Case Study 9 - Rehabilitation, Energy, Tenant Choice and Participation
James Nisbet Street Housing Co-operative, James Nisbet Street Phases 1-3, Glasgow
| Type: | Rehabilitation, tenement flats, 4 storey | |||
| Number of units: | Phase 1 45 Phase 2 56 Phase 3 44 |
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| SAP rating: | n/a | |||
| U-values: | 0.2 Wm2C roof 0.42 Wm2C walls floor n/a |
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| Fuel costs: | £7.75 pw (predicted) |
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| Works costs: | Phase 1: £1,352,000 | Phase 2: £1,840,000 | Phase 3 £1,702,000 | |
| Unit cost: | £30,000 | |||
| Completion date: | Phase 1: 1991 | Phase 2: 1992 | Phase 3: 1994 | |
| Contacts | Client: | James Nisbet Housing Co-operative | Laurence.O.Boyle | 0141 552 7928 |
| Architect: | Assist Architects | Andy Jack | 0131 555 5700 | |
| Builder: | Tarmac Construction |
In 1989, James Nisbet Street Co-operative inherited 200 tenement dwellings built by Glasgow City Council in the 1960's. The housing is part of a large estate to the north of the city centre on a relatively exposed south-facing hillside. Amenities within the local area are basic but there are some public transport links. Car parking is well below planning guidelines. A decision was taken to rehabilitate all the stock, exploiting passive solar gain where possible and adapting layouts to form a more suitable housing mix.
Figure 9.1 Solar sunspaces offer a "thermal buffer" zone to the main flats.
Key Features
Energy
Balcony sunspaces, reduced north windows, condensing boilers, overcladding
Wall insulation: 50mm Rockwool
Loft insulation: 150mm Glass fibre
Sunspaces: in Phases 2 and 3, 1200mm deep south and west facing
balconies have been glazed in to make very cost effective
sunspaces. Thermal mass is provided by the existing balcony
structure. They are vented into the living space, and
pre-warmed air is casually dragged through the dwelling by
means of humidistat fans in the north-facing service spaces. In
Phases 1 and 2 oversized north facing windows were reduced to
save heat loss. Condensing boilers were used in Phases 2 and 3.
Overcladding insulation has prevented cold bridging.
Social and Management
Tenant choice and participation
A major aspect of the rehabilitation work was the close relationship formed by the housing management team and architects with the existing tenants. As a result tenants have a strong sense of "owning" the area and property they live in.
Tenant Choice: an initial social survey was carried out to find out tenant requirements and aspirations and a new housing mix designed to accommodate these. Every household was interviewed individually by the architects using models and plans and offered choices on the following:
- gas or electric heating
- position of radiators
- position of electric wall sockets
- layout of kitchen
- colours of kitchen units, bath suites, kitchen and bath floors, type of units, worktops,
- decorated or undecorated walls
- variations on sunspaces (Phase 3 only)
- variation on dining space/kitchen space (Phase 3 only)
- other particular requirements
A recent tenant survey showed 98% satisfaction with the accommodation.
Tenant Participation: a strong tenants. committee met fortnightly with the design team to progress design ideas. Meetings were also arranged with groups of tenants from each communal close to determine communal finishes.
Other Relevant Aspects
The Site
Figure 9.4 Phase 1 allowed tenants to cultivate their own gardens for the first time and provided good sheltering at ground level.
Biodiversity, modification of micro-climate
Indigenous trees and planting reinforced by fencing and low walls have helped to create good wind drag around the site and partially protected entrances. Private garden areas were created at ground level to encourage tenants to maintain the landscaping.
Healthy Dwellings
Sustainable and non-toxic materials
An environmental specification which sourced sustainable and non-toxic materials included the following:
- genuine natural water based paints and stains (low toxicity)
- linoleum floor finish from a Scottish factory (reducing transport and low toxicity)
- wood framed windows
- solid wood entrance doors
- natural clay drainage
- no timber preservative treatment inside dwellings
- solid wood skirtings, cill boards and linings instead of mdf
Figure 9.2 The flats before conversion in phases 2 and 3.
Figure 9.3 The flats after conversion showing infilled balconies to create sunspaces.
Costs and Maintenance
There have been some problems obtaining adequate servicing for the condensing boilers and high maintenance costs associated with having to re-paint the external overcladding every few years. Costs were within Scottish Homes standard cost yardsticks. 90% HAG funding was obtained.