PO14 Tower Strategy Update
North Lanarkshire Council · 16 November 2022
Back to Housing Committee — 16 November 2022 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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North Lanarkshire Council Report Housing Committee Does this report require to be approved? ☐ Yes ☒ No Ref: CB/JS Date 16/11/22 P014 Tower Strategy Update From Brian Lafferty, Head of Housing Property & Projects 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 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 1212 from 1750 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%) Tender Period Shawhead Low-Rise 176 (100%) On Site Coursington High-Rise 308 (100%) On Site Jackson High-Rise 181 (94%) Tender Period Allershaw High-rise 35 (50%) Design High Coats / Dunbeth High-rise Re-programmed Birkshaw High-rise Re-programmed 2.1.2 The contract awarded to demolish 8 low-rise blocks to the south-west of the Gowkthrapple site (phase 1) has recently been terminated by NLC due to the winning contractor requesting a significant price uplift from the original tender. The council are now undertaking a revised procurement exercise comprising all 19 blocks on the site including the vacant community centre building and surrounding structures. One private owner remains with negotiations ongoing to conclude purchase of the property however it is the intention that the contract will proceed with this block excluded from the contract.
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2.1.3 The contract to demolish 11no low-rise blocks at Shawhead, Coatbridge is underway with site establishment complete and works progressing well. Proposals are being considered to create a new haulage road to alleviate congestion to the surrounding residential areas. The contract is due for completion in summer 2023. 2.1.4 Demolition of the three high-rise tower blocks at Coursington, Motherwell has commenced with site establishment complete and soft strip of internal materials underway. A series of meetings have been held with nearby residents, informing of the proposed deconstruction process, timescales and contact details should further information be required throughout the project. 2.1.5 Phase 2 of the demolition programme is being evaluated with findings of the structural investigations, demand analysis and available housing for re-provisioning being considered. A report will be brought to a future Committee for consideration. 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. 2.2 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 & 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. To date, a relatively small amount of non-access properties remain on the smoke detection programme (circa 23) which are now being progressed as a matter of urgency via the forced access process. 2.2.4 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 the current financial year. 2.3 Major Refurbishment Projects 2.3.1 Refurbishment of the tower blocks at Blairgrove/Merryston (Lot 1) and Glen/Millbrae (Lot 2) is nearing completion with external works such as scooter stores, charging canopies and parking bays progressing. 2.3.2 Feasibility work is ongoing for the recladding and internal refurbishment of Whifflet and Calder towers, Coatbridge. A tender exercise to procure specialist consultants to assist with the design is also underway. 2.3.3 In order to support displaced citizens affected by the war in Ukraine, North Lanarkshire Council have committed to reinstate circa 200 properties on a temporary basis. The properties, located within tower blocks in Coatbridge (High Coats) and Wishaw (Gowkthrapple) are scheduled to be released on a phased basis over the course of the refurbishment programme.
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Birkshaw Tower is now complete with 57no properties reinstated to a high standard, utilising enhanced fire safety works previously carried out including fire-doors, fire- stopping, and sprinklers. Properties have also been fully fitted out with furniture and white goods. High Coats Tower (North & South) is progressing well and due for completion in December 2022. 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. Other supporting Documents 4.1 There are no supporting documents with this report. Brian Lafferty Head of Housing Property & Projects
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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.