Sustainable Housing Design Guide Case Study No.23 Tenement Refurbishment and Community Regeneration Bellsmyre Housing Association, 15-25 Merkins Avenue, Bellsmyre, Dumbarton Type: Number of units: 42 reduced to 40 SAP rating: 82 to 97 Rehabilitation of 1950s No Fines Tenements Carbon emission 2.7 to 3.7 tonnes per year per unit (reduction of 1.3 tonnes) (estimated) U-values: Fuel Costs: Works cost: Unit cost: Completion date: 1995 0.25 Wm 2 C roof 0.45 Wm 2 C walls 0.45 Wm 2 C ground floor estimated 80% reduction 1,404,439 (1995 prices) 58,517 (2006 prices) Monitoring or PoE: BRE energy audit Contacts: Client: Bellsmyre Housing Association Stephen Hillan 01389 765179 Architect: Michael and Sue Thornley Architects Sue Thornley 0141 221 6834 Builder: Cruden Building and Renewals Ltd David McLatchie 0141 551 0098 This refurbishment, dating from 1993-95, involved 42 tenement flats of no-fines construction built for the Scottish Special Housing Association (SSHA) in 1956. The tenements were gutted to provide 40 high quality units with enhanced energy efficiency, gas central heating and door entry systems. Concrete balconies were cut back and used to support new bay windows. There was full tenant engagement throughout involving weekly meetings, decanting and re-housing on site for some tenants. A difficult-tolet unpopular scheme was transformed into a popular development with low turnover and low vacancy rates. Figure 23.1 The front elevation showing landscaped garden and door entry system. 300
Key Features Working with the Site Tenement refurbishment Four and three storey tenements (42 flats in total) of no fines construction, built in 1956 for SSHA, were transferred to Bellsmyre Housing Association for complete refurbishment and restructuring to provide a wider range of house sizes. The work was completed between 1993 and 1995 to deliver 40 high quality units. The internal upgrade included new kitchens and bathrooms, double glazing, gas central heating, rewiring, door entry and communal TV systems. The blocks were also re-roofed and clad with an external insulation system. The original concrete balconies were cut back and used to support new bay windows which also improved appearance. The refurbishment also incorporated comprehensive environmental improvements involving garden landscaping and new communal drying areas and bin stores. As at 2006, a programme of replacing kitchen fitments and boilers is underway. Affordable Warmth External cladding, balcony enclosure, double glazing, gas central heating The original flats were very energy inefficient and reliant on electric fires and storage heaters for heating. Energy efficiency was enhanced by rendered 60mm polystyrene external cladding, 30mm expanded polyurethane insulation to close walls, 150mm mineral fibre to roofs, enclosure of balconies, 100mm ground floor insulation, new timber windows with 12mm double glazing and full gas fired central heating with combination boilers. The concrete construction required ceilings to be lowered and floors raised for services installation. This has produced SAP ratings of 82 for top floor flats and 97 for first floor flats, and reduced heating bills by 80%. There have been some difficulties: the void behind the bay window has created draughts, the external insulation is not strong enough to hold satellite dishes and is subject to vandalism, and the original boilers have been replaced by cheaper and more reliable and efficient alternatives. Figure 23.2 The tenements before refurbishment. Figure 23.3 The new bay windows. 301
Other Relevant Aspects Social and Management Community regeneration, tenant consultation Merkins Avenue was a low demand area with difficult to let properties, but with a distinct community identity. The properties were subject to LSVT from Scottish Homes to Bellsmyre Housing Association in 1991, and a refurbishment programme began in 1993. The aim was to regenerate the area socially as well as physically. The existing tenants were fully consulted throughout the refurbishment programme involving weekly meetings. Most were decanted on site adjacent to the flats and some were re-housed back to their original flat. The flats are now popular with low turnover and a low vacancy rate, although the four storey flats are less popular due to a high child density. Costs and maintenance Costs were covered by 85% HAG and 45,000 for environmentals, supplemented by 15% private finance over 30 years. Figure 23.4 Rear elevation showing backcourts with trees giving additional shelter and amenity. 302