Reflections on Albert Cross
The remains of the B-listed tenement at 198 Albert Drive collapsed and were then demolished yesterday. This is another sad chapter in the recent history of Albert Cross and lessons must be learned.
Like many, I woke yesterday to the news that there had been a major collapse of the fire-damaged building at 198 Albert Drive in Pollokshields. It was a huge relief to learn that no one was hurt, but also concerning to learn that people living in closes either side had to be evacuated in the middle of the night.
I attended the site in the morning and spoke with the council’s head of Building Control who told me that while they were still investigating, the remaining facade on the Albert Drive aspect was likely to have to be taken down as soon as possible, to avoid risk of damage to the adjoining tenement. I returned as that was happening later in the afternoon. I also spoke with folk who were anxious to find out when they could return to their homes. I impressed on council officers the importance of that and I am actively supporting some of those who have been displaced, just as I did when both fires happened.
I know the collapse has understandably aroused strong feelings in the community. This corner, and the other one opposite, had particularly fine, B-listed tenements, that were home to people and thriving businesses and were the heart of the local neighbourhood. Their loss is something that I feel palpably. Having also been made homeless after a tenement fire on Kenmure Street back in 2010, I also feel for everyone who has been directly affected. This will likely be traumatic for them in ways we may not instantly appreciate.
Featuring strongly among the emotions there is anger and frustration that this has been allowed to happen; that individually or collectively, those with responsibilities, either as owners, or as community representatives, have not done enough.
I understand this, but while I too wish things had progressed more quickly, the idea that people having been sitting on their hands is not true. Indeed, I had written to a number of constituents who had contacted me just a few weeks ago to say that there was likely to be a significant update on the redevelopment of both fire-affected sites within the next few weeks, that would see them redeveloped, sympathetically, for housing and retail units.
This has come about because of quite intensive work over the past year or so with the council, owners, Southside Housing, and other potential developers. The council will seek to acquire the site of the first fire, including by compulsory purchase if necessary, while the owners of the second site would transfer their interests to the housing association at nil cost for future development as social housing.
I am hopeful that will still be the case, but the fact that the council has now had to demolish the shell under emergency powers does potentially affect things as it will have added costs compared to a planned demolition. It is gutting that this collapse happened potentially just weeks from that all being signed-off.
I get that this recent activity has come a full five years since the fires, but again, that is not for want of trying.
I first raised the need for a holistic regeneration plan for Albert Drive at a Council meeting back in November 2020, and secured a commitment from the then housing convenor, the late Cllr Kenny Mclean to progress this. Frustratingly, it took the best part of 18 months after that to actually get this properly set up with lead officers identified and other partners on board. That group has been meeting regularly since 2022, and features representatives from Southside Housing, Pollokshields Community Council, Pollokshields Heritage and Glasgow City Heritage Trust as well as elected members and relevant council officers. In addition to trying to get plans moving for the fire affected sites it has also delivered consultation on public realm improvements to Albert Drive, is working on a substantial funding application to enhance built heritage locally, and has considered opportunities for investment in local community assets. If these aspects can all be delivered alongside a sensitive redevelopment of the fire sites then I believe there will be a renewed sense of pride and confidence in the area which will be good for residents and the local economy. But I appreciate that none of this is visible on the ground and does need greater urgency.
Sadly, the days when the council has its own cash to direct to these sorts of projects are passed and we are largely dependent on funding from the Scottish Government which is awarded via competitive processes, and often on quite restrictive terms (i.e. it has to be spent within a single financial year). This is not how area-based regeneration should be funded.
Some of the discussion on what happened at Albert Cross has focused on the owners and on insurance matters. These are really fundamental to understanding the complexity and what needs to change.
It is the case that while most owners were insured, some were not, and there was no single block insurance policy for 198 Albert Drive. That instantly makes things much more complicated. All insurers need to agree to appoint a single loss assessor, but ultimately any decisions still need an individual sign-off.
It is also the case that any decision to transfer ownership needs the consent of all owners and for a single legal representative able to act on behalf of all parties. When there are very different levels of engagement between owners - some highly motivated and proactive, others not - then this can become really challenging.
As it happens the owners did organise, via loss adjustors, consultants to price the full reinstatement of the building. Faced with soaring construction costs coming out of COVID (which have seen major local projects like the restoration of Govanhill Baths or the Citizens Theatre several million pounds under-funded), it became clear this was not a viable option. Then, when focus shifted to engaging developers and transferring ownership, it was challenging to get all owners to agree to a way forward. Those owners who have tried their damndest to make things happen are gutted at what has just happened.
It has also been suggested that the council should have intervened earlier with compulsory purchase powers, but that is not as straightforward as many think it is. There is a high bar to pass in justifying that action is in the public interest and there needs to be a clear and funded plan in place for redevelopment, typically a back-to-back legal agreement with a developer. This process can also be challenged by owners, and given not all owners were on the same page, this was a strong possibility. All of this would have added time, complexity and cost, compared to trying to persuade all owners to agree voluntarily to the same course of action. There is clearly a point at which a judgement call needs to be taken about what gives the best prospect of a successful outcome. I think the right calls were made, but that is subjective and I understand others would take a different view in light of what has happened.
This all points to what needs to change to stop this happening again, and I agree with the case made by Paul Sweeney MSP for a new Tenements Act.
In East Pollokshields, around 40pc of flats are not factored, or at least that was the case several years ago. Southside Housing has had some success in acquiring properties in unfactored closes and using that to establish majority support for factoring, but this is piecemeal and depends on funding being available.
A review of tenement maintenance was carried out in the last Scottish Parliament and had cross party support for its recommendations. In response, the Government asked the Scottish Law Commission to develop options for legislation. It is doing that work, but fairly slowly, and with a reduced scope that does not include mandatory insurance. This must feature in parties’ manifestos for the next parliament.
In the meantime, I am offering assistance to those affected by the current emergency works and would welcome comments or questions, which I will attempt to answer as clearly as I can.
Thank you Jon. A really helpful explanation.