Glasgow Housing Association case studies

Possilpark backcourt at Balmore Road
Contact – Balmore Housing Association LHO, 30 Mansion Street, Possilpark, G22 5SZ

Drumchapel backcourt at Cairnsmore Road
Contact – Tenant Managed Homes, Garscadden House, Dalsetter Business Village, Drumchapel G15

Project

Who

Glasgow Housing Association is the registered social landlord which took over the management of the majority of Glasgow’s social housing stock, 81,000 properties, in 2003. The two example backcourts are managed through the local housing offices.

What

These are two examples of the backcourt improvement projects which GHA has been rolling out over all their tenement housing stock. The examples illustrate the type of renovations which took place and the different issues and solutions which were found.

Why

These redevelopments are part of a 5 year programme of improvements to the housing stock which also included internal and external refurbishments. Both the examples, and many of the other backcourts managed by GHA, had had little investment for many years. They were dilapidated and very rarely used by the residents. Waste storage and collection was an increasingly pressing problem.

When

Possilpark example at Balmore Road - Designed in 2004, approved during 2005, and work took place over 12 weeks in 2006.
Drumchapel example at Cairnsmore Road - Designed in 2005, approved during 2006, and work took place over 16 weeks in 2006.

Social

Consultation

In both examples, the local housing office and residents’ committees were consulted on the initial designs through questionnaires and meetings. This gave both officers and residents the opportunity to influence the content of the backcourt and to make sure the designs suited the majority of tenants. In the Drumchapel backcourt, there was a limited contributions from residents, which was disappointing.

Local preferences

The Drumchapel residents chose the option of some fixed seating and a large area of paving for resident’s drying areas. These options were similar to a backcourt which had recently been completed close by.

In Possilpark, the residents decided against fixed seating and chose a paved area where they could bring their own garden furniture. There was an opportunity for more extensive garden planting in the Possilpark backcourt, but the residents chose a more simple grassed area with some trees.

Training & job creation

During the construction, the contractor worked to provide training and work opportunities for local people. This was partially successful in both the example backcourts.

Environmental

Physical problems to address

Both backcourts had become dilapidated, unattractive and rarely used. The condition of the Possilpark backcourt was so bad that it was only used for dumping waste. The Drumchapel backcourt contained overgrown trees and bushes, and access for waste collection was restricted.

Waste management & recycling

In both the examples only the old tin bins were provided, too small for the amount of waste currently generated. There were often overflows and spillages, resulting in mess and, in the Possilpark backcourt, vermin.

New bin shelters have been built to accommodate the larger wheeled bins, and the new recycling initiatives which the council is introducing.

In the Drumchapel backcourt, the only method of access for waste collection was through the close, which is less efficient and caused damage in the closes and stairs. The improvements introduced access paths and gates, which have greatly increased the cleanliness of the close and the efficiency of waste disposal. Paved areas near the street have been provided for bulk up-lift items such as sofas and fridges, previously dumped in the backcourts.

The improvements in the Possilpark backcourt included new, larger bin stores and paths suitable for the council’s move toward large wheeled containers. The introduction of new waste containers has largely addressed the vermin problem.

Economic

For both projects, GHA was the main funder of the improvements. There were a number of owner/occupiers in the Drumchapel backcourt who were expected to contribute towards their share of the costs. This contribution could range from 0 to 50%. In the Possilpark backcourt, where all residents were tenants, GHA as landlord provided the full funding.

>The Possilpark backcourt refurbishment cost a total of £180,000 - £5,000 for each of the 36 flats served by the backcourt. The Drumchapel backcourt with more properties and a larger area, cost a total of £392,000 - £7,000 per flat.

This is a major investment and these works are expected to have a 25-year life. The high quality of workmanship and materials specified in the contracts should ensure that the improvements will last.

Construction & Maintenance

Selection & specification of materials

To ensure that the investment in these backcourts will last in the longer term, the contracts specified ‘long life quality requirements’ in both the materials and the techniques used. They have been given guarantees and insurances for the longevity of the designs and the work executed.

Maintenance

Proper maintenance of the property - regular grass cutting and landscape maintenance - is essential to ensure the backcourt inprovements are sustained. GHA and Glasgow City Council (GCC) share responsibility for this maintenance. Budgets are allocated for the backcourts to the local GHA office for the maintenance contract with GCC. GCC has the responsibility for maintaining the larger common areas.

Gallery

Summary

The Possilpark backcourt had had virtually no maintenance or repairs for years and had deteriorated so badly that some areas were virtually un-usable by tenants. The varying ground levels, lack of semi-private space for each close, and the prevalence of rats caused by dilapidated waste storage areas made these backcourts no-go areas for residents and visitors alike.

The renovation has created backcourts which are being used by the residents for more than waste storage, which is an immediate, visible improvement. The site was largely levelled and courts were fenced off for each close. This has led to a much increased use for children’s play and residents’ social activities.

The Drumchapel backcourt was large and over-grown with trees and bushes. The bin collections through closes and up and down stairs were costly and damaging. Drying areas were poorly laid out, muddy and not fully used.

The new drying areas and fixed seating areas are popular with residents, and more people are using the backcourts. Many of the adjoining backcourts are also being refurbished, which is creating a long, central park-like area for the backcourts. Bin stores and paths have been designed for better collections through the site to the street, avoiding the closes entirely.

Both these examples demonstrate the environmental and social improvement which a regenerated backcourt can provide.

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