Tower Strategy Update
North Lanarkshire Council · 10 May 2023
Back to Housing Committee — 10 May 2023 and its agenda
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North Lanarkshire Council Report Housing Committee Does this report require to be approved? ☐ Yes ☒ No Ref: BL/CB Date 10/05/23 P014 Tower Strategy Update From Brian Lafferty, Chief Officer (Housing Property Services) Stephen Llewellyn, Chief Officer (Housing Management) Email stevensonjam@northlan.gov.uk Telephone 07583097785 Executive Summary The purpose of this report is to update Committee on current progress relating to the Tower Strategy Programme of Work (PO14) and key achievements in the last reporting period. Recommendations It is recommended that Committee: (i) Note the progress of the tower demolition programme (Ambition) (ii) Note the progress of the sprinkler installation & fire safety programme (iii) Note the progress of major refurbishment projects (iv) Approves the commencement of consultation with stakeholders in the second phase of this re-provisioning programme as set out in Appendix 1 (v) Notes the outcome of this phase 2 consultation will be submitted to committee for approval in Cycle 3. The Plan for North Lanarkshire Priority Improve the health and wellbeing of our communities Ambition statement (1) Ensure a housing mix that supports social inclusion and economic growth
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1. Background 1.1 Committee will be aware that in 2017 as part of the HRA budget motion, the council announced its intention to commence consultation with stakeholders regarding the potential re-provisioning of its tower estate over the next 25 years, with phase 1 of the re-provisioning programme granted committee approval in May 2018. Significant progress has been made to date with several high/low-rise blocks now demolished. 1.2 Committee will also recall that in February 2018, the council approved proposals to develop and deliver a programme to introduce enhanced fire safety measures within high-rise towers that included retrofitting of sprinkler systems, improved fire compartmentation, emergency lighting and installation of fire-doors to properties. 1.3 Following committee approval in 2016 to undertake condition surveys including external cladding assessment, internal fabric condition and structural integrity, the findings have now been assessed with a strategic approach to remedial action in line with government legislation developed. 2. Report 2.1 Demolition/Ambition 2.1.1 The programme is progressing on schedule with 1588 from 1750 (91%) properties identified within phase 1 now vacant. Following extensive negotiation with private owners, only one now remains in-situ with the council exploring all options for purchase. Detailed breakdown of the phase one programme as of October 2022 is provided in table 1: Table 1 Tower Vacant Properties Status Northburn Low-Rise, Airdrie 27 (100%) Complete Holehills, Airdrie 138 (100%) Complete Burnside Court, Coatbridge 44 (100%) Complete Gowkthrapple Low-Rise 303 (99%) On Site Shawhead Low-Rise 176 (100%) On Site Coursington High-Rise 351 (100%) On Site Jackson High-Rise 192 (100%) On Site Allershaw High-rise 41 (58%) Design Phase Dunbeth High-rise 128 (69%) Re-programmed High Coats 122 (64%) Re-programmed Birkshaw High-rise 66 (94%) Re-programmed TOTAL 1588 (91%) 2.1.2 The contract to demolish the 19 low-rise blocks at Gowkthrapple, Wishaw has recently been awarded and site establishment is underway. One private owner remains present, and approval has been received at the Planning Committee in November 22 to purchase the property via a compulsory purchase order (CPO). 2.1.3 The contract to demolish 11 low-rise blocks at Shawhead, Coatbridge continues, and a new haulage road aimed at reducing traffic congestion in nearby streets in complete
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and in use. Unfortunately, the contract has experienced delays due to contractor performance and service disconnections which the council delivery team are managing in accordance with the contract conditions. 2.1.4 Demolition of the three high-rise tower blocks at Coursington, Motherwell has commenced with demolition of 12-14 Draffen Street and surrounding structures. Careful deconstruction of the tower superstructures is in progress with mast-climbers in operation. Nearby residents are being notified of ongoing works. 2.1.5 The contract to demolish Jackson Court, Coatbridge has been awarded with site establishment and soft strip ongoing. This will be a landmark demolition project within the programme and will transform the surrounding area. 2.1.6 High Coats and Birkshaw Tower remain part of the phase 1 demolition programme with proposed dates for demolition to be confirmed in due course. Details of repurposing of these towers noted under section 2.3.3. 2.1.7 It is proposed to undertake consultation regarding the next phase of this strategy. Following consideration of a number of factors, including waiting list demand; stock turnover and investment requirements, the second phase of the proposed re- provisioning programme has been identified and is attached at Appendix 1. It is proposed that consultation will be progressed with stakeholders affected by these proposals using a range of methods, including newsletters, open days, meetings with tenants and residents groups and surveys. In addition to undertaking stakeholder consultation, option appraisals will also be progressed for each of priorities identified in Appendix 1, taking into account the future potential investment requirements of the blocks, informed by the current survey programme, as well as factors such as demand; availability of other housing stock and land. The re-provisioning programme, subject to consultation outcomes, continues to represent the long term strategy for the multi storey flats. 2.2 Sprinkler / Fire Safety Programme 2.2.1 Phase 1 of the sprinkler installation programme at Burnside, Lodge & Doonside Tower, Motherwell has now reached practical completion with snagging works ongoing. 2.2.2 Phase 2 of the sprinkler installation programme comprising of towers at Glassford, Woodside, Glen, Coltswood and Redbridge are currently in progress. Tenant consultation continues outlining the impact of the works and access requirements. 2.2.3 The fire safety programme which includes installation of emergency lighting, fire-doors to properties and improved compartmentation/fire-stopping is now complete. In line with recent change in legislation, interlinked smoke detection has also been installed within properties. 2.3.4 A contract to remove all spandrel panels to stairwells in 13 towers (recommendation following the Grenfell report) is also in progress with completion scheduled for May 2023. 2.3 Major Refurbishment Projects 2.3.1 Refurbishment of the tower blocks at Blairgrove/Merryston (Lot 1) and Glen/Millbrae (Lot 2) is complete, snagging works continue.
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2.3.2 Specialist consultants have now been appointed to provide design services in relation to the recladding and internal refurbishment of Whifflet and Calder towers, Coatbridge. 2.3.3 In order to support displaced citizens affected by the war in Ukraine, North Lanarkshire Council committed to reinstate circa 200 properties on a temporary basis. The properties, located within tower blocks in Coatbridge (High Coats) and Wishaw (Gowkthrapple) are now refurbished with furniture fit out continuing. Several families are now in place. 3. Measures of success 3.1 The plans contained within this report will help to improve housing conditions and housing choice for our residents which contributes to addressing inequality. 4. Supporting Documents 4.1 Appendix 1 Brian Lafferty Stephen Llewellyn Chief Officer (House Property Services) Chief Officer (Housing Management)
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5. Impacts ( http://connect/report-template-guidance ) 5.1 Public Sector Equality Duty and Fairer Scotland Duty Does the report contain information that has an impact as a result of the Public Sector Equality Duty and/or Fairer Scotland Duty? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? If Yes, has an assessment been carried out and published on the council’s website? https://www.northlanarkshire.gov.uk/your-community/equalities/equality- and-fairer-scotland-duty-impact-assessments Yes ☐ No ☐ 5.2 Financial impact Does the report contain any financial impacts? Yes ☒ No ☐ If Yes, have all relevant financial impacts have been discussed and agreed with Financial Solutions? Yes ☒ No ☐ If Yes, please provide a brief summary of the impact? Any financial impact of the measures implemented will be contained within the HRA Capital Investment budget and will be drawn down via borrowing/CFCR as required and reported to committee. 5.3 HR policy impact Does the report contain any HR policy or procedure impacts? Yes ☐ No ☒ If Yes, have all relevant HR impacts have been discussed and agreed with People and Organisational Development? Yes ☐ No ☐ If Yes, please provide a brief summary of the impact? 5.4 Legal impact Does the report contain any legal impacts (such as general legal matters, statutory considerations (including employment law considerations), or new legislation)? Yes ☒ No ☐ If Yes, have all relevant legal impacts have been discussed and agreed with Legal and Democratic Solutions? Yes ☒ No ☐ If Yes, please provide a brief summary of the impact? Statutory compliance with Building Standards and recent fire safety legislation. 5.5 Data protection impact Does the report / project / practice contain or involve the processing of personal data? Yes ☐ No ☒ If Yes, is the processing of this personal data likely to result in a high risk to the data subject? Yes ☐ No ☐ If Yes, has a Data Protection Impact Assessment (DPIA) been carried out and e- mailed to dataprotection@northlan.gov.uk
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Yes ☐ No ☐ 5.6 Technology / Digital impact Does the report contain information that has an impact on either technology, digital transformation, service redesign / business change processes, data management, or connectivity / broadband / Wi-Fi? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? Where the impact identifies a requirement for technology, has an assessment been carried out (or scheduled) by the Enterprise Architecture Governance Group (EAGG)? Yes ☐ No ☐ 5.7 Environmental / Carbon impact Does the report / project / practice contain information that has an impact on any environmental or carbon matters? Yes ☒ No ☐ If Yes, please provide a brief summary of the impact? Upgrading of external building fabric to current energy standards. 5.8 Communications impact Does the report contain any information that has an impact on the council’s communications activities? Yes ☒ ☐ No ☐ If Yes, please provide a brief summary of the impact? Reprovisioning of towers and low-rise blocks must be included in regular corporate communications. 5.9 Risk impact Is there a risk impact? Yes ☒ No ☐ If Yes, please provide a brief summary of the key risks and potential impacts, highlighting where the risk(s) are assessed and recorded (e.g. Corporate or Service or Project Risk Registers), and how they are managed? Risks are considered, frequently reviewed and recorded on project-specific risk registers. Risks with an inherently high score are escalated to project board/service level. 5.10 Armed Forces Covenant Duty Does the report require to take due regard of the Armed Forces Covenant Duty (i.e. does it relate to healthcare, housing, or education services for in-Service or ex- Service personnel, or their families, or widow(er)s)? Yes ☐ No ☒ If Yes, please provide a brief summary of the provision which has been made to ensure there has been appropriate consideration of the particular needs of the Armed Forces community to make sure that they do not face disadvantage compared to other citizens in the provision of public services.
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Appendix 1 PA1:D19otential Phase 2 Reprovisoning Sites Address Total No of Properties No of Owner Occupiers Motherwell/Bellshill Anderson Tower 67 1 Oakfiled Tower 67 0 Albion Tower 67 0 Airbles Tower 67 0 Whammond Tower 66 0 Shields Tower 104 0 Woodside Tower 104 0 1-56 McClurg Court 56 1 Total 598 2 Coatbridge/Kilsyth Witchwood Court 85 24-32 Rennie Rd 5 1 34-42 Rennie Rd 5 1 44-50 Rennie Rd 4 1 73-81 Rennie Rd 5 0 83-91 Rennie Rd 5 1 93-101 Rennie Rd 5 1 103-111 Rennie Rd 5 0 113-121 Rennie Rd 5 1 123-131 Rennie Rd 5 0 133-141 Rennie Rd 5 1 143-151 Rennie Rd 5 0 153-161 Rennie Rd 5 0 Total 144 7 Airdrie/Cumbernauld 53 - 62Kennedy Drive 10 0 63 - 72 Kennedy Drive 10 0 73 - 82 Kennedy Drive 10 0 83 - 92 Kennedy Drive 10 1 1 - 19 Glencraig Street 10 0 22 - 40 Kippen Street 10 1 42 - 60 Kippen Street 10 0 3-21 Kippen Street 10 2 23 - 41 Kippen St 10 0 43 - 61 Kippen St 10 1 63 - 81 Kippen St 10 2
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83 - 101 Kippen St 10 3 Total 120 9 Wishaw/Shotts 10 - 30 Greenfield Drive 11 0 32- 52 Greenfield Drive 11 0 54 - 74 Greenfield Drive 11 0 76 - 96 Greenfield Drive 11 0 382-410 Glasgow Rd 15 1 412 - 434 Glasgow Rd 12 0 436-464 Glasgow Rd 15 0 236 - 284a Main Street 26 0 TOTAL 112 1 Overall Total 974 19