Shettleston Housing Association case study

65 Pettigrew Street, Shettleston, Glasgow G32 7XR

Project:

Who

Shettleston Housing Association is a registered social landlord with 1,600 properties in the east end of Glasgow. It is also the local housing organisation managing 900 Glasgow Housing Association properties in the area.
Shettleston HA is involved with a range of development and wider action projects, including Upkeep, a social enterprise contract cleaning company. A dedicated youth centre is currently being developed in premises which previously housed a pub.

What

The backcourt improvement project took place behind the traditional red sandstone tenements on Shettleston Road and St. Mark Street. These 12 backcourts do not form an enclosed block, like many of the other examples, but a row, with the backcourts facing on to streets containing other housing types. The improvements consisted of new security measures, with additional planting and seating.

Why

These backcourts were chosen as it was felt that improving the environment and addressing security concerns could raise the standard of the property for current and future tenants in these previously hard-to-let tenements.

When

Consultation with residents took place towards the end of 2005 and the works were completed by March 2006.

Project History

Shettleston HA has been involved in the Sustainable Backcourts Initiative (SBI) since the initial feasibility study in 2003/2004. Funding from the Strategic Waste Fund to the SBI organisations was made available through the Glasgow City Council Tenemental Recycling Pilot in 2005/2006. This new funding allowed Shettleston to invest in the backcourt improvements.
Rather than responding to local residents’ concerns or demands for improvements, this project was led by Shettleston HA. The backcourts chosen to be part of the project served some of the most problematic closes in the community, mainly hard-to-let properties, with some difficult sub-lets. Shettleston HA has a strategy of upgrading the environment in these types of properties whenever possible. This is a key role for social landlords – seeking out all possible funding opportunities to improve the quality of life for their tenants.

Social

Consultation

Shettleston HA staff provided information to the residents by mailings and open evenings during the planning stages of the project. They canvassed ideas through a questionnaire and visits to the residents. The project architects were also involved in all these consultation activities. However, there was little positive response to the suggestions of increased recycling, new planting or more social amenities in the backcourts.
The only aspect of the project that generated much discussion or interest was the issue of security; the backcourts suffered from misuse and anti-social behaviour because of non-resident children and youths gaining easy access over the rear and side walls from the surrounding streets. Residents were keen to see measures that would alleviate this problem.

Participation

The works have improved the look of the backcourts and given people some peace of mind regarding security and anti-social behaviour. There is also evidence that people are using the new seating, which is a positive development. However, many residents face a wide range of social problems which leave them relatively indifferent to their improved backcourts.

Environmental

Community Safety

Security was the main issue that concerned the residents, and the lack of security the main reason cited for the backcourts being a neglected environment. The easy access over the rear wall of the backcourts, where the level of the road was much higher, made the backcourts a place where others, not residents, felt secure and safe. These regular incursions had a significant negative impact on the feelings of ownership and responsibility felt by the residents for the backcourts, and also on their sense of safety within their flats. Increasing the security of the backcourts has started to address these negative feelings.

Recycling & Waste

The project was funded as part of the wider tenemental recycling pilot in Glasgow. Activities to raise awareness of recycling and encourage participation took place and blue bins for recyclates were introduced to the backcourts. There was limited take-up of the awareness raising activities.

Biodiversity

The improvement works introduced new plants and trees in what had previously been quite bare backcourts. The climbing plants which are being trained to grow over the rear walls of the backcourts, to soften the appearance of the security fencing, will provide a good habitat for birds and insects when they mature.

Economic

Funding

The funding for the project was provided by the Strategic Waste Fund grant through Glasgow City Council Tenemental Recycling Pilot, and by Kelvin Clyde Greenspace who awarded a £5,000 grant for planting. No additional funds were provided by Shettleston HA or by any of the residents.

Cost

The total costs of the project was £56,000 over 12 backcourts, which service a total of 80 households. This represents £4,500 per close, and £700 per household.

Construction

Planning Approvals

There was some concern that the proposed high security fence would raise objections from the planning authority. This new anti-scale fencing was necessary to stop the easy access which had lead to anti-social behaviour by non-residents in the backcourts. However, planning permission was granted and no alterations requested.

Works

No major construction was involved in the project, as the backcourts had adequate bin shelters and access for waste collection teams. The improvement works consisted largely of repairing and upgrading the existing landscaping features, including repairing and building brick planters, introducing shrubs and trees, and creating new seating.
The anti-scale fencing installed on the rear perimeter wall was the largest element of the improvement project.

Use of Materials

Every effort was made to complete the improvement project within the grants awarded, as there was no other funding available. The limited budget placed constraints on the materials which were used, with cost savings made wherever possible.

Gallery

Summary

While the social impact of the Shettleston HA backcourt improvements may seem minimal initially, the efficient use of a new source of funding has been used to tackle one of the main barriers to a more sustainable backcourt - lack of security and safety. If residents feel that their backcourt is not their ‘own’ space, they are unlikely to develop feelings of ownership and responsibility. Without this engagement of residents, the development of a sustainable backcourt is impossible. While it may take a while for this community involvement to develop further, it is unlikely that it would develop at all without the improved security measures.
By tackling the problem of access by non-residents with an efficient and highly visible security fence, Shettleston HA has made an essential step in supporting the residents to develop their own sense of ownership and responsibility.
However, it should also be recognised that there is a limit to what an improved backcourt can do in the face of the major social and economic deprivations experienced by many of the residents of this project.

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