GWSF Tenements pdf April 2015

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The Reasons for the Growing ProblemIn Paisley, five closes in OrchardStreet and Causeyside Street werepart of a wider strategy to undertakecomprehensive improvements to the poorquality tenement stock in and adjacentto Paisley Town Centre (part of which is aconservation area). A design team for theproject was appointed by Paisley SouthHousing Association in October 2007. Afeasibility study including Orchard Streetwas completed in 2008. The associationowns just one of the 54 flats involved.Awaiting improvement, flats in Orchard Street, PaisleyHowever, the Association withdrew fromthe project in October 2011 because theybelieved that the project was not feasibledue to significant changes in the fundingregime for Comprehensive TenementImprovement. In <strong>April</strong> 2013, discussionswere resumed with RenfrewshireCouncil, with the Council underwritingdevelopment costs because of thestrategic importance of Orchard Street.By November 2014, there was agreementabout the levels of funding that both theScottish Government and RenfrewshireCouncil would commit.In January <strong>2015</strong>, the Associationconsidered the funding package and hascome to the conclusion that the schemeis too risky to take forward under theproposed financial arrangements. Theyare concerned that:• the subsidy level from the ScottishGovernment is based on new buildschemes and does not take accountof the complexity and ‘unknowns’involved in tenement improvement;• subsidy levels are reducing year onyear;• it is difficult to estimate the numberand cost of acquisitions; and• some owners would be unlikely toagree to participate.All parties still hope that a solutioncan be found which would allowthe Association to proceed. But, inthe meantime, the condition of theproperties continues to worsen.10
New ApproachesMilnbank Housing AssociationMilnbank HA has identified over 800sub-standard pre-1914 flats adjacent totheir current stock. Their experience isthat many of these tenements could bebrought up to an acceptable standard formodest levels of grant to support homeowners carry out essential repairs. So farthe Association has been asked to takeover factoring by more than 300 ownersin 34 tenements where the Associationhas no ownership.The Association insists on the propertiesbeing brought up to their ‘FactoringStandard’. The common repairs requiredare normally in the region of £10,000 perflat. Glasgow City Council Developmentand Regeneration Services (DRS) havebeen providing a financial contributionto owners (through their ‘Stitch inTime’ programme) and the Associationassumes the factoring role with an agreedmaintenance plan as part of the service.This can be a slow process, but theAssociation has empirical evidence thatthe scheme works and stops propertyfalling into disrepair. They feel thatthis preventative work should be a keypart of the local strategy – althoughthere are some tenements that requiresubstantial investment and will need a CTIprogramme being re-introduced in somelocations.CCHAs are well placed to get involvedin this work. It should be noted thatMilnbank HA through its factoringsubsidiary has made a conscious decisionto increase its property managementactivity. The rationale behind this isthe detrimental impact private sectorproperty falling into disrepair would haveon the Association’s neighbouring stock.Milnbank common closes, beforeand after factoring agreement11
Page 1 and 2: Our Crumbling TenementsA new approa
Page 3 and 4: IntroductionCommunity Controlled Ho
Page 6: The Scale of the ProblemIt is impor
Page 9: associations that a series of chang
Page 13 and 14: Lochfield Park Housing AssociationB
Page 15 and 16: Backcourt before and after Ancroft

GWSF Tenements pdf April 2015

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