Conor D. McGuinness TD
Teachta Dála for Waterford | Sinn Féin Spokesperson on Rural Affairs, Community Development and the Gaeltacht
I welcome the proposal to deliver social housing in An Sean Phobal and wish to make the following observations and recommendations as part of the final public consultation process:
1. Strategic Need for Rural and Gaeltacht Housing
- The housing crisis continues to severely impact rural communities and Gaeltacht areas, where limited supply of social and affordable housing has contributed to population decline, outward migration, and barriers to language and cultural sustainability.
- There is strong and sustained demand for social housing in the West Waterford Gaeltacht, as evidenced by the local housing waiting lists.
- The delivery of new social housing in An Sean Phobal is both necessary and appropriate and is consistent with the National Planning Framework, Housing for All, and regional development objectives.
2. Progress to Date and Need for Delivery
- This project is the result of sustained community and political advocacy and long-standing engagement with Waterford City & County Council.
- While the Department’s new streamlined capital approval process is welcome in principle, it remains the case that this project has taken several years to reach this stage.
- It is essential that no further delays occur in planning, procurement, or construction, and that the Council maintains a clear delivery timeline with appropriate public engagement at each stage.
3. Inadequacy of Current Housing Mix
- The current proposal includes 12 x two-bedroom units. While demand for smaller units is recognised across the county, this development must respond to the specific profile of housing need in An Sean Phobal and surrounding areas.
- A significant number of families on the housing list in the area require three- and four-bedroom homes.
- A single-unit typology will limit the flexibility of the development, create long-term pressure for transfers, and reduce the Council’s ability to meet evolving housing need in the community.
Recommendation:
- The housing scheme should be revised to include a balanced mix of:
- Two-bedroom units for small households and older persons;
- Three-bedroom homes for growing families;
- A limited number of four-bedroom homes to meet larger family needs.
4. Protection and Promotion of the Gaeltacht
- This development is located within a recognised Gaeltacht area and must contribute positively to the sustainability of the Irish language and Gaeltacht community life.
- The absence of specific Gaeltacht planning guidelines from the Department is an ongoing concern and must not be used as justification for a generic approach to development in this area.
Recommendation:
- Allocation of housing in this scheme must reflect and reinforce the cultural and linguistic character of the area.
- The Gaeltacht qualification clause adopted by Waterford City & County Council for housing allocations in the West Waterford Gaeltacht must be formally applied—by way of Chief Executive’s Order—prior to allocation of any unit.
5. Site Sensitivity and Adjacent Land Use
- The development site is located in proximity to existing residential properties and community land uses, including local allotments and shared spaces.
Recommendations:
- Planning and design should minimise adverse impact on nearby households through appropriate siting, landscaping, and screening measures.
- Construction methods and site access should be planned to mitigate disruption to adjacent dwellings.
- The final layout should take full account of neighbouring land use, particularly community-owned or community-managed assets.
6. Future-Proofing and Integration with Wider Housing Strategy
- The current proposal should be viewed as part of a broader housing-led regeneration strategy for An Sean Phobal and surrounding townlands.
Recommendations:
- The site layout and servicing should be designed to allow for the potential addition of an affordable housing scheme on adjacent or nearby land.
- In conjunction with the Council’s Planning and Housing Departments, consideration should also be given to the development of affordable serviced sites for local families, in line with objectives under the Croí Cónaithe initiative and Rural Housing Policy Guidelines.
Conclusion
This development represents an important step toward meeting urgent housing need in a rural Gaeltacht community. However, revisions to the housing mix, formalisation of allocation criteria, and sensitivity in design and delivery will be essential to ensuring that the scheme meets the needs of the local population and contributes meaningfully to the sustainability of An Sean Phobal as a living, vibrant Gaeltacht community.
Conor D. McGuinness TD 