperiment: those wastes do have to be cleared up; the energy required for this will reduce the contribution that can be expected from nuclear power from the trivial to the negligible.

And we should not forget the cost of this. If the nuclear industry in the second part of its life were to commit itself to clearing up its current and future wastes, the cost would make the electricity it produced virtually unsaleable. Bankruptcy would follow, but the waste would remain. Governments would have to keep the clearup programme going, whatever the other priorities. They would also have to keep training programmes going in a College of Nuclear Waste Disposal so that, a century after the nuclear industry has died, the skills they will require to dispose of our waste will still exist. And yet, Government itself, in an energy-strapped society, would lack the funds. The disturbing prospect is already opening up of massive stores of unstable wastes which no one can afford to clear up.

The implication of this is that nuclear power is caught in a depletion trap - the depletion of rich uranium ore - at least as imminent as that of oil and gas. So the question to be asked is: as the conventional uranium sources run low, are there alternative sources of fuel for nuclear energy?


3. ALTERNATIVE SOURCES OF FUEL

Earlier this year, James Lovelock, the originator of the Gaia Hypothesis, argued in his book The Revenge of Gaia that the threat of climate change is so real, so advanced and potentially so catastrophic that the risks associated with nuclear power are trivial by comparison - and that there really is no alternative to its widespread use. Nuclear power, he insisted, is the only large-scale option: it is feasible and practical; a nuclear renaissance is needed without delay. He robustly dismissed the idea that the growth of nuclear power was likely to be constrained by depletion of its raw material. This is how he put it:

"Another flawed idea now circulating is that the world supply of uranium is so small that its use for energy would last only a few years. It is true that if the whole world chose to use uranium as its sole fuel, supplies of easily-mined uranium would soon be exhausted. But there is a superabundance of low-grade uranium ore: most granite, for example, contains enough uranium to make its fuel capacity five times that of an equal mass of coal. India is already preparing to use its abundant supplies of thorium, an alternative fuel, in place of uranium.18 "

Lovelock added that we have a readily-available stock of fuel in the plutonium that has been accumulated from the reactors that are shortly to be decommissioned. And he might also have added that another candidate as a source of nuclear fuel is seawater. So, if we put the supposed alternatives to uranium ore in order, this is what we have: (1) granite; (2) fast-breeder reactors using (a) plutonium and (b) thorium; and (3) seawater.

  1. Granite

    It has already been explained above that granite with a uranium content of less than 200 parts per million (0.02%) cannot be used as a source of nuclear energy, because that is the borderline at which the energy needed to mill it and to separate the uranium oxide for enrichment is greater - and in the case of even poorer ores, much greater - than the energy that you get back. But Lovelock is so insistent and confident on this point that it is worth revisiting.

    Storm van Leeuwen, basing his calculations on his joint published work with Smith on the extraction of uranium from granite, considers how much granite would be needed to supply a 1 GW nuclear reactor with the 160 tonnes of natural uranium it would need for a year's full-power electricity production. Ordinary granite contains roughly 4 grams of uranium per tonne of granite. That's four parts per million. One year's supply of uranium extracted from this granite would require 40 million tonnes of granite. So, Lovelock's granite could indeed be used to provide power for a nuclear reactor, but there are snags. The minor one is that it would leave a heap of granite tailings (if neatly stacked) 100 metres high, 100 metres wide and 3 kilometres long. The major snag is that the extraction process would require some 530 PJ (petajoules = 1,000,000 billion joules) energy to produce the 26 PJ electricity provided by the reactor. That is, it would use up some 20 times more energy that the reactor produced.19
  2. Fast breeder reactors

    (a) Plutonium
    Lovelock's proposal that we should use plutonium as the fuel for the nuclear power stations of the future can be taken in either of two ways. He might be proposing that we could simply run the reactors on plutonium on the conventional "once-through" system which is standard, using light-water reactors. This can certainly be done, but it cannot be done on a very large scale. Plutonium does not exist in nature; it is a by-product of the use of uranium in reactors and, when uranium is no longer used, then in the normal course of things no more plutonium will be produced. There is enough reactor-grade plutonium in the world to provide fuel for about 80 reactors. That is just about realistic, but there are another two theoretical but highly unrealistic possibilities. The first is that all weapons-grade plutonium could be converted into enough fuel for about 60 more reactors; the second is that all the spent fuel produced by all nuclear power stations in the world could be successfully reprocessed (despite the substantial failure and redundancy of reprocessing technology at present) and used to provide the fuel for the reactors of the future. That would provide fuel for another 600 reactors - making a total of 740 operating with plutonium alone.20

    But since we're trying to be realistic here, let us concentrate on what could actually be done, and stay as close as we can to what Lovelock seems to be suggesting: we could, using the plutonium that we actually have, build 80 reactors worldwide. At the end of their life (say, 24 full-power years), the plutonium would have been used up, though supplemented by a little bit over from the final generation of ordinary uranium-fuelled reactors, but soon all reactors would be closed down and not replaced, because at that time there will be no uranium to fuel them with, either. This would scarcely be a useful strategy, so it is more sensible to suppose that Lovelock has in mind the second possibility: that the plutonium reactors should be breeder reactors, designed not just to produce electricity now, but to breed more plutonium for the future.

    Breeders are in principle a very attractive technology. In uranium ore, a mere 0.7 percent of the uranium it contains consists of the useful isotope - the one that is fissile and produces energy - uranium-235. Most of the uranium consists of uranium-238, and most of that simply gets in the way and has to be dumped at the end; it is uranium-238 which is responsible for much of the awesome mixture of radioactive materials that causes the waste problem. And yet, uranium-238 does also have the property of being fertile. When bombarded by neutrons from a "start-up" fuel like uranium-235 or plutonium-239, it can absorb a neutron and eject an electron, becoming plutonium-239. That is, plutonium-239 can be used as a start-up fuel to produce more plutonium-239, more-or-less indefinitely. That's where the claim that nuclear power would one day be too cheap to meter comes from.

    But there is a catch. It is a complicated technology. It consists of three operations: breeding, reprocessing and fuel fabrication, all of which have to work concurrently and smoothly. First, breeding: this does not simply convert uranium-238 to plutonium-239; at the same time, it produces plutonium-241, americium, curium, rhodium, technetium, palladium and much else. This mixture tends to clog up and corrode the equipment. There are in principle ways round these problems, but a smoothly-running breeding process on a commercial scale has never yet been achieved.21

    Secondly, reprocessing. The mixture of radioactive products that comes out of the breeding process has to be sorted, with the plutonium-239 being extracted. The mixture itself is highly radioactive, and tends to degrade the solvent, tributyl phosphate. Here, too, insoluble compounds form, clogging up the equipment; there is the danger of plutonium accumulating into a critical mass, setting off a nuclear explosion. The mixture gets hot and releases radioactive gases; and significant quantities of the plutonium and uranium are lost as waste. As in the case of the breeder operation itself, a smoothly-running reprocessing process on a commercial scale has never yet been achieved.

    The third operation is to fabricate the recovered plutonium as fuel. The mixture gives off a great deal of gamma and alpha radiation, so the whole process of forming the fuel into rods which can then be put back into a reactor has to be done by remote control. This, too has yet to be achieved as a smoothly-running commercial operation.

    And, of course, it follows from this, that the whole fast-breeder cycle, consisting of three processes none of which have ever worked as intended, has itself never worked. There are three fastbreeder rectors in the world: Beloyarsk-3 in Russia, Monju in Japan and Ph´nix in France; Monju and Ph´nix have long been out of operation; Beloyarsk is still operating, but it has never bred. But let us look on the bright side of all this. Suppose that, with 30 years of intensive research and development, the world nuclear power industry could find a use for all the reactor-grade plutonium in existence, fabricate it into fuel rods and insert it into newly-built fast-breeder reactors - 80 of them, plus a few more, perhaps, to soak up some of the plutonium that is being produced by the ordinary reactors now in operation. So: they start breeding in 2035. But the process is not as fast as the name suggests ("fast" refers to the speeds needed at the subatomic level, rather than to the speed of the process). Forty years later, each breeder reactor would have bred enough plutonium to replace itself and to start up another one. By 2075, we would have 160 breeder reactors in place. And that is all we would have, because the ordinary, uranium-235-based reactors would by then be out of fuel.22

    The safety/cost trap

    The complexity of in-depth defence against accident can make the system impossible

    There is a systemic problem with the design of breeder reactors. The consequences of accidents are so severe that the possibility has to be practically ruled out under all circumstances. This means that the defence-in-depth systems have to be extremely complex, and this in turn means that the installation has to be large enough to derive economies of scale - otherwise it would be hopelessly uneconomic. However, that means that no confinement dome, on any acceptable design criterion, can be built on a scale and structural strength to withstand a major accident. And that in turn means that the defence-in-depth systems have to be even more complex, which in turn means that they becomes even more problem-prone than the device they were meant to protect. A study for the nuclear industry in Japan concludes: "A successful commercial breeder reactor must have three attributes: it must breed, it must be economical, and it must be safe. Although any one or two of these attributes can be achieved in isolation by proper design, the laws of physics apparently make it impossible to achieve all three simultaneously, no matter how clever the design."23

    (b) Thorium
    The other way of breeding fuel is to use thorium. Thorium is a metal found in most rocks and soils, and there are some rich ores bearing as much as 10 percent thorium oxide. The relevant isotope is the slightly radioactive thorium-232. It has a half-life three times that of the earth, so that makes it useless as a direct source of energy, but it can be used as the starting-point from which to breed an efficient nuclear fuel. Here's how:

    • Start by irradiating the thorium-232, using a start-up fuel - plutonium-239 will do. Thorium-232 is slightly fertile, and absorbs a neutron to become thorium 233.
    • The thorium-233, with a half-life of 22.2 minutes, decays to protactinium-233.
    • The protactinium-233, with a half-life of 27 days, decays into uranium-233.
    • The uranium-233 is highly fissile, and can be used not just as nuclear fuel, but as the start-up source of irradiation for a blanket of thorium-232, to keep the whole cycle going indefinitely.24

    But, as is so often the case with nuclear power, it is not as good as it looks. The two-step sequence of plutonium breeding is, as we have seen, hard enough. The four-step sequence of thorium-breeding is worse. The uranium-233 which you get at the end of the process is contaminated with uranium-232 and with highlyradioactive thorium-228, both of which are neutron-emitters, reducing its effectiveness as a fuel; it also has the disadvantage that it can be used in nuclear weapons. The comparatively long half-life of protactinium-233 (27 days) makes for problems in the reactor, since substantial quantities linger on for up to a year. Some reactors - including Kakrapar-1 and -2 in India - have both achieved full power using some thorium in their operation, and it may well be that, if there is to be a very long-term future for nuclear fission, it will be thorium that drives it along. However, the full thorium breeding cycle, working on a scale which is largeenough and reliable-enough to be commercial, is a long way away.25

    For the foreseeable future, its contribution will be tiny. This is because the cycle needs some source of neutrons to begin. Plutonium could provide this but (a) there isn't very much of it around; (b) what there is (especially if we are going to do what Lovelock urges) is going to be busy as the fuel for once-through reactors and/or or fast-breeder reactors, as explained above; and (c) it is advisable, wherever there is an alternative, to keep plutonium-239 and uranium-233 - an unpredictable and potentially incredibly dangerous mixture - as separate as possible. It follows that thorium reactors must breed their own start-up fuel from uranium-233. The problem here is that there is practically no uranum-233 anywhere in the world, and the only way to get it is to start with (say) plutonium-239 toget one reactor going. At the end of forty years, it will have bred enough uranium-233 both to get another reactor going, and to replace the fuel in the original reactor. So, as in the case of fastbreeders, we have an estimated 30 years before we can perfect the process enough to get it going on a commercial scale, followed by 40 years of breeding. Result: in 2075, we could have just two thorium reactors up and running.26

  3. Seawater

    Seawater contains uranium in a concentration of about thirty parts per billion, and advocates of nuclear power are right to say that, if this could be used, then nuclear power could in principle supply us with the energy we need for a long time to come. Ways of extracting those minute quantities of uranium from seawater and concentrating them into uranium oxide have been worked out in some detail. First of all, uranium ions are attracted - "adsorbed" - onto adsorption attracted - "adsorbed" - onto adsorption beds consisting of a suitable material such as titanium hydroxide, and there are also some polymers with the right properties. These beds must be suspended in the sea in huge arrays, many kilometres in length, in places where there is a current to wash the seawater through them, and where the sea is sufficiently warm - at least 20°C. They must then be lifted out of the sea and taken on-shore, where, in the first stage of the process, they are cleansed to remove organic materials and organisms. Stage two consists of "desorption" - separating the adsorbed uranium ions from the beds. Thirdly, the solution that results form this must be purified, removing the other compounds that have accumulated in much higher concentration than the uranium ions. Fourthly, the solution is concentrated, and fifthly, a solvent is used to extract the uranium. The sixth stage is to concentrate the uranium and purify it into uranium oxide yellowcake, ready for enrichment in the usual way.27

    But the operation is massive and takes a lot of energy. Very roughly, two cubic kilometres of sea water is needed to yield enough uranium to supply one tonne, prepared and ready for action in a reactor. A 1 GW reactor needs about 160 tonnes of natural uranium per annum, so each reactor requires some 324 cubic kilometres of seawater to be processed - that is, some 32,000 cubic kilometres of seawater being processed in order to keep a useful fleet of 100 nuclear reactors in business for one (full-power) year.28

    And what is the energy balance of all this? One tonne of uranium, installed in a light water reactor, is taken as a rule-of-thumb also to produce approximately 162 TJ (1 terajoule = 1,000 billion joules), less the roughly 60-90 TJ needed for the whole of the remainder of the fuel cycle - enrichment, fuel fabrication, waste disposal, and the deconstruction and decommissioning of the reactor - giving a net electricity yield of some 70-90 TJ. The energy needed to supply the uranium from seawater, ready for entry into that fuel cycle, is in the region of 195-250 TJ. In other words, the energy required to operate a nuclear reactor using uranium derived from seawater would require some three times as much energy as it produced.

The Problem with Sustainable Development

This useful paper is available from http://www.feasta.org/documents/landhousing/CORI_RD_EOS.html


Most people in Ireland think sustainability is highly desirable and sprinkle the adjective "sustainable" about with abandon, but are confused about what the concept really means. Their confusion can be traced back to the term "sustainable development" which was introduced to the public by the Brundtland Report, Our Common Future, in 1987. The basic Brundtland definition is clear enough: "Sustainable development is development that meets the needs of the present without compromising the ability of future generations to meet their own needs" but then the Report confuses the reader by attempting to make the principle less absolute:

Meeting essential needs depends in part on achieving full growth potential, and sustainable development clearly requires economic growth in places where such needs are not being met. Elsewhere it can be consistent with economic growth provided the content of the growth reflects the broad principles of sustainability and non-exploitation of others. 1

In other words, sustainable development is linked with growth, and since for many people,"development" and "growth" are synonyms, they think that "sustainable development" and "sustainable growth" are the same thing. And, of course,"sustainable growth" is not just a once-off increase in income levels that can reasonably be expected to be maintained indefinitely. It is a growth process that goes on increasing incomes reliably, year after year. In short, sustainability is linked in the public mind with something which is completely unsustainable.

Another flaw with the Brundtland Report is that it entirely ignores the possibility that limits to economic growth might exist and that humanity might have already exceeded them in some respects. Had Brundtland conceded this, the final sentence in the quotation above would have had to be changed radically because even if growth that 'reflects the broad principals of sustainability' can be achieved, it ought not to be generated by rich countries while they remain unsustainable in almost every respect. This is because their economic growth necessarily involves the use of natural resources and, if technologies can be found which enable, say, twice as much output to be produced for the same level of resource input that does not mean that the extra output should come on stream. It would be far better for a country to keep its production at the current level and to halve its resource use, as that would move it towards sustainability rather than merely maintaining its unsustainable status quo.

The Growth Imperative

Unfortunately, under our current debt-based monetary system, no country has the option of foregoing growth because, without growth, it will fall into serious economic decline. The main reason for this is that if there is no growth in any year, the investments made the previous year have produced no return. Firms find themselves with lower profits and unused capacity, and this discourages them investing further, at least in those sectors in which the increased capacity has not been taken up. Less investment means less new bank loans being taken out and thus less money entering into circulation to replace that being removed as previous years' loans are repaid to the banks which made them. And less money in circulation means that there is less available for consumers to spend.

In normal years in industrialised economies, somewhere between 16% (Sweden) and 31% (Estonia) of GNP is invested in projects that, it is hoped, will enable the economy to grow the following year. A similar proportion of the labour force is employed on these projects. Consequently, if the expected growth fails to materialise and all further investments are cancelled, a fifth or more of a country's workers will find themselves without paid work. These newly-unemployed people will be forced to cut their spending sharply, which in turn will cost other workers their jobs. The economy will enter a downward spiral, with each round of job losses leading to more.

The prospect of investment falling and creating widespread unemployment terrifies governments so much that they work very closely with their business sectors to ensure that their economies continue to grow almost regardless of any social or environmental damage the growth process may be causing. In other words, the need for growth to maintain short-term economic sustainability gets in the way of attending to more fundamental types of sustainability such as halting social decline or climate change.

In the present system, the only way to ensure that enough borrowing takes place to maintain the money supply and maintain employment is to ensure that enough growth occurs year after year to ensure that investors keep on investing. Studies have shown that in Britain a minimum of around 3% growth is required to prevent unemployment increasing.

So although overall sustainability requires a long term view, our particular money creation system is like a pair of spectacles which give short term economic issues such prominence that they obscure our vision of the future. We concentrate on seeing that employees are paid at the end of the week, that interest is paid at the end of the half-year and that increased profits can be reported at year end. As a result, all too often, we fail to see that the natural environment is preserved, that capital equipment, buildings and infrastructure are kept up, that health is maintained, that knowledge and skills are preserved and passed on and that social structures such as families, friendships and neighbourhoods stay strong. These crucial concerns only get our attention when they begin to affect this year's economic performance.

A society that puts economic sustainability ahead of environmental and social sustainability because of a bug in its money-creation system is putting the cart before the horse. The economy should be merely the tool by which society supports itself; and the money system should be simply part of that tool. To be sustainable, a society has to put fundamental environmental sustainability above all else. The Earth does not except the trade-offs so beloved of economists and politicians. Social sustainability comes a close second as even with environmental and resource security, no economy can survive for very long in conditions of chaos and strife created by gross inequality or unfair access to those resources. These laws are absolute.

The Economy as an Emergent System

Very few people understand that the workings of the economy are not 'natural' in the sense of obeying relatively immutable and consistent laws but are 'contingent' on the starting point and other factors. In other words, the rules which determine the results which an economy will deliver depend, amongst other things, on the economy's initial conditions, on the quantity and quality of the energy feeding it and on the medium used in interaction or exchange between the actors in the system. While the initial conditions were set in the past and cannot now be changed, the energy input and quality can. Moreover, the medium we use for interaction, money, is fully within our conscious design.

People thinking in systems-theory terms describe our current economy as an emergent structure arising from a complex reflexive system which oscilates between two basin attractors, one giving relatively slow steady growth and the other contraction and depression. Despite economists' best efforts, it is not possible to predict exactly when the switch from one basin attractor to the other will happen or how long the economy will stay in each basin, although patterns do repeat fairly regularly.

Recent advances in systems theory suggest that small adjustments in the amount or quality of the energy entering the system or changes in the algorithms of exchange or in the 'stickiness' of interaction could cause the system to cease its oscillations between the two basins and enter a different pattern - perhaps a more stable, sustainable one. Unfortunately, if the money system and the goal of preserving immediate, short-term economic sustainability are treated as sacrosanct, the world will be unable to escape the growth/depression cycle and find a type of economy which is much more sustainable in the very long term.

In Mesopotamia, in the Indus Valley and in the jungles of Mesoamerica, civilisations collapsed because they had undermined their environment. So did the Soviet and Roman empires. However, even though our system has so depleted the environmental resources it requires for long-term sustainability that it stands on the brink of collapse, we have greater scientific knowledge and political sophistication than the failures that went before us. Many governments see the warning signs and are aware of the need for policies to address them.

But governments will not take the radical steps required unless pushed to do so by their electorates. Like the frog in the hot water, it is hard to get sufficient political momentum to make sharp, uncomfortable changes to counter the slow growing, high impact threats we are facing such as climate change, loss of fertile soil, dropping water tables, shrinking biodiversity and human population growth. But, thankfully, another kind of environmental threat to economic, social and environmental sustainability is forcing its way up the list of government priorities, and it is one which there is potentially considerable public will to tackle. It is the imminent peak in oil and gas production.

Peak Oil and Energy Scarcity

Oilmen have been saying with increasing frequency recently that world oil production is about to reach a peak and then decline. Initially, it was retired petro-geologists - people like Ireland's Dr. Colin Campbell - who attempted to point this out, but top oil company executives are now saying so too and one company, Chevron, has spent a lot of money advertising the fact in magazines like The Economist, Time and Newsweek.

The problem Chevron has been highlighting is that enough new oil production has to come on-line each year to cover both the growth in world demand of at least 2 million barrels a day and the decline in production from existing fields of over 4 million barrels a day. "That's like a whole new Saudi Arabia [coming into production] every couple of years," Sadad al-Husseini, the retired head of exploration and production at the Saudi national oil company, Aramco, said in August 2005. "It's not sustainable." Figure 1 illustrates the problem.

Figure 1: Production from existing oil and gas fields is expected to decline at between 4% and 6% a year. Massive investments are required and, even then, supply may not be able to keep up with global demand. Source: Exxon-Mobil, 2004.

Unfortunately the world's politicians have been let off the "we need-to-act-with-urgency" hook by economists, particularly those at the International Energy Agency, a branch of the OECD, whose duty is to advise governments on their energy policies. In common with most economists, those at the IEA regard oil as just another commodity and believe that its supply will increase if its price rises because the higher price means that more resources can be profitably devoted to its production. If sufficient investments (around $3 trillion) are made, the IEA says, world oil production will increase for at least another 25 years. Professor Kenneth Rogoff of Harvard and a former chief economist at the IMF concurs. "We might be running low on $20 oil, but for $60 we have adequate oil supplies for decades to come" he says. The Economist, which has consistently taken the IEA's line, wrote in April 2006; "It is true that the big firms are struggling to replace reserves. But that does not mean the world is running out of oil, just that they do not have access to the vast deposits of cheap and easy oil left in Russia and members of OPEC".

In fact, no one is saying that the world is running out of oil. What the oilmen worry about is whether supplies will be able to keep up with rising global demand. There is still plenty of oil in the ground but, despite what the economists say, oil is not a commodity like any other. It is a source of energy and, if it takes more energy to extract and refine it than the oil itself delivers, that process will never be profitable, no matter how high the price rises. As increasingly difficult oil sources have to be tapped, the net energy gain, the energy return on energy invested (EROEI) ratio, declines. At some point, throwing more resources - that is to say, energy - into the effort to produce becomes pointless. When that happens, world oil output will cease to increase, stay on a plateau for a few years and then fall.

Note that both the oilmen and the economists are essentially saying the same thing - that oil will be scarce in future. The IEA economists believe that it will be possible to increase oil output at 1.6% a year for the next 25 years, which is much less than the rate at which global demand is likely to grow if the world economy continues to expand at the rate it did between 1993 and 2003, 3.6% per annum. The oilmen, however, say that production is likely to start falling at between 4% and 6% a year some time within the next five or ten years. If the economists are right, global growth will be severely checked. If the oilmen are, then the global economy will contract.

Figure 2: There has been a very close correlation between the world's total output and its use of fossil energy, as measured in terms of its carbon dioxide emissions. If less fossil energy is available, it is going to be very difficult if not impossible for the world economy to continue to grow each year. Source: Global Commons Institute, 1995.

Figure 2 shows the close link between global fossil fuel use, as represented by CO2 emissions, and the rise in global incomes. The close link means that we can be sure that growth under business as usual will be slow or negative and the world economy is in severe danger of tripping into the depression attractor basin characteristic of our current structure.

Energy Price Inflation

One of the factors which makes the descent into depression highly likely is that the world's central banks don't understand that, as oil is getting scarcer, a fundamental shift is needed in the world economy to reflect this. When oil prices rise, the cost of all other forms of energy will rise too because, at least to some extent, one form of energy can be substituted for another. As a result, the prices of everything we buy will need to increase, but by differing amounts because of the differing amounts of energy required to make and deliver all the different goods and services we use. In other words, a new set of price relationships needs to be established to reflect the new cost structure. Inflation is the only relatively painless way that every price in the global economy can change by a different amount to reflect the new energy price level.

Figure 3: The number of seconds someone in an OECD country had to work to earn the price of a unit of electricity had fallen to less than a tenth of its 1920 level by the 1970s. We must now expect the time required to rise again. Source: Folke Gunther, 2002.

For the better off, the change will merely mean that they have less money to spend on luxuries. Holidays, dining out, prestige cars, savings and housing will be cut as they attempt to adjust to the new realities. But most people who are well-off now will still be able to live well.

It is the indirect effects of inflation that threaten them - and everyone else. The money system is not just a numeraire that keeps score in the economic system: it actively shapes the economy itself and gets shaped itself in turn. Inflation devalues money as a medium of exchange and as store of wealth and thus threatens the confidence with which it is held. Since money was decoupled from gold, a process that started at Bretton Woods after World War II and was finished by President Nixon in the early 70s, it is has become virtual, backed only by public confidence. Almost certainly, the US Federal Bank and the European Central Bank Reserve will think it their duty to try to maintain this confidence by ensuring that the money people earn in wages and salaries will buy them almost as much as it did before oil prices began to rise.

To do this, they will continue increasing interest rates to damp down inflation. This is a dangerous strategy because raising the cost of borrowing money is itself inflationary since it raises the cost of running businesses. Only the exceptional firm manages without borrowed funds. Every business will react to the higher interest rates in the same way and attempt to put up its prices in an effort to preserve its profitability. This will cause more inflation, and the central banks will react with further interest rate rises. The cycle of price rises leading to interest rate increases leading to price rises could continue until most new projects became unviable and were scrapped because of the interest costs. This would cause demand to collapse and workers to be laid off. In the new climate, businesses reacting to the higher borrowing costs would find they could no longer pass them on to their customers. The resulting slowdown would cut property and share values far more effectively than allowing an inflation to proceed. It would also cause massive unemployment, thus cutting or eliminating the incomes of many people.

So while the decrease in oil production after the production peak will almost certainly cause the world economy to contract, that need not itself cause a recession. True, the purchasing power of people's incomes will decline, but the higher energy prices will create a lot of investment opportunities and there could be plenty of work about. Some sectors of the economy will do badly, others will rapidly expand. It will be the rise in interest rates to protect the money system that will cause any depression that comes along. An attempt to block inflation would be worse, far worse, than the disease. The US Federal Reserve and ECB should therefore adopt new inflation targets and allow relative prices to adjust so long as the inflation rate does not go too much above 8%. This is the rate at which inflation begins to impose costs on the economy because firms find that they have to waste resources on continually adjusting their prices.

Despite the strong correlation between abundant energy use and economic growth, high energy prices can be a benign factor in the economy. We need to distinguish between a restriction in supply of energy which will certainly impede economic growth and higher energy prices which may not. Higher energy prices tend to shift spending away from consumption to the production of goods for export (in order to pay the higher cost of energy imports) and to capital investment in energy-saving and energy-producing technologies. Moreover, the inflation the higher energy prices generate helps the world economy by lowering the effective interest rate and thus makes investments in the new technologies even more attractive.

Land Value Tax

Of course, a lower effective interest rate will also make it more attractive to invest in property and shares. A buoyant stock market is a good thing as it would make it easier to finance the new energy companies. But a further increase in the price of property would be disastrous for first-time house buyers, most of whom already have to struggle to make their repayments. Anything disastrous for first-time buyers is eventually disastrous for the market as a whole, since it means that no-one is getting on to the bottom of the ladder to allow the rest of us to move up, sideways or down as our circumstances change The resulting property crash would be from an even greater price level than at present and would bring the entire economy down with it.

Central banks seem truly to be caught in a quandary.

The solution to this problem is not within the remit of the central banks but the government - a carefully designed tax. This tax must not discourage investment in energy-saving improvements to buildings, services and settlements but simply make property less attractive as an investment. Such a tax is an annual land value tax (LVT) - the least worst tax according to economist, Milton Friedman 2 . This tax would be set at a percentage of the value of the land element only of property and should be adjusted annually to remove any increase in the market value of the property not due to improvements by the owner. 3

Its imposition would cause the value of property to fall to reflect the capitalised cost of the annual tax payment. But the construction industry would not collapse because the owners of land zoned for development would have to develop it or sell it on to a developer to avoid paying the tax year after year and seeing no return. As a result, the price of development land will fall and builders will soon have no trouble acquiring land at prices that allow them a respectable profit on the sale of houses at the lower price. The number of new houses built might slow but the level of construction activity would be augmented by an increase in (untaxed) building improvements i.e. the refurbishment and retrofitting of buildings to save energy that the high energy prices will spur.

Families who bought their houses at the height of the boom would not be burdened by the site tax at a time when they had lost purchasing power due to the higher energy prices and were facing high mortgage costs. This is because the LVT would be offset against their income tax until the property was sold or otherwise transferred.

Over time, the inflation would decrease the mortgage burden because, although people's incomes would lose purchasing power, they would nevertheless rise in money terms relative to the original loan. This way the construction sector could be kept working at near capacity until its efforts were switched to building the infrastructure required by a country that expects to have to manage without using any fossil energy at some time within the next fifty years.

Poverty and Famine

Just as the central bankers will be unable to preserve the purchasing power of money as energy prices rise, without causing an economic disaster, workers will be unable to preserve the purchasing power of their salaries and wages. Everything they buy will cost them more in terms of the number of minutes of work they have to do to earn the money to get it. As a result the world's poor will be very badly hit, especially the landless among them, as food will become increasingly scarce and expensive because of the large amount of energy required to produce it by industrialised methods. Moreover, huge areas of land are likely to be taken out of food production to produce energy crops.

Already the world's stocks of cereals are at the lowest level they have been since the early 1970s in terms of days of supply and they are being eroded further by the massive use of maize and wheat in the US for the production of bio-ethanol to add to petrol for cars."Within four years, ethanol will be the nation's second-largest market for corn, running just behind feeding it to livestock" a spokesman for the National Corn Growers' Association, told the Wall Street Journal in December 2005. The newspaper also reported that 30,000 stoves and boilers specifically made to burn maize had been sold in 2005, twice the number sold the previous year.

Figure 4: The world's grain stocks per person are lower than they have been at any time in the past thirty years. They are down to 69 days' supply. Despite this, increasing quantities are being used for fuel. Source: National Farmers' Union of Canada, May, 2006.

The situation has therefore already arisen in which the rich are running their cars and heating their homes using fuels that could otherwise have gone to feed the poor. The situation will get worse as market prices deny the poor the energy they need to make themselves more productive in their local economies. This poses serious problems for Irish and EU policies. The separation of energy and anti-poverty policies could be tolerated when energy costs were low but not when they are high and rising. A new paradigm for anti-poverty policies and structures requires new policy connections at the European level around energy, social cohesion and human rights.

The market economy we currently "enjoy" was once defined by the Australian writer Ted Trainer as "an ingenious device for ensuring that when things become scarce only the rich can get them". This will prove true about fossil energy as it becomes scarce unless we take action. The rich will have plenty of energy and use it, one way or another, to maintain their wealth and political power. But their enjoyment of it will be short lived as when a society collapses in the way the civilisations did that we listed before, the rich do not avoid the fate of their poorer neighbours, they simply take longer to die. The poor in the South and amongst us in the North will not go quietly into the night; globalised communication has closed that option forever. Even the wealthiest, most carefully-guarded elite will have to accept that social justice is fundamental to their own survival in the short and in the long term.

Citizen Carbon Quota

In wartime, even governments with impeccable right-wing credentials do not leave the distribution of scarce, vital commodities to the free market. Instead, they introduce rationing 4 . If the poor are to be protected, a worldwide system of energy rationing is needed now, before attitudes harden as the scarcity grows more acute. Fortunately, a suitable rationing system is ready to hand, although it does need a little adapting.

The EU's Emissions Trading System is the cornerstone of the EU's effort to meet its Kyoto target. Its emission permits are as good a proxy for fossil fuel as you can invent. At present, these valuable rights to emit carbon dioxide into the atmosphere are being handed out free to some of the biggest users of fossil fuels in Europe 5 . If the recipient firms reduce their fossil fuel use and thus their emissions, they can sell their surplus permits on a new carbon market. Most companies in unregulated and captive markets such as that for electricity are charging the public for the permits they use in their production processes despite the fact that they get them free. This means that consumers are not only faced with higher energy costs because of the global scarcity, but that they are also paying for climate change measures which are failing to accomplish their goals.The EU's Lisbon strategy will expose more citizens to this form of legalised gouging as energy markets are steadily deregulated under it. The public, and most of their elected representatives, are totally ignorant about what is going on.

Given a little creativity and the courage to stand up to big business, the ETS could be redesigned to deliver on its climate targets and to protect the poor. It could thus ensure the social stability required to make the jump into a renewable energy future. Before anything can be traded, its ownership has to be established. Permits to emit greenhouse gases convey the right to use a natural resource, the earth's atmosphere, as a dump for a limited period and, if the permits were sold, they would produce an income for the rights-owner. The key question is therefore: who is the rights-owner?. Is it the dump's current users, the state, or everyone on the planet? If each person's equal right to the use of the atmosphere was to be recognised, a new source of income would be created for everyone, as energy companies would have to buy the permits from the rights-holders, the general population.

Predistribution Versus Redistribution

Public policy on poverty in Ireland and Europe generally is still largely re-distributive, dispensing welfare benefits from tax revenues. New policy instruments like carbon trading open up new policy options. The current EU Emissions Trading System acts as a regressive tax with the revenue going to benefit businesses rather than the state or the people. However, carbon trading could be set up in such a way as to pre-distribute the limited rights to emit carbon/greenhouse gases to everyone, and then require businesses to buy those rights from the recipients. This would generate a citizens' income and compensate poor people for rising energy/carbon prices.

What if every adult EU resident got an equal share of whatever amount of emissions the EU as a whole had as its target under the Kyoto Treaty? This "carbon quota" could be sold at a bank or post office at the current market rate, exactly as if the permits were a foreign currency. The banks and post offices would then sell the permits on to companies importing fossil fuels into the EU and those producing them here. Importers would be required to hand over to Customs enough permits to cover the eventual emissions from the fuel in a shipment whenever one came in. Oil, gas and coal producers in the EU would be monitored by inspectors who would collect permits for the emissions that their output would produce when burned. All very simple and cheap to administer compared to the current ETS system.

Obviously, the costs of our food, fuel and everything we buy would go up under this system but, if we lived in an energy frugal way and used less energy than the average in the EU, the amount we would receive when we sold our permits would be greater than the increased energy cost. Essentially, this could be the beginning of an EU citizen's income to protect the poor.

A Grown-Up Economy

It is imperative that we use our remaining fossil fuels as capital rather than income, investing it in projects which rapidly increase our renewable energy capacity until we reach a level that is self sustaining. This process cannot be achieved in a deep global depression as, quite apart from anything else, that would reduce the price of fossil energy to levels that made the switch to renewables uneconomic again. At the same time as investing in energy generating capacity, we have to gradually redesign our settllements, retrofit our buildings, transform our agriculture, and contain our population in order to substantially reduce total energy demand. 6 These objectives cannot be achieved in conditions of resource wars, famine and insecurity.

This paper has outlined three economic tools to help society make the adjustment to a renewable energy future - energy price inflation, a site value tax and a citizen's carbon quota. Other tools are required, too, including the replacement of the debt-based money system with one in which provides a stable money stock. This would be achieved7 by having a money which, rather than being lent into circulation by the banks, would be spent into circulation by the state and would remain in circulation until it was taxed out again. If such a money system was in place, the state would have no problem in picking up the slack if the economy was sliding into a recession by, for example, making grants to people wishing to get their houses up to a high energy standard - and thus, incidentally, keeping employment high in the building trade.

The adoption of just these four tools would set in train many of the necessary changes required for a more sustainable 'grown up' economy. We offer them to policymakers in the hope that they will use them to avoid a major economic collapse because we want our collective journey to sustainability to start from where we stand now, rather from a situation in which most people would feel desperate and helpless.

Peak oil leaves us with no option but to move to a more sustainable, renewable-energy-fuelled economy. Getting there requires taking a running jump over a yawning chasm. There are no stepping stones. The world on the other side will be very different. It has to be. Radical changes, such as the four we have suggested, are therefore required. In the present circumstances, timid incrementalism, the making of small improvements to a failing system rather than revamping it entirely, just will not work.

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Footnotes

1. G.H. Brundtland, 1987, Our Common Future, Oxford University Press, 1987.

2. "In my opinion, the least bad tax is the property tax on the unimproved value of land, the Henry George argument of many, many years ago." Friedman, Milton, (November 18, 1978) Human Events, p. 14; see also the Fortune Encyclopedia of Economics, New York: Warner Books, 1993.

3. For a more complete description of Land Value Tax in the Irish context see O'Siochru, Emer, (2004), "Land Value Tax: Unfinished Business", Healy,S and Reynolds,B (eds.) A Fairer Tax system for a Fairer Ireland, CORI Justice, pp.23-57. For a general overview see http://en.wikipedia.org/wiki/Land_Value_Tax

4 The case for using greenhouse emissions as the basis of a world system of energy rationing is made in Energy Rationing and the Oil Price Crisis (Feasta, Dublin, November 2005) Downloadable from http://www.feasta.org/energy.htm.

5 An analysis of the flaws in the EU Emissions Trading System and proposals for its reform along the lines suggested here can be found in The Great Emissions Rights Give-Away (Feasta, Dublin, March 2006). Downloadable from http://www.feasta.org/energy.htm.

6 For a more complete description of challenge and remedies re fossil fuel scarcity see Douthwaite, R,(ed.) (2003) Before the Wells Run Dry: Ireland's Transition to Renewable Energy, Dublin, Feasta in association with Green Books and Lilliput Press

7 Proposals for a complete reform of the world's money systems can be found in Douthwaite, Richard, The Ecology of Money, Green Books, Totnes, Devon, 2006 (Revised edition). Downloadable from www.feasta.org/documents/moneyecology/index.htm

Planning and Development Act 2000

Arising out of the commitments in the Government Programme An Action Programme for the Millennium, a comprehensive review of planning legislation was initiated in August 1997. The principle of the Review was to ensure that the planning system of the twenty first century would be strategic in approach and imbued with an ethos of sustainable development and would deliver a performance of the highest quality. The Planning and Development Act, 2000 arose out of the Review. This Act consolidates all previous Planning Acts and much of the Environmental Impact Assessment Regulations. As well as consolidating existing provisions, the Act contains many significant changes and new initiatives.

To see a copy: http://www.irishstatutebook.ie/ZZA30Y2000.html

The full legislative history of the Irish planning system

Local Government (Planning and Development) Act, 1963 (No. 28 of 1963)

Local Government (Planning and Development) Act, 1976 (No. 20 of 1976)

Local Government (Planning and Development) Act, 1982 (No. 21 of 1982)

Local Government (Planning and Development) Act, 1983 (No. 28 of 1983)

Local Government (Planning and Development) Act, 1990 (No. 11 of 1990)

Local Government Act, 1991 (Sections 44 and 45) (No. 11 of 1991)

Local Government (Planning and Development) Act, 1992 (No. 14 of 1992)

Local Government (Planning and Development) Act, 1993 (No. 12 of 1993)

Local Government (Planning and Development) Act, 1998 (No. 9 of 1998)

Local Government (Planning and Development) Act, 1999 (No. 17 of 1999)

Planning and Development Act, 2000 (No. 30 of 2000)

Planning and Development (Amendment) Act, 2002 (No. 32 of 2002)

Planning and Development Regulations

Local Government (Planning and Development) Regulations, 1994 (S.I. No. 86 of 1994)

Local Government (Planning and Development) Regulations, 1995 (S.I. No. 69 of 1995)

Local Government (Planning and Development) Regulations, 1995 (S.I. No. 75 of 1995)

Local Government (Planning and Development) Regulations, 1996 (S.I. No. 100 of 1996)

Local Government (Planning and Development) Regulations, 1996 (S.I. No. 101 of 1996)

Local Government (Planning and Development) Regulations, 1997 (S.I. No. 78 of 1997)

Local Government (Planning and Development) Regulations, (No.2) 1997 (S.I. No. 121 of 1997)

Local Government (Planning and Development) (No.3) Regulations, 1997 (S.I. No. 261 of 1997)

Local Government (Planning and Development) (Fees) (Amendment) Regulations 1998 (S.I. No. 119

of 1998)

Local Government (Planning and Development) Regulations, 1998 (S.I. No. 124 of 1998)

Local Government (Planning and Development) (fees) (Amendment) (No. 2) Regulations, 1998

(S.I. No. 128 of 1998)

Local Government (Planning and Development) (No. 2) Regulations, 1998 (S.I. No. 194 of 1998)

Local Government (Planning and Development) Regulations, 1999 (S.I. No. 92 of 1999)

Local Government (Planning and Development) (No.2) Regulations, 1999. (S.I. No. 431 of 1999)

Local Government (Planning and Development) Regulations, 2000 (S.I. No. 181 of 2000)

Planning and Development Act, 2000 (Commencement) Order, 2000 (S.I. No. 349 of 2000)

Local Government (Planning and Development) Regulations, 2000 (S.I. No. 350 of 2000)

Planning and Development Act, 2000 (Commencement) (No. 2) Order, 2000 (S.I. No. 449 of 2000)

Local Government (Planning and Development) (No. 2) Regulations, 2000 (S.I. No. 457 of 2000)

Local Government (Planning and Development) (No. 2) Regulations, 2000 (S.I. No. 458 of 2000)

Planning and Development Act, 2000 (Commencement) Order, 2001 (S.I. No. 153 of 2001)

Planning and Development (Licensing of Outdoor Events) Regulations, 2001 (S.I. No. 154 of 2001)

Planning and Development Act, 2000 (Commencement)(No. 2) Order, 2001 (S.I. No. 335 of 2001)

Planning and Development (Appointment of Chairperson and Ordinary Members of An Bord Pleanála)

Regulations, 2001 (S.I. No. 336 of 2001)

Local Government (Planning and Development) (Fees) Regulations, 2001 (S.I. No. 525 of 2001)

Local Government (Planning and Development) (Amendment) Regulations, 2001 (S.I. No. 539 of 2001)

Planning and Development Act, 2000 (Commencement) (No. 3) Order, 2001 (S.I. No. 599 of 2001)

Planning and Development Regulations, 2001 (S.I. No. 600 of 2001)

Planning and Development Regulations, 2002 (S.I. No. 70 of 2002)

Planning and Development (No. 2) Regulations, 2002 (S.I. No. 149 of 2002)

Planning and Development Regulations, 2003 (S.I. No. 90 of 2003)

Planning and Development (Regional Planning Guidelines) Regulations, 2003 ( S.I. No. 175 of 2003)

Planning and Development Act, 2000 (Certification of Fairground Equipment) Regulations, 2003

( S.I. No. 449 of 2003)

Planning and Development Act, 2000 (Commencement) Order, 2003 ( S.I. No. 450 of 2003).

SI 436 of 2004 Planning and Development (Strategic Environmental Assessment) Regulations

SI 364 of 2005 Planning and Development Regulations 2005

Micro-Renewables Consultation Paper

In view of the Government's commitments to limiting the increase in greenhouse gas emissions under the Kyoto Agreement and to increasing the percentage of energy generated from renewable sources, the Department of the Environment has carried out research into the planning implications of renewable technologies. As a result of this research, the Department has prepared the a consultation paper which sets outs the main technologies involved and planning issues arising, and contains details of proposed exemptions and conditions under the Planning Regulations.

The link to this paper is:

http://www.environ.ie/DOEI/DOEIPol.nsf/0/80a66fb80c634fd480256f4a00393a70/$FILE/Micro-Renewables%20Consultation%20Paper%20-%20Final%20Copy%206%20Nov%202006.pdf

A short consultation process has been carried out to obtain the views of interested parties. Thsi closed on Friday 24 November, 2006 .

Any queries on the paper may be raised with either Una McCafferkey at 01-888 2895, e-mail: una_mccafferkey@environ.ie:, or Fergus Doyle at 01-888 2823, e-mail: fergus_doyle@environ.ie:.

Brendan Buck

Minister Roche addresses the 4th National Waste Summit

Mr. Dick Roche T.D., Minister for the Environment, Heritage and Local Government, today (28th November 2006) addressed the 4th National Waste Summit, organised by the Sunday Business Post and iQuest.

The Summit, taking place over two days in Croke Park, is examining the key issues and challenges to be faced in continuing to deliver Ireland's waste management infrastructure and services, including the future regulation of the waste management sector.

As well as producing the necessary infrastructure to enable us achieve our recycling targets the Minister said that "for the last decade, this Government has been developing the legal and policy framework for a more sustainable and responsible approach to waste management and in doing so we have created the environmental and economic conditions to attract further investment in recycling and recovery".

Minister Roche said that, while a radical transformation has taken place in recycling performance in Ireland in recent years, there are further challenges ahead noting that "in order to realise our ambitions in regard to waste management we must go much further in terms of both practice and infrastructure and must continue to address all levels of the waste hierarchy in an integrated way".

Finally, the Minister expressed confidence that by working together the Government, the local authorities and the maturing waste industry can continue to deliver the solutions required to deliver world class waste management to complement and support our world class economy.

The Atlantic Gateways Report

Has anyone else seen the Atlantic Gateways Report? This appears to have received no attention at all, yet it has been around since September 2006.

According to this 79 paged, heavily designed report, the Atlantic Gateways initiative aims to establish greater levels of connectivity and synergies between Cork, Galway, Limerick and Waterford across areas such as economic development, physical infrastructure as well as
social and cultural development. The basic premise of the concept is that by co-operation in relevant areas, the development potential of all of the four gateways will be enhanced. This enhanced development potential would help to create a higher level of critical mass and a more self-sustaining growth impetus complementing the Greater Dublin Area and the Dublin/Belfast Corridor. In so doing the Atlantic Gateways will promote more balanced regional development.

It is meant to build on the National Spatial Strategy.

Here's the link:

http://www.irishspatialstrategy.ie/pdfs/Atlantic%20Gateways%20Report%20-%20final%20pdf%20-%20sep06.pdf

Anyone want to write a review?

Brendan Buck

SUSTAINABLE RURAL HOUSING GUIDELINES FOR PLANNING AUTHORITIES

SUSTAINABLE RURAL HOUSING GUIDELINES FOR PLANNING AUTHORITIES

I have just received an email asking where you can get an online copy of these guidalines. The answer is that you click on:

http://www.irishspatialstrategy.ie/Rural%20Planning%20Guidelines%2013505.pdf

For those who don;t know what they are:

Mr Dick Roche T.D., Minister for the Environment, Heritage and Local Government published the finalised Guidelines for Planning Authorities on Sustainable Rural Housing (April 2005). The final statutory guidelines follow through on the draft guidelines for Planning Authorities on Sustainable Rural Housing published in March 2004 to give all those interested an opportunity to comment before the guidelines were finalised in statutory form. The Department received over 100 submissions in relation to the draft guidelines from interested organizations and individuals. Many suggestions for clarifying or improving the guidelines have been incorporated in the guidelines in the final statutory form in which they are now published. The guidelines contain a wide range of measures on the issue of rural or "one-off" housing. The guidelines consolidate the approach taken in relation to rural housing in the National Spatial Strategy.

The Coase Theorem and planning for sustainable development

For those interested; there is an excellent article by Lawrence Wai-chung Lai and Frank T Lorne available in the Town Planning Review Vol. 77, 1, 00041, 2006 (http://www.townplanningreview.org/)

This paper discusses the potential contribution and limitations of the Coase Theorem to the theorisation of sustainable development. The Coase Theorem can be manifested in numerous ways beyond the hypothetical example of direct negotiation between the polluters and the pollutees. Sustainable development not only provides a negotiative context, an infrastructure where compensation in the Coasian sense can be made, but also a framework for transforming negative externalities into positive externalities, as illustrated by a real life example from Canada. Central to the framework is a change in the mindsets of parties to a negotiation and Schumpeterian innovations.

Those in my DIT economics class should read this!

Transport: £25m upgrading of Belfast - Dublin road opened

A £25m six-mile stretch of dual carriageway on the A1 in Co Down was opened yesterday. The stretch, which runs from Loughbrickland to Beech Hill, is the latest section renovated in the effort to upgrade the road. The Roads Service is working on plans to upgrade the stretch from Beech Hill to the border. Work has started on the £33m scheme to provide a dual carriageway with grade-separated junctions from Cloghogue to the border as part of the cross-border Newry to Dundalk Link Road project.

The scheme was launched by Michael Carr, Mayor of Newry and Mourne Council, and Patrick McAleenan, chairman of Banbridge Council. Mr McAleenan attended the launch alongside Gerry McGinn, Permanent Secretary of the Department for Regional Development, Mr Carr and Malcolm McKibbin, chief executive of Roads Service (pictured from left to right). Mr McGinn said: "The completion of this significant length of new road, from Loughbrickland to Beech Hill, marks a further step in my Department's commitment to provide a dual carriageway from the M1 at Sprucefield to the border.

"The completion of land acquisition procedures for the £109m scheme to complete the remaining section of the route between Beech Hill and Cloghogue to high standard dual carriageway with grade-separated junctions is anticipated before the end of 2006. Work is expected to begin on the ground in spring 2007."

Energy: School principal criticised for protesting against Shell

MAURA Harrington, the school principal at the heart of the Shell to Sea protests, has been heavily criticised by some parents of her pupils, who feel her high profile in the campaign is not in the best interests of the school. Harrington is the principal of the 61-pupil Inver national school, which was the recipient of a recent Department of Education report, calling for substantive change in how the school is run.

The report said a new management structure is required and that meetings are lacking defined agendas, forward planning and proper record keeping.

Parents of children attending the school now feel Harrington's continuing involvement in the protests which have turned violent on several occasions and in which she herself was badly hurt, are affecting standards at the school.

Several parents contacted this weekend indicate they are putting together a letter detailing their complaints and hope to present it to the school and its board of management in the coming days.

"Over the past number of weeks, we have seen her in papers and on the television in situations that people in positions of authority should not be behaving. She has a right to protest, but we feel that at present, the school is suffering as a result of her involvement," said one parent of an eight-year-old child at the mixed school.

Harrington was forced to take extended leave after sustaining head and neck injuries during a violent protest on October 12. She was injured as Gardai tried to clear demonstrators blocking an access road used by Shell workers.

Last Sunday, she was given a rousing endorsement at the Republican Sinn Fein Ard Fheis during the presidential address of Ruairi O Bradaigh. Harrington, in fact, addressed the hard-line republican conference in 2005.

Harrington has repeatedly refused to discuss her role as principal in public but has insisted that she never allows politics to enter the classroom. Despite repeated attempts to contact her this weekend, Harrington was not available for comment.

Harrington's actions have not gone down well with the more moderate elements of the Shell to Sea campaign.

Dr Mark Garavan, sociologist at nearby Galway-Mayo Institute of Technology, and spokesman for Shell to Sea said: "While not speaking about any one individual, the violent actions or the days of action have only served to muddy the waters and deflect attention from the main argument. There is no place for such violence from anyone and we want to move forward in a peaceful way."

Dr Garavan explained that the Shell to Sea includes a wide scope of people with differing beliefs, and is bigger than anyone individual.

"We have scheduled a solidarity day for next Friday and we want to make it clear that we don't want a repeat of the shocking and ugly scenes that took place previously. Relations with the Gardai are quite poor already down here."

Planning: Development plan for Cork green belt

A new roundabout and proposed developments in the green belt alongside the Cork-Bandon road will not undermine the area's special zoning, the manager of Cork County Council, Maurice Moloney, has told The Irish Times.

The new roundabout at Garranedarragh, Bishopstown, is to be paid for by Castlelands Construction, a Cork-based development company owned by John Barry.

The company will gain access to nine hectares (22 acres) of land zoned for housing which it owns and which adjoins the green belt.

Permission granted in 2005 by the council for this roundabout, following an application from the housing land's then owners, Rosbridge Properties, was overturned by An Bord Pleanála in December 2005.

Senior planner at the council Nicholas Mansergh had objected to permission for the roundabout, as he felt its main function would be to open up green belt land for development.

Christopher Gethin, an inspector from An Bord Pleanála, having reviewed the issue, reported that the principal issue was "the harm which would arise from the proposed development in terms of its effect on the green belt".

A new private hospital, an Enable Ireland facility and a park- and-ride facility, which are to be built in the green belt, are to be serviced by the new roundabout. However the inspector was of the view that the private hospital and park-and-ride developments should be located elsewhere.

Mr Gethin quoted Mr Mansergh's view that "building roads and sewers deep into previously inaccessible lands close to the edge of the city would be the most effective way of subverting" the green belt.

"It is my opinion that the appearance and the function of the green belt in this area is of outstanding importance, and the need to resist the enabling role of the roundabout in facilitating these damaging developments, is correspondingly important," Mr Gethin reported. An Bord Pleanála agreed and refused permission.

Mr Moloney told The Irish Times that Castlelands Construction contacted the council in early 2006. He and the county engineer met executives of Castlelands. The executives explained that Castlelands now controlled all the land that would be affected by the roundabout.

"They said 'we control the land and can we, in partnership with the council, look at it as a public and private project, a mix?'."

The council then proceeded by way of a part 8 procedure. This mechanism can be used when a proposed development "is by a local authority or on behalf of a local authority", Mr Moloney said. An aspect of the procedure is that once the permission is granted by the elected members of the authority, it cannot be appealed to An Bord Pleanála.

Castlelands's proposal to the council involved it paying for the roundabout and donating for the park-and-ride facility. The offer made it possible for the council to use the part 8 procedure because control of the land to be affected is needed if the procedure is to be used. The new roundabout will be built on public and privately held land.

Mr Moloney said the proposed project was publicised and then voted on and approved by the elected members in July. "The reality here is that a number of public and private concerns were going to merge and benefit."

He said it was not the case that nothing could be developed on green belt land. The Cork development plan allows for hotels and care institutions to be built on green belt land, as long as the character of the green belt was maintained, he said.

Mr Moloney said the "corporate view" within the council on the roundabout proposal was different to that of Mr Mansergh.

"The layout and development of these projects will mitigate against further development of the green belt."

He said the council has successfully resisted development of green belt land.

The hospital proposal comes from SMCMC Ltd, a company associated with James and Philip Sheehan, who are also involved in private hospital projects in Dublin and Galway.

Parks & Designations: Ireland criticised on conservation

Ireland is falling behind the rest of Europe in implementing key nature conservation measures, according to a new report on global conservation from the World Wildlife Fund.

It said that while Ireland had taken important steps to implement European nature conservation legislation, the Government had failed to allocate sufficient resources for implementation.

In a statement last night An Taisce said the small increase announced for the Budget recently would do little to rectify "the huge shortfalls facing this area in the past decade and the quantity of catch-up to be done".

Waste: EPA illegal dumping hotline to expand following flood of reports from public

THE Environmental Protection Agency is to expand the number of offences covered by its ‘Dump the Dumpers’ hotline after it was inundated by more than 1,000 calls since it was set up in June.

When the campaign was launched, it was only as a pilot scheme aimed at identifying large-scale dumping sites that may still be operational or any remaining abandoned illegal dumps.

However, given the number of calls the confidential hotline has received the scheme has been extended to February 29, 2008.

The EPA will also evaluate the feasibility of extending the service to cover reporting of other environmental incidents.

Members of the public have inundated the 24-hour callsave telephone number, 1850 365 121, with reports of illegal dumping over the last five months.

According to the EPA, the hotline serves two main purposes:

Members of the public are able to report, on a confidential basis if necessary, suspicions about illegal dumping both past and present. That information is then followed up and checked by the Office of Environmental Enforcement and Local Authorities through the Enforcement Network. This allows the enforcement authorities to gather, on an on-going basis, information about illegal waste activity.

Serious incidents of illegal dumping, such as the contents of a 40-foot trailer being dumped in a field or the dumping of diesel laundering waste are reported to the Gardaí, the EPA and the relevant local authority, so that immediate action can be taken where appropriate.

“The system provides a means by which complaints and incidents about illegal waste activity can be monitored, managed and reported on in a comprehensive manner,” a spokesman said.

“The system complements enhanced waste enforcement efforts currently underway in Ireland and demonstrates to the general public and other stakeholders that Irish authorities are effectively responding to complaints about illegal waste activities.”

In a study carried out last year, the EPA identified 25 illegal dumping sites in operation. It said they are now all being closed down or going through the courts.

At the launch of the ‘Dump the Dumpers’ campaign, EPA director general Dr Mary Kelly described illegal fly-tipping as “the scourge of Ireland’s environment.”

Tuesday, 28 November 2006

City As Community: The Life And Vision Of Lewis Mumford

Useful article on Lewis Mumford:


Throughout history, cities have been places where people gather to exchange goods, ideas and culture. Americans, however, have always been ambivalent about cities, fretting over the noise, congestion, lack of privacy and social ills that often attend urban growth. The roots of this ambivalence lie deep within the agrarian foundation of the United States and anchor the thinking of such major intellectuals as Thomas Jefferson, Henry David Thoreau and Frank Lloyd Wright. So perhaps it is not surprising that an alternative — suburban living — would become so wildly popular in the years following World War II. Yet many critics see the vitality of the nation’s sprawling suburbs as having come at the expense of its cities. Nearly 75 years ago, critic Lewis Mumford aptly described the space-gobbling aspect of the American character as the “romanticism of the pioneer.” In his view, such overly romantic notions would eventually lead to disequilibrium or even disaster.

Outside of architecture and urban planning circles, few people today know Lewis Mumford’s name. Yet, in the early-to-mid 20th century, he was a towering American intellectual with an international reputation. By turns journalist, critic and academician, Mumford was the author of more than 20 books and 1,000 articles and reviews, on subjects ranging from art and literature to the histories of technology and urbanism. His book, The City in History, won the 1962 National Book Award for nonfiction. Before his death in 1990 at age 94, Mumford received numerous accolades, including the Presidential Medal of Freedom (1964) and the National Medal of the Arts (1986).

Ten years after his passing, Mumford is still regarded as the leading 20th century authority on cities — their history, design and communal purpose. Mumford believed in looking beyond a mere cityscape of buildings and streets to the vibrant network of human relationships that are cities’ very raison d’etre. In the early part of his career, Mumford watched American cities boom during the prosperity of the 1920s and then decline during the Great Depression. In his view, dense urban development patterns at that time were tied too closely to free market development and not to sound social policy.

Subsequently, the sprawling American suburbs of the post-World War II era seemed to Mumford to lack any sense of communal focus with their separate residential, commercial and cultural centers and their emphasis on automobile transportation. Although Mumford advocated the establishment of moderately dense regional cities to siphon off some of the pressure on American metropolitan areas, except for isolated experiments such as Radburn, New Jersey and Reston, Virginia, no fully developed examples were constructed in his lifetime.

Engaging The Imagination

Part of the difficulty in evaluating Mumford lies in his own refusal to be pigeonholed intellectually. In a used bookstore, for example, one might as easily find his books shelved in the social sciences as in the arts or humanities. Mumford thought of himself not as a specialist but as a generalist, one who sought to make connections among various academic disciplines in order to discern a larger purpose in human endeavors. This, combined with his belief that society could be improved through rational and ecologically sound planning, marks him as a committed modernist. Postmodernism, the dominant intellectual mode of the present that emphasizes, among other things, the fragmentation of meaning and the failure of planning, has largely ignored him. This is unfortunate, for Mumford remains a remarkably prescient and relevant writer whose work stands ready to engage the imagination of a new generation of readers.

Mumford was born in 1895 in Flushing, Long Island, three years before the consolidation of New York City. An only and illegitimate child, he was raised by his mother on the Upper West Side of Manhattan. Books were his most beloved companions; Ralph Waldo Emerson, H.G. Wells and George Bernard Shaw were among his favorite authors. Mumford graduated from Stuyvesant High School in 1912. Although he studied for several years at the City College of New York, he left before receiving his baccalaureate degree.

His education was largely self-directed after that, using as his role model the Scots intellectual Patrick Geddes, a biologist turned educator and town planner, who was at the center of Edinburgh’s turn-of-the-20th-century cultural renascence. Following Geddes’ example, Mumford began a series of “regional surveys,” essentially extended walks around the New York metropolitan area, during which he would sketch and take notes. So committed was he to the study of his environment that Mumford continued these surveys even during his stateside tour of duty with the U.S. Navy in 1918-1919.

Following his discharge from the Navy, Mumford quickly established himself as a journalist, writing critical reviews and commentary for such publications as The Dial, The Freeman, The American Mercury, The New Republic and The Journal of the American Institute of Architects. In 1921, he married his Dial colleague, Sophia Wittenberg. The couple eventually had two children, and through freelancing and lecturing, Mumford was successful enough to sustain his small family. In 1931, Mumford began a long tenure at The New Yorker, writing art and architecture criticism, the latter under the heading of “The Sky Line.” This was perhaps the most influential column of its kind in the United States, with an audience composed of professionals and nonprofessionals alike. Mumford’s witty prose ideally meshed with the magazine’s urbane image.

Changing The World

Although Mumford was not himself an architect or planner, he became the spokesman for the Regional Planning Association of America, an informal group of architects, planners, economists and writers who came to prominence during the 1920s and 1930s. This group lobbied business and government for the establishment of regional cities as an antidote to the metropolitan congestion then increasing at an alarming rate. Essentially a reworking of the British “garden city,” the regional city would be planned on a sustainable scale with requisite residential, cultural, commercial and industrial components. Furthermore, the regional city would be surrounded by an agricultural greenbelt that would supply its food as well as delineate its borders from neighboring communities.

Among the association’s best-known achievements are the planning of the Appalachian Trail along the eastern mountain ridge of the United States, the residential neighborhood of Sunnyside Gardens in Queens, New York, and the New Jersey town of Radburn, the forerunner of today’s neo-traditional suburbs. The “townless highway,” one of the association’s most ambitious proposals, would have linked America’s cities via limited-access parkways. Unlike today’s interstate highways, townless highways were intended to harmonize with the rural landscape while skirting downtown districts altogether.

During the late 1930s, Mumford took a bold political stance in his writings, urging his countrymen to enter World War II on the Allies’ side. Consequently, he alienated many of his friends, including the architect Frank Lloyd Wright, but to Mumford, intervention was the only morally acceptable choice in the fight against Nazism and fascism. Sadly, Mumford’s son Geddes was among the thousands of U.S. servicemen killed in battle. After the war, Mumford redirected his attention to the threat of global nuclear annihilation, and in later books and articles, he warned his readers that technology, left unchecked by human reason, would lead to mass destruction. He was vocal in his opposition to the Vietnam War and also to the environmental degradation brought about by industry, the automobile and ineffective planning.

His most important contribution to the study of technology was his construct of the “megamachine,” which in antiquity he identified as the vast human organization that had built the pyramids and, in the 20th century, as the vast, nearly automated organization that had built the atomic bomb. Had the Internet been more pervasive at the time of Mumford’s death, one wonders what he would have extrapolated, both positive and negative, from it. Yet, Mumford ultimately believed in humanity’s ability to renew itself, and it is not surprising that his ideas of the 1960s found favor with a younger generation of readers looking to change the world for the better.

The recent spate of neo-traditional suburbs — including Seaside, Florida and Kentlands, Maryland — would have ultimately dissatisfied Mumford. Though they imitate the pedestrian scale and Romantic architecture of older American towns, they do not provide the unique civic focal points, let alone the civic institutions, that have defined all great cities from ancient Athens to Renaissance Florence. Of some suburbs’ plans to create town centers from scratch where none presently exist, Mumford would, I think, have only shaken his head in disbelief. “Go slow!” he might have said, in the same way that he once advised a U.S. Senate committee on housing and urban renewal to “experiment with small measures and small units” until such time that government or society could better plan and organize for an uncertain future. In Mumford’s view, without patience or prudence, neither the good of the community nor of humanity would be well served.

Ex-President of the Irish Planning Institute's on Irish planning

Telling It Like It Is
The recent media frenzy regarding planning reflects divided opinions across
Ireland . The publication this year of the Draft Guidelines on Sustainable Rural Housing has been seen as symptomatic of a political preoccupation with short term popularity rather than long term infrastructural development.

Iain Douglas, President of the Irish Planning Institute reveals his views on the state of planning in Ireland, and the factors which could not only damage the environment in Ireland, but also cause social segregation, and aid unsustainable development across Ireland.





At the present time there is some considerable disillusionment with planning, its achievements and potential. The development of this attitude has run parallel to the progressive alienation of the public from a system of government which is apparently unable to cope with many of the most serious problems it faces. In the current debate it seems that only planning as a profession and planning practitioners are under intensive scrutiny – why is this?

What is planning all about?

In dealing with the future planners are trained to t hink in all dimensions, balancing local and regional strategies within global trends. They must strive to protect the integrity of the natural environment, promote the excellence of urban design and endeavour to conserve the heritage of the natural and built environment for future generations. They have to develop alternative potential solutions for specific problems and challenges, measuring carrying capacities and impacts, enhancing local identities, and contributing to their implementation programmes and feasibility studies. Planners must develop spatial visions showing opportunities for the future development of cities or regions, and in the case of the National Spatial Strategy, the nation. They must identify linkages and relationships of a spatial plan or scheme within the relevant international networks of cities and regions. They must also expand choice and opportunity for all, recognising a special responsibility for the needs of disadvantaged groups and persons.

The distinctive factor of spatial planning is that it focuses primarily on the interests of society as a whole, the settlement or the region as an entity, and the longer-term future. This immediately contradicts the standpoint of the developer - whose sole motivation is quick and easy profits; the politician - whose motivation is to get elected & stay there for the next four years and the public - whose view is confined to their own needs. One cannot question the validity of these view points but we need to reconcile them somehow.

The vision and the promotion of the “common good” is what sets planners apart from the other actors involved in the development process and for far too long the “common good” has been relegated or downright ignored in our planning system.

Just as the first attempt at long term national planning, the Buchanan Report in the 1970’s, was sacrificed on the altar of political expediency so too the latest attempt at long term, national planning – the National Spatial Strategy (NSS) – has become a devalued currency because the Government is clearly equivocating it’s commitment to the NSS. Two cases in point are the decentralisation of the civil service to numerous locations outside the “hubs” identified in the NSS, and the Draft Guidelines on Sustainable Rural Housing. Neither will help balanced regional development. By undermining the NSS the commitment of Government to long term strategic planning has to be questioned and with it the political will to redress regional imbalance in Ireland today.

Why, after 40 years of planning is the planning agenda still being driven by short-term perspectives and political expediency? Is our democracy not mature enough to take a long term view of society and the environment when we can somehow manage medium – long term planning for the economy? Why can’t we as a society and as individuals rise above base self interest? If long term national spatial planning works for other countries why not Ireland?

The Draft Guidelines on Sustainable Rural Housing are a case in point. It seems to me that these guidelines were railroaded through before the June election in reaction to pressure from a few highly vocal interest groups. This, in my opinion, is not the way for such an important issue to be handled and shows little regard for the facts of the matter.

The Department of Environment, Heritage and Local Government’s own investigation into the area of rural planning reported the following;

  • An average of 75% of applications for single rural houses were granted
  • The highest grant rates are in the westernmost planning authorities with grant rates falling somewhat in the more urbanised areas to the east.
  • Most planning authorities in the western half of the country grant around 4 out of 5 applications.
  • Where permission is refused, the reasons for refusal generally relate to land use issues such as traffic safety, public health or protection of the natural and cultural heritage including landscape.

It is acknowledged that these figures are at county level and may not pick up on particular areas of development pressure or areas where planning issues are more complex and where, correspondingly, the numbers of permissions granted may be lower.

It is worth noting that the lobby groups appear to have had free access to the Minister in the preparation of the guidelines while the same courtesy was not extended to the Irish Planners Institute (IPI) which is the Country’s largest organisation representing professional planners.

As a result of both pandering to lobby groups pursuing their own narrow agenda and by publishing these guidelines for a political “quick fix” sight has been lost of the bigger issue - that the rural housing dilemma is a symptom of a much larger problem related historically to the poor quality of much of our urban fabric and urban residential development, the lack of investment in infrastructure of our smaller towns and villages and the extraordinary cost of building land in serviced centres.

Has anyone examined the hypothesis that the possibility of 250,000 new single houses built in the countryside over the next 20 years and propounded by the guidelines could lead to social segregation with social housing concentrated in the towns and villages through the provisions of Pt V and the middle-classes in one-off housing in the countryside?

  • The lack of an overall planning perspective at national level is exemplified by a programme of substantial investment in rural water & sewerage infrastructure through the CLAR Programme, yet this is being negated by the free for all of housing in the countryside serviced by septic tanks promoted by the guidelines.

No-one can dispute the fact that there are serious issues confronting the growth and development of rural Ireland but simply building houses will not solve those problems. The guidelines contribute little by way of meaningful examination of the problems of rural Ireland . In short they represent political expediency at its worst which does nothing to advance planning or politics in this country.

However planning is not solely concerned with plan preparation, it is also part of a political process aiming to balance all relevant interests - public and private – and resolving conflicting demands on space, place and the environment.

The local government system is based to a large degree on the cooperation and trust between elected members & the executive. It is obvious in some counties that trust has completely broken down and urgent measures have to be taken to restore a working relationship.

Planners too must also look to themselves and acknowledge that the other actors in the development process have roles to play and that there is the reality of everyday business to be conducted.

In dealing with the political aspect planners need to acknowledge:

  • the principles of solidarity, subsidiarity and equity in decision-making,
  • the need to clearly inform politicians, the public of proposals, objectives, targets, impacts, problems, and provide them with plans and solutions
  • the need to facilitate meaningful public participation and involvement
  • the need to work towards consensus or resolve conflict
  • the need to communicate our point of view well

This points to the importance of the role of the planner as a mediator and communicator but also the need for greater resources to be put into planning if we are offer to the public, politicians and developers alike an efficient and reliable level of service.

The current imbalance within local government arises because the elected members have lost sight of or do not wish to acknowledge the “common good”, in seeking to advance the claims of a particular constituent. The controversy surrounds particular planning decisions that were refused, with no cognisance given to the vast majority of applications granted. In 2002 nationally only 15.9% of all planning applications were refused . E lected members need to accept that they have a wider obligation than simply pursing votes.

The distinct lack of civic responsibility demonstrated by the abuse of Section 140 motions in some county councils around the country brings no credit to the practice of politics and is in marked contrast to the good working relationships that exist between councillors and planners in the majority of other counties.

Planning in Ireland has become the complete antithesis of what it should be. Nothing seems to have changed in 40 years of planning and development in this country at all. It is an alarming situation.

Planning and aesthetics in countries like Ireland

What is good planning makes for a difficult conversation. Essentially it's all about aesthetics.

In developed countries like Ireland, there has been a backlash against excessive man-made clutter in the environment, such as signposts, signs, and hoardings. Other issues that generate strong debate amongst urban designers are tensions between peripheral growth, increased housing density and planned new settlements. There are also unending debates about the benefits of mixing tenures and land uses, versus the benefits of distinguishing geographic zones where different uses predominate.

Successful urban planning considers character, of "home" and "sense of place", local identity, respect for natural, artistic and historic heritage, an understanding of the "urban grain" or "townscape," pedestrians and other modes of traffic, utilities and natural hazards, such as flood zones.

Some argue that the medieval piazza and arcade are the most widely appreciated elements of successful urban design, as demonstrated by the Italian cities of Sienna and Bologna.

While it is rare that cities are planned from scratch, planners are important in managing the growth of cities, applying tools like zoning to manage the uses of land, and growth management to manage the pace of development. When examined historically, many of the cities now thought to be most beautiful are the result of dense, long lasting systems of prohibitions and guidance about building sizes, uses and features. These allowed substantial freedoms, yet enforce styles, safety, and often materials in practical ways. Many conventional planning techniques are being repackaged using the contemporary term smartgrowth.

There are some cities that have been planned from conception, and while the results often don't turn out quite as planned, evidence of the initial plan often remains.

Smartgrowth in Ireland?

In communities across Ireland, there is a growing concern that current development patterns - dominated by what some call "sprawl" - are no longer in the long-term interest of our cities, existing suburbs, small towns, rural communities, or rural areas. Though supportive of growth, communities are questioning the economic costs of abandoning infrastructure in the city, only to rebuild it further out.

Spurring the smart growth movement are demographic shifts, a strong environmental ethic, increased fiscal concerns, and more nuanced views of growth. The result is both a new demand and a new opportunity for smart growth.

The features that distinguish smart growth in a community vary from place to place. In general, smart growth invests time, attention, and resources in restoring community and vitality to center cities and older suburbs. New smart growth is more town-centered, is transit and pedestrian oriented, and has a greater mix of housing, commercial and retail uses. It also preserves open space and many other environmental amenities.

There is plenty of thinking in Ireland on Smartgrowth, but little real action

Irish planner should study New Urbanism in detail

New Urbanism is an urban design movement that burst onto the scene in the late 1980s and early 1990s. New Urbanists aim to reform all aspects of real estate development. Their work affects regional and local plans. They are involved in new development, urban retrofits, and suburban infill. In all cases, New Urbanist neighborhoods are walkable, and contain a diverse range of housing and jobs. New Urbanists support regional planning for open space, appropriate architecture and planning, and the balanced development of jobs and housing. They believe these strategies are the best way to reduce how long people spend in traffic, to increase the supply of affordable housing, and to rein in urban sprawl. Many other issues, such as historic restoration, safe streets, and green building are also covered in the Charter of the New Urbanism, the movement's seminal document.

The Congress for the New Urbanism views disinvestment in central cities, the spread of placeless sprawl, increasing separation by race and income, environmental deterioration, loss of agricultural lands and wilderness, and the erosion of society's built heritage as one interrelated community-building challenge.

We stand for the restoration of existing urban centers and towns within coherent metropolitan regions, the reconfiguration of sprawling suburbs into communities of real neighborhoods and diverse districts, the conservation of natural environments, and the preservation of our built legacy.

We recognize that physical solutions by themselves will not solve social and economic problems, but neither can economic vitality, community stability, and environmental health be sustained without a coherent and supportive physical framework.

We advocate the restructuring of public policy and development practices to support the following principles: neighborhoods should be diverse in use and population; communities should be designed for the pedestrian and transit as well as the car; cities and towns should be shaped by physically defined and universally accessible public spaces and community institutions; urban places should be framed by architecture and landscape design that celebrate local history, climate, ecology, and building practice.

We represent a broad-based citizenry, composed of public and private sector leaders, community activists, and multidisciplinary professionals. We are committed to reestablishing the relationship between the art of building and the making of community, through citizen-based participatory planning and design.

We dedicate ourselves to reclaiming our homes, blocks, streets, parks, neighborhoods, districts, towns, cities, regions, and environment.

Friday, 24 November 2006

Time is running out to view city bypass excavation finds

ONLY a few days are left now to see the exhibition in Waterford Museum of Treasures of the objects found in the NRA excavations before the building of the Bypass.

On display among many other fascinating finds (the flint tools of the first peoples in the South East; a Bronze Age leisure centre - the steamroom in Slieverue that has been making the headlines and the magnificent Newrath burial urn) are those from Woodstown including the weapons from a Viking warrior’s grave - the only time in Ireland that the full weaponry (sword, spear, battleaxe and shield boss) have been found, as well as a knife, honestone and ringpin.

This probably reflects the status of the warrior and the wealth of the community who buried him. The conservation in September 2006 revealed that the sword and the boss were deliberately struck and broken - decommissioned - before being placed in the grave in what must have been a very dramatic part of the burial ceremony.

The ‘funeral’ and in a position where everyone approaching would see the mound represented a very conscious political statement on the part of the warrior’s community.

Who were these Vikings who lived out at Woodstown by the bank of the river? Were they the ancestors of us in Waterford on this site? Just how much interaction was there between them and the existing people in these parts? Do the little bell and the other small objects displayed represent booty from the raids on monasteries in these parts? If only these objects could speak! The shield boss is similar to those found in the Viking cemetery near Heuston Station Dublin and suggests Vikings who had been away from Scandinavia for some time. The pommel (top of the sword) has given a date of about 850 to the sword, thereby dating the burial. The lead weights, the largest collection found to date in Ireland and the quantity of hack silver, undoubtedly suggest trade, at the very least the dividing u p of booty among the warriors.

The two amber beads and the marvellous find of a coin minted in 8th century present-day Iraq are redolent of the Vikings’ great mastery of the sea and of the river systems of Europe and further afield and of their trade networks. But don’t take our word for it, come and experience for yourselves! Running to 30 November, open 10-5pm. Admission free, •1.50 to strike a reproduction coin.

A series of lunchtime talks are running on Tuesdays during the run of the exhibition, 1.15-1.45pm. Just one talk left now - on 28 November Dr John Sheehan will talk about Viking silver in Ireland. All welcome!

Regular objector has own house plan turned down

A KERRY man who has admitted he objects “all the time” to one-off houses and developments in scenic and conservation areas in the county has himself been turned down for a single rural house in an amenity area.

Michael J Horgan, Upper Cloonbeg, Tralee, had appealed to An Bord Pleanala against Kerry County Council’s decision to refuse him permission for a bungalow and septic tank at his site at Gortdromakiery, Muckross, Killarney.

The area, designated a secondary special amenity rural landscape in the county development plan, is near a river and is just outside the Special Area of Conservation of Lough Guitane, the primary water source for Kerry.

Mr Horgan, who is retired, said he wants the house in Killarney because he now spends four days a week there, walks in the national park and has a boat at Ross Castle. He had been granted planning permission previously for a two-storey house on the site which he has owned since the late 1990s. The council said the house would interfere with an essentially unspoilt area.

The planning application to the county council last March - with the newspaper notice appearing in Irish - was met with an avalanche of letters objecting to Mr Horgan’s proposal. Some of the dozen or so people objecting to the application raised concerns about traffic, pollution, zoning, proximity to a river and a lake, ribbon development and archaeology.

It was pointed out that Mr Horgan regularly objected to such housing for others. One letter said he had “a long established history of objections to one-off housing applications in rural areas.”

Mr Horgan claimed in his appeal that many of those objecting were persons or friends of persons whose developments he objected to previously, both personally and as chairman of Rivers and Lakes of Killarney Conservation Association.

He also said he had been involved in many planning applications and appeals - most of his appeals were upheld by An Bord Pleanala - but he objected to being branded a serial objector by county councillors who last year wanted to establish a register of such objectors.

Mr Horgan said on Monday that he had “never stopped” objecting to developments and would continue to do so, because of his interest in preserving the environment and scenery of Kerry.

On at least one occasion he hired a private investigator to gather information on an unsuitable development, and has highlighted pollution near the famous Torc Waterfall, as well as the treatment of effluent at the Victorian Dinis Cottage in Killarney National Park.

He has also been instrumental in ensuring information kiosk would now have to apply for planning permission as a retail outlet, as it had changed its emphasis.

Mr Horgan, who has a keen interest in angling as well as the outdoors and planning matters, said he would be studying An Bord Pleanala’s decision carefully.

His proposed house was to be located in an area which already had a number of houses.

“I had planning permission there already, but I let it run out,” he said.

An Bord Pleanala’s planning inspector, Mairead Kenny, said she did not consider that the pursuit of recreational activities by a retired person on a four-day a week basis constitutes a rural generated demand for a dwelling house.

“The development which is sited within an area which is subject of considerable development pressure, is contrary to the sustainable rural housing guidelines and would be unacceptable from the point of view of proposals for wastewater treatment and result in a traffic hazard,” Ms Kenny said, advising refusal.

The board upheld its inspector’s recommendation saying it considered that the proposed development would endanger public safety by reason of traffic hazard and it would constitute “excessive density of development by virtue of its impact on the landscape and would give rise to an extension of linear development into a substantially unspoiled open area which would interfere with the character of the landscape, designated as Secondary Special Amenity in the current development plan for the area”

The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area, the board ruled.

Locals angry over prison speculation

ANGER and surprise were expressed by local representatives and community leaders yesterday as they learnt that an army camp in North Cork could become the site of a €70 million prison.

The Department of Justice has admitted that it’s looking at the 1,200-acre Kilworth Camp, near Fermoy, for a new 500-cell prison having faced stiff opposition to locate it on Spike Island, Cobh.

“I was stunned to hear this could happen without there being any consultation. I don’t think it’s appropriate for the area and I’m opposed to it,” Cllr Aileen Pyne said.

Cllr Frank O’Flynn said he was very surprised and annoyed that as a member of the Fianna Fáil National Executive he’d hadn’t been informed of the move.

Cllr Liam O’Doherty said he was “very angry” at the way the information came out, especially as the Kilworth and Araglin communities were currently locked in a battle with Valeco, which want to build a €75 million anaerobic waste digester just a stone’s throw from proposed prison.

Deputy Paul Bradford said he’d had a brief discussion with Minister for Justice Michael McDowell who’s admitted that his officials were examining the Kilworth site.

“It is being investigated, no more no less. The question of Spike Island hasn’t been taken off the agenda yet,” Deputy Bradford said.

However, the news has been warmly welcomed by Cobh Tourism chairman, Michael Martin,

“Spike Island contains 10 times more history than Alcatraz and Port Arthur put together. This island needs to be preserved and presented for future generations of Irish and other visitors,” Mr Martin said.

Roche asked about appointment

A Green Party call for Minister for the Environment Dick Roche to explain the appointment to An Bord Pleanála of a person connected with a proposal to build an incinerator in Poolbeg, Dublin, was ruled out of order in the Dáil yesterday.

The party's finance spokesman, Dan Boyle, said the Minister had appointed to the board of Bord Pleanála a member of the RPS company "intimately involved in the proposal to construct an incinerator for Poolbeg in Dublin".

Mr Boyle also said it was "part of a trend of similarly compromising appointments by the Government, such as the previous appointment as a director of the Environmental Protection Agency of a former member of Indaver, the company seeking to construct two incinerators at Ringaskiddy, Co Cork".

The Cork South Central deputy said Mr Roche should make a statement to the House on the "circumstances whereby he has appointed to the board of An Bord Pleanála a member of the RPS company, intimately involved in the proposal to build an incinerator at Poolbeg, Dublin".

However, the ceann comhairle, Dr Rory O'Hanlon, ruled the issue out of order under standing order 31.

Laois residents and council reach agreement of sorts on landfill

Laois residents and council reach agreement of sorts on landfill

RESIDENTS from the Derryguile and Kyletalesha area and Laois Co. Council have reached agreement in part on a way forward in addressing the odours coming from the landfill site at Kyletelisha.

Following a sometimes heated and emotional meeting early last week in the Macra Hall in Mountmellick where locals vented their anger at the ongoing odour emissions and health concerns from the landfill a further meeting took place between senior council personal and the Kyletalesha Monitoring committee in County Hall last Friday.

At that meeting a progress report was given by the council’s senior engineer John O’Donoghue on the capital works at Kyletalesha. He said the construction of the new landfill cell 14 was 90% complete and the new gas collection system, including state-of-the-art flaring, is operational since November 6. He said the council is employing a landfill gas specialist to carry out a report on the landfill and joint odour controls with gas monitors would be carried out with local residents.

County manager Peter Carey accepted a nuisance had been caused by the odours and said improvements had been made. He confirmed the council’s commitment to carry out works to minimise the nuisance.

Director of services John Daly said the Health Services Executive (HSE) would be commissioned to carry out an independent report into health issues the residents may have.

In reply the Derryguile and Kyletalesha Residents Association welcomed some of the council’s initiatives.

They welcomed the appointment of two independent specialists to deal with the health aspect and gas and odours systems. The arrival of the equipment to monitor the gas emissions and the closure of the landfill to commercial waste were also welcomed.

Mr Daly confirmed the council has ceased taking in waste from commercial operators and emphaised this had nothing to do with the gas or odours but the landfill was reaching its annul licenced capacity.

The residents say: “We believe the cell currently under construction (cell 14) must not be opened until the current odour and gas problems are resolved.

“We have no faith in the flare system currently in place as the odour problems are still there and at the same severity.”

The residents’ spokesperson, Anne Dickinson, said the association is still concerned the council still have plans to take in waste from outside the county.

Landfills among State's leading air polluters

A report from the Environmental Protection Agency (EPA), which names 183 Irish businesses as among the State's leading polluters, is to be published by the European Union today.

The EPA refused to name the Irish facilities in advance of their publication on the European Pollutant Emission Register, but The Irish Times has established that most landfills are included in the air pollutants section, as are a number of ESB installations, agricultural industries and many companies in the pharmaceutical sector.

It is understood that the closure of the IFI fertiliser plants in Cork and Wicklow had a very positive impact on the State's emissions as a whole.

Inclusion on the register does not mean that the companies or installations are in breach of their pollution control licences, but that they are among the largest sources of pollution in the State. The EU requires these to be monitored and the results published on the internet.

Ireland does not have serious outdoor air quality problems. This is largely due to the eradication of coal burning in many urban areas during the 1980s and the early 1990s.

The biggest threat now facing Ireland's air quality is emissions from road traffic. The EPA notes, however, that short-term traffic restrictions to improve air quality would be a major new challenge for local authorities.

The EPA's director of environmental enforcement, Dara Lynott, said the figures revealed a number of positive trends, with decreases in the emission of several pollutants from industrial and waste facilities.

He said the register indicates sulphur dioxide fell by 43 per cent between 2001 and 2004, nitrogen dioxide fell by 8 per cent and methane levels fell by 30 per cent.

While Ireland's national carbon dioxide emissions in 2004 were three per cent down on the 2001 levels, reaching 45,266 tonnes in 2004, carbon dioxide emissions from large/complex industry reporting for this register dropped by more than 14 per cent between 2001 and 2004. Carbon dioxide emissions from industries reporting to the register represent 45 per cent of the national total.

The report also noted a move towards more environmentally friendly energy.

The register will be available at www.eper.cec.eu.int/eper

Shell seeks licence to carry out survey for pipeline

Shell E&P Ireland has applied for foreshore licensing to carry out marine surveys as part of its work on a modified route for its onshore pipeline.

The full marine surveys will be conducted in Sruwaddaccon and Rossport bays, following foreshore licence approval, the company confirmed at an open evening in Belmullet, Co Mayo last night.

Sruwaddaccon Bay, within Broadhaven Bay, is a candidate special area of conservation (SAC), thus requiring consultation with the National Parks and Wildlife Service (NPWS), according to the company. Corrib gas project officials have met with the NPWS and a number of statutory bodies, as part of a seven-stage procedure aimed at securing agreement on a modified route.

Several dozen people attended last night's opening of the two-day exhibition by the Corrib gas partners in the Broadhaven Hotel, Belmullet.

Among participants was contractor, Mercury Engineering. It is offering places to 15 apprentices from the Erris area who may be given an option to work in north Mayo on graduation.

Shell E&P Ireland officials were on hand to talk to visitors, and feedback forms with stamped addressed envelopes and free copies of the Irish Whale and Dolphin Group's new guidebook were among literature available.

The company is stressing that the resumption of work at the Bellanaboy terminal - in advance of a new pipeline route agreement - represents a "jobs boost", with 170 jobs linked to terminal construction and 50 permanent jobs on completion.

Local objectors are still conducting dawn protests, and up to 100 gardaí are being maintained to escort staff to work. Chris Tallott, a retired Bord na Móna employee and founder of the North-West Mayo Action Group, attended last night's open evening, and said he felt that the project had enormous benefits for the area. "Our action group doesn't want jobs at any cost, and I do feel Shell made some stupid mistakes and that last year's jailing of the Rossport five was terrible," Mr Tallott said.

"I don't like to see what's happening with the gardaí either, but I do wish for dialogue. I feel that 50 jobs in Bellanaboy is the equivalent of 500 jobs in Dublin in an area like this."

Maura Harrington, one of the objectors present, said that there was "no excuse for the paucity of hard information" at the exhibition.

She cited its reference to a "small amount of cold venting" during gas processing at the terminal - an issue which the Environmental Protection Agency has been seeking more information on.

Several Rossport residents who attended said there were still questions to be answered about the proximity of the gas terminal to Carrowmore lake, Erris's main public water supply.

Shell to Sea has called off its "day of solidarity" planned for this Friday at Bellanaboy, on health and safety grounds. It has reiterated its call for a commission of inquiry to look at the optimum development concept for the project, and this has been supported by the Labour Party, the Green Party and Sinn Féin.

Sinn Féin's marine spokesman Martin Ferris has criticised the rejection of the proposal by Minister for the Marine, Noel Dempsey. Speaking in Dublin yesterday, he accused Mr Dempsey of "playing fast and loose with the facts in his claim that the project has received full approval from the appropriate statutory bodies".

TDs regret cancellation of Corrib gas protest

Members of the Oireachtas who support the Shell to Sea campaign yesterday expressed their regret that a protest planned for Friday could not go ahead and criticised the use of batons by gardaí during a recent demonstration at the site by the protest group.

Responding to the announcement that organisers had called off a protest at the site of the Corrib gas project on "health and safety grounds", the group of TDs and Senator David Norris called for continued support for the campaign.

At a press conference in Dublin, Green Party leader Trevor Sargent said the Government "really has to ask itself how have we come to this point".

He said he had attended some of the daily protests at the site in Bellanaboy, Co Mayo, and described the actions of gardaí during the last "day of protest", on November 10th, as a "real disgrace".

Gardaí used batons to disperse protesters who had come from across the State and one person was hospitalised.

Mr Norris said the gardaí had "engaged very clearly in brutality" and it was a "disgrace that the police force of a state be used against the Irish people, in the interests of a multinational corporation". "This is a watershed in civil rights. This was and would be a peaceful protest. It's a disgrace."

Chief Supt Tony McNamara of the Mayo Garda Division said following the incidents that he was "particularly disappointed and sad" about them. Two gardaí had sustained minor injuries - one was punched in the eye and another suffered a strained finger. He said the protesters were well organised and their numbers had been boosted by about 20 "non-natives".

Martin Ferris, TD and Sinn Féin spokesman on natural resources, said his party would continue to support the Shell to Sea campaign.

He reiterated his support for the campaign's call for an independent commission of inquiry into the dispute.

"We would call on the Government to recognise the potential of the commission of inquiry proposal and for the thousands of people out there who have supported this campaign from the beginning to keep up the pressure."

A spokesman for Shell to Sea said that suggestions by the Taoiseach, Bertie Ahern, and the Minister for Justice, Michael McDowell, that the campaign had been infiltrated by outside interests was "nonsensical".

"The safe exploitation of the Corrib gas field is a national issue as the gas is a national resource."

Judgment reserved in Rossport action

The High Court has reserved judgment on an application by two opponents of the route of the Corrib gas pipeline for an order that a document of Shell E&P Ireland's lawyers can be used in proceedings against the company.

Brendan James Philbin and Breege McGarry, of Rossport, Co Mayo, claim the document - a solicitors' attendance docket included by mistake by lawyers for Shell last year in legal documents presented to the court - shows inconsistencies between what Shell was saying publicly in court and privately to its lawyers on a number of issues, including matters related to the nature of ministerial consents for the pipeline.

Mr Philbin and Ms McGarry are two of four defendants involved in legal proceedings with Shell E&P arising from their opposition to the proposed route of the pipeline through their lands at Rossport.

An application by Shell to discontinue its proceedings against the residents, which action led to the jailing of Mr Philbin and four other Co Mayo men for 94 days last year, will be determined by the High Court early next year. On January 16th the court will also consider how to deal with counterclaims against Shell brought by Mr Philbin, Ms Mc Garry, Mr Willie Corduff and Mr Philip McGrath.

Mr Philbin and Ms McGarry are seeking to use the attendance docket of June 10th, 2005, in advancing their counterclaim. They contend it is not legally privileged because some of the content was reported in an article in The Irish Times on July 5th, 2005

Wednesday, 22 November 2006

Cold comfort for heating eco-warriors

Cold comfort for heating eco-warriors

BAH humbug! Ireland's only wood-pellet manufacturer has cancelled Christmas deliveries, telling hundreds of its customers it can't provide the eco-friendly fuel until the middle of January.

Balcas, a Fermanagh-based company that produces pellets for use in stoves and boilers, says it has been caught off guard by a surge in demand for the fuel after a grant scheme was launched last March. Householders were paid 4,200 to switch from gas and oil-powered central heating systems to the renewable fuel.

“We have 250 people on a waiting list for loose bulk pellets that we can't accommodate, and so have put a freeze on new customers until at least the middle of January, said Peter Kernohan of Balcas. We just can't keep up with demand.

While some householders who switched to wood-pellet heating systems retained their oil- or gas-fired boilers, those in new houses or who dispensed with their old system are facing a cold Christmas. New customers switching to wood pellets between now and January will also be affected.

More than 4,000 people in Ireland have applied for the grant. The pellets are made from compressed sawdust from timber grown in sustainable forests. They must be kept in a weatherproof boiler or hopper and are delivered by lorry. Pellets are blown into the boiler system through a tube. A tonne lasts about as long as 500 litres of heating oil but, at a cost of 160, it is only half the price if bought in bulk.

Balcas claims Sustainable Energy Ireland (SEI), a state agency that oversees the Greener Homes Scheme, should have alerted it to the uptake. Balcas produces 50,000 tonnes of pellets a year but has only two trucks capable of delivering the fuel.


Each truck can only make three or four deliveries a day, so there's a huge shortfall, said Kernohan. The pellets have to be delivered under specific conditions, so we can't just convert an animal feed truck.

He says if Balcas had been forewarned it could have invested in extra trucks. These are imported from Germany at a cost of 200,000 each.

David Taylor, chief executive of SEI, said there had been no direct contact with manufacturers and that the success of the scheme was consumer-led and could not have been anticipated. “The response has been so strong that we expect traditional-fuel suppliers to enter the market. The supply will soon gear up, he said.

Briain Smyth of Irish Pellets in Co Meath has tried in vain to import pellets from abroad to meet the deficit.

“The situation in Ireland is not helped by the fact that there's a global shortage and most countries are consuming their own capacity. A similar situation arose in north America last year just before Christmas, he said.

Manufacturers of wood-pellet boilers report that they are selling up to 50 systems a week. Gerkros, a company in Co Tipperary, switched its factory to 24-hour shifts recently to meet demand. We've sold over 1,000 units since March and we've just acquired an extra 30,000 sq ft of factory space to expand our operation, said Ger Crosse, its managing director.

Sean Moncrieff, a presenter on NewsTalk 106 radio station, is one of the new wood-pellet boiler-owners who has witnessed the technology's teething problems.

They say that wood-pellet boilers have been around 30 years but they haven't been around in Ireland and the only pellet manufacturer is swamped. The delays have been a headache,” he said.

Suppliers claim the 4,200 grant is responsible for the buying frenzy. initially, the grant was supposed to be for about 2,500. The boilers cost from about 5,500, so that would have been a reasonable figure, covering about half the costs for a basic model, one supplier said. But a grant of 4,200 is overly generous and has led to inflated demand in the short term.

EU to grant nitrates law derogations

Ireland, Germany and Belgium are to be granted derogations from the EU nitrates directive after a committee of member states convened under the 1991 nitrates directive approved the move on Monday. The derogations will allow the three countries to apply livestock manure to land at rates above the EU limit of 170kg nitrogen per year under certain circumstance s and with certain conditions attached. The European Commission will confirm the derogations in a formal EU decision by the end of the year. See Irish environment ministry press release

http://www.environ.ie/doei/doeihome.nsf/0/CF5D04500FF1CB5280257229004D4B61.

Donegal wind turbine planning appeal lodged

A decision to refuse planning permission for eight wind turbine generators to be erected next to the Tyrone/Donegal border has been appealed. An application for planning permission for the 70-foot turbines in bogland near Croaghnameal, east of Donegal town, was made by Eco Wind Power Limited. The location is around 2km from the border and around 20km from the nearest town in the north, Castlederg.

The north's Planning Service said it received notification from Donegal County Council that the refusal of planning permission was being appealed. Notification of the appeal posted by the Planning Service states that “the development is likely to have significant effects on the environment in Northern Ireland”. A spokesman for Donegal County Council said neighbouring authorities were routinely kept informed of such applications.

The application had been refused on the grounds of environment rather than scale. An appeal against the refusal was lodged on October 17 and the public invited to apply to inspect the appeal by contacting Donegal County Council.

An Taisce must use 'planning language'

The national chairman of An Taisce has warned the body's local associations to use "proper planning language" .

Frank Corcoran told the annual general meeting of the Kerry association of An Taisce in Killarney that more was expected of An Taisce than of others when making submissions on planning applications to local authorities and to An Bord Pleanala.

There had not been a problem with the Kerry association, Mr Corcoran said, and the quality of its submissions was very high.

However, referring to the incident where An Taisce unreservedly apologised to columnist Fintan O'Toole over a submission from the Clare association on the proposed extension to his house in Co Clare, Mr Corcoran said associations must "be cautious" and steer clear of emotional or exaggerated language, regardless of how strongly they felt.

"Just be careful to use the proper planning language in appeals," he said.

Workshops on planning language are to start shortly for An Taisce members, he said.

An Bord Pleanála generally was very pleased with the quality of referrals from An Taisce and 93 per cent of its appeals were upheld, he said. Submissions were written in the language of county development plans, Government policies and EU directives on habitat protection and conservation.

Planning board appointment 'worrying'

An engineering consultant who advised Dublin City Council on its plans for the incinerator at Poolbeg has been appointed to An Bord Pleanala.

The proposed incinerator, which would burn 600,000 tonnes of waste annually, is being considered by An Bord Pleanala and is likely to be the subject of an oral hearing next year.

Minister for the Environment Dick Roche yesterday appointed Conall Boland, a director with RPS Ireland, to the planning board.

RPS advised the council in relation to the incinerator and the procurement of the contractor for the project. Mr Boland was also involved in preparing the waste strategy for Dublin.

His appointment to the planning board represents a "serious conflict of interest", Green Party chairman John Gormley said last night. "The fact that the Minister would, at this stage, appoint somebody connected with the project to the board is deeply worrying. Even more worrying is the fact that Mr Boland seems to have been responsible for the most recent review of the Dublin regional waste management plan," he said.

Mr Gormley said he did not question Mr Boland's competence, but said the Minister had put Mr Boland in a "very uncomfortable position".

In a statement the Department of the Environment said it was confident that "appropriate measures would be taken were there a perceived conflict of interest for any director".

The chairman of An Bord Pleanála carefully applies a code of conduct for directors and arranges the distribution of the business of the board among its members, the department said, and the Minster was very happy to have Mr Boland as a member of the board.

Development plan for Cork green belt

A new roundabout and proposed developments in the green belt alongside the Cork-Bandon road will not undermine the area's special zoning, the manager of Cork County Council, Maurice Moloney, has told The Irish Times.

The new roundabout at Garranedarragh, Bishopstown, is to be paid for by Castlelands Construction, a Cork-based development company owned by John Barry.

The company will gain access to nine hectares (22 acres) of land zoned for housing which it owns and which adjoins the green belt.

Permission granted in 2005 by the council for this roundabout, following an application from the housing land's then owners, Rosbridge Properties, was overturned by An Bord Pleanala in December 2005.

Senior planner at the council Nicholas Mansergh had objected to permission for the roundabout, as he felt its main function would be to open up green belt land for development.

Christopher Gethin, an inspector from An Bord Pleanala, having reviewed the issue, reported that the principal issue was "the harm which would arise from the proposed development in terms of its effect on the green belt".

A new private hospital, an Enable Ireland facility and a park- and-ride facility, which are to be built in the green belt, are to be serviced by the new roundabout. However the inspector was of the view that the private hospital and park-and-ride developments should be located elsewhere.

Mr Gethin quoted Mr Mansergh's view that "building roads and sewers deep into previously inaccessible lands close to the edge of the city would be the most effective way of subverting" the green belt.

"It is my opinion that the appearance and the function of the green belt in this area is of outstanding importance, and the need to resist the enabling role of the roundabout in facilitating these damaging developments, is correspondingly important," Mr Gethin reported. An Bord Pleanála agreed and refused permission.

Mr Moloney told The Irish Times that Castlelands Construction contacted the council in early 2006. He and the county engineer met executives of Castlelands. The executives explained that Castlelands now controlled all the land that would be affected by the roundabout.

"They said 'we control the land and can we, in partnership with the council, look at it as a public and private project, a mix?'."

The council then proceeded by way of a part 8 procedure. This mechanism can be used when a proposed development "is by a local authority or on behalf of a local authority", Mr Moloney said. An aspect of the procedure is that once the permission is granted by the elected members of the authority, it cannot be appealed to An Bord Pleanála.

Castlelands's proposal to the council involved it paying for the roundabout and donating for the park-and-ride facility. The offer made it possible for the council to use the part 8 procedure because control of the land to be affected is needed if the procedure is to be used. The new roundabout will be built on public and privately held land.

Mr Moloney said the proposed project was publicised and then voted on and approved by the elected members in July. "The reality here is that a number of public and private concerns were going to merge and benefit."

He said it was not the case that nothing could be developed on green belt land. The Cork development plan allows for hotels and care institutions to be built on green belt land, as long as the character of the green belt was maintained, he said.

Mr Moloney said the "corporate view" within the council on the roundabout proposal was different to that of Mr Mansergh.

"The layout and development of these projects will mitigate against further development of the green belt."

He said the council has successfully resisted development of green belt land.

The hospital proposal comes from SMCMC Ltd, a company associated with James and Philip Sheehan, who are also involved in private hospital projects in Dublin and Galway.

Controversial scheme gets planning approval

IT is expected that a decision by Sligo County Council to grant planning permission for a controversial development in Enniscrone will be appealed to An Bord Pleanala.

The County Council last week granted approval for a scheme of 207 houses and apartments, three retail units and a creche in the resort, despite a large number of objections to the plan.

The planning application by the Hannon family, Scuramore, for the major development at Carrowhubbock South, drew a lot of opposition, with over 30 submissions to the Council objecting to and expressing concern about the development.

These included one on behalf of 213 residents and householders of Enniscrone, as well as a large number of individual objections.

And in an unusual move, the country's tourism authority, Failte Ireland, submitted a report, which it commissioned from leading consulting firm Brady Shipman Martin, on the development situation in the resort.

The report set out that it is an assessment of the potential tourism and environmental implications of the proposed development and "offers guidance so as to ensure Enniscrone developes sustainably and that new residential development does not negatively impact on the town’s future tourism potential and character".

The report prepared for the tourism body expressed concern that over-development posed a threat to Enniscrone as a tourist resort.

It stated: "Enniscrone is already under scrutiny in relation to over-development. Further unnecessary development may further damage the town’s reputation as a holiday resort."

There were also submissions from An Taisce and the North West Regional Fisheries Board.

The proposed development is on a 23.5 acres site to the north of the Main Street, which will be accessed from a new road through Castle Fields from the R297 adjacent to the fire station.

The original plan for 211 houses was reduced to 207. it includes 74 three-bed semi-detached houses, five four-bed detached houses, 66 three-bed terrace units, 64 two-bed apartments and two one-bed apartments.

It incorporates car-parking for a total of 424 cars.

The planning permission has been granted subject to 23 conditions, which include the payment of E1,074,452 in development charges to the Council.

Wednesday, 15 November 2006

Wicklow Town Development: A New Plan

Wicklow Town Development: A New Plan

Presented by buck planning services

Introduction

Out with the old, in with the new

Draft Development Plan for Wicklow 2007 - 2013

Focusing on the issues which may impact on you:

- Proposed A.C.A and Z.A.P.

- Opportunity areas

- Site regeneration areas

A new zoning map

Conclusion

Plan-making is difficult, why?

Different visions.

Inertia/nostalgia.

Planning policy direction (implement legislation, policy targets, etc.).

Different definitions of ‘the public’.

Different understandings of ‘public consultation’ – most expect ‘public participation.

Powerful stakeholders, landowners, etc., expect role commensurate with their position.

Resources available to plan-maker.

Take just one: policy direction

Must also follow ‘Act’

A development plan “shall” include objectives for:

- Zoning of land

- Infrastructure provision

- Conservation and environmental protection

- Protection of architectural and archaeological heritage

- Protection of landscape

- Regeneration

… and so on ‘and’ can include objectives for:

- The location and pattern of development

- Control of areas and structures

- Community facilities

… and so on

Conclusion? Much of the content is prescribed.

Stages – must take two years

Advertisement in papers calling for submissions. 8 weeks.

Report on submissions prepared in 8 weeks. Councillors consider report for up to ten weeks. Prepare draft plan in consultation with councillors. Must be in place 12 weeks later.

Draft Plan on display within 2 weeks. Submissions invited for 10 weeks.

Preparation of report on submissions received after 12 weeks. Councillors consider report for 12 weeks. If it is to be amended significantly the amendments must go back out on public display (within three weeks of the decision to amend). If no material alterations are made, the councillors will adopt the plan.

If a material alteration is made (within 3 weeks) a second display period is organised and submissions again invited for 4 weeks.

Report prepared on submissions after 8 weeks. Councillors consider report and new plan is then adopted after 6 weeks with or without the amendments).

The plan shall have effect four weeks later.

Obtain a copy of the Department’s leaflet: “The Development Plan”. But note, it is aimed at the general public; not the practitioner.

Where is Wicklow @?

… Draft Development Plan stage

Issues arising from consultation

Single issue based: More trains, more parking, more community and sports facilities, more pedestrian friendly, more open space, more schools, more traveller accommodation, more environmental protection, more drug treatment facilities, a marina, more bowling …

General desires: Better design, investment, improved retail facilities, increased attractiveness to tourists, protect trees, reduce dereliction, reduce traffic congestion, more heritage protection, etc.

Self-interest: “re-zone my land” (individuals, Wicklow Golf Club, etc.), protect our land (East Glendalough School).

Areas: Port access road (ASAP), Protect Main Street / Town Centre, The Murrough (… again … finally, at last?), Abbey lands (a shared vision?), Whitegate site (recreational?), Convent lands (available during the plan?), and the redevelopment of Fitzwilliam Square (regeneration plan?).

Lack of synergy with the environs – an age old problem …

Strategic aims

Mostly general, like a GW speech. This allows ‘all’ issues to be covered, but also, if you look at the main impetuses says:

1. The town centre is to serve a projected population of 25,000 to 40,000 by 2016. Up from 6,416 in 1996, 7,031 in 2002 and a preliminary 6,835 for 2006.

2. Retail floor space is to grow by:

Convenience: 500-1,500 sq.m

Comparison: 5,000-10,000 sq.m

3. Residentially zoned land is available to accommodate 4.632 persons at 30 units per hectare.42.7 hectares remain undeveloped. No more is required.

Commercial aims – contradictory?

Self-sufficient but dependant on Dublin demand?

Supports in town and out of town retail development?

Apparently contradictory aims is an often, painful, but necessary, aspect of planning.

Focusing on the issues which may impact on you …

Proposed A.C.A.

Why propose an A.C.A?

Section 81 (1) of the Planning and Development Act 2000 states:

A development plan shall include an objective to preserve the character of a place, area, group of structures or townscape, taking account of building lines and heights, that:

is of special architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest or value,

contributes to the appreciation of protected structures,

is necessary for the preservation of the character of the place, area, group of structures or townscape concerned.

ACAs are something to be proud of …

What difference does an A.C.A make?

An A.C.A impacts on proposed development ... Section 82 (1) states: “In architectural conservation areas:

1. Notwithstanding section 4(1)(h), the carrying out of works to the exterior of a structure located in an architectural conservation area shall be exempted development only if those works would not materially affect the character of the area.

2. In considering an application for permission for development in relation to land situated in an architectural conservation area, a planning authority, or the Board on appeal, shall take into account the material effect (if any) that the proposed development would be likely to have on the character of the architectural conservation area.”

Power to acquire structure/land

In an A.C.A a planning authority may acquire land situated within an A.C.A if it is of the opinion:

that it is necessary to so do in order to preserve the character of the architectural conservation area, and

(i) the condition of the land, or the use to which the land or any structure on the land is being put, detracts, or is likely to detract, to a material degree from the character or appearance of the architectural conservation area, or

(ii) the acquisition of the land is necessary for the development or renewal of the architectural conservation area or for the provision of amenities in the area.

Note: A planning authority shall not compulsorily acquire any land that is lawfully occupied as a dwelling house by any person other than a person employed as a caretaker.

Impact on you? Policies

The right place for an A.C.A?

Anything to be proud of? To protect?

Proposed Zone of Archaeological Potential (ZAP!)

What exactly is a Z.A.P?

A zone defined in the Record of Monuments and Places.

An area in proximity to recorded monuments.

A ZAP is statutorily a recorded monument.

Any works which would impact on archaeological structures, features or deposits including demolition or alterations (major) to a building in a Zone of Archaeological Potential may require two months notice to Dúchas under section 12 of the National Monuments (Amendment) Act, 1994

Impact on you? Policies

Opportunity areas

1. The Murrough, 18 ha.

2. Convent Lands, 33 ha.

Site Regeneration: two areas

1. Whitegates

2. Abbey lands

Let’s look at the whole plan

Development Parameters

A new zoning map

New objectives

Do you share the plan’s vision?

bps planning consultants

A must have service for all your planning


Wicklow People article


Ever found it difficult to contact a planner? Town planners are in demand from councils and clients alike. Lack of qualified private planners based in the south-east, has led many individuals, groups, and developers, to depend on Dublin-based planning consultants, charging
Dublin fees. Not any more. Recognising this need for planning consultants, with the same planning qualifications and experience as those in Dublin, buck planning services (bps) has located its head office in Wicklow Town. From Wicklow bps will also serve Wexford, Carlow, Kildare, Kilkenny, Waterford, and the Greater Dublin Area.


As the first Corporate Member of the Irish Planning Institute to be located in the southeast, bps is well positioned to provide a one-stop-shop town planning support service. No more trips to Dublin for planning advice, feasibility studies, planning applications, objections, planning appeals, planning reports, plans, Development Plan submissions, Environmental Impact Studies, and Urban Designs for the full range of developments from housing, industrial, retail, commercial developments to wind farms. Just visit bps in Wicklow town or ask us to visit you.

Using the services of a professional planner to co-ordinate planning projects, from initiation to completion, provides a crucial link within the planning system, as it becomes more complex and professional. In recent years, the expectations of Council planners have risen and planning mistakes become costly. Developers now recognise the value of obtaining the services of a planner to manage their planning projects and to advocate on their behalf. If you have a planning opportunity, issue or problem, seek the advice of bps before going any further. bps works regularly with planners in all areas of local, regional and national government on behalf of our clients.

Tony Buck, Managing Partner of bps, said: “there is a growing demand from Council planners for high quality, mistake free, planning work. Providing such work requires the services of a planner. In the same way as if you need your accounts done, you hire a professional accountant; if you need planning work done, hire a professional planner”.


Identifying a professional planner is easy, just check any planning consultant you hire is, like bps, a Corporate Member of the Irish Planning Institute. This membership means your planner is both a qualified and experienced planner. Our message is: “If you want your planning work done properly, then hire a fully qualified, experienced, professional planner”.


To become a professional planner is hard work. Brendan Buck, Head of Planning, says: “To become a planner, I obtained a BA degree in economics, a two year full-time Masters Degree in Regional and Urban Planning, a Diploma in Urban Design and a Diploma in Environmental Impact Assessment/Strategic Environmental Assessment, and since leaving university in the 1990s, I have worked as a planner for Fingal County Council, Dun Laoghaire-Rathdown County Council, RPS Planning Consultancy, and as Lecturer in Spatial Planning at Dublin Institute of Technology”.


Determined to raise the standard of private planning in the region, bps works closely with clients, ensuring every stage of the planning process is explained and understood. Where it is necessary to draw on specialist services such as designers, legal experts, environmental, archaeological, conservation, and heritage consultants, and engineers, bps works with a wide network of associated disciplines, and manage the planning process to ensure a client’s best interests are served.


Whatever the planning issue, bps can guide you through the planning process from start to finish. Approach bps for an initial consultation on how to best present and achieve your planning objective, in the most streamlined and cost effective manner. By providing advice at the outset of projects and anticipating difficulties, we can minimise the time from conception to realisation.

Find out more about bps at www.buckplanning.ie, email: admin@buckplanning.ie, or call 0404-66060 and ask for Tony (Managing Partner) or Brendan (Head of Planning).

Tuesday, 14 November 2006

Tara Protest March on Satruday the 10th of November

SPEAKER after speaker at the Save Tara Skryne Valley protest march in Navan on Saturday paid tribute to the huge crowd for turning out and supporting them.

They obviously weren’t in the same town a few weeks ago when the march to save Navan’s Fair Green took place. Well over 1,000 marched through Navan for that rally. Around 150 took part in Saturday’s Save Tara demonstration.

Among the participants were Disney characters Mickey Mouse and Shrek, in addition to local public representatives Colr Andy Brennan and Colr Phil Cantwell, Green Party TD Ciaran Cuffe and Tara campaigner Muireann Ni Bhrolochain.

The parade was due to begin at 2pm at the Navan Railway Station yard on Railway Street, a site chosen to draw attention to the lack of a passenger rail line to Dublin. Across the road, patrons of Fulham’s public house were mounting their own counter-demonstration. On a placard, they had written slogans in support of the motorway.

“We want the road. We need jobs. We don’t want traffic jams,” they shouted over at the protestors, who were busy blowing up green and gold balloons, and face-painting. Ciaran Cuffe, Green TD, wasn’t sure which side of the street to stand on, but eventually entered the station yard.

Led off by bodhrans and the Tara Solidarity Vigil and their flame - a group who are camping on the Hill of Tara in solidarity with Dinny Donnelly’s sheep, perhaps - the march eventually began shortly after 2.30pm, and headed down Railway Street, with almost as many people filming and photographing it as there were marching.

Bemused shoppers and passers-by looked on, and there was even the odd irate spectator letting off steam.

“Save Tara, stop the road,” the marchers chanted. A Skryne man on Trimgate Street wondered why he couldn’t see any Skryne people in it, before spotting one or two. The gathering point for the rally was at Dunnes Stores, where speakers climbed up on a bale of straw in a pick-up van to address the “marvellous crowd” that had turned out.

TARA stands for ‘There Are Reasonable Alternatives’, Ciaran Cuffe told the gathering, and other speakers included Percy Jordan, a farmer from the Tara area; Muireann Ni Bhrolchain, a lecturer in Celtic studies at NUI Maynooth; Green Party senate candidate Martin Hogan from Kildare, and Damien Cassidy, a rail line campaigner, as well as Colr Phil Cantwell, Trim.

Communications Minister, local TD Noel Dempsey, was the target of the speeches by Ms Ni Bhrolochain and Colr Cantwell.

The rally concluded after an hour with Mickey Mouse and Shrek dancing outside Dunnes Stores.

Monday, 13 November 2006

Enforcement, Compensation, and Acquisition in Irish planning

Enforcement, Compensation, and Acquisition in Irish planning

In this material I cover three aspects of planning practice as described in the planning system: (1) enforcement, (2) compensation and (3) acquisition.

References:

Galligan, E. (2002) Compulsory Acquisition of Land, Irish Planning and Environmental Law Journal, 9 IPELJ 67/.

Grist, B. (1999) An Introduction to Irish Planning Law, Institute of Public Administration.

Grist, B. and Macken, J. (eds) (2003) The Irish Planning Law Factbook, Thomson, Round Hall.

O'Donnell, M and O'Sullivan, P. (2001). Irish planning law and practice. Supplement 2001, The Planning and Development Act 2000 / by A&L Goodbody, Planning and Environmental Law Unit.

1. Enforcement

The requirement to obtain planning permission before commencing development is supported by a range of statutory sanctions. Not only did the 1963 Act impose the obligation to obtain planning permission, it provided that a person carrying out unauthorised development would be guilty of an offence and it has always since been open to planning authorities to take action against developments:

The 2000 Act simply says (section 151): Any person who has carried out or is carrying out unauthorised development shall be guilty of an offence.

The two main unauthorised developments are those:

1. for which no permission has been granted or for which permission has been granted, where any condition has not been complied with.

2. for which permission has been granted, where the development has not been or is not being carried out in conformity with the permission.

Require such steps as may be specified in the notice to be taken within a specified period, including, where appropriate, the removal, demolition or alteration of any structure and the discontinuance of any use and, in so far as is practicable, the restoration of the land to its condition prior to the commencement of the development,

As prosecution and conviction do not secure the proper planning and development of the area but merely the punishment of wrongdoers, planning authorities were also given power to implement planning controls by means of Enforcement Notices which require developers to conform to the planning code.

Initially, control of unauthorised development was solely a matter for planning authorities which were not required to take action in all cases, but were given the power to serve an Enforcement Notice if they decided it was expedient to do so. If legal proceedings were required on foot of the matter these were a District Court matter. However, District Court judges were reluctant to convict landowners who pleaded that they had been unaware of the new requirement to obtain permission. Landowners tended to explain that on receiving the Enforcement Notice, they had applied for permission to retain the development as constructed and were confident of getting it. Even, if the landowner’s proposal was refused and appealed this process could go on and on. The system could also only levy small fines.

Finally, recognising that Enforcement Notices were ineffective in controlling unauthorised development of a serious nature, the 1976 Planning Act created a new and important form of enforcement action: the planning injunction (this is now located in section 160 of the 2000 Act). The most significant aspect of a planning injunction actions is that it is available not only to the local authority, but also to the general public, irrespective of whether they (1) have an interest in land or (2) are able to claim to be suffering particular damage from the development in question. Injunctions are designed to be obtainable quickly. The jurisdiction for injunctions was vested in the High Court, which took a much stricter approach towards breaches of the planning code than the District Court had done. Failure to obey an injunction constitutes contempt – an offence punishable by imprisonment. Planning injunctions were a significant addition to the mechanisms for planning control.

Whether or not permission has been obtained, the court can grant both mandatory (An injunction that compels the defendant to do some positive act rather than simply to maintain the situation as it was when the action was brought) injunctions (requiring something to be done) and prohibitory (An injunction that prohibits the defendant from taking a particular action and maintains the positions of the parties until there is a hearing to determine the matter in dispute) injunctions (preventing something being done), even if the developer/landowner can’t be identified, and, in so far as is practicable, order that land be restored to its condition prior to the commencement of the unauthorised works or change of use. It may also require that any that any development is carried out in conformity with the permission pertaining to that development or any condition to which the permission is subject.

In other words, it is strong enforcement mechanism: “the Court may order the carrying out of any works, including the restoration, reconstruction, removal, demolition or alteration of any structure or other feature.” (s.160 (2))

A planning injunction can now be applied for in the Circuit Court as well as in the High Court, which opened the remedy to a section of the general public who would have found the High Court’s costs prohibitive.

The 2000 Act has set a time limit of 7 years for this type of statutory injunction (from when such development began, it’s more complicated than this!).

Warning Letter

Introduced first in 1976 and now included in the 2000 Act (section 152), Warning Letters are meant to strengthen the powers of planning authorities to take action against unauthorised development by introducing a power which enabled them to take action at an early stage. A Warning Letter may be served on a landowner: (1) where it appears unauthorised development is being or is likely to be undertaken, or (2) where a representation has been made in writing to a planning authority about unauthorised development. Such development can be small or big, for example, the removal or damage to a tree or feature required to be preserved as a condition of a planning permission.

So when will the planning authority issue one? The planning authority if it feels the development is non-trivial or minor, will issue a Warning Letter (Section 152 of the Act sets out a new procedure for this), within 6 weeks from receipt of representation.

The letter brings the breach or apprehended breach of the planning code to the landowner’s attention and sets out exactly what must be done to comply with the legislation (discontinuance, non-commencement or protection, as appropriate). It warns the landowner to take adequate steps to ensure compliance and that proceedings may be brought against him if he fails to do so. Copies of the notice may be given by the planning authority to any other person concerned with the matter, such as an employee or sub-contractor.

Decision on enforcement

The 2000 Act also introduced a follow on procedure; Section 153 provides that planning authorities must investigate the matter subsequent to issuing a Warning Letter, to enable it to make a decision on whether to issue an Enforcement Notice (if it does so, it must do it in 12 weeks - The Service of an Enforcement Notice, to be issued within 12 weeks from the date of issue of the Warning Letter.). It also now has to provide the reasons for the decision – these are detailed in the planning authority’s planning register.

Note: In cases of urgency, planning authorities can still issue Enforcement Notices without the warning letter procedure (Section 155).

The 2000 Act therefore regularised Warning Letter and Enforcement Notice procedures into one. Generally the decision to issue an Enforcement Notice is now made after the Warning Letter procedure except in emergency cases.

There is a procedure involved in serving and processing these notices set out in section 154 of the Act. The important point is that if the person served does not comply within six months (or longer, if specified), i.e. the required steps have not been taken to right the situation, the authority can take action. The penalties are high: up to 10 million euro and 2 years in prison (Section 156 & 157). The Enforcement Notice procedure remains the most common way of dealing with unauthorised development.

There have been developments in enforcement in the 2000 Act:

1. The public is now more involved in the Enforcement System as the Planning Authority is obliged to consider and respond to complaints from the public. The advisors identity is protected, as Planning Authorities do not release the names given.

2. It is now expressly stipulated that it is not a defence to a prosecution if the defendant proves that he/she has applied for or has been granted permission since the initiation of the proceedings. The option to regularise the position regarding unauthorised development by obtaining permission for retention is still available, because some breaches may be un-intentional, but the exclusion of this defence is intended to eliminate wilful and persistent disregard of the obligation to obtain permission before carrying out development.

3. Provisions have been made that require a person who has engaged in unauthorised development to pay the costs incurred by the Planning Authority relating to the investigation, detection and issue of enforcement proceedings.

4. There has been a significant increase in the fines payable and the setting of a minimum fine where a person is convicted of an offence relating to unauthorised development.

Note: For more details access: http://www.irishstatutebook.ie/ZZA30Y2000S154.html

2. Compensation

The principle of planning compensation is that, if the value of an interest in land is reduced as a result of a planning decision, the person having such an interest is entitled to be paid, by way of compensation, an amount representing this reduction in value. The reduction could arise from either a refusal or permission with onerous conditions

The 1963 Act had to be drafted in the light of the rights to private property contained in Bunreacht no hEireann (1937). Article 43 guarantees to pass no law attempting to abolish the right of private ownership, while recognizing that the state may delimit the exercise of private property rights by law in the interests of the common good. Compensation was provided for in Part VI of the 1963 Act, with very few exemptions. The upshot of this was that landowners whose interest in land was reduced in any way were entitled to compensation.

Over a number of large-scale court cases in the 1970s there was a gradual awareness amongst developers that any purchase of land could lead to a valid compensation claim if it failed to lead to permission for development. And planners worked in the shadow of potential claims arising from their decisions. Planners got used to relying on the small number of non-compensatable reasons included in the Act (traffic safety, public health, etc.). Development plan policy didn’t get a look in.

In the early 1980s Dublin County Council paid out £1.871 million to Grange Developments and in 1986 24 acres at Roches Hill in Killiney, bought for £40,000 received £2.375 million in compensation for refusal of residential development (in his decision, the judge felt this was un-constitutional). It is interesting to note how regardless of the size of compensation payout the authority does not become the owner of the land.

Planners and lawyers began asserting the opinion that a change in the Planning Acts, eliminating payment of compensation in cases which contravened zonings was required. The argument was made that a development plan, which provides for the control and encouragement of development in a manner benefiting the community, represents the embodiment of the common good. And, that limiting the right to develop in contravention of such a plan was justified, without compensating the landowner for loss of the development value of the land in question. This represented a fundamental shift in attitude from the pre-eminent position given earlier to every aspect of the rights of land ownership.

In the 1990 Local Government (Planning and Development) Act, which has effectively been re-enacted in the 2000 Act, the balance tipped in favour of statutory planning control, and non-compensatable reasons were widened. Developments which contravene a zoning no longer attracted compensation. If a zoning is changed, developers have five years to come forward with alternative proposals which would have been acceptable previously (they are protected from what is called down zoning) and if refused could expect compensation. An examination of the full list of non-compensatable reasons for refusal contained in Part XII of the 2000 Act indicates the now well recognised importance of the development plan as a basis for the restriction of property rights.

The 1990 Planning Act also introduced new valuation rules for the assessment of planning compensation. The size of awards pre-1990 resulted from compensating landowners for potential loss – the loss of value which could have been realised if the permission had been granted. The current valuation rules are specifically designed to assess the reduction in value resulting from a planning decision. The reduction is the difference between the antecedent and the subsequent values of the land. Planning compensation continues to be assessed by the property arbitrators appointed under the property Values (Arbitrations and Appeals) Act, 1960 (stated in S. 184 of the Act). Under the 2000 Act (S. 183), claims for compensation must be made within 6 months (but the High Court can extend this in the interests of justice) and a claim for compensation on a matter can only be made once.

Notice preventing compensation

If a claim for compensation is received by a planning authority, the authority may within 12 weeks serve a notice preventing compensation (S. 192) to the claimant, stating that the land in question is capable of other development for which permission ought, in the opinion of the planning authority, to be granted. The effect of such a notice is to prevent the payment of compensation on foot of the claim. The notice continues in force for a period of five years, unless within this period it is withdrawn by the planning authority or annulled by reason of the specified development being refused (Section 192 of the Act).

Note: Please note again that this is a complicated section and we are merely touching the main aspects. See section 183 to 201 of the 2000 Act.

3. Acquisition

The Planning Acts do not, in themselves, contain any specific powers of compulsory acquisition. To compulsory acquire, planning authorities generally lean on other legislation and the compulsory purchase order procedure – this is a complex area, but the Act says: “The power conferred on a local authority under any enactment to acquire land shall be construed in accordance with this section” (section 213). A local authority is given this power for the purpose of performing any of its functions including giving effect to the functions of its development plan or its housing strategy. That said, the Irish Planning Institute on various occasions (Most recently during The All-Party Oireachtas Committee on the Constitution’s investigation into property rights (http://www.irishplanninginstitute.ie/printer_friendly_document.jsp?document=133) has called for planning authorities’ CPO related powers to be strengthened.

Planning authorities are however given wide powers to develop or secure the development of land. For example, they can enter into joint ventures with private developers and, generally, act as development corporations/property managers in their own functional areas, providing sites for the establishment and relocation of industries and businesses (including hotels, offices and shops), factory and other commercial buildings and any ancillary services considered necessary. When these powers have been used they have been used effectively, but they are not as widely used as might be expected. In Irish Planning Law and Practice, O’Sullivan and Shepherd say: planning authorities are still somewhat reluctant developers in their own right.

There are two areas in the 2000 Act where acquisition is used:

Firstly, in the development control section of the Act (Part III), section 45 allows for the acquisition of land for open spaces. This was brought in through the 1976 Planning Act to overcome a problem whereby developers would build housing estates, sell off the houses and the required open space would be left un-landscaped or at worst used as a site dump. Since 1976 if open space provision is an explicit or implicit condition of a permission, but is not provided appropriately, an authority can serve a notice on the developer instructing it to undertake works to put the problems right.

Eight weeks is permitted for compliance, after which the authority can institute proceedings to compulsorily purchase the land. A procedure must be followed which is quick and easy. An appeal to An Bord Pleanala is possible, within 4 weeks of receiving a notice. If there is no appeal, or the Board confirms the notice, the authority may acquire the land by means of a Vesting Order procedure. When the Order has been made the Order is sent to the registering authority under the Registration of Title Act, 1964, where the Planning Authority is registered as owner of the land in accordance with the Order.

Secondly, under Part XIV of the Act (Acquisition of Land, Etc), local authorities are empowered to use land vested in it for its own purposes, or it can appropriate land for its own purposes (this is where CPOs come in). It can do so permanently or temporarily and by agreement or compulsorily (using powers available under other statutes.

Land acquired by the authority may be sold, leased or exchanged by it, so long as the best use of land is achieved and the works proposed for the land are needed for the proper planning and sustainable development of its functional area. In some circumstances Ministerial consent is required for land disposal.

So, what might a local authority use such land for? Section 212 of the Act says a planning authority may develop or secure or facilitate the development of land for the following reasons:

· to provide for the improvement or construction of any road or public transport infrastructure or facilities.

· to provide, secure or facilitate the provision of areas of convenient shape and size for development;

· to secure, facilitate or carry out the development and renewal of areas in need of physical, social or economic regeneration and provide open spaces and other public amenities;

· to secure the preservation of any view or prospect, any protected structure or other structure, any architectural conservation area or natural physical feature, any trees or woodlands or any site of archaeological, geological, historical, scientific or ecological interest.

Further, a planning authority may also provide or arrange for the provision of:

· sites for the establishment or relocation of industries, businesses (including hotels, motels and guesthouses), houses, offices, shops, schools, churches, leisure facilities and other community facilities and of such buildings, premises, houses, parks and structures.

· factory buildings, office premises, shop premises, houses, amusement parks and structures for the purpose of entertainment, caravan parks, etc.

· transport facilities, including public and air transport facilities.

· it may maintain and manage any such site, building, premises, house, park, structure or service and may make any charges which it considers reasonable in relation to the provision, maintenance or management thereof.

A planning authority may use compulsory acquisition of land, in relation to these functions in order to facilitate the assembly of sites for the purposes of the orderly development of land.

CPO and An Bord Pleanala

Although we do not cover it here, it is interesting to note that in the 2000 Act, the functions which were conferred on the Minister for the Environment in relation to compulsory acquisition of land by a local authority under certain specified pieces of legislation as set out in s. 214 of the Act are now conferred on An Bord Pleanala. Those interested in this should read Part XIV of the 2000 Act where the involvement of the Board in the CPO procedure is laid out.

CPO procedure

Refer to attachment: “Compulsory Purchase Order Procedures and Compensation for National Road Schemes”, produced by the NRA.

Note: Please note again that this is a complicated section and we are merely touching the main aspects. See Part XIV of the Act (Acquisition of Land, etc).

Brendan Buck

Produced in Nov. 2004.

Dún Laoghaire-Rathdown County Council: A Study of Building Height

Dún Laoghaire-Rathdown County Council: A Study of Building Height

Dún Laoghaire-Rathdown County Council is to seek advice on a strategic approach to building height across the County.

The Green Party say:

The terms of reference for this study appear not to have been brought before the Council for consideration prior to the initiating this study. Given the influence of the DEGW Report ‘Managing Intensification and Change A Strategy for Dublin Building Height’ over significant decisions on considering Planning Applications for taller Buildings in Dublin City it would have benefited to have an input from elected representatives prior to commissioning the Study.

The Study should be brought before the Council in draft form prior to completion. The Council should then consider amending or varying the
County Development Plan to reflect the views of the Council on the Study’s recommendations.

The move towards higher density development is welcome, but such development needs to provide clear benefits for the existing population as well as the occupants of the buildings themselves.

There is significant concern amongst the population of the County concerning recent Planning Applications for tall buildings. Many define tall buildings as being structures only one story higher than the existing buildings in that area.

Taller buildings raise significant concerns about infrastructure, particularly transportation. Without a significant investment in public transportation, tall buildings will place significant pressure on the existing environment.

Significantly tall buildings would need to be of exemplary and outstanding design quality to merit consideration. Tall buildings, particularly those with office use can become ‘vertical cul-de-sacs’ that add little to the social fabric of the areas where they are located.

Tall buildings may also present environmental difficulties as they generally intensify wind speeds at ground floor level, and thus present difficulties that are exacerbated for children, older persons, or those with mobility impairments.

Taller buildings should be placed so as not too significantly overshadow or overlook existing buildings. As moves to maximise solar energy through the use of exterior water panels or other devices increases, the placing of taller buildings may reduce the light and potential energy capture of existing or other buildings.

A proposal for significantly taller buildings require carefully consideration in existing residential areas, as such buildings can reduce the amenity value to existing residents.

Any proposal to allow for significantly taller buildings should be considered in conjunction with other
Dublin Local Authorities, and a coherent master-plan for any such buildings should be prepared to reflect the views of all communities in the greater Dublin Area.

Taller buildings should only be considered for locations that have excellent availability of public transport and will need to demonstrate that the users will favour public transport, walking or bikes for their mobility requirements.

Any proposal for taller buildings should favour mixed-use development.

The Study may seek to establish minimum and maximum building densities and / or height is particular areas.

Getting the balance right is a challenge for the County. While conceding that many existing settlements are built at low densities (such as the one and two story developments and surface car-park in Stillorgan) there is widespread concern at the emergence of Planning Applications for buildings that are ten stories high or more in such locations.

There is significant scope for increasing building densities through good design, rather than through maximising building heights.

Newspaper stories relevant to Irish planning (7-13 November)

Newspaper stories relevant to Irish planning (7-13 November)

1. Ireland’s planning fees receive Court backing: