Then & Now 4 Dumbarton Road, Peel Street Corner 5 Partick Housing Association’s 1st New Build Eldon Court Eddie Murray (former warden at Eldon Court) “Eldon Court was a new-build complex; I think there were about 36 housing units on it and a common room. Eight of those tenancies were solely for people with mental health problems. Our referral source was Gartnavel Royal Hospital. The idea was to integrate the people with mental health issues into the wider community because a lot of those tenants had spent an awful long time in Gartnavel and other institutions. Partick did their homework and obviously knew this was going to happen prior to it actually being built. The then Housing Manager, Stuart Montgomery, and his staff had carried out quite a bit of research into people who were on the register for housing in Partick, so anyone who was offered a mainstream tenancy knew all about this – they were told what was going to happen. There were a number of meetings in the common room, where the supported tenants and mainstream tenants actually did lots of things together, like setting up a library and cooking afternoons, you know, they got to know each other. There was definitely a lot of input from Partick to make sure that it would happen because it was a new type of initiative, certainly in Scotland. All in all, there were never any problems between the mainstream tenants and the supported tenants. To my knowledge, Partick was the first housing association in Scotland to develop a project like this and led the way in that type of supported accommodation”. Housing Associations Change Memories “It could be argued that community-based housing associations, particularly in Glasgow, have been the most significant development in Scotland since the Second World War, particularly in terms of community engagement and physical transformation. I can vaguely remember Glasgow with its black tenements, the legacy of industrial pollution. The stone-cleaning dramatically changed the look of the city. We would probably be some characterless modern city, so it’s preserved the neighbourhoods like Govanhill, Partick and Shettleston. “Partick has changed from when I started. Dumbarton Road had lots of tenements and big department stores, but at the start of the 80s there were major changes to the economy. There was a lot of unemployment and from there you had marital breakdowns and the big department stores started closing down. Dumbarton Road is very different now with small businesses, charity shops and cafes. “I remember when I was growing up in Partick, we were all talking about where we were going to go when they demolished the tenements. Thankfully that was stopped, but we lost a lot of good housing and replaced it with housing that probably wasn’t as good as the buildings they demolished. So I became aware that it was changing, and that the housing association was now looking to refurbish and improve the housing stock and maintain it. That would be the mid-70s when I became aware that these things were happening. The committee saw the housing association as a way of retaining the community, but if you were getting public money then you had to allocate houses on the level of housing needs, so there was always that tension between balanced communities and the needs of various groups. One committee would go on about “undesirables coming in from Drumchapel”, for instance, and of course most of the people living in Drumchapel had originally lived in Partick. My housing manager at that time knew most of the tenants personally and she said ‘if you do a study, if you look at who are the awkward tenants, it’s actually the people who have lived here for generations’. I don’t know if that would live up to academic scrutiny but that’s a story that I like. Rod Hunter, former CEO 6 Housing conditions are much improved from when I started. When I arrived the Association was modernising a lot of properties and I was taken to see the conditions people were living in. I also got to see the properties they could be living in, and most people were quite happy back then to sell us their properties. We rehoused them as tenants and they got a nice new flat. I didn’t realise that people had outside toilets and that people didn’t have baths – I didn’t really know much about social-rented housing when I first came here. It’s also a more diverse place than it was before and now we publish things in different languages and over the years we’ve rehoused a lot of people from different ethnic backgrounds”. Fiona Adams, PHA There was that feeling that all the tenements were going to go and be replaced with multistories – that was the modern thinking at that time, everyone was going to live in a tower block. Fortunately, that changed before it was too late. Since then I’ve been aware of Partick Housing Association and the good work they’re doing in the area. Partick is attractive to private developers – student accommodation is the latest thing – and the danger has always been that private developers come in and basically take over. Having a large social-housing landlord in the area maintains the stock of housing for local people and looks to build new homes whenever it can. It gives that cohesion, providing the glue that holds the community together. Partick still has a fairly good sense of community, perhaps better than some areas. I think Partick Housing has helped to maintain that”. Kenny McLean, local resident & Councillor 7 Then & Now Elie Street looking to Chancellor Street Housing Associations Leslie Milne, Chair, PHA Board “I remember the original tenements because I lived in one as a child. It was in such a poor state that it was condemned by Glasgow Corporation. In those days – the late 1950s/early1960s – the solution was to knock everything down, including backstreet industries. I remember that on the other side of our backcourt behind the high “midden dyke”, there was stable! (Yes, horses and carts were still in use then). Many privately-rented properties weren’t particularly well-managed. They tended to be overcrowded, but the most important thing was the lack of proper sanitation. Not surprising that so many residents opted to move to the new Corporation housing schemes, the main attraction of which was hot and cold running water and a proper kitchen and bathroom. Partick was particularly badly affected by the famous storm in January 1968. 8 It was becoming obvious that investment was needed in the external fabric of the buildings and the backcourts and then there was a breakthrough– over in Govan – when the housing association movement in its modern form really started. The first thing that happened was putting baths and toilets into tenement buildings. What the architects found after a bit of trial and error was that the best way to deal with the problem was to knock three flats into two on the upper floors, removing the “single end” and to install a bathroom in the ground floor flats where there wasn’t one. The idea was that the best way to give some decent living space was to encourage some of the residents to move to another property in the area. As a result, the newly formed residents committees began to get involved with the factoring of the property and in housing allocation, so they had to find vacant properties which had been improved to rehouse those residents displaced by the amalgamations. One of the things that the housing associations started to do in the mid-tolate 80s was to build new property. There were a number of local ”gap sites” in Partick where a tenement had once stood, with the ground lying vacant for years, so as we were nearing the end of the programme of upgrading houses which were below the Tolerable Standard, the Association started to build houses to meet local demand. However, perhaps the most important legacy of the associations - and all the traditional community-based associations did this – was that they saved many of the city’s tenements, which is a great achievement”. 9 Then & Now 10 Byres Road looking down White Street Commonwealth Mural 11 Change “Because of where we are, there’s pressure on the area. There’s Byers Road and the cosmopolitan West End. It’s an attractive place for people to visit, but also to stay. There have been subtle changes in the area over the past number of decades; I think it’s less predominantly working class than it used to be. I think a lot of people have come in, better-off, more aspirational, moremiddle-class. It’s certainly not the obvious working class area it was when I was growing up. There’s still a strong working class community here, but it probably doesn’t predominate as much as when I was wee. Old backcourt Picture: No. 24 Stewartville Street, Billy Connolly's old house. “For years I thought the club's name was Partick Thistle Nil.” There’s been a subtle change, and you can see the wee special shops opening up: wine bars, coffee bars. There was nothing like that when I was younger”. Kenny McLean, local resident & councillor Change New backcourt “As a housing officer, I remember taking people out to see flats and I was mortified showing people a flat and thinking ‘look at the state of this place’. People were refusing it, then you’d take someone else out and they’d refuse it as well. They were refusing it because, as much as people needed a house, if they were moving into somewhere in that condition, they’d have to do lots of work to make if habitable. They didn’t have the money, so they would’ve had to move in and live there as it was. Certainly introducing the Modernised Void Programme has really helped with that, because the properties are being completely renovated. It was a hard sell, really difficult. You had to tell people to look beyond what they had in front of them and think of what they could do with it, and there were some people who were happy with that. Those people would say the décor doesn’t bother them because they could do stuff with it, but not everyone was capable of that. 12 Partick Burgh Hall and Fortrose House Change “Mansfield Park has been completely redeveloped along with the buildings and the shops. There’s more variety of businesses coming into Partick; independent shops opening up – cafes and bakers that aren’t big chains, so it’s nice to see that the commercial side has changed. Partick will always have its tenements but there are still people who refuse central heating, still sitting with one wee fire, because they’re older and they don’t want to spend money. The tenements add a lot to Glasgow, and now we’re celebrating 40 years at Partick, if that hadn’t been set up as a housing association we would’ve just flattened the tenements”. When we did the (sustainable) backcourt project years ago (2006) on Byers Road and Chancellor Street, that made a big difference. We don’t get funding to do it in every backcourt, which would be amazing because then every backcourt would look great and be well used. The development of the allotments are having a big impact on the area. People’s ideas and getting involved in the community has changed as well. I’ve been working in Partick for 25 years now so I’ve seen it change quite a bit, for the better. Trying to keep the buildings in a good state is always a challenge, but I think we do a good job”. Pauline Joyce, PHA Jackie Reilly, PHA 13 Then & Now Merkland Street, Dumbarton Road corner Memories “The community was a lot closer. When Partick Housing Association began, the likes of my daughter, son, neighbours and their children had to move out the area because they couldn’t get their names on the housing list. We had people from Springburn, Maryhill and all different areas coming to stay in Partick, whereas a lot of the Partick people left. My son had to get a house in Croftfoot and my daughter went to Scotstoun, so the family commitment then split up. When I was a boy you could go to your auntie’s house, who would stay at the furthest, two closes away, and if you were hungry when your mother and father were out, you would go get something to eat. You can’t do that here now, there is nobody. If you chap someone’s door now, they won’t give you a piece. When we came to Partick at first, you didn’t have to go into town for a single thing. Where Farmfoods (Sainsbury’s) was on Byers Road, that was a car showroom, so you could go in and buy a car. The big shop along here (Dumbarton Road) sold everything: carpets, furniture, underwear, curtains, you name it. There was a big toy shop, Edwards, so you never needed to go out of Partick. And there was a pram shop on Dumbarton Road, you didn’t need to go into the town for anything”. Mr & Mrs Picken, tenants 14 15 Memories Picture: No.3 Stewartville Street, An early office for PHA. Anne Marie Stewart, tenant “When I read about the 40 year celebration of Partick Housing Association it took me back to my beginnings with the organisation in 1976 nearly 39 years ago this year - and I would like to share my journey - and it has been a journey! I was in the middle of a messy divorce with four children and homeless. We were living in a rented room in Hillhead at the time and, to say the least, rather overcrowded. “My first rent was £9.00 per quarter!” Someone told me to go to a new housing association which was situated in a tenement, up a close in White Street in Partick. I duly went along and met a young woman called Ruth Henderson. She took my details and said that there were very few flats available but she would be in contact as soon as something came up. I was relieved that there might be hope for us. About two weeks later I received a telephone call to ask if I would be interested in a flat, which was only a room and kitchen and bathroom, was situated in Chancellor Street and was three up. I said ‘yes’ and was informed that another person was looking at it and if they did not take it I would get an offer. I remember saying to the girl on the phone that if that person was in my situation then I doubted that I would get it. Two days later on a Friday evening I was asked to come in on the Saturday morning and view the flat. I immediately agreed and so my journey with PHA had begun. We’ve moved several times over the years. As my children grew up and left home, I mutually exchanged with a young family to their three apartment flat. After a while, my remaining child left and we moved to a one apartment flat which was one up. Eventually the stairs became a problem and then I moved to our present ground floor flat which I hope is our forever home before I reach my eternal home. 16 Meadowside Granary At the time of my first flat I had made a promise to myself that as soon as my children were older I would try and help with the Housing Association as I felt so grateful that this help had been there for me in our time of great need as a family. I became a member for £1 and then was elected to the Management Committee on which I served for around 8/9 years and was the Secretary/Treasurer for a number of years. This involvement gave me great experience and actually seeing the architect’s plans and then the completion of tenemental improvement and then new buildings it was so exciting. Our Management Committee meetings were something I had never experienced before or since, arguments over the minutes of the last meeting would go on and on. I kept hearing someone shout out “Standing Orders” and had no idea what that meant (it meant we had to adhere to the schedule as per the orders laid out for our meetings). I soon learned to say this very quickly as we were sometimes not finishing the meeting until very late at night. Also the AGM`s could descend into a good old Glasgow ‘rammy’ over issues which were causing concerns. I know that there have been many changes through the years with legislation and finance, but I still believe that the Housing Association movement is just as vital now as it was then. I hope that others can have the journey that my family and I have experienced over these last 39 years. The change from the dark tenements buildings and new buildings in our area and the pride in our environment has been helped enormously by the involvement of PHA. By the way, my first rent was £9.00 per quarter! Committee / Board There was always a constant pressure; it was Scottish Homes then, and endless discussion with them about money and getting project approval to buy land. The committee was always strong and really quite supportive. In those days, Partick was much smaller because Meadowside and Thornwood hadn’t been incorporated. The make-up of the board at that time was about, 50% tenants and 50% owneroccupiers and others. There was one committee member who wasn’t making a lot of sense at the time and he said: ‘Mankind is facing its biggest threat’. So we were saying, ‘What is it, global warming, nuclear obliteration?’ to which he replied ‘rust’. Prior to Glasgow harbour, the granary was still there, and even though it wasn’t really in our area, it was a dominant feature in the neighbourhood. When rumours came out that it was going to be demolished, because the place was infested with rats, there was uproar. I said at the meeting: ‘we can maybe get a pied-piper person to divert them up to the West End?’, so you could come up with the most illogical nonsense. I’m sure the board at Partick doesn’t now, running a multimillion pounds business that’s employing 40-50 employees. responsibilities and understand what makes a housing association tick. Legislation now allows payment to committee members, and I’m amazed that this has passed without much comment. There’s still a strong feeling against that in Scotland but I think in England 60% of the Registered Social Landlords have paid board members The dynamics of the way Housing Associations are operating today is different to when I was in Partick. When I was here, it was fuelled by a fairly healthy amount of grant money for new housing and refurbishing houses, so that was like the driver. The committees then were almost 100% tenants, and the incentive was that you would get your house done. It’s more about management now; making sure tenants are happy, meeting the requirements of the regulator. The regulator’s requirements are challenging for committees. There are more business pressures, thinking about riskmanagement and stress-testing your business plan. I see a greater managerial expertise among board members, and I know that the numbers of tenants have decreased. I think there’s initially a bit of suspicion when white-collar professionals come in, but they are there to bring added value, not to tell people what to do.” What the tenants did was a massive achievement, albeit with support from the housing corporation, Scottish Homes, and then latterly Communities Scotland, running training sessions for committee members to make them appreciate their Rod Hunter, former CEO 17 Then & Now Sandy Road Homes Community “Customers are given the choice about their kitchens and bathrooms so they feel a part of the process. Although we own the house, it’s their home; they have the choice - what would they like and how would they like it laid out? That’s important. We try to give the customers that bit more ownership of their property. We’ll go in and plan it with them and the customer can see it on the laptop instantly. We have a good standard of finish with our bathrooms and kitchens and the two contractors we use are extremely good, giving high levels of customer satisfaction”. “I think things should be driven by people themselves. It’s for people who are experiencing need to be enabled to say, ‘what do we want’? A lot of good work is accomplished because people have come together, wanting to do something, rather than because it’s been written into the business plan of an organisation. I think that’s what community cohesion is really about”. Councillor Aileen Colleran John Gilbertson, Chair, Partick Works 18 19 Then & Now Beith Street, Hayburn Court Change “I’ve watched the area grow. I’ve watched it change for the better and PHA has contributed to those changes. The Partick Community Growing Project is fantastic; people have got talking to each other. It looks great and it’s had great publicity. We have some nice murals round the area because of the Commonwealth Games now as well. When we build things we do them properly. People are proud of doing things though, getting things done and getting it done right, and I think that’s what PHA’s strength is. Sometimes things will go wrong despite our best efforts because they’re outwith our control, but there’s a lot of great people in this organisation who have a passion about it”. John Gilbertson, Chair, Partick Works The Partick Community Growing Project 20 21 “The opening was unique because I had met Ricky Ross and Lorraine McIntosh from Deacon Blue at a hotel and we asked them to come and do the opening.” Memories I started as CEO in Partick in July 1989. I was there for about five and a half years. What was interesting was that there was quite a lot of archived material about the early years of the association. It was full of people talking about how the association got started; it was collaboration between the local churches and people wanting to save the area because it was designed for comprehensive development. The whole area was going to be cleared in the late 60s, early 70s – Victorian Glasgow was going to be, more or less, obliterated. 22 It was an interesting place to come and work. I can remember my first day here. I had a meeting at 5 o’clock about the development of Glasgow Harbour. There was a master plan for the waterfront there: leisure, hotels and retail. Someone had a model created of what it would be like – that was 1989 – of people wind-surfing on the Clyde. In those days, there was a lot more money for housing associations; Partick was probably spending £3 - 4million per year, refurbishing houses or building new ones. It was quite an active developer. Those days are gone, for the time being anyway. The development of the co-op halls on Mansfield Street and the Peel Street new build project spans my time here. We bought the ground for the Peel Street development not long after I started. The opening was unique because I had met Ricky Ross and Lorraine McIntosh from Deacon Blue at a hotel and we asked them to come and do the opening, and we had a picture in The Sun. That was 1994, so I would say Peel Street and co-op halls were my legacy”. Rod Hunter, former CEO 23 Then & Now 24 Dumbarton Road looking East 25 Quality “I get enjoyment out of being on the board; I enjoy when we start to talk about a project. Our last one was at Centurion Way. I remember when we first spoke about that site and then when you get round to look at the property you have a great sense of pride, because they were stunningly finished. That’s a conscious decision we made a long, long time ago. We knew that this year (2015) we have to reach the Scottish Quality Housing Standard for homes, and we were working on that and made a conscious decision that we would rather spend that wee bit more for quality because it’s going to last longer”. John Gilbertson, Chair, Partick Works Rubbish piled up in Crawford Street in Partick during the Glasgow Dust Cart Drivers' Strike of 1975. John Byrne's gable end mural Boy on Dog was one of the first of many to be completed in the city during the 1970s. 26 27 Change “I think the organisation is far more outwardlooking, I think we deliver better value for money and I think the culture of the organisation has changed significantly for the better. I’d like to think that people are very open and honest with each other in terms of working here and that there’s a much better sense of teamwork than we had before and that people are open to change, looking forward to the next chapter rather than feeling threatened by it. When I look at what’s actually been delivered, year on year, the performance indicators have improved – whether that’s collecting rents or winning awards – it was something we just didn’t go in for, but you know, there’s tangible things that people have felt the benefits from. Then there’s the visible stuff, everything from looking at the Centurion Way newbuild and celebrating just what a brilliant development that was, through to the community development activity that’s out there, sponsoring school sports kits and the growing project. All of those things have been so rewarding for the staff, as well as for the community, and they’ve delivered all of that. You know, the motivation has really increased and the results have shown for themselves. The first result that we had from the new annual return on the charter, we beat every indicator in Scotland, all averages, and some of them significantly. I think they’re a great team and a great board – there’s been a lot of changes on the board as well in terms of personalities and dynamics – but really, they understand the business. I think we are close to the community, but I still think we have a good hill to climb to really make them feel like partners in what we’re trying to do”. Lynn Wassell, former CEO Community “Getting people involved is not just about their availability, it’s about their motivation for engagement. If you take your average regeneration area, where – like here historically – threats of demolition or the health outcomes are really poor, kids can’t get nursery places, it drives communities together in any event. If housing organisations harness that energy and the community drives the change, like what originally happened in Partick to save the tenements, then the hope is that it will be sustainable, but it engages people absolutely at that moment in time. At times like the referendum, there were young people engaged like never before because they felt so strongly about an issue. In Partick, apart from strength of feeling of anti-student accommodation, that’s probably the only measure that I would look at as bounding the community together in terms of their level of interest. It’s our job to recognise that, in any event, people access information and communication in a million different ways, which they didn’t 5/10 years ago, whether it’s social media, 24/7 services rather 28 than 9-5 services, and we’re still on that journey. We’re still not there at all in terms of social media and modernisation, but then, the news on the street is that people are still fairly traditional in Partick. A lot of people are still happy with newsletters and to get a piece of mail, more than they are to get a text, so it’s understanding who we’re communicating with and why and challenging ourselves in the ways in which we engage and the methods we use. If it’s all about meetings, who really wants to come to a meeting? What are we going to achieve? We’ve got to be quite clever and innovative about the way we engage people. If they want to sit at home, and there are people that want to just press a few buttons on the internet and give their opinion, then that’s absolutely fine – they don’t have to be in the building, talking to our staff, to express their view. In the absence of having something that absolutely drives the community, a single thing or issue, the more you understand what they need, the more you press that button, if you like, the more they’ll work with us.” Lynn Wassell, former CEO 29 Then & Now Corner of Hyndland Street and Chancellor Street A recollection Ruth Henderson, Housing Manager 1976 to 1981, then Chief Executive 1995 to 2010 1977, a dreich winter’s day. People rush home anxious to be out of the misery. But home is misery of a different sort. A single end or one room and kitchen in a tenement, overcrowded more often than not; with its soot encrusted exterior. Sub tolerable housing they call it. No hot water, no bathroom or in some cases inside toilet, wiring so old that it is dangerous to life, leaky roofs, stairs worn down by years of weary feet dragging themselves home after a day in the shipyards perhaps, or some other heavy industry. No escape into a warm bath but boiled kettles, water drawn from the jaw box, tin bath in front of the fire or range, or a trip to the public baths. Rent £80 a year; repairs minimal. Owner occupation by deposit and instalment-yours today but never yours till the last penny paid. However, were you to lift your eyes from the pavement you would see the honey sandstone of 15 White Street shining out of the gloom, a beacon of what might be done. Inside the close mouth, admire the Veitchi flooring and speckled walls, smell the paint, wander into a flat, the fitted kitchen, hot water on tap, the bathroom, in place of the two bed recesses. Walk through on the spring of newly fitted carpets; admire the new curtains and blinds; peoples’ palaces. When you’re leaving, you notice that three are now two. The middle flat is missing. Amalgamation it is called. Homes fit for the 20th Century. 30 “If it wasn’t for the critical financial support and encouragement of the Housing Corporation and the Corporation of Glasgow, it could all have been so very different.” How did the transformation transpire? You find no grand plan but rather disparate events and actions which, when examined in retrospect, resemble interlocking pieces of a giant jigsaw. Take yourself back to January 1968, as the 103 mph hurricane rips through Glasgow, tearing off roofs and chimneys crashing through buildings; callous underinvestment rendering Glasgow’s decrepit tenement housing unfit. Watch in the days and weeks ahead as a sea of green tarpaulins, covering up holes in roofs across the city, flutter above you. Look across the river to Govan, in the midst of this chaos, the formation of the New Govan Society, which was to become Govan Housing Association, goes largely unnoticed, while the Clydeside expressway tears through the heart of the south of Dumbarton Road. University who see the possibilities of combining bed recesses to create an internal bathroom with a common vertical stack. That solution needs everyone to take part in improving the property. The legislators enter the story at this crucial stage, passing the Housing Scotland Act of 1974, defining housing action areas within which owners are obliged to improve their houses with the help of more generous grants, with subsidies for housing associations. Applaud the 7 member steering group of Partick Housing Association, some warriors from the New Partick Society, who encouraged and emboldened by what is happening in Govan, have the vision, commitment and courage to move forwards to the crucial registration of Partick Housing Association in October 1975. The following year, the 1969 Housing (Scotland) Act was passed. Public participation into the planning process is the big idea, while redevelopment plans for Partick are still of great concern. Activists press for the creation of Meadowside and Thornwood Housing Association in 1977. If it wasn’t for the critical financial support and encouragement of the Housing Corporation and the Corporation of Glasgow, it could all have been so very different. 1971 saw the introduction the New Partick Society, standing up for Partick, challenging wholescale redevelopment. Acknowledge the false starts to tenement improvement taking place elsewhere in the city, bits of the jigsaw evolving but still misshapen. Recognise the innovation of the architects at Strathclyde 2015, four decades on, you might walk over that familiar ground and your eyes might glance fleetingly at the sign at 10 Mansfield Street, Partick Works Ltd, it announces. You might reflect momentarily and say to yourself quietly, ‘Yes I guess it does’ 31 “A lot of good work is accomplished because people have come together.” Interviewer: Ryan Kyle Editor: Mark Hughes
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