Partick Housing Association case study

10 Mansfield Street, Glasgow G11 5QP.
Further information at - http://www.partickha.org.uk/index.htm

Project

Who

Partick Housing Association Ltd is a registered social landlord with a housing stock of 1,700 properties in the west of Glasgow. It also runs a factoring service and an economic enterprise subsidiary.

What

The Partick backcourt is bounded by traditional red sandstone tenements in Chancellor Street, Byres Road, Dalcross Street and Dowanhill Street. The backcourt improvements involved a complete refurbishment with the demolition of old structures. Paths, lawns, fences and walls were renewed where necessary. New bin shelters, new security fencing and gates were constructed.

Why

This backcourt has a complex layout, with individually fenced backcourts accessible through narrow lanes. In the SBI consultation in 2003/04, the tenants had identified problems of fly tipping, inadequate refuse facilities, anti-social behaviour and vermin. Access for waste collection was also severely limited.

When

First plans proposed in 2003/04, amended in 2005, and implemented on site between December 2005 and March 2006
.

History

Partick Housing Association Ltd is committed to improving the quality of life of their tenants, and investing in their properties for the long term. They originally participated in the Sustainable Backcourts Initiative as they recognised the role that backcourt improvements play in both these objectives. A large proportion of their properties are traditional tenements, and the sustainability and attractiveness of the backcourts needs to be improved if tenemental living is going to be appropriate for the twenty-first century.

This backcourt was identified for the first feasibility study as it demonstrated a range of problems including poor access, dumping, vandalism etc. The complicated layout presented a range of problems, but also a range of opportunities. There had been piecemeal attempts to enhance some areas of the backcourt, but these had fallen into disrepair and it was decided that a complete overhaul was needed.

Social

Consultation

The residents had been consulted in 2003 on some innovative proposals for the backcourts. Further consultation was undertaken by Partick HA, Kelvin Clyde Greenspace and the project architects when funding for the redevelopment was confirmed. Different layout options were drawn up and presented at open evenings, displayed in the local housing office and in the closes concerned. Questionnaires were also sent out to all the residents to collect more detailed information.

The original proposals were amended to suit residents needs and concerns though this involved some balance and compromise between conflicting opinions – children’s play areas or quiet areas to sit; communal space or privacy; etc.

Participation

Encouraging resident participation and increasing a sense of ownership was a key aspect of the project. Activities to encourage participation included planting sessions, social events and community art projects. Carrying out consultation and increasing involvement requires the investment of staff time and resources, but when that investment is made, there is a substantial improvement in the long-term sustainability of the backcourt. Kelvin Clyde Greenspace worked with Partick HA in providing that investment in participation activities, and residents have now started to look after and take pride in their backcourt.

Mixed tenure

Almost one third of the backcourt is in private ownership, and written consent was needed from all owners before the refurbishment could take place. A key consideration was how to ensure that the tenants felt their opinions and needs were equally valued during the consultation period. The support given by the participation officer and project development staff was essential to keep this balance.

Quality of life

In its previous state, the backcourt had contributed little to the residents’ quality of life, adding problems rather that providing rest and recreation. There were security concerns, vandalism and dumping. When the improvements were completed, one of the residents said,
“I’m not looking out at a backcourt anymore, I’m looking out at a back garden.”

Training & job creation

Tenders were only invited from contractors who could offer training opportunities on site. The successful contractor delivered three training places as part of the project.

Environmental

Waste & Recycling

One of the main aims of the redevelopment was the introduction of recycling facilities for the residents. To encourage everyone to start recycling in this backcourt, one of the first to take part in the council’s recycling pilot, there was a 6 month programme of information and awareness raising. The Partick HA’s resident participation officer acted as a ‘local motivator’ for the recycling pilot, getting to know residents and answering any queries on recycling or other aspects of the project. She was also a contact point for the recycling and waste collection teams, which was constructive for everyone.

It was a slight drawback that the major capital works started at the same time as the recycling collection was introduced, so the recycling bins were relocated to the kerbside. Despite this, the recycling collected from the area remained consistent throughout the period of the works.

Economic

Funding

The initial impetus for this project was the availability of new funding, through the SBI, from the Scottish Executive Strategic Waste Fund. This provided almost half of the total funding but, although Partick HA also agreed to contribute, additional funding was needed. This was raised by the Partick HA development officer through successful applications to Glasgow City Council, Communities Scotland, Kelvin Clyde Greenspace and the Lighthouse SUST Fund. Owners were also asked to pay a small, nominal contribution toward their share of the cost.

Cost

The backcourt serves 151 properties, with around 26% in private ownership and the remainder owned by Partick HA. The overall cost of the project was approximately £220,000 – representing a cost of just under £1,500 per household.
Included in this overall cost was the purchase of large (660l) metal wheelie waste bins which were expensive, but essential, in order to tackle basic waste management problems.

Construction & Maintenance

Design issues

The new bin screens, built to replace the old brick shelters, had to accommodate the new bins – both the 240l recycling wheelie bins and the larger 660l metal bins. An open, bin ‘corral’ was designed by the architects, using untreated Scottish larch. This design is adaptable to different spaces, and for different waste containers that might be introduced in the future.

Despite concerns, there has been relatively little vandalism to these shelters, and those that have been damaged have been easily repaired and returned to their original condition.
Where possible, existing brick walls were retained and incorporated into the overall design.

Maintenance

Maintenance is done by West Works, a community-owned business set up as a training-for-employment programme in 1999, now a stand-alone trading company jointly owned by Partick and Whiteinch & Scotstoun Housing Associations.

A residents’ steering group has been set up to monitor maintenance issues, and deal with future development of the backcourt.

Gallery

Summary of Project

This backcourt was selected as an SBI pilot because of its particular problems, but also its potential. Early consultations as part of the SBI feasibility study indicated demand for change from residents, especially at the worst spots of the backcourt. Residents highlighted problems of fly tipping, inadequate refuse facilities, a derelict bin house, anti-social behaviour and vermin.

The consultations showed that people wanted the space to be re-designed, with lighting, seating, security measures, greener landscaping, and recycling. A key aspect of the project was also to facilitate the introduction of Glasgow City Council’s ‘blue bin’ recycling scheme.

The aim was to involve residents at all stages of the process, with genuine consultation and high levels of participation.

With the support of project partners, the pilot backcourt was transformed into a clean, green, attractive amenity space. This project has demonstrated that the resources invested in resident consultation and participation can be very positive, as residents have started to improve the space further and use the backcourt for more activities.

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