GOW Triangle Community case study

Westbank Quadrant, Glasgow, G12 8NT

Project

Who

GOW Triangle Community is the residents’ association for those who live around the backcourt bordered by Gibson Street, Otago Street and Westbank Quadrant. Constituted in 2002, GOW works for the physical and social improvement of the community.

What

The GOW backcourt is an open, communal space with access through two gaps in the surrounding sandstone tenements. The refurbishment of the backcourt included re-organising the open space, improving the bin storage, dealing with security and access problems, planting and artworks.

Why

The improvement project was necessary because the GOW backcourt had suffered from years of neglect. The backcourt was also vulnerable due to the lack of security, giving the public free access for a range of unsavoury and illegal activities.

When

Ideas were gathered and consultation started in 2001, and after a period of planning and fundraising, the work was contracted in 2005 and completed in March 2006.

History

The Residents

Although all the properties in GOW are traditional sandstone tenements, there is a wide range of sizes and qualities of flats. Of the 90 flats within the area, 21 are owner occupied, 1 is owned by Charing Cross Housing Association and 68 belong to private landlords with mainly students as the tenants. This mix creates a very diverse community.

Problems of the GOW backcourt

It had become a fully communal space in the late 1970s. As the responsibility of everyone, it was the responsibility of no-one, becoming untidy, overgrown and unkempt. Despite a period of regular clean-ups – initiated by student residents in the late 1990s – the backcourt had deteriorated again.

The amount of waste generated had increased beyond the capacity of the original design of the bins and bin shelters. Large amounts of waste and bulk items were dumped by both residents and opportunists from elsewhere who took advantage of the easy access to the GOW backcourts.

The lack of security and open access to the GOW backcourt had led to the public entering and using the backcourt for illegal dumping, drug taking, sleeping in the basement areas, setting fires etc. Recently, the bins had also become susceptible to criminals looking for personal and financial information for fraudulent purposes.

Response

There was recognition that the area had become a health hazard and a danger. A core of residents set up GOW Triangle Community with the support of Kelvin Clyde Greenspace.

GOW organised and oversaw the backcourt improvements which included partial demolition of the old bin shelters; re-building and re-roofing to create new shelters; levelling and improving surfaces throughout the backcourt; erecting new fencing and secure gates at both public access points; new planting; and a range of community art works.

GOW is also active in creating a vibrant community through activities such as arts performances, workshops, social events and regular newsletters. They commissioned a local history project looking at the history of the GOW Triangle, and the GOW Triangle backcourt is now one of the key venues for the West End Festival.

Social

Getting involved

Due to the diversity of the residents of GOW, there are varying levels of involvement. The private landlords who own the majority of the properties have shown little interest in the development of the backcourt. However, this is balanced by the commitment of some of the long-term residents, the enthusiastic though temporary involvement of some short-term student tenants, and the increasingly productive input of the businesses based in Gibson Street.

Consultation

GOW has undertaken a range of consultation events over the years leading up to the backcourt improvement project. This has included meetings held in a local shop, the distribution and display of information leaflets, and open days in the backcourt itself. Late in 2002, a community consultation event was held with the help of Kelvin Clyde Greenspace to set the priorities for the backcourt development.

Participation

Many residents took advantage of the opportunity to get involved with the improvements works – from helping with demolition, to planting, to painting fences, to creating community art works to decorate the improved space. The backcourt is now used more frequently for social and leisure activities, with open days, performances and events taking place. Each June, at the West End Festival, GOW holds a Tenement Fair which has recently developed into the Gibson Street Gala.

Environmental

Recycling and waste diversion

Introducing better recycling facilities was one of the main aims of the backcourt improvements. There had been some recycling activity previously, with a few committed residents separating waste into second-hand bins. However, the introduction of the GCC tenemental recycling pilot in 2005 made the process simpler and more accessible for all residents. Blue bins for mixed recyclates (paper, metal & plastic bottles) were introduced and a programme of information and awareness raising ran for 6 months. Maintaining and improving the recycling rate requires regular encouragement by a core of residents who visit all new tenants each September, students in particular, to give them information about separation and collections.

Some residents are active in promoting further waste diversion through composting and the collection of other reusable and recyclable materials.

Reuse of materials

Wherever possible, materials were re-used in the improvements: bricks were re-used for benches and parts of the new bin stores; slates from the old bin stores were used in the pavement artwork; broken glass and china was used in the wall plaques; the old tin bins were used as planters – ‘mini-allotments’ - for flowers and vegetables.

Biodiversity

Wild flower planting was introduced in keeping with the existing rustic character of the courtyard. Existing trees were retained. A butterfly garden was set up in one of the sunnier spots. The close proximity of the Kelvin River and Kelvin Park gives residents an increased sense of awareness of the natural habitat in an urban setting.

Economic

Cost

The total cost of the improvements was around £70,000, £830 per household.

Construction costs were reduced by active tenant involvement – some students helped with the demolition of the old bin stores. Materials were reused wherever possible for economic and environmental reasons.

Funding

The majority of the funding for these improvements came from the Scottish Strategic Waste Fund to support the introduction of recycling in tenements by addressing the pressing problems of access and security. This funding came through Glasgow City Council as part of their tenemental recycling pilot implemented during 2005/06.

Additional funding for planting and for the community art work was raised by the GOW committee from Kelvin Clyde Greenspace and other funders.
A contribution of £50 towards the improvements was requested from all residents, some of whom complied.

Economic benefits

The regenerated backcourt has improved the outlook for all the flats and will have an impact on the value of owned and rented properties, though this has not be quantified. The Gibson Street businesses which use the backcourt consider it a privilege to be part of the GOW community.

Construction & Maintenance

Planning

As the backcourt is in a designated conservation area, the planning department of the council was particularly interested in seeing that the development was done sensitively. The materials to be used were to be identified from a ‘palette’ of appropriate colours and textures. The designers and contractors were successful in incorporating existing materials (especially brick) into the revised design and recycling materials wherever possible.

Maintenance

The improvements have galvanised more residents to take part in keeping and improving the standard of the backcourt. While one factor has arranged for grass cutting, there are opportunities for individuals to get involved in planting in beds and containers all round the backcourt. GOW has set up a small tool store to support the future maintenance by the residents.

Gallery

Summary of Project

The residents of the GOW backcourt were originally motivated by the increasingly unsafe condition of their backcourt. While they attempted to clean-up and improve the area themselves, they realised that additional resources were needed to make a real difference to the problems of security and dilapidation.
The GOW backcourt improvement has shown the difference that a relatively small capital spend can make to an area where there is a core of committed residents willing to get involved in all aspects of the project. The imaginative approach taken to the design of the improvements, including using existing structures and materials wherever possible, has created a unique and practical space. The increased security and safety of the area has created a desirable green space which is a resource for the residents, and for the wider community.
GOW is using this enhanced environmental resource to develop new community initiatives and events.project.

click here to download GOW Triangle case study