Addressing the Challenge of the Back-to-Backs in Leeds

Volume Two: Background Research November 2008

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This report has been prepared by Janey Barraclough, David Horner and Huw Jones of Renew Leeds Ltd on behalf of Leeds City Council. It has benefited from the guidance, ideas and support of a multi-agency Steering Group. Market research exploring perceptions of, and attitudes towards, back-to-back housing was conducted specifically for this study by SWIFT Research, Wetherby. The views expressed in the report are those of the authors and do not necessarily reflect the policies of Leeds City Council, Renew Leeds Ltd, SWIFT Research or the members of the Steering Group. The report is presented in two complementary parts: Volume 1 Strategy Volume 2 Background Research Renew Leeds Ltd 2008 Renew Leeds Ltd (trading as renew) is a company limited by guarantee with charitable status. Its mission helping to regenerate communities is achieved by working in close partnership with public, private, community and voluntary sector organisations. Renew Leeds Ltd Mill 1, Floor 3 Mabgate Mills Leeds LS9 7DZ 0113 380 0864 380 0864 www.renew-leeds.co.uk

Addressing the Challenge of the Back-to-Backs in Leeds

November 2008

Steering Group
A multi-agency Steering Group was established to guide the project. The authors acknowledge with gratitude the commitment, insight and support received from the Group members during the course of the research and preparation of the strategy. Steering Group Members Janey Barraclough Andy Beattie Richard Burnham Garry Corbett Neil Diamond Ernie Gray David Horner Maggie Gjessing Sally Hinton Mark Ireland Huw Jones Brian Sloan Ron Strong Richard Taylor Chris Town Rachael Unsworth Matthew Walker Steve Williamson renew Leeds City Council, Environmental Health Home Group English Heritage Aire Valley Homes Leeds Leeds City Council, Environments and Neighbourhoods renew Leeds City Council, Regeneration West Yorkshire Housing Partnership Leeds City Council, Environmental Health renew Leeds City Council, Civic Architects Unipol Leeds City Council, Planning Residential Landlords Association University of Leeds / Leeds Initiative Leeds Federated Housing Association renew

Acknowledgements
The authors acknowledge the input of ideas and information from a wide range of individuals and organisations, including Steering Group members, in preparation of this Report. Market research exploring perceptions of, and attitudes towards, back-to-back housing was conducted specifically for this study by SWIFT Research of Wetherby. We are grateful to the many individuals who gave freely of their time and views to respond to interviews: their insights have proved invaluable to our understanding of the back-to-back housing market in Leeds, and to development of the Strategy. However, the content of the Report, including interpretation of views expressed by interviewees, remains the responsibility of the authors alone, and does not necessarily reflect the policies of Leeds City Council, renew or Steering Group members.

Table of Contents
Foreword 1.0 Introduction 2.0 Background/Historical Overview 3.0 Back-to-backs in Context
Baseline Data Identification of Back-to-backs Location of Back-to-Backs Tenure Constitution of back-to-back properties Condition of Back-to-back properties Tenant/Owner Demographics Policy Context Affordability of Back-to-backs Previous Proposals

9 11 15 19
19 19 24 26 26 26 29 31 32

4.0 Housing Market Intelligence

Research Methods Quantitative Results Qualitative Results Conclusions Recommendations

33
33 34 37 43 45

5.0 Technical Considerations

Thermal Efficiency Sound Insulation Test Fire Safety Density

47
47 48 49 52

6.0 Design Options

Property 1 - Narrow front two bedroom type 3 Back-to-back Property 2 - Wide front four bedroom type 2 Back-to-back Property 3 - Wide front four bedroom Blind back Potential Costs

53
54 60 67 69

7.0 Case Study Areas

Leeds 6 Beeston Hill and Holbeck Harehills

71
73 78 83

References Appendices:
Appendix A Project Brief Appendix B Bradford Back-to-back types Appendix C Market Demand Research Appendix D Back-to-back Sound Insulation Testing Appendix E&F Strategic Design Alliance Quantity Surveyor Report Appendix G Typical SAP/Annual Fuel Costs Appendix H Area Breakdown of Interventions and Costs Appendix J Mapping Data

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92 99 102 137 141 156 173 182

Foreword
In 2007, Leeds City Council commissioned renew to undertake comprehensive research into back-to-back housing in the city, identifying the various constraints of the house type, and to develop a forward strategy to tackle these issues. A Brief for the project was negotiated (attached as Appendix A), with the following key elements: Baseline Data Literature Review/Back-to-Backs in context Housing Market Intelligence Technical Options Cases Strategy Development The progress of the research, and various drafts of the text, were submitted to review and comment by a multi-agency Steering Group set up for the purpose, and reflecting the multifaceted nature of the topic. In addition, the other local authorities in West Yorkshire, coordinated by West Yorkshire Housing Partnership, undertook some parallel work to identify the scale of back-to-back housing across the sub-region. It transpired that there remain an estimated 50,000 back-toback houses in West Yorkshire, with the largest proportion, 19,500, in Leeds. The publication of this Report is the start of a process. It provides up-to-date baseline information on the numbers of back-to-back houses in Leeds, where they are located, views on the different types and styles of back-to-back property, and ideas to make them a more popular product in the housing market. Volume 2 of the Report, Background Research establishes the nature and scale of the challenge presented to Leeds by the legacy of backto-back housing. Volume 1 of the Report, Strategy, responds to the detailed report in Volume 2 and sets out various realistic interventions which are required, ranging from minor repairs and refurbishment, through more substantial remodelling, to demolition and redevelopment in the context of urban regeneration. The outline programme is costed over some 20 years. The Report should provide robust evidence for further development of detailed housing strategy by the City Council and other housing partners; it should also stimulate and inform debate on the challenge of the back-to-backs, and the need for sustained and coordinated action and investment to tackle the range of issues identified. renew, September 2008.

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1.0 Introduction
The first back-to-back terrace houses in Leeds were erected by a building club in an area east of Vicar Lane in 1787 (Beresford), however, the majority of back-to-backs were extensively built during the 19th and early 20th centuries to house the rapidly expanding population attracted to manufacturing and industrial jobs in the cities across the country. Back-to-backs were built on either side of a spine wall so they have no rear windows or back gardens. High density meant higher profits for speculative builders. A recent study undertaken by the West Yorkshire Housing Partnership (2008), states that there are still approximately 19,500 back-to-back properties in Leeds. A national debate about the house type developed, led by social and health reformers, focusing on the lack of through ventilation, insanitary conditions of shared toilet yards, frequent overcrowding, and lack of other amenities. The debate resulted in a national ban on back-to-backs under the terms of the 1909 Housing and Town Planning Act. Today, a court of 11 back-to-backs remains in Birmingham, refurbished and managed as an important social history project by the National Trust. In Leeds there was opposition to this national legislation; and a loophole in the Act permitted certain plans with prior approval to continue to be built up to 1937. Since the 1950s, various programmes of clearance and redevelopment have reduced the stock of back-to-backs, often replacing them with more modern Council housing. However many problems remain, including inherent design constraints. A significant number of backto-backs are located in the most deprived areas of the city; high costs are associated with necessary improvements to meet Decent Homes and Housing Health & Safety Rating System standards; often there is an imbalance in local communities, with above average levels of private rental and multiple occupancy, high turnover and transience. All too often, back-to-back properties are occupied by those with limited choice in the housing market. Not all back-to-back housing is so problematic. There are a number of variants in terms of design and density of development, with improvements incorporated in more recently constructed properties. Some, especially those located in highly desirable parts of the city, provide a first rung on the housing ladder for first time buyers. In Leeds 6 (Headingley, Hyde Park and Woodhouse areas) back-to-backs provide a key part of the student rental market. In certain parts of the city, larger Type 3 back-to-backs with small front gardens offer affordable family accommodation. However the sheer scale of back-to-back housing, the cost of improvement, and the unattractiveness of the earlier, smaller Type 1 and 2 back-tobacks bring significant issues of long-term sustainability. Towards a Strategic Approach to Back-to-Back Housing The Leeds Housing Strategy has tackling obsolete housing as a major priority for action and a key contributor to achieving regeneration and the creation and maintenance of mixed, sustainable communities. While strategy and policies to tackle the future of obsolete Council housing are well advanced, equivalent policies have yet to be developed for older, obsolete terraced housing, most of which is located in the most deprived neighbourhoods in Leeds. A significant proportion of back-to-backs in Leeds are likely to fail the Decent Homes Standard, one component of which is the Housing Health and Safety Rating System (HH&SRS). No city-wide strategy exists to address this. Realistically there is neither the
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funding available nor the appetite for large scale demolition and replacement. Most back-tobacks in Leeds will need to be retained and will require refurbishment or remodelling in the medium to long term, while it may be possible to introduce a gradual and limited programme of phased redevelopment in selected priority areas where this can contribute to wider regeneration objectives and dramatically improved quality of life for all residents in a community. This strategy aims to address the issues posed by back-to-backs, identifying and appraising the necessary mixture of replacement, remodelling and renovation of back to backs in areas of deprivation. A strategic approach towards back-to-back housing should: form part of the overall approach to providing access to affordable housing across the city help revive housing markets in areas of fragile demand and high multiple deprivation help reduce instability and the dominance of certain areas by transient, vulnerable populations improve housing options for residents of deprived areas including affordable home ownership provide new housing options for first time buyers, households moving from private or social rented housing in inner urban areas, relocators or downsizers help to address a crucial need for access to decent affordable accommodation across Leeds identify options for either remodelling to provide greater opportunities for improved access to decent affordable housing or improvement to enable a longer shelf-life help provide entry level access to decent housing in areas of high demand and housing costs complement other regeneration research projects and local regeneration plans

This background research document shall cover the following six key components: Chapter 1 provides a historical overview on back-to-backs and considers the implications for long term strategy, policy and practice. Chapter 2 sets out the changing needs, demands and aspirations of households throughout the city, housing market conditions and trends in the market areas covering Leeds, as measured through research and consultation, operational intelligence, stock condition analysis and needs assessments. This chapter also covers relevant aspects of the current broad national policy agenda, and the more local policy agendas, relevant to back-to-backs. Chapter 3 gathers evidence to establish demand patterns, prices, turnover, tenure split, occupancy levels and void properties for back-to-back housing in Leeds (for sale and rent), establishes the various roles and positions of back-to-back housing within the Leeds housing market, and aims to understand as far as possible the factors influencing the market which could lead to dynamic change. Chapter 4 reviews the physical form of back-to-backs. Chapter 5 provides an analysis of the available options for regeneration intervention.

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Chapter 6 provides a review of recent experiences in the city in developing approaches to back-to-backs in the context of local regeneration strategy. Case studies are included within this chapter.

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2.0 Background
Historical Overview The building of back-to-back houses (or urban cottages) in Leeds date as far back as 1787. The first streets of back-to-back houses were east of Vicar Lane and had grand names Union Street, Ebenezer Street and, grandest of all, St George Street (WR Mitchell, 2000: 51). Fascinatingly, many original back-to-backs were built by local working people, who formed Building Clubs or Building Societies, these were the terminating building societies as opposed to the later permanent ones. Members of the clubs paid membership subscriptions regularly and used the money raised to purchase low cost land on which to build houses. Members skills and labour was used to reduce costs as much as possible and once each house was built it was allocated to a member by a lottery system. Once every member of the club had a house, the club, or building society, was wound up. (Caffyn, in World Archeology, 1983: 176). By maximising rent-bearing living space relative to unproductive street space, such layouts could deliver the most economic return on investment in the building ground. However, forcing housing layouts to fit field patterns also made provision of connected streets and sanitation more difficult. As the city expanded and larger fields were developed it became more difficult to sustain such arguments to justify the affection for back-to-backs. Cultural factors may have played a role, including perhaps the desire for the level of domestic privacy which a self-contained home even a humble back-to-back could afford (Beresford, 1971; Power and Houghton, 2007: 16) A bill was introduced into the Commons in 1841 containing a clause to outlaw back-to-backs. Following sustained opposition by builders (and indeed the Town Clerk of Leeds) on the grounds that rents would have to rise and would be unaffordable to many working class people, driving them into lodging houses, the entire Bill was dropped in 1842. Between 1886 and 1914 there were 57,029 new houses were built in Leeds, two-thirds being back-to-backs (Thornton, 2002:160). Back-to-backs built in Leeds at this time differed depending on the individual builder. Certain small characteristics are still visible today on many of the rows of back-to-back houses with individual property improvements incorporated over the years. Small numbers of back-tobacks can be found in other parts of Leeds, including popular commuter areas such as Otley, Horsforth and Morley. Located in the Crimbles area of Pudsey, there are a number of purely domestic looking two storey cottages, built in the early nineteenth century. They are two rooms wide, with large sash windows, but although the two ground floor rooms provided living accommodation, the floor above was left undivided and was used to hold three or four broadlooms (Caffyn, in World Archeology, 1983:175).These properties, due to their historical features and desirable location, are still popular today. The first developments were of blind back houses built around the edges of yards, gardens, and small fields. As the adjacent properties were similarly developed the blind back houses became back-to-backs. Soon houses were deliberately built as back-to-backs. These early back-to-backs, referred to as Type 1s, were built before 1870, most opened direct on to narrow streets as such densities in excess of 60 per acre were achieved. They had only one ground floor room and usually only one first floor bedroom, although most did have attic bedrooms. Nearly all had cellars which were often made available as accommodation for the most poorly paid.
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One of the most pressing immediate social problems the authorities faced after the First World War was the number of substandard houses in the city. Seventy percent of the houses in Leeds were back-to-backs and the general consensus was that without a through flow of air they were unhealthy. Unlike many other cities, which outlawed back-to-backs altogether in the late 19th century, Leeds still permitted them. However in 1866 regulations were introduced by the Town Council requiring that the streets on which they were built should be 36 feet wide, with blocks limited to eight houses, and each block separated by a yard with privies. Subsequently Type 2 back-to-backs were built in the period 1870-1895 with a density of 40-60 per acre. Each with a basement cellar, living room and a scullery/kitchen on the ground floor, two bedrooms on the first floor and a single attic room. In 1909 an Act of Parliament forbade any further building of back-to-backs declaring such accommodation unfit for human habitation. Leeds City Council exploited a loophole in the Act and subsequently the rush for approvals prior to the legislation meant the building of Type 3 and modern back-to-backs to continued in the Leeds until 1937 (Thornton, 2002). Type 3s were built between 1890-1907 or thereafter with bye law permission at a density of 40-60 per acre. Of similar overall proportions to the Type 2, the main difference was they all had a court-yard between the street and the house, and individual or sometimes shared basement privies/WC. It was still considered insanitary to have a WC inside the house, so it could only be reached via steps from the front yard. Although not ideal, this was a great improvement on having to share with at least seven other households. Large scale slum clearance and city redevelopment programmes during the 1920s and 1930s, and again in the 1960s and 1970s, resulted in a significant number of back-to-backs in the poorest condition being demolished and replaced with modern housing much of it in Council estates. A survey in 1930 identified some 74,805 back-to-backs in Leeds; by 1979 this had fallen to 34,190. By the end of 20th Century there were still 23,000 back-to-backs in Leeds (Thornton, 2002: 213). The majority of literature on the history of back-to-back properties focuses on their negative aspects. However, there was, and still is today, a clear argument for either retention or demolition of back-to-back properties: Advantages for Back-to-Backs in the Late 19th /early 20th Century: The land available was low in cost. Reduced building costs due to the scale of projects, the number of shared party walls, and the reduced space used from rows of back-to-backs. Shared warmth from the heat of the fireplaces (the later statutory ventilation ducts were often stuffed up (Stefan, 1990:106). The uncomplicated utilisation of the end of blocks on corner sites. A number of back-to-backs were built with large rooms upstairs in order to accommodate large looms, therefore providing an excellent property enabling machinery/equipment to be kept in the house so workers could literally work from home, and Back-to-backs met the needs of workers at the time and still do in a majority of cases. The close proximity of the properties encouraged a close-knit community. Provided accommodation to workers who would have faced barriers in accessing other types of accommodation. The workers formed a crucial part of the Industrial Revolution. Did back-to-backs provide an element of choice for working-class people in housing? How conscious were the inhabitants themselves of these differences? Standards of living rose steadily at least from about 1860 onwards. The better-paid workers could now afford
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a slightly better type of house: the poor and unskilled remained in the older parts of the towns. Strong status sub-division within the working classes were making themselves felt (Stefan, 1990: 142). Disadvantages for Back-to-Backs in the Late 19th/early 20th Century: Back-to-backs built in the second half of the 19th Century, were considered extremely unhealthy since they did not allow fresh air to circulate freely. Members of the medical profession and those concerned to improve standard of living did their best to ban their building, through by-laws and national legislation, however, they were not successful. Poor materials were used to accommodate an inflow of poor immigrants. Back-to-back houses were hurriedly fashioned, using the soft red brick of Leeds for the walls and blue slate for the roofs. Many back-to-backs were squashed into little space regardless of the comfort of those who would have to occupy them (Maichell, 2000). Lack of personal/amenity space. FM Lupton put in 1906, there is no back yard in which to deposit filth (Stefan, 1990). The argument for back-to-back properties today is that they: Form an important rung on the ladder into the housing market for first time buyers. Would not be cost effective to compulsory purchase privately owned back-to-backs to refurbish and sell. It would not be energy efficient to demolish and replace all existing back-to-back properties. It may not be cost efficient to demolish and replace all back-to-back properties However: Back-to-backs may not meet the Housing Health and Safety Guidelines due to steep stairs, lack of fire escape, poor lighting etc. Many back-to-backs will fail the Governments Decency Standard, which is supposed to be met by 2010. Housing is required to meet Health and Safety Standards (see section 5.0). Other factors taken into account include the size of kitchens and bathrooms plus the age of the furnishings. The structural layout of the properties has meant that if back-to-backs are to be remodelled, the price to do so will be extremely high. Current regeneration projects in priority areas in Leeds envisage a limited programme of selective demolition, including back-to-backs, together with refurbishment, remodelling and new construction. At current rates of acquisition and demolition/replacement there will be substantial numbers of back-to-backs in Leeds for at least (another) hundred years. In nations terms the scale of the back-to-back legacy in Leeds is unique.

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3.0 BackBack-toto-Backs in Context

Baseline Data The number of back-to-backs in Leeds reached a peak of 108,000 in 1920, which was 70% of the housing stock at the time. This number has been reduced dramatically through clearance and redevelopment projects, often replacing rows of poor quality back-to-backs with more modern council houses and neighbourhoods. A recent electronic map study undertaken by the West Yorkshire Housing Partnership estimates that there are still 19,500 back-to-back properties in Leeds. The largest concentrations of back-to-backs are located in Harehills (4189), Beeston Hill (2090), Armley (1681),Morley (1619), Burley (1246) and Holbeck (1191). A full list of figures are attached to this report in Appendix H and are referred to in greater detail in the accompanying Strategy Document, Volume One. Identification of Back-to-Backs Some attempts have been made to categorise the different types of back-to-backs. Many give the impression that each type is quite distinct from the next and is easily identified by a few common features. However, in Leeds the reality is somewhat different (see below). A wide variation in the constructional features of each Type can be found such that the boundaries blur making identification difficult. Some common rules do apply. All back-to-backs apart from the moderns were built with cellars. The vast majority of the Type 1, Type 2, Type 3 & pseudo Type 3s have staircases to an attic room but occasionally some dont. None of the Moderns were built with staircases to an attic. All Type 1s & Type 2s were built with privy yards. All Type 3s and pseudo Type 3s have basement WCs although some were shared rather than provided to each property. In most historical texts Type 1 and Type 2 properties are described as street line when in realty quite a few have yard areas some of which are a similar size to the 15ft courtyard often referred to as an identification feature of a Type 3. To make things a bit more confusing blocks of different types can be intermingled on the same street. You may even get a block consisting of different types e.g. the gable being a Type 3 and the rest of the block Pseudo Type 3s. Much of the existing literature attempts to differentiate the different types of back-to-backs according to date, density of construction and the width of the street on which they stand. From a surveyors perspective trying to classify an individual property using these features is difficult. The following pages with photographs give a brief guide to identifying the most common types as well as showing some of the variations that you might come across.

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Type 1 Back-to-Backs (Aviary Road, Armley LS12) Characteristically, Type 1 back-to-back properties have only one ground floor room. Blocks of back-toback properties were originally built with inter dispersed privy yards containing dry toilets (now functioning as shared bin yards). This block happens to be street lined but not all are, as such this feature cant be relied on for identification. As with the vast majority of back-to-backs these have cellars. This photograph was taken in Aviary Road, Armley and was the only block of Type 1s amongst many blocks of Type 2s.

A longer block of Type 1s this time with small yard areas formed adjacent to the steps and which are now used to store wheelie bins. The bin yard is adjacent to the visible gable.

Type 2 Back-to-Backs

To the left are blocks of street line Type 2 back-tobacks characterised by the fact they have two ground floor rooms, comprising a living room and scullery. This particular row was built in blocks of 4, each block separated by characteristic privy yards with dry toilets, now functioning as shared bin yards.

This is a close up of a Type 2 back-to-back from the row above. There is a cellar which is accessed from the scullery, two ground floor rooms, two bedrooms to the first floor, one of which has been converted to a bathroom. Being a back-to-back the soil and vent stack is located to the front of the property. Many end terrace back-to-backs still have ornamental cast iron coalhole covers which were produced locally.

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This is a row of back-to-backs with bay windows to the main living room as well as a scullery. Because of the yards they could be mistaken for Type 3s. However the key here, although not visible in the photo, is the presence of bin yards between the blocks, as such they are classified as Type 2s.

This is a block of back-to-backs with yards large enough to provide stairs to a basement. However the tell tale presence of bin yards confirms they do not have basement WCs and are therefore Type 2s, not Type 3s.

Type 3 Back-to-Backs

This is a photo of a typical Type 3 back-to-back. The distinguishing feature between this and a Type 2 is the relatively large yard which offers external access via a flight of steps to a basement WC. This particular property has a living room and scullery to the ground floor, a bedroom and converted bathroom to the first floor and attic bedroom.

We can clearly see the external steps down to a basement WC.

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Although not obvious at first sight these Type 3s have shared basement WCs.

This close-up reveals the shared access to the basement WCs.

Pseudo Type 3 Back-to-Backs

Pseudo Type 3s vary from Types 3s in that they were only built with a single ground floor room.

Pseudo Type 3s with a bay window.

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Modern Back-to-Backs

Built without cellars/basements modern back-to-backs have internal WCs and two ground floor rooms. Staircases were not provided to what was a roof space rather than attic and windows were commonly casement rather than sliding sash. All had gardens of varying size.

A wider view of the street.

Blind Backs

Although they are of a similar typology to back-to-backs, blind backs are not really back-to-backs at all as no other houses actually back on to them. They look as though someone has cut away the properties from the back by running a large knife down the spine of a block of back-to-backs, leaving an exposed dividing wall. But that is not the case, they were actually constructed this way.

At the back there is one large wall unbroken by doors or windows. Blind backs have the same fire safety hazards as traditional back-to-backs, there are very few in Leeds and this example is at the rear of St James Hospital.

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Location of Back-to-Backs These maps show the spread of back-to-back properties throughout Leeds. Data has been collected electronically which clearly shows the number of back-to-back properties within each Ward area within Leeds (see Appendix H). Further work is currently being undertaken by Leeds City Council to map the location of back-to-backs on a smaller scale including at estate and street level (see Appendix J).

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Tenure Constitution of Back-to-Back Properties During 2007 Leeds City Council, via its appointed consultants, CPC Ltd, undertook its five yearly city wide Private Sector Stock Condition Survey. The survey was conducted in accordance with the former Office of the Deputy Prime Ministers (ODPM) Local House Condition Survey Guidance. Prior to the survey information from the Building Research Establishments Housing Stock Modelling Service was used to identify nine sub-areas to give a more detailed picture of conditions across the City. The survey shows that back-to-backs in Leeds form 7% of the private housing stock. In total there are estimated to be approximately 19,500 back-to-back houses in Leeds with approximately 18,000 of these being private sector dwellings and 1,500 owned by Registered Social Landlords. The following table illustrates the distribution of back-to-backs by sub area.
Back-to-backs
(private Sector)

Area Kirkstall North Central Headingley Woodhouse Gipton & Harehills Killingbeck & Seacroft Armley City & South Central Burmantofts & Richmond Hill Outer Total

1,810 780 1,940 2,070 1,460 5,070 1,770 2,940 17,840

% of stock 27% 2% 18% 28% 0% 17% 31% 27% 2% 7%

(source: Private Rented Stock Condition Survey, 2007, Leeds City Council)

Condition of Back-to-Back Properties The 2007 Private Sector Stock Condition Survey surveyed a random sample of 2,200 properties to assess the condition of the stock having particular regard to the Housing Health & Safety Rating System (HHSRS), the Decent Homes Standard and Energy Efficiency Standards. The survey found that 73% of private sector back-to-backs fail the Decent Homes Standard. Failure of the thermal comfort criteria being the biggest single reason for failure at 50% of the stock. This was followed by the presence of Category 1 hazards at 14% and disrepair at 11%. Only 3 % of the stock was found not to have reasonably modern facilities, taken to be a modern kitchen or bathroom. In relation to Category 1 hazards, of the 29 hazard categories there were three main areas of failure, excess cold (45%), falls on stairs(36%) and means of escape in case of fire (28%). To put this into context the next highest category was falls on the level at 4%. Tenant/Occupier Demographics Recently, back-to-backs have proven to be more popular with first time buyers than previously, due rather to market forces, than choice. Nearly 75% of heads of household within private sector back-to-back properties are under the age of 50, compared to 37% for the Leeds stock as a whole. Many back-to-backs are within close proximity to the city centre
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enabling access to shops and entertainments, and due to their location, they also gain in parklands, sports fields and places of worship where the city centre fails to cater as widely. In relation to household income, the 2007 Leeds City Council Private Rented Stock Condition Survey found that 24% of back-to-back households have an income of less than 10k compared to 15% of all households city wide. In Leeds, we have a clear knowledge of the location of the back-to-backs. Although a number of back-to-backs are located in less deprived areas within Leeds, the large majority of back-to-backs are located on the fringe of the economically prosperous city centre, in the Leeds Rim. Using the Index of Multiple Deprivations statistics, 2007 for electoral wards in Leeds, we are able to research a number of key factors relating to areas of dense back-to-back properties. These are: Income: The areas with a high back-to-back density all have low Income Domain scores in relation to both Leeds and national figures. Many of the previous/current occupants of back-to-backs within these areas formed a major segment of the previous industrial workforce. Between 1951 and 1973 there were approximately 37,000 jobs lost in manufacturing. Jobs in manufacturing: Year Approximate number 1973 1981 1991 2004 one third of workforce 80,000 64,000 1775 firms (23% decline since 1994); 10% of workforce, 14% of output

(LCC, 2006, Leeds Economy Handbook).

With the fall out of available jobs due to the change in industry type, many of these workers will have turned to low-skilled and low-paid jobs. Low income jobs may leave owner occupiers in these wards facing barriers to housing of a better standard, forcing them into properties of last resort and removing the element of choice. Employment: Wards with a high concentration of back-to-backs also have a higher unemployment rate than the rest of the city. This too could be related to the shift in workforce from manual to skilled. Many people may not hold the skills now required and therefore face difficulties in finding employment within this rapidly growing employment sector. There are, however, a number of wards within Leeds where the unemployment rate is higher than it is in the wards with a high concentration of back-to-backs. The Index of Multiple Deprivation figures do show that although unemployment within these wards is not the highest for the city, the level of income for these jobs is low compared with the city as a whole.

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Health: Health issues are also a concern for people living in areas with a high number of back-tobacks. General health is ranked much lower for these areas in comparison with the rest of the city. Hunslet and Richmond Hill are ranked amongst the worst in the city and the country. Housing conditions in this area may contribute to poor health, along with the overall environment of the streets, roads and access to health care amongst others. Education: Beeston Ward and Richmond Hill Ward have been ranked the lowest for educational attainment of any in the city. Other wards with a high concentration of back-to-backs also rank amongst the worst educational figures for Leeds. Schools within these areas have low success rates, with the majority of students leaving school without reaching the national average of 5 GCSEs over grade C. The lack of qualifications correlate with the level of skill required for the jobs undertaken by school leavers, and ultimately, the level of income and available mortgage borrowings. Housing: The wards with high levels of back-to-backs receive an average score for Leeds, but are still low compared with city-wide and national scores. These figures come with a caveat as the research may now be out of date. Property prices have risen dramatically since 2000. With property prices increasing annually, the element of choice has been taken out of the equation for many first-time buyers. Back-to-backs, many of which provide poor living conditions, are barely affordable to an average wage earner. This ultimately distorts figures to represent a false demand for back-to-back houses. Access: Wards with a high concentration of back-to-backs score amongst the highest in the city for access. As many of these wards are adjoining the city centre, access to services is excellent. Whether the services that residents can access are the right services is another matter. The available access routes and close proximity to the city centre could be a draw for first time buyers into these deprived wards. Child Poverty: Child Poverty is an issue for concern in wards with a high concentration of back-to-backs. Harehills and Richmond Hill are amongst the worst in the city and the country for Child Poverty. Low levels of income, high unemployment rates, low educational attainment and poor quality of housing all contribute to child poverty. The environment that children are raised in is more deprived than areas with few, if any, back-to-backs. Living conditions in back-to-backs can be poor, with little space for children, often damp with higher levels of asthma and respiratory illnesses. There is a lack of play spaces/greenspace and a generally lower quality environment in areas with a high concentration of back-to-backs. It is clear that areas with a high concentration of back-to-backs face many issues shared by deprived areas generally. The key point to raise here is that vulnerable tenants, living in deprived areas, need support. This is characteristic of deprived areas and the fact that many tenants within back-to-backs face these issues is due to the location of the property, rather than the property fabric. Tenant occupying a back-to-back house in wealthier areas such as Otley may not face these issues.

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Policy Context Sustainable Communities: Sustainable Communities: Building for the Future (2003) marks a step change in the Governments approach to creating and maintaining sustainable communities. It is an action plan to build successful, thriving and inclusive communities in which people want to live and: are economically prosperous have decent homes at a price people can afford safeguard the countryside enjoy a well designed, accessible and pleasant living and working environment are effectively and fairly governed with a strong sense of community In order to achieve a sustainable community as set out by the Government, opportunities arise in a number of priority areas to address the sustainability of the communities. A mix of phased acquisition/demolition and redevelopment, refurbishment or remodelling of stock could be undertaken to address these issues and reinforce sustainability. Although this would be a positive step for back-to-back housing, this strategy would not come close to addressing the problem of the majority of back-to-backs in Leeds. Tenants and occupants of back-to-backs with low income and high risk of unemployment may be vulnerable and excluded socially. The Social Exclusion Task Force will concentrate on identifying the most at-risk and focus on specific hardtoreach groups including children in care, people with mental health problems and teenagers at risk of pregnancy. Although this will have the potential to increase the occupants standard of living, it will not address the problems of meeting Decency and the Housing Health and Safety Rating System (HHSRS). Decent Homes Agenda: Delivering Decent Homes is a commitment in the national strategy for neighbourhood renewal and has a key role to play in narrowing the gap between deprived neighbourhoods and the rest of the country. The delivery of this commitment needs to be a part of a holistic approach to regeneration which is about more than just bricks and mortar and which makes the right linkages to wider regeneration objectives such as improving health and education outcomes, renewing failing housing markets, tackling poverty and delivering mixed sustainable communities. Many socially rented back-to-backs do not meet the governments Decent Homes Standard, which social landlords must achieve by 2010. But future demand patterns for this house type tend to be uncertain and the cost of achieving even a very basic decency standard is relatively high. Option appraisal on some of the properties has concluded that the level of investment required is not economic/does not offer best value for money. Many back-tobacks fail the Category 1 (most serious risk) threshold under the Housing Health & Safety Rating Scheme for private property [Housing Act 2004]. Substantial investment will be required to meet minimum compliance standards without addressing many other aspirational issues. Improved quality of urban design and place-making: There are recognised design constraints small size of many properties, narrow and steep internal stairs, no through ventilation, no alternative exit in event of fire, lack of sunlight for north-orientated properties, poor thermal efficiency in many cases, noise transfer between

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houses, lack of private amenity space, poor communal environment, etc. As general housing aspirations increase this type of housing became and will continued to be less popular. Plans to regenerate key areas by demolishing alternate streets, introducing green space, encouraging community-led social enterprise start ups could all benefit the improved urban design of the areas with high concentrations of back-to-backs, however, these initiatives can prove costly, both in terms of resources and finance. It is also arguable whether selective demolition produces improved urban design. The livability of tight-knit communities within easy reach of greenspace should be considered in great depth before selective demolition is undertaken. The Provision of Affordable Housing: The government believes everyone should have the opportunity of a decent home, which they can afford, within a sustainable mixed community, including those whose needs are not met by the housing market, and should include a good balance of housing types and tenures. Leeds City Council has to meet Government targets to provide access to affordable housing units across the city. Volume 1 covers how, in relation to back-to-backs, this can be achieved. One option is to retain and refurbish or remodel back-to-backs in the medium to long term, while introducing a limited programme of phased redevelopment in selected priority areas where this can contribute to wider regeneration objectives by freeing up land available for new affordable housing developments. However, opposition has emerged to some proposals for demolition of obsolete (mainly through) terraces property in Housing Market Renewal Pathfinder areas (Wilkinson, 2006), on grounds such as heritage value, sustainability, community impact, cost/value for money and changing housing markets; this has in turn stimulated a significant national debate about the relative merits of strategies involving significant demolition versus refurbishment. The same issues may be explored in relation to back-to-back houses, in which case, the significant demolition of numbers of back-to-backs may not be a straight-forward approach. Housing Health and Safety System: The Housing Act 2004s Housing Health and Safety Rating System states that all dwellings must meet the following requirements: Physiological requirements including hydrothermal conditions and pollutants (nonmicrobial) Psychological requirements including space, security, light and noise Protection against infection including hygiene, sanitation, and water supply Protection against accidents including falls, electric shocks, burns and scalds, and building collisions Under the Health & Safety Rating System (HHSRS) local authorities have a legal duty to take appropriate action wherever a property is found to have a Category 1 hazard. The English House Condition Survey 2006 found that, in total, some 4.8 million homes in England (22%) have Category 1 hazards present. Of these, the vast majority are in the private sector 4.2 million homes. The most common Category 1 hazards are excess cold and falls. According to the governments Operating Guidance on HHSRS, excess cold on its own would be enough to
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classify the average pre-1945 dwelling as a Category 1 hazard. HHSRS can be used to enforce action in all tenures except local authority owned stock, but is most likely to be used in private rented sector homes, which are typically the least energy efficient and where there are the greatest barriers to encouraging action. Back-to-back properties raise issues of health as identified by the Housing Health and Safety Rating on a number of levels, especially psychological requirements. The Black Report on Inequalities in Health, published in 1980, showed that there had continued to be an improvement in health across all classes (during the first 35 years of National Health Service) but that there was still a correlation between social class and health. This report touched on issues relating to areas of decline in relation to health problems, which may affect tenants of all ages. It also stated that inequalities in health and early death are not simply, or even mainly due to failings in the Health Service but are rooted in poverty and inequality in material wellbeing. The report concluded that: "While the health care service can play a significant part in reducing inequalities in health, measures to reduce differences in material standards of living at work, in the home and in everyday social and community life are of even greater importance" (Black Report, 1980, p357). In relation to back-to-backs, standard of living at home and in the social environment may be of a lower standard than for those living in other types of properties, and could adversely affect the health of residents. Oscar Newmans Defensible Space Crime Prevention through Urban Design (1972) research includes extensive discussion of crime related to the physical form of housing based on crime data analysis from New York City public housing. Newman stated that defensible space must contain two components. First, defensible space should allow people to see and be seen continuously. Ultimately, this diminishes residents fear because they know that a potential offender can easily be observed, identified, and consequently apprehended. Second, people must be willing to intervene or report crime when it occurs. By increasing the sense of security in settings where people live and work, it should encourage people to take control of the areas and assume a role of ownership. Newman claims that when people feel safe in their neighborhood they are more likely to interact with one another and intervene when crime occurs. Although Newmans research is heavily related to crime, his theories link into the future creation of sustainable communities. In order to create comfortable living environments for people, it is important to take into consideration peoples personal space, streets in their neighbourhoods, lighting, physical layout of communities, levels of noise and the ability to make people feel safe within their homes. It could be argued that back-to-back properties produce highly visible neighbourhoods where people can be seen continuously, reducing the fear of crime, however, with several bin yards/shared outdoor areas, often visually closed off from the street, rows of back-to-backs could also produce a haven for anti-social behaviour and drug dealing, increasing peoples fear of crime and reducing the level of comfort within the living environment. Affordability of Back-to-Backs The strength of the overall housing market in Leeds in such that most back-to-backs still find purchasers. Location is an important factor. Some are stone-built and occur in small numbers in highly desirable parts of the city; these provide a first rung on the housing ladder for first time buyers. In some areas (mainly within North West Leeds, Headingley and Hyde Park) there is a vibrant student rental market (though this is starting to change as mandatory licensing of HMOs drives up standards, students aspire to better quality, and modern purpose designed student living flats in the city centre offer a contemporary alternative).
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Larger back-to-backs with small front gardens in some areas offer economic family accommodation. However the majority of smaller back-to-backs concentrated in areas experiencing multiple deprivation occupy the bottom of the market; there is evidence in areas such as Beeston Hill of a significant shift in the past few years from owner occupation to private rental with increasingly transient resident population; more and more of the back-tobacks in some priority areas are becoming the refuge of those with limited choice. Such areas are thus experiencing imbalance in tenure, limited choice of housing type/size and significant problems of social-economic exclusion and deprivation. Previous Proposals The Land Use Framework for Beeston Hill and Holbeck (approved by Leeds City Council as Supplementary Planning Guidance in February 2005) in an appendix sketched out the urban design possibility of converting back-to-back terraces into through terraces, with every second street being closed to traffic and converted into back gardens/amenity space for residents. The document did not explore the economics of the approach. However, work by West and Machell Architecture in 2004 in relation to Harehills proposed conversion of backto-backs into flats or through terraced family town-houses, but concluded that substantial deficit funding would be required (-75k for a flat up to -90k for a family townhouse). Such a project requires initial investment in the purchase of two original houses, together with a conversion and environmental costs, to provide resulting property which has a market value significantly less than the investment cost. Similar work by Watson Batty Architects in Beeston Hill examined conversion into through terraced housing, concluding that it would be technically feasible in some cases but would require significant deficit funding. In certain cases, horizontal or vertical offset of the two houses adjoining back-to-backs would make such a technical solution more problematic. Both in Harehills and Beeston Hill there would be additional costs to address residential area amenity. Large scale conversion of this type was not considered viable due to the technical and/or economic constraints.

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4.0 Housing Market Intelligence

Points two and three have covered the historic development, policy implications and addressed the current numbers and condition of back-to-back properties in Leeds. This section aims to gather evidence from a broad audience to establish demand patterns, prices, turnover, and public opinions and perceptions of back-to-back housing in Leeds (for sale and rent). This will unveil the various roles and positions of back-to-back housing within the Leeds housing market, and will enable key stakeholders to understand, as far as possible, the factors influencing the market, which could lead to dynamic change. SWIFT Research Limited, highly experienced in both qualitative and quantitative techniques, were commissioned through the back-to-back strategy, to undertake the housing market intelligence exercise (see Appendix C). Research Officers from SWIFT discussed their proposals and research methods with officers from renew, working on the back-to-back Strategy, before undertaking interviews. It was agreed that combination of telephone interviews, and in-depth interviews would be undertaken with a range of stakeholders from across the city. A presentation of the findings was delivered to the Back-to-Back Steering Group in October 2007. Research Methods A two stage approach was adopted to address the above objectives: Stage 1 Quantitative Telephone Study 130 quantitative interviews of 10 minutes duration amongst non back-to-back residents were completed Interviews were completed using Computer Assisted Telephone Interviewing (CATI) technology Half of the sample was in dense back-to-back districts, one quarter in areas with some back-to-back properties and the final quarter spread more widely Fieldwork was conducted in September 2007

Stage 2 Qualitative Depth Interviews A series of depth interviews were conducted with a number of interested parties Social landlords 6 interviews Private landlords 5 interviews Estate agents 9 interviews Letting agents 4 interviews Back-to-back residents 12 interviews (6 owners, 6 tenants) Professional representatives covering Fire, Police, NHS, Environmental Health and Student Accommodation

See Appendix C for an overview of the Respondent Profile and further findings.

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Quantitative Results Did Ex-Residents Enjoy Living in Back-to-Back Housing?

42% of the sample had previously lived in a back-to-back house Of those that had not lived in a back-to-back only 7% had considered this property type

Outside toilet

Good/friendly neighbours (more likely to be mentioned by females)

No 32%

No garden
Yes 68%

More community spirit/people looked out for one another (more likely to be mentioned by the 60+ age group)

Houses warmer in winter

No privacy/neighbours too close (more likely to be mentioned by males)

Ideal for first house/when first married

Base Size = Those that have lived in a back-to-back (55)

Opinion of Back-to-Back Housing

Provides an affordable housing option for 1st time buyers Provides affordable rented accommodation Is part of the heritage/culture of Leeds Generates a sense of community for local residents Are safe to walk around in the day Areas are prone to higher crime levels Areas have more concerns regarding H&S issues for residents Areas have adequate facilities for residents Residents have a sense of pride in their area Areas provide problems for local services, fire, police etc. Have greater safety issues compared to other housing Lowers the value of other property types in the area Are safe to walk around at night 100 80 60
3 4 10 12 1 3 5 5 41 35 33 28 1 3 27 25 19 18 2 4 2 2 2 10 17 12 35 32 32 32 26 32 23 22 5 4 8 5 5 11 5 43 52 41 42 50 13 34 23 10 42 29

Mean Scores 4.2* 4.1* 4.0* 3.7* 3.5* 3.4 3.2 3.2 3.2 3.0* 3.0* 2.8* 2.8

40

20

20

40

60

80

100

Disagree

Strongly Disagree

Agree

Strongly Agree

* Indicates areas where the under 40 age group show higher levels of disagreement compared to other ages

Base Size = Total Sample (130)

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Benefits and Concerns Regarding Back-to-Back Housing in Leeds

Over half of the sample (56%) believe that presence of back-to-backs have no impact on local property prices. However, over a third (39%) believe that they lower other local property prices.
Benefits Concerns

Cheap/economical housing Houses take up less area/fit more houses on land Good for FTBs/a way onto the property ladder

18

Noise/noisy neighbours The type of people that live in them Small/lack of space

25

13

15

12

15

Cheaper to heat

No/limited garden space

12

More neighbourly/friendlier

Usually in bad/run down areas

10

More community spirit

Less privacy

Nothing/no benefits

27

Nothing/no concerns

17

Base Size = Total Sample (130)

Opinion of Back-to-Back Housing

Of those that said demolish and replace back-to-backs, council housing was the most favoured replacement option followed by private or part-buy housing.
Mean score

Local government money should be invested in renovation and refurbishment of back-toback housing

3.8

16

41

29

70%

Local government money should be invested in demolishing and replacing back-to-back housing with modern housing

11

33

26

10

2.9

36%

100

80

60

40

20

20

40

60

80

100

Disagree

Strongly Disagree

Agree

Strongly Agree

Base Size = Total Sample (130)

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Impact of Back-to-Back Housing on the Impression of Leeds as a 21st Century City

Positive comments

Part of the heritage/history of Leeds Positive/good impression Good impression if looked after/modernised Should be kept/not knocked down Good for 1st time buyers 2 Gives Leeds character 2
Negative comments
8 7 7

25

Negative/bad impression Old fashioned/needs updating Run down/slum/deprived areas Better off without them 2 Don't look well kept/look neglected 2
0 12 7

22

20

40

60

80

100

Base Size = Total Sample (130)

Summary of Quantitative Results Almost half the sample had lived in back-to-back housing previously. Of these over two-thirds had enjoyed living in back-to-back housing. The main benefits of back-to-back housing were seen as providing cheap and economical housing, being a way onto the property ladder for first time buyers and being able to fit more houses in a space due to their size. The main concern relating to back-to-back housing was the noise/noisy neighbours, followed by the lack of space and the type of people that live in them. When asked whether they would like to see government money invested in renovation and refurbishment of back-to-back housing almost three-quarters agreed. When asked if government money should be invested in demolition and replacement over a third agreed. Of those that favoured demolition and replacement, council housing was the main type of housing they wanted to see. Feelings were mixed with regard to the impression back-to-back housing has on Leeds. A quarter said it was part of the heritage and history of Leeds, whereas around a fifth said it gave a bad or negative impression.

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Qualitative Results Social Landlords In depth interviews were carried out with representatives from the following Social Housing Providers: Aire Valley Homes Canopy Unity Housing Association West North West Homes Yorkshire Metropolitan Housing Opinions were mixed among social landlords as to the demand for back-to-back housing. Some said it had fallen as people now want bigger properties with gardens. Whereas, some claimed it had increased as people saw it as a first time property and a stepping stone to something else. Several mentioned that demand was related to where people want to live not what they want to live in. In most cases back-to backs were rented to long term tenants. It was generally felt that back-to back areas were relatively poor/lower income communities. Access to amenities was dependent on the area. Some mentioned that the areas tend to be served by smaller shops and not to have supermarkets nearby. Back-to-backs are often viewed as a second choice to a through terrace with a garden but are thought to be better than flats as they have more space. Generally people felt that back-to-backs gave an impression that Leeds was not progressive, looked like Coronation Street or the Hovis advert. It was also mentioned that back-to-backs are part of Leeds duality modern/service industry city centre, deprived/industrial past inner suburbs. However, most mentioned that they were also part of the cultural heritage/history of Leeds and should be retained in some form.

Private Landlords There is a high demand for back-to-back properties according to private landlords. Some of the reasons for this are the general housing shortage and the affordability of them in a market where prices are increasing. Houses are usually let on a short term basis of 6 months or a year. The general feeling was that some areas are more deprived than others for example, Cross Green and Holbeck. However, with continued renovation and refurbishment by landlords these areas would improve given their proximity to the city centre. It was felt by some that back-to-back housing areas tended to be anti-landlord as locals believed landlords were only there to make a profit and didnt care about the area. From a
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landlord perspective they felt they were improving the areas as they renovated and refurbished properties and that the council/ALMO tenants pulled the area down due to their transient nature. Back-to-backs were viewed as being in the same market (cost bracket) as flats and were popular as people renting get the space of a house. Areas with back-to-back housing were thought to have good facilities and amenities as well as a community spirit. Back-to-backs were seen as projecting a good impression, the reasons for this were that they provide low cost housing and are seen as part of the heritage of Leeds.

Estate Agents In depth interviews were carried out with representatives from the following Estate Agents: Bairstow Eves Headingley Brooklands Robinson Armley Castlehill Headingley Halifax Beeston Manning Stainton South Leeds Reeds Rains Morley Robertson Thomas Horsforth Simple Moves Ltd South Leeds Whitegates South Leeds

According to Estate Agents demand for back-to-back properties varies according to area and the current market. Those being sold for residency tend to be purchased by first time buyers such as couples, young professionals and small families. Families with children prefer the Type 3 properties given that they have a front yard/garden. The decision to purchase a back-to-back is usually based on what people can afford. The communities tend to be close due to the population density of the areas. However, this again depends on the area. Type of community varies dependent on area, such as students, ethnic groups, etc. The fire risk is not particularly an issues and as no different to a flat. Back-to-backs are viewed as part of the tradition and history of Leeds and are also part of its character. They are part of the diversity of Leeds housing and are viewed as projecting a positive impression if they are well maintained.

Letting Agents In depth interviews were carried out with representatives from the following Letting Agents:
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261 Rentals Harehills The Accommodation Centre South Leeds Brooklands Rents Armley Jane Wetherop Leeds

There is a high demand for letting back-to-backs as it is difficult to find other house types. However, demand does depend, to some extent, on the location. People rent properties according to location; key workers near hospital, young professionals near city centre, families near schools they want their children to attend. Type 3 properties were easier to let due to the garden/yard at the front. This type was also more popular with families as they are safer for children. Back-to-backs were generally let on a short term (6 months to 1 year) basis. However, some agencies did have long term tenants. Some agencies mentioned that there is a growing market for letting to Eastern European temporary workers. This is reflected to some extent in the types of shops in the areas. Letting agencies only let back-to-back houses if they meet the required standards. There were no particular issues with fire safety as refurbished houses met standards such as fire doors and windows big enough to escape from. It was generally thought that tenants on housing benefit dont look after their houses. One of the main concerns for letting agencies is trying to get landlords to invest in their properties. This is more of a problem among more established landlords as newer landlords saw the houses as an investment as they paid more for the houses therefore needed to cover their investment by making the houses more desirable. Letting agents thought that back-to-backs gave a mixed impression as they were seen as old but on the other hand they were slowly improving as they were refurbished.

Residents - Owners The sample interviewed were long-term residents, 15 50 years. House choice was driven by what was affordable, either as a first home or the desire to move out of a flat into a house. Back-to-back homes are considered good, well built, (many) spacious properties. The garden area of Type 3 is treated with pride and is a valued and used space, making this style preferable over Type 2. A high level of modernisation has been undertaken making them comfortable homes. The community spirit was very strong, knowing good support was available from their neighbours. However, all have noticed significant deterioration in the districts they live in over more recent years (last 10).

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When they first moved in there was higher owner-occupancy but now there is a higher proportion of rented houses. This has affected the profile of residents, changing from older residents to a wider age mix, more families and, with the higher turnover, a diluted sense of community spirit. Leeds Federated was singled out as a major provider of the rented properties. They were praised for the refurbishing they undertook prior to a new occupier but criticised for putting every Tom, Dick or Harry in them. Disturbances or concerns are driven by anti-social behaviour: Additional noise, from the street / party music People throwing rubbish anywhere Motorcyclists or cars racing up and down the streets, or younger cyclists on pavements Drunks People who dont work and hang around the streets Pick-pockets/muggings

Residents Tenants The sample interviewed were a mix of long and short-term residents comprising students, family and elderly people, private rented and council tenants. Longer term residents have noticed a deterioration in the neighbourhood but are not complaining about the quality of their home. They have social landlords. Short-term residents face the poorest housing standards and greatest variety of standards provided by private landlords. Matching tenant to house is less evident amongst private landlords compared to social landlords. The family residing in a one bedroom Type 2, had a strong desire for a bigger Type 3 property. All bar one respondent lived in Type 3 houses, which were far more desirable and the outside space enjoyed by all. However in student areas many were often neglected by the tenants and the landlord. Enforcing a cleanliness standard to tenants and landlords could lift the overall appearance of the locality of high rental and multi-occupancy accommodation areas. Beyond cheaper rent, students appreciate the space back-to-back properties provide that other accommodation doesnt offer.

Professional Bodies Fire The station covered Headingley, Hyde Park, Woodhouse Moor and Burley which has a high student population (potentially 80% now). Conversion into flats/bed-sits brings the increased risk of multi-occupancy homes with several times the normal amount of
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electrical equipment coupled with young, carefree or naive negligence regarding behaviour and safety. Mixed feeling about landlords expressed. Those going through the licensing system are excellent and have all the fire protection in place. Some private landlords have a severe impact on the quality of the back-to-back properties that exist, investing very little money in them and not meeting building regulations. Lack of escape routes is the main problem. All doors onto the stairwell should be fire doors and kept shut to allow a route down from the upper floors, smoke alarms should be fitted on all landings. It is advised to take a phone to upper bedrooms and in the event of fire operating a stay put policy - phone 999, block the gap at the bottom of the door, open a window for ventilation but do not use as a means of escape. The area is well positioned for a quick response. Those protecting against burglary with security bars to the windows and doors increases the difficulty of access for fire fighters. The gated alleyways are alleviating problems as stronger communities are forming again and responsibility to keep the area clean and tidy is increasing. Encouraging more owner-occupancy is required to revert the multi-occupancy homes back to standard houses. Professional Bodies Police Cover Beeston and Holbeck area. There is a good proportion of back-to-back housing. Beeston tends to have a mixture of Type 2 and Type 3 properties. Whereas, Holbeck is predominantly Type 2. Holbeck, Beeston and parts of Hunslet are very densely populated due to amount of back-to back housing. Police have a good relationship with the community as they are very active in community events. This super output area and is in the 3% most deprived in the country. Therefore has received funding in areas of back-to-back housing. Resident profile has changed in last 20 years from families to short term private rented. Some issues with student areas. Need to make them aware of how to protect their property and themselves. Sometimes its difficult to locate people due to the transient population but police have good network with landlords. Have contact points in the community, that are advertised, where people can go and see a PCSO or a PC to discuss their concerns or report anything. ASB/crime no more prevalent than in any other area/type of housing.

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Excellent facilities in areas of back-to-back housing. Sports centre, mosques, one stop centre, schools, multi-cultural centre, police and fire station, local shops and supermarkets and good bus service. Work partnership with youth services and other service providers to reduce ASB. Leeds is an old city, people identify with the way Leeds looks. They dont necessarily identify with the new buildings in the city centre as the Leeds image. Back-to-backs are viewed as part of the Leeds structure.

Professional Bodies Environmental Health Back-to backs are Category 1 hazards in relation to falls and safety. Externally issues exist around green space and amenities in the high density, more deprived areas, which face anti-social behaviour problems and mobility issues to access services. High level ALMO or private rental tenants and the influx of asylum seekers has altered district profiles, creating a transient population with less of an interest in the area and dilutes community cohesion work undertaken. Friction also exists between long-term residents and student markets, which are transient, but can be managed more easily through work with university, student and private rental representatives, but this cant be managed city-wide because the districts have different needs. Leeds has several districts in the bottom 3% of Super Output Areas, and more in the bottom 10%, which dense, poor quality housing contributes to. Changes in ward boundaries have made comparison and measurement of change difficult. Areas where back-to-back houses are amongst a mix of the local housing and act as starter homes are stable environments.

Professional Bodies NHS Nurses The majority of housing covered is Type 2 and the district nurse treats people in their own homes, patients tend to be old and not very mobile. She assesses the house and recommends aids and adaptation where possible or suggests re-housing. The nurse cannot risk her own health and safety following somebody with mobility problems up steep, narrow stairs that twist at the top so bathing and toileting has to be done downstairs. This lack of privacy impacts on dignity and mental wellbeing. Poor housing stock, through damp and poor state of repair, means chest problems, asthma and eczema are more prevalent. Washing has to be dried indoors as many have pulley lines across the street that are in poor repair. The older people are owner occupiers who have lived there 50+ years and know no other way of living. They would have had a close family network in the neighbourhood but now the younger family members are moving away and family support is less prevalent.

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The council or private landlords own a high proportion now, occupied by different ethnic groups, described as asylum seekers, African, Polish, East Europeans not Asian families. This causes language problems. A language line is used but quality of translation means accuracy of information is lost. Rubbish impacts in these areas with the communal rubbish area not being very well looked after and rubbish falling off the collection lorry is left in the street in this area. Also people put in the back-to-back houses in this district often have problems with behaviour. Bollards to prevent through traffic could delay access by emergency services to some properties.

Professional Bodies UNIPOL Around 15-20% of student housing through Unipol is back-to-back property. It is a mix of owned, managed and leased from Leeds City council. Most student accommodation is Type 3 and more likely to be for 4-6 students and converted into HMOs. Type 2 is usually offered to couples. Unipol have worked with the Fire Brigade and Environmental Health to develop guidelines to improve safety standards and have recommend measures that should be taken in student accommodation. There are limitations with this code: Standards are voluntary, not law, and consequently some owners put in higher levels of fire protection than others. There is no time frame in place for improvements, and is a forthcoming, not current measure. Overly-converted properties is an issue and some owners understand the need to convert them back to standard houses. As this involves investment and loss of income it is not an attractive option. There is a current surplus so this should imply that the more (cramped) properties will be the least popular. However, these will also be the cheapest, of key importance to some students, so the logic of appeal may not follow through. Specific requirements for fire, health and safety exist for back-to-back houses to be licensed for HMOs, centring around a protected escape route. Windows over 4.5m cannot be used for this so protection of the stairwell is a key focus.

Conclusions Back-to-backs have a genuine role in Leeds, not just as part of the tradition and culture of the city but as a modern day housing type. They are well built and affordable making them an essential part of Leeds housing mix, ideal for FTBs.
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Categorically, no more high-rise flats are wanted in the city, and houses generally are preferable to flats. They also satisfy the accommodation need of students. Long-term residents report noticeable deterioration in areas of back-to-back housing, the loss of a strong community spirit and greater fear of personal safety, but many cannot afford to move out. Overall the research supports investment in renovation rather than large scale redevelopment, although selective demolition is desirable to introduce space. Areas of focus would be districts with dense, older Type 2 housing where greater social issues exist, being the areas in the bottom 3% of Super Output Areas and selected pockets in wards in the bottom 10%. Increasing personal space and green areas was a common request. However there is a question over whether house supply outweighs demand and therefore if some homes are demolished and areas not rebuilt as densely, can these people be re-homed in fewer houses? Introduce a mix of house types to meet specific occupants needs, including bungalows, one- or two-bedroom houses and potentially low-rise flats, where the ground floor homes are reserved for the elderly or those with mobility problems. Rehousing would free some back-to-back properties to house more suitable occupants and allow an influx of more aspirational FTBs, increasing owner-occupancy and hopefully restoring pride in the properties aiding the regeneration of the areas. However quantitative research revealed that under 40s, who are the most likely to be FTB purchasers, were most critical of back-to-back houses, so encouragement by way of improvement grants may help make the homes more affordable and attractive propositions. Poor housing, whether it be back-to-back or another property type, is an important factor in the overall quality of living in these districts, but is only one of several factors in need of attention and financial investment. Attitudes and behaviours of residents needs addressing. Focus should be given to controlling the behaviour of some landlords. Newer landlords and those working to license standards are responsible and implement higher standard improvements to ensure return on their investment. Longer-term and itinerant landlords, are considered the most negligent, either leaving properties unoccupied for investment purposes or investing in minimal maintenance to maximise personal profit. There is concern about this type of owner receiving any public money to support renovation, this should be personal investment. The different groups interviewed are blaming the others for generating transient, shortterm residency in back-to-back houses which causes a lack of responsible ownership and diminished pride in the properties and areas and consequent degeneration.

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Recommendations Aim for greater control to enforce higher quality standards of back-to-back houses let by private landlords. To manage over-crowding: Limit the number and manage the quality of HMO conversions. Encourage de-conversion to return to more traditional household formats. When housing families with children, manage the household size allocated back-to-back houses and restrict to districts with suitable facilities. Aim to increase responsibility for keeping houses, gardens and streets tidy. Areas of focus for back-to-back house improvements: Introduce more space per house a personal buffer zone and potentially aim to reduce the steepness of external steps for improved access. Internal staircase(s) safety/space. Roof and guttering repair. Damp proofing. Provision of central heating and improved quality of utilities. Insulation against heat loss and noise reduction. External appearance improved brickwork, chimneys. Door and window replacement against heat loss, security and safety. Dormer conversions checked for safety. Kitchens modernised and enlarged if possible.

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5.0 Physical and Technical Considerations

A range of technical tests have been undertaken on the current physical form of back-to-back properties. These tests cover thermal efficiency, sound insulation and fire safety. Considerations for these factors are crucial when assessing future refurbishment or redevelopment options. Thermal Efficiency - (Mark Ireland, Environmental Health Services, Leeds City Council) From December to March there are typically 40,000 more deaths in Britain than the average rate for the year. Excess cold affects the respiratory tract and increase cardiovascular strain. Both of these factors are reasons why both conditions such as heart attacks, strokes and respiratory infections like influenza, pneumonia and bronchitis are more likely to occur in the winter than the summer months. Age is an important factor when considering excess cold. Excess mortality in the elderly is highest in the winter. A person aged 65 and above has a 50% high risk of dying from respiratory disease in winter than those aged 45 to 60. Prior to the Housing Act 2004 energy efficiency or excess cold was not a criteria that was considered as part of the legal fitness standard used to assess the housing stock. The Health and Safety Hazard Rating System in the 2004 Act introduced risk assessed based criteria looking at individual properties rather than a legal standard. One of the 29 criteria introduce was excess cold. The recent Leeds City Council Private Sector Stock Condition Survey indicated that excess cold was the highest single reason for properties having a Category 1 hazard present. Failure of any property to achieve a Standard Assessment Procedure (SAP) rating of 35 was deemed to have a Category 1 hazard and requires action to remove the hazard. The Government has introduced targets for local authorities in relation to the energy efficiency. Public Service Agreement (PSA) 7 requires all socially rented stock to have been made decent by 2010. PSA 7 also required 70% of all private stock, occupied by vulnerable households to be made decent by 2010. This target has been achieved nationally and is no longer part of the Governments reporting criteria. To achieve decency a property must achieve four criteria, one of which is to have a SAP rating of 65 or above. As part of the back-to-back strategy a theoretical study of back-to-back types and scenarios has been undertaken to look at the various SAP ratings of property types and the measures that could be incorporated as part of any improvement (see appendix G). These have then been given a hypothetical SAP rating to provide guidance of what would be required to remove any Category 1 hazard or decency in the various property types. It can only be seen as an indicative measure rather than actual real examples as these would be unique to those particular circumstances. A base property with no energy efficiency measure and minimal heating (gas fire and electric points) has been used in all instances. To summarise the findings it will be of no surprise that in all cases the base property example failed to achieve a SAP rating of 35 and so was deemed to have a Category 1 hazard present. When compared to a similar scenario of though terrace and typical 1930s semi detached properties the back-to-back has a higher
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rating. This is unsurprising as these more external elevations allow a greater area of heating loss. To improve a back-to-back property to above a SAP rating of 35 and remove a Category 1 hazard requires less of an investment than with other property types. With the two story mid terrace back-to-back scenario simply putting in loft insulation, as per current building regulations, would achieve this. If there is a dormer present, then simply replacing the sash windows with double glazed windows would give the property a SAP rating greater than 35. In the similar though terrace and 1930s semi both would require additional works, in the two story mid terrace property as well as insulation to the roof it would also be required to external walls to achieve greater than a SAP rating of 35. With a dormer central heating would be required (without any insulation to the property) to achieve this target. The mid war semi detached property would require both central heating and insulation to remove any Category 1 hazard. The outcome of the case study is the same if the decency target of a SAP rating of 65 is to be achieved. Back-to-back properties require less energy efficiency measures to meet or surpass this target than the other property scenarios. A mid two storey back-to-back would achieve this simply with a central heating and gas water heating via a A rated combi boiler. In other scenarios this roof insulation would appear to achieve this target. A terrace property would require double glazing and roof insulation as well as the central heating as a minimum. The semi detached property would require roof and cavity wall insulation as well as central heating. The scenarios have shown that whilst base back-to-back property examples are very poor in terms of energy efficiency they are more efficient than larger through terraces built at the same time, or later built 1930s semi detached properties. To remove Category 1 hazards or achieve the thermal decency target requires less works and investment. This conclusion should not come as a surprise as back-to-back properties have less external surfaces to allow heat loss to occur and have a level of natural insulation being surrounded by other similar properties on three of their four elevations. Sound Insulation Test - (Mark Ireland, Environmental Health Services, Leeds City Council) Study sound attenuation tests were undertaken by Leeds City Councils Environmental Health department, on a block of four Type 2 back-to-back properties, which have been purchased for demolition (see Appendix D). This allowed the testing of both airborne and impact noise transmission to occur with the minimum of inconvenience. Unfortunately the test sample was very small but does give an indication of the potential sound transmission potential within this stock. The construction of the properties were found to be nine inch solid walls with plaster to both internal and external walls. Ceilings were found to be lath and plaster and all floors were tongue and grove laid on floor joists which rested directly on to the supporting party walls. There was very little sound attenuation built into the properties as would be expected by current Building Regulation. In fact destructive tests showed the internal walls to be poorly constructed with gaps in the mortar beds. There was also the potential for sound transmission via the shared chimney breast on the party walls. The procedure used for testing the airborne and impact noise insulation was derived from BS EN ISO 140. For airborne sound this comprised taking a set of measurements using a pink noise generator and speaker set and measuring the noise within the source room and
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receiving room. For the impact testing, a tapping machine was used in the place of the pink noise generator and speaker to measure the noise in the source room and receiving room. Whilst anecdotally there is a problem with sound transmission between back-to-back the results obtained show that airborne sound insulation in all four properties met the requirements of the current building regulations. The impact sound insulation test, whilst not strictly applicable, as it was not a separating floor, also met the minimum requirements. This may link into the results from Swift Research who found that whilst noise was a problem for residents of this stock most of the issues related to noise from the street rather than adjoining properties. A further report into this test can be found at Appendix D. Fire safety a) From a Health & Safety Perspective (Mark Ireland, Environmental Health Services, Leeds City Council) The Housing Health & Safety Hazard Rating System (HHSHRS) enacted as part of the Housing Act 2004 introduced the legal requirement of fire safety when considering the condition of properties. Prior to the introduction of this legislation there was no requirement to consider means of escape (MOE) issues in relation to any properties. Back-to-back properties, with their single elevation, have a greater risk from escape from fire than a conventional through terrace or semi detached property which has at least two points of egress from the property and a protected route to access these doors. Due to the different variations and types of back-to-back properties it is not possible to categorise all properties but to identify basic principles affecting the back-to-back property types. The 2007 Private Stock Condition Survey showed that of the 29 identified hazards within the HHSHRS the risk of fire and poor inherent design means that this is the third highest risk affecting back-to-back properties. Only the effects of excess cold and falls exceed fire as a risk within this property type. The factors that affect fire safety within back-to-backs are the single point of egress from the property, number of storey, the mode of occupation, and the provision of any basement and associated light well. Different variations of the back-to-backs make generalisation difficult. There are a number that have protected route by means of a separate hallway whilst others have stair access within the main ground floor room. Obviously where there is a separated hallway from the rest of the property the MOE is far safer than where the access is via the main ground floor room with a scullery kitchen which can not be separated from the main ground floor room. In these instances it is not possible to provide a separated MOE just to reduce the risk. The option is to provide an interlinked LD3 smoke detection system with a 30 minute fire door to the stair access. In conjunction with the above measures a MOE window would be considered to the first floor window. This would provide a means of escape in certain circumstances. This provision will depend upon the external layout of the property. If there is a light well then the distance to fall may be too great for a MOE window to be provided. The number of storeys will affect the risk from fire. The greater the number of storeys, the greater the travel distance and the greater the risk. If there is an existing second storey and an individual wishes to add a dormer or enhanced skylights then Building Regulations would mean additional MOE would have to be provided. As it exists the travel distance and risk are
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unchanged. Any enhancement to an existing second storey would require a 30 minute fire door and an LD3 smoke detection system throughout the property. If an individual wishes to convert an existing roof space to provide a new second storey room then a full protected route will be required. With any property type the mode of occupation will affect the risk from fire. Dependant upon the back-to-back type and size it may be occupied by a single person, a family or be a House in Multiple Occupation (HMO) with up to seven persons. The higher risk would be associated with a multi-occupied property and greater fire precautions would be needed than those detailed above. The majority of back-to-back properties have a cellar area. These range from habitable original basement space, cellar conversions to living basement space (usually bed spaces associated with the student market) and cellars which can be accessed via an external door to below ground cellars which where traditionally the food and/or coal storage areas. These are usually accessed via the ground floor kitchen adding to the risk of escape in the case of fire. Basement areas tend to have light wells or result in ground floor raised above street level to accommodate the basement. This affects the MOE from the first floor due to the length of drop. These tend to be the later built back to back properties. The basement area is a complex issue as there is no general design allowing a generalised approach to the issue. Each property needs to assessed based on its own fire based risk. Whilst it is only possible to consider back-to-backs in a general sense, the hazard rating system will determine individual needs based on each property. Generally, MOE is an issue for back-to-backs with the recent Private Sector Stock Condition Survey indicating that 28% have Category 1 hazards associated with fire. Currently the Local Authorities Coordinators of Regulatory Services (LACORS) are looking at national guidance in relation to fire safety for all properties which is hoped to be available in 2008. This may affect what would be expected as the MOE within back-to-back properties. b) From a Fire Officers Perspective (Adrian Cornelissen, Assistant District Officer (Leeds), West Yorkshire Fire Service) Back-to-back properties present a particular set of risks and hazards to the fire service and, as this type of property is relatively exclusive to West Yorkshire, it is a risk that is little appreciated outside the county. However, due to the standard layout of the premises and the fact that the local service has dealt with these premises for the best part of a century we are very familiar with the risks posed and the techniques required to tackle incidents within these premises. 1. Inherent design risks and considerations in fire situation Although the premises benefit from traditional construction materials and methods, the internal design presents inherent problems that are difficult to overcome. The major issue is one of escape in a fire situation. These premises utilise only one route of access and exit and if this is compromised by a fire then persons will become trapped within the structure with little chance of unaided escape at ground floor level. This type of property has been in use for years and many suffer from old wiring systems and/or gas supply plumbing. Even the numbers that have been subjected to alteration or other works present a high risk due to the often sub-standard nature of work undertaken. Traditional building design is one of narrow but high. Any fire starting within a property (where internal doors are either missing or left open and where ventilation at upper floor level
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is present) will rapidly spread vertically via a chimney effect which can increase the intensity of a given fire considerably. Firefighting in these premises pose particular challenges. Due to the single access point, any fire (where persons are trapped in above rooms) must be dealt with before those persons can successfully be rescued. Often in these fire situations the fire has vented out of the downstairs openings thus preventing the pitching of a ladder to the upper stories. The steep and constricted stairwell presents obvious problems for fire teams who might have to drag hose to upper floors whilst others are attempting to rescue persons down the stairs. The nature of the chimney effect as mentioned above means that the whole premises can rapidly become filled with the products of combustion thus hindering any successful escape due to increased smoke levels and lower levels of visibility. 2. Social issues - occupiers These premises are at the lower end of the house price spectrum and as such attract occupants whose lifestyles often lend themselves to a fire situation. There is a saying that fire favours the poor and whilst very much a sweeping statement there is evidence to support the fact that those at the lower end of the social spectrum attract a disproportionate number of fires and ultimately deaths and injuries. Many factors are involved here but issues such as drink and substance abuse, inappropriate cooking methods, substandard house repairs all add to the high numbers of fires occurring within this premises type. An increasingly worrying trend of crime is that of domestic violence and race hate crime. This type of premises favours a number of what could be classed as vulnerable groups. It is not uncommon for such groups to be the subject of arson attacks. The pattern of attack is usually some form of accelerant (petrol) through the letter box or adjoining window. Unfortunately this target area is adjacent to the only means of escape. 3. Social issues - environment Very much in relation to the above is the impact of back to back housing occupancy on the environment. The nature of building design, leaves little space for the management of domestic rubbish. Traditionally these premises utilise the old toilet block as a bin yard to house wheelie bins and other rubbish. These spaces are often the subject of indiscriminate dumping of occupier rubbish and inevitably become sites for fly tipping. Such areas present agencies with problems of a crime, prostitution, health and hygiene nature. To the fire service these areas present an unacceptable degree of repeat fires as the areas are often the target of arson and malicious fire activity. Dealing with incidents in these bin yards pose their own problems mostly due to the health and hygiene issues bio hazards, human excreta, used hypodermic needles, rodents etc. 4. Solutions and design advice The fire service is very keen to reduce the numbers of people killed or injured in fires and to reduce the numbers of overall attendances. Any moves to improve this situation in relation to back to back properties via design and renovation is welcomed. Residential fire prevention takes two strands, that of building design and that of occupier responsibility and awareness. Whilst accepting the restrictions such premises impose on design, there a number of build issues that we would wish to bring to your attention. A substantial door separating the area of high fire risk (kitchen/living area) and the above sleeping areas should be maintained. Some observed design proposals appear to show an opening traversing ground and first floor window openings. Any such opening will allow the rapid spread of smoke and fire to upper floors and should be avoided.
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Whilst in the refurbish stage serious consideration should be given to the installation of residential sprinkler systems. There is a wealth of information on the subject and costs (even retro fit) can be reasonable. The advantage of such systems are that they can be utilised to offset some of the design limitations. The installation of hard wired smoke detection should be fitted as standard. The other strand is that of responsibility and awareness on behalf of the occupier. The fire service promotes fire safety education and can provide a number of interventions to occupiers. These interventions range from a simple home safety check and fitting of free detectors to more involved interventions to help people remain in their home. Such intervention may include specialist detection for the hard of hearing or upgraded fire resistance for those who for reasons of reduced mobility cannot make their own unaided escape in the event of a fire. We believe that such involvement of the service should not necessarily be down to the occupier to decide. We would encourage housing groups and private landlords to make the receipt of a home fire safety check a tenancy agreement condition.

Density Back-to-back properties were densely built on relatively small areas of land in order to house many workers and their families in one area. The majority of type two back-to-backs were in blocks of four with a toilet yard separating each block. Many streets have on average four blocks of four back-to-backs, and long rows of type three back-to-backs, extending up to 20+ per street. With narrow streets and often narrow pavements there is little room to extend the front of the back-to-back properties.

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6.0 Design Options

A number of architectural design options have been produced using examples of two of the most common back-to-back house types along with a blind back property. All studies are located in the Beeston Hill area of Leeds. Property 1 Type 3 back-to-back with a narrow front and two first floor bedrooms. Two design options have been proposed for this property: Internal re-design conversion with retention of the existing back-to-back cavity walls. Conversion into a through terraced townhouse Property 2 Type 2 back-to-back with a wide front and four bedrooms over two floors. Two design options have been proposed for this property: Internal re-design conversion with retention of the existing back-to-back cavity walls. Conversion into a through terraced townhouse Property 3 Blind back with a wide front and four bedrooms over two floors. One design option has been proposed for this property: Conversion into a ground floor studio flat and loft apartment above with external access stair. Cost estimates for each design option will inform decision-making in relation to the level of refurbishment to be undertaken, commensurate with likely future life of the property.

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Property 1 Narrow Front, Two bedroom - Type 3 Back-to-Backs

General description The house is accessed through a small walled yard with steps leading up to the house door which opens directly into a shared living / dining room. To the side of the shared space is a separate kitchen with a door at the rear corner position leading down steps to the cellar. A further staircase in the rear corner area provides access from the shared living / dining room to the upper level. First floor comprises a stair landing, the bathroom, the main bedroom and the stair leading up to the 2nd floor. Second floor ( attic ) comprises a stair landing and the 2nd bedroom.

Sketch 1 Property 1 in its current form

House construction Solid brickwork to outer, rear and side party walls and internal partition walls at cellar and ground floor levels. Brickwork chimney stack. Blue slate roof covering. Clay ridge tiles and chimney pots. Plaster finish to brickwork walls at ground, first and second floor with lathe and plaster to stud walls at levels 1 and 2. Stone slab floor to cellar, tongue and grooved timber boarding on timber joists to other floors. Lathe and plaster ceilings to ground, first and second floors. Painted softwood doors and windows, architraves and skirtings. Brick hearth to main rooms at each level.

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Sustainability Existing 1. The grid pattern layout potentially provides good general access and egress for all pedestrians, cyclists and vehicles. 2. The compact plan form and B2B / terrace configuration give high density levels. 3. The masonry envelope provides high thermal mass.

Sketch 2 Property 1 in its current form

Negative Aspects : 1. The outside yard is small and offers little privacy - used to store refuse bins. 2. There is an absence of garden / green space. 3. The house door opens directly into the main living space offering little privacy or protection from draughts. 4. There is limited headroom in the cellar. 5. The ground floor living / dining area is very small. 6. The corner staircases are narrow, have deep risers, shallow treads and winders making them difficult to negotiate. 7. The nearness of neighbours to the sides and rear increases the potential for noise nuisance. 8. The solid external walls provide poor thermal insulation. Positive Aspects : 1. Although the shell dimensions are small the generous ceiling heights increase the feeling of space. 2. The generous and high windows provide good levels of natural light to the backs of the rooms. 3. The construction is simple / easily maintained and repeated across the range of back-toback properties. 4. A single door and two windows only accessible from street level leading to good levels of security. 5. The compact plan form leads to high overall occupant density. 6. There is a good basic street pattern layout ( terraces ) potentially providing good pedestrian and vehicle connections about and in and out of the area. 7. Only one external wall limits heat loss. 8. The houses are popular with first time buyers to gain a first step on the housing ladder.

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Property 1 - Design Proposal 1 (internal reconfiguration) External To include raising of the yard to provide separation from the street and a semi private planted sitting-out terrace with space for a recycling centre. Installation of sliding sash windows to existing openings in external wall. The introduction of a further ground floor window at the gable position where the gable adjoins the toilet yard area - to provide natural surveillance. Cellar Stabilisation of the floor slab and application of waterproof render to the floor and walls. Ground floor Removal of the dividing wall and the introduction of a small ( prefabricated ) toilet room immediately inside the door to create a hall and a separate dining / kitchen. Replacement of the corner stair with a straight flight stair against the party wall in the hall to give improved access to the first floor ( stair could accommodate a wheelchair lift ) First floor Removal of the internal walls to allow the whole floor to becomes the living area. A front corner section of the floor cut out to give a visual link to the ground floor dining / kitchen and increase the feeling of space about the two floors. Second floor Removal of the internal walls and the provision of two separate bedrooms and a separate shower room. Roof Provision of insulation between rafters to reduce heat loss.

Sketch 3 Property 1, Design Proposal 1

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Improved Sustainability ( zero carbon and waste, sustainable transport and water, natural habitats and wildlife, culture and heritage ) 1. Addition of solid wall insulation to the building envelope to reduce heat loss and improve sound insulation. 2. New external doors / windows with improved draught sealing to reduce heat loss. 3. District heating combined heat and power. 4. Waste recycling : Organic waste converted into fertiliser for production of bio-fuels which, along with combustible waste, would fuel the district heating plant to provide CPH. 5. Rainwater collection / storage. 6. Installation of flow restrictors on basins and showers etc to reduce water usage. 7. Car share.

Sketch 4 Property 1, Design Proposal 1

Sketch 5 Property 1, Design Proposal 1

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Sketch 6 Property 1, Design Proposal 1

Sketch 7 Property 1, Design Proposal 1

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Property 1 - Design Proposal 2 (knock through) Pair of narrow frontage back-to-backs knocked through to form a single dwelling.

Sketch 8 Property1, Design Proposal 2

Sketch 9 Property1, Design Proposal 2

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Property 2 Wide Front, Four Bedroom - Type 2 Back-to-Back

General description The house is accessed directly off the street with steps leading into a small lobby at the foot of the stair. Single doors lead on one side to a shared dining / kitchen which has a corner door leading down to the cellar, and on the other to the living room. First floor comprises a landing with doors off leading to the main bedroom, a second bedroom, a bathroom and stairs leading to the 2nd floor. Second floor ( attic ) comprises a stair landing with doors off leading to the third and fourth bedrooms.

Sketch 10 Property 2 in its current form

House construction Generally as before, see Property 1

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Negative Aspects Generally as before (see property 1) and additionally : 1. At ground level the living spaces adjoin the street pavement offering little privacy to occupants, defendable private space and increases the risk of nuisance of noise from the street. 2. There is no private external space for refuse bin storage / recycling. Positive Aspects Generally as before (see property 1).

Sketch 11 Property 2 in its current form

Sketch 12 Property 2 in its current form

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Property 2 - Design Proposal 1 (internal reconfiguration) Cellar Stabilisation of the cellar floor and the application of waterproof render to the cellar floor and walls. External Provision of a raised external terrace as a defendable, semi private space, providing separation from the street and a green sitting area with additional space for a recycling centre. The introduction of windows to the end gables to allow natural surveillance of the former toilet yard areas. Ground floor Replacement of the existing staircase with more accessible and compact quarter landing stair to free up space for a hall area and a small toilet room. ( stair could accommodate a wheelchair lift ) Retention of the shared dining / kitchen and separate living room. First floor Stair and wall replacement and the introduction of a shower room or storage off the new landing. Provision of two bedrooms with good levels of natural light. Second floor As above replacement of the stair and walls and the introduction of a shower room or storage off the new landing. Provision of two further bedrooms with good levels of natural light. Roof Provision of insulation between the rafters to reduce heat loss.

Sketch 13 Property 2, Design Proposal 1

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Sketch 14 Property 2, Design Proposal 1

Sketch 15 Property 2, Design Proposal 1

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Property 2 - Design Proposal 2 (knock through) Pair of wide frontage back-to-backs knocked through to form single, large dwelling.

Sketch 16 Property 2, Design Proposal 2

Sketch 17 Property 2, Design Proposal 2

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Sketch 18 Property 2, Design Proposal 2

Sketch 19 Property 2, Design Proposal 2

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Sketch 20 Property 2, Design Proposal 2

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Property 3 Blind Back, Wide Front, 4 Bedrooms

General description This property has no adjoining property to the rear and is therefore of different format to back-to-back properties. However, they have a solid wall at the back with no windows or doors and face the same health and safety issues as all back-to-back properties. The house is accessed directly off the street with steps leading into a small lobby at the foot of the stair. Single doors lead on one side to a shared dining / kitchen which has a corner door leading down to the cellar, and on the other to the living room. First floor comprises a landing with doors off leading to the main bedroom, a second bedroom, a bathroom and stairs leading to the 2nd floor. Second floor ( attic ) comprises a stair landing with doors off leading to the third and fourth bedrooms. Property 3 - Design Proposal 1 (convert to studio and loft apartments) Wide frontage back adapted to become ground floor studio flat and loft apartment above with external access stair.

Sketch 21 Property 2, Design Proposal 2

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Sketch 22 Knock through Options

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Potential cost for each Proposed Option

In May 2008, a report on the potential cost of upgrading dwellings as proposed by the Civic Architects Section was undertaken by the Leeds City Council Strategic Design Alliance (see Appendix E). The Costs (For a full cost breakdown, see Appendix E &F) Property 1 narrow front, type 3 back-to-back Design Option 1 internal reconfiguration (sketches 3,4,5,6 and 7) Block of 8 back-to-back properties = block of 8 851,000 Each individual back-to-back property = each 106,375 Design Option 2 knock through to form a through dwelling (sketches 8 and 9) Block of 8 back-to-back properties = block of 8 1,576,000 Two back-to-backs knocked through = 2 props 394,000

Property 2 wide front, type 2 back-to-back Design Option 1 internal reconfiguration (sketches 13, 14 and 15) Block of 8 back-to-back properties = block of 8 870,000 Each individual back-to-back property = each 108,750 Design Option 2 knock through to form a through dwelling (sketches 16, 17, 18, 19 and 20) Block of 8 back-to-back properties = block of 8 1,707,000 Two back-to-backs knocked through = 2 props 426,750

Property 3 wide front blind back Design Option 1 - Convert single back to apartments (sketch 21) Row of 8 blind back properties = row of 8 Each individual blind back property = each

896,000 112,000

Please note: The following is not included VAT or any other taxes payable on the improved dwellings. The existing walls will only be re-skimmed and painted with full re plastering limited to where kitchen and staircases have been removed. Floor boards may not line through where walls have been pulled down. It is assumed that the existing drains function satisfactorily. No security measures have been incorporated into the design. The concept of converting the roads into gardens has not been explored at this stage but legal problems are envisaged. Many of the changes involve demolitions which involve structural changes requiring supportive steelworks. The work in many cases involved the forming on innovative dormer type roof structures and Bay type double or even treble windows in lieu of normal windows. The estimated cost of these has a considerable impact on the costing of the house types involved.
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7.0 Case Study Areas

A review of recent experience in the city in developing approaches to back-to-backs in the context of local regeneration strategy.

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Author: Huw Jones Case Study Area: Leeds 6

Organisation: renew

a) Background to the Area There are a large number of back-to-backs in the LS6 postal district spread across the neighbourhoods of Woodhouse, Hyde Park, Burley Lodge, Central Headingley, the Headingley Triangle and Meanwood and located to the north west of the city centre and extending as far as the outer ring road The areas in combination are home, famously, to a substantial proportion of students studying at the two Leeds universities and other higher education establishments, but also to a growing BME population (especially south Asian communities) and a remaining residential population. Leeds 6 has had a large student population for over 25 years but the large-scale and rapid expansion of student numbers coming to Leeds from the late 1990s led to an accompanying expansion in the student population of Leeds 6. Existing and new investment landlords rapidly bought up properties across Leeds 6 to let to the increasing numbers of students seeking shared housing. The two Universities did not keep pace with increasing numbers and were unable to accommodate all 1st year students in university accommodation. The increase in student numbers brought about changes in the wider community. Tensions surfaced between existing residents and incoming students. Some streets became dominated by student households and many family households moved out to more suburban West Park and Horsforth. This family flight had an effect on local schools with school rolls falling as the number of children in the local population fell, resulting eventually in the closure of two local primary schools. The area also has probably the highest recorded domestic burglary rates resulting from the number of burglaries reported by students living in the area (it should be remembered that the burglary of one address in Leeds can generate multiple crime reports). There are now two distinct communities with a third emerging. Students tend to like to live alongside other students and are dominating South Headingley and Hyde Park. Residential communities across the area have formed a number of residents and community associations who campaign against what they see as landlordism or studentification in their communities. Their concerns revolve about the domination of areas by private rented shared housing in multiple occupation; nuisance and anti-social behaviour arising from the lifestyles of students and the large concentration of under 25 year olds; poor environmental conditions and the loss of local amenities. There is a growing BME (mainly Pakistani) community which has been present in the area for a considerable time but which has expanded extensively following the building of a mosque on the border of Hyde Park and Burley Lodge in 2003. Some BME households have also moved up to Far Headingley as they have prospered. Leeds 6 has a wide range of local facilities and amenities including Woodhouse Moor, Meanwood Park and Becketts Park, numerous restaurants and cafes, two cinemas (the Cottage Road in Far Headingley and the Hyde Park Picture House in Hyde Park), seven primary schools and three high schools (including one Catholic school), four community centres and a train route and numerous bus routes into Leeds city centre.

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The average price of housing in the Leeds 6 area is very high as the table below shows. It shows that back to backs are very expensive with an average Type 2 back-to-back selling at around 130,000 and a Type 3 at over 140,000. This would require a joint income of 45,000 to 50,000. Private rents are also high self contained flats rent privately at 600 700 per month and rooms in shared houses are between 55 and 60 per person per week.
Average price (all) Entry level price (Postcode sectors) Joint income needed to afford Entry Level 65,584 Average Price (BTBs) (Approx.) Joint income needed to afford BTBs 50,689

Meanwood (Monkbridges, Highburys) Central Headingley (Grimthorpes,Trelawn,s) Headingley Triangle (Broomfields, Stanmores) Burley Lodge (Autumns, Kelsalls, Harold,s, Thornvilles) Woodhouse (Penningtons, Quarry Mounts, Hartleys)

218,041

190,194

147,000

224,760

189,453

65,329

170,000

58,621

185,058

172,547

59,499

165,000

56,897

179,308

171,370

59,093

140,000

48,276

175,134

158,861

54,780

137,500

47,414

On average in Headingley a joint income of between 55,000 and 70,000 is needed to afford entry level house prices (average between the price of a flat and a terraced house). Back-to-backs would require a 1st time buyer having a single income of between 39,000 and 48,600 per year or a joint income of between 47,000 and 51,000 a year, this would not only rule out two full time earners on bottom quartile incomes (15,000 per year) but would also be too expensive for two average income earners (22,000 per year) b) Back-to-Backs in the Local Housing Market There are approximately 1,700 back-to-backs within the Leeds 6 area. There is a mix of Type 3 back-to-backs, especially in the Headingley Triangle area, Hyde park, Central Headingley, the Highburys in Meanwood and Woodhouse and Type 2 back-to-backs in Burley Lodge, Woodhouse, and the Monkbridges in Meanwood Back-to-backs are mainly owned by private landlords, but some are owned by Leeds City Council and let through the West North West Homes ALMO, some are owned and managed by local housing associations, especially Leeds Federated Housing Association and some are owner occupied, particularly by older people. Currently back-to-backs in the Leeds 6 area are largely occupied by students but with increasing numbers of young workers sharing and smaller BME households. There is also a residual number of older persons and couples living in them in some areas

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The current condition of back-to-back properties within this area is variable but it has been claimed by many landlords that they have invested in and improved what were very poor quality dwellings. Students in particular have increasingly high expectations of the quality of housing they will live in and this has pushed up the quality of back to backs. Clearly, they still exhibit the health and safety issues inherent in back to backs and some are in very poor physical condition where landlords have declined to invest. The development and letting of over 5,000 bedspaces in new purpose-built student accommodation in or surrounding Leeds City Centre has had an impact on the housing market in Leeds 6. In addition, many back-to-backs have been internally converted or altered to maximise occupancy and meet the terms of HMO licensing and restoring these properties for family or single household use will be costly and add to the already high costs of purchase. There are high levels of instability brought about by the very level of private rented housing and the student housing market. Large parts of Leeds 6 are deserted during university vacations. The uncertainties of the student housing market and whether returning students (or their parents covering their housing costs) will chose to live in the new purpose built student housing; with some parts of the BME population moving out also; and with increasing prices excluding many first time buyers and young or low paid workers who would be the natural purchasers, this raises further issues for the sustainability of back-to-backs. c) Regeneration Context There has been little formal regeneration activity across Leeds 6. Woodhouse and Hyde Park were both General Improvement Areas in the 1980s where grants were payable to homeowners to fund part of the cost on external enveloping works and while this did result in some improvement this deliver any substantial impact as some landlords declined to pay the personal contribution element of the grant and so remained unimproved. Burley Lodge was declared a statutory Urban Renewal Area in the early 1990s and a programme of housing improvements through Group repair, environmental improvement and some social and community regeneration projects put in place. Further refurbishment of back-to-backs at the moment looks likely to be limited. Council owned back-to-backs cannot meet the decent homes standard and have not received improvement investment and currently it is uncertain what will be done to these properties to bring them up to decent standards. Owners of privately owned back-to-backs will be unlikely to receive grants to improve their homes. Group repair and funding for renovation loans is currently out of favour with national and regional government agencies increasingly focused on new housing supply. Three years ago the future of back-to-backs in Leeds 6 would have seemed in no doubt serving a growing student population. However with changing market conditions it is now becoming important for consideration to be given to how to bring those back-to-backs that are unlet or unsold back into use, and to consider whether in the medium to long term some remodelling should be considered to better design the Leeds 6 area as a high quality and popular home to a diverse, reasonable mobile and mixed community.

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Within Leeds 6 there are a number of current regeneration initiatives, including: Headingley Homes: The Headingley Development Trust is in the process of establishing a Community Land Trust able to acquire assets (more in the form of buildings than land) initially through off-site affordable housing requirements under S106 agreements and seeking finance to renovate/convert these for rent or sale under equity stakes to households wanting to live permanently in the area. Grants for deconversion: Consideration could be given to seeking to use commuted sum funds to finance loans for de-conversion of unwanted back-to-backs converted to HMOs pre rent or re sale. Renovation: If the student housing market changes continue, Type 3 back-to-backs may become very popular with first time buyers who would then renovate, however, consideration should be given as to how to support this renovation to achieve greater impact. Remodelling: If there is a significant movement of students into purpose built accommodation then some consideration may have to be given to remodelling concentrations of back-to-backs to create more green space and larger or more imaginatively designed and laid out housing, with the aim of capturing young professional couples and families. Huw Jones Strategy and Intelligence Director, renew

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Author: Mark Ireland Case Study Area: Beeston Hill and Holbeck a) Background to the Area

Organisation: Leeds City Council

Beeston Hill and Holbeck is located just south of the city centre and the River Aire. The area covers approximately 9500 properties of various type and age with a tenure mix of approximately, 40% owner occupation, 30% public sector and 30% privately rented. These tenure patterns vary thoughout the area. The back-to-back properties are located within the two main concentrations of pre 1919 properties in Beeston Hill and Holbeck. These areas cover around 5500 properties of which between 60-65% are back-to-backs. The back-to-backs found in the area are mainly Type 2 and 3 properties, although there are considerable variations within these types dependant upon the areas. In the pre 1919 Holbeck stock there are the traditional Type 2 stock, straight on the street, the traditional Type 3 with front yards, older Type 3 with internal hallways and bay windows, some of which also have basement rooms which serve as kitchens and/or bathrooms. This small geographical area shows the diversity of the different types and conditions that can be found in the localised back-to-back population. In the 1960s large numbers of the traditional housing stock including back-to-backs were cleared to make way for new multi story flats and low rise council housing. At around the same time the development of the motorway system resulted in Beeston Hill and Holbeck being divided by what is now the M621. In the 1970s the regeneration pendulum swung away from clearance to renovation and improvement. This resulted in public monies in the form of individual home owner grants being use to improve the pre 1919 stock. In back-to-back properties this saw the WC move from the yard to a newly created internal bathroom. This was achieved by the loss of first floor space to create the room. However to overcome the loss of internal space wherever possible dormers were created in attic spaces or rooms to provide further living areas. Traditionally the area was a typical working class community working in the local Leeds industry based mainly in the south of the city. With the immigration that occurred in the 1950/60s it become the home to an increasing level of the BME communities that came to reside in the city. The Beeston and Holbeck community has its origins from Pakistan and Bangladesh. They have been the main BME community in the area up to its recent history. The late 1990s saw an influx of asylum seekers into the area, mainly from the African continent. More recently there has been an increased Eastern Europe Community within the area following the expansion of the EU. This has had a marked change on the local retail community. Beeston Hill and Holbeck has three traditional retail centres. The main two are on the main roads though the area. In Beeston Hill it is Dewsbury Road, in Holbeck it is Domestic Street. Both of these have been the traditional centres for the areas. A third retail centre is at Beeston Road, which is another main route thought the area. All these areas have become increasing run down over the years as retail buying patterns have changed. They do however form a significant community facility as the majority of the population of the area are non car drivers, unable to frequent the larger supermarkets which do not serve this area. There are also a significant number of corner shops which have in other more mobile and affluent areas disappeared. The retail choice has also changed in recent years to serve the
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increasingly diverse community. Recent years have seen a number of Polish and Afro Caribbean shops open along side the established Asian shops. The area has recently received considerable public investment in health and education. Two new health centres have opened within the area. The old high school has been closed in Holbeck and a new school opened. It has been located next to the John Charles Stadium which houses athletic, tennis, football, bowls and other sporting facilities. In October 2007 a new aquatic centre opened on the site at a cost of 21 million. There is a smaller sports centre between the two communities, in West Hunslet, whose long term future is currently subject to review. The area as a whole declined in the 1980s and the 2001 super output area (SOA) data shows that eight out 11 SOAs in the area are in the worst 3% and the remaining three in the worst 10%. Three SOAs within Beeston Hill and Holbeck are fifth, seventh and 15th worst in the country under the liveability criteria in the SOA data. All three of these areas have considerable concentrations of B2B properties. As you would expect from the above property prices in the area are amongst the lowest in Leeds. Beeston Hill and Holbeck, according to the authoritys recent Affordable Housing Strategy, is one of only three areas in the city to be classified as affordable. However even within this market prices have increased dramatically over recent years. Currently two areas of housing are subject to clearance via acquisition and demolition. The first area has seen the costs double as a result of increased house prices in the area. The lowest priced Type 2 back-to-back in the area is around 65K. More typically prices for such properties are 75/80K. Between 1999 and 2005 there has been a 419% increase in property prices. The reasons for this are complex. The country and city as a whole has seen an increase in prices over this period. Over this time considerable regeneration activity and intervention has occurred within Beeston Hill and Holbeck improving market confidence. Increased demand has seen increased competition for properties from first time buyers, low income families who can only afford to buy in the area, and the private rented sector who see the area as giving them the profit and return that more traditional rental areas no longer provide due to the high initial outlay needed in these markets. Anecdotally landlords are now saying that it is very hard to find new properties within the area to buy due to the increased demand. b) Back-to-Backs in the Local Housing Market The back-to-backs are mainly concentrated in the dense pre 1919 housing areas. There are about 3500 back-to-backs within a housing stock of around 5500, the history of the area is covered above. Currently the main issues around back-to-backs are linked to the overall regeneration of the area. The type and condition of these properties varies greatly even within small geographical pockets within Beeston Hill and Holbeck. The main issue is the numbers and density of the stock and the lack of alternative accommodation within areas. The older Type 2 stock tends to be in the smaller narrower streets with little or no private space. As a whole the area has high crime and ASB rates, and having your front door directly onto the street does little to dispel fear of crime within this community. Where the back-to-backs are the more recent Type 3 with there more open aspect and defendable private space the condition of the stock is generally better.

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Recently there has been an up turn in the housing market within the area. As discussed above, affordability in Leeds is a major issue. In the 1990s there was an exodus of owner occupiers from the older housing areas. In Beeston Hill the owner occupation level decreased from 42% to 24% in the pre 1919 stock with a reverse increase in the private rented sector. This increased the instability of the area due to the churning and transient nature of the population. Outside speculative landlords also started to buy up property with no intention of renovation and left them void. This created high void levels. The increased transient population reduced the general ownership in the area, resulting in increased environmental problems, crime ASB and reduced demand for all types of property within the area. The private sector became increasing the domain of others on benefits as no working family wished to live in the area. In the last three years this decline has started to be reversed. The regeneration of the area (as discussed below) has seen increased confidence, the removal of housing benefit and the pilot Housing Benefit Pathfinder scheme, the issue of affordability, the influx of other communities taking up the lack of previous demand has resulted in a change in the market across all property types. Both the private and public rented sectors indicated that supply outstrips demand for property. It has also seen a change in letting patterns within the private sector with a reduction in housing benefit tenants and an increase in self paid tenancies. Private Landlords have indicated that this has meant that their properties have had to improve to compete in this market. c) Regeneration Context Since its decline in the 1980/90s the area has been subject to a number of regeneration initiatives. Around 20 years ago it was subject to an unsuccessful bid for funding as part of the City Challenge Programme. However this lead to a successful bid for Single Regeneration Board Round 4 (SRB4) funding. This kick started continuing regeneration which continues to evolve today. SRB4 funding allowed the local authority, partners and community to come together to create regeneration initiatives for the area with a view to improving mainstream funding usage within the area and joined up working. The funding allowed a holistic regeneration approach involving the community to be developed. It looked at the issues of crime, education, environment, employment as well as the physical infrastructure of the area. The funding allowed initiatives around the targeting of enforcement to improve the private rented sector and contributed to the face lift scheme to improve the frontages of properties on Tempest Road, one of the major traffic routes through the area. It acted as catalyst to the creation of supplementary planning approval for the area following a masterplaning exercise. Subsequently the master plan has been developed into a number of Regeneration Plans for the area to make the vision for the area a reality. These will continually be reviewed and up dated as the regeneration progresses over the next 20 to 30 years. This process has lead to successful bids for Regional Housing Board and Housing Market Renewal Funding to improve housing conditions as well as other funding sources including Neighbourhood Renewal and Safer Stronger Communities funding which can help with service delivery. Whilst not specifically targeted at the back-to-back stock specifically these funding sources have aided towards areas improvement. Currently there is a Private Finance Initiative being developed for Holbeck to improve the ALMO stock. Part of this business case involves dealing with a number of the ALMO owned back-to-back stock as part of the overall plan for the area.
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Within the back-to-back stock a number of initiatives have targeted their improvement. These have not been back-to-back specific but part of an overall plan. In Beeston Hill there have been three phases of Group Repair between 2005 and 2008. This area is to the north west of the area. This area was chosen as both a physical stock and social survey indicated this was the most community stable area and reasonable stock conditions. These phases have included a number of blocks of Type 3 back-to-backs. As part of future phases in the next three years (2008 2011) further blocks of back-to-back Type 2 and 3 will be incorporated within schemes at a total cost of 6 million, if current bids are successful. Other plans involving tackling the back-to-back issue in Beeston Hill include a bid to acquire and demolish properties in the fifth worse area based on SOA data. This will involve the removal of the Type 2 back-to-backs, the site will be developed and the renovation, via group repair of the remaining Type 3 back-to-backs with our RSL partner for the area. This scheme it is hoped will not only deal with the back-to-backs in the area but link to the redevelopment of the commercial centre on Dewsbury Road and the old Police Station site which is to be vacated in the next two to three years. In Holbeck there has been a scheme of acquisition and demolition as part of the regeneration plan for the area. The target area is the poorer Type 2 stock. The issue here is not just the house conditions but its density and street layout. By removing a number of blocks it is hoped to open up the area, provide the opportunity to redevelop the site and improve the commercial centre of Holbeck. To complement this scheme bids have been made to hopefully allow the renovation of the Type 3 stock in the area, again through group repair. This will not only give confidence to the community but contribute to the redevelopment of the old school site and the PFI bid if successful. Private investment has also occurred within the back-to-back stock. As confidence has increased within the area private investment has occurred by landlords on their stock. Previously long term void property is being brought back into occupation. Landlords with local portfolios have been purchasing properties wherever possible and renovating them. This does not have a major effect on the area as a whole but if an individual eyesore on a street is returned to habitation this has an uplifting effect on that street. Overall within Beeston Hill and Holbeck there is no single approach to address the large number of back-to-back properties. There are around 3500 such properties; no amount of public funding will be available to deal with the issues they raise. It will need to involve private sector investment as part of overall stock improvements. There will need to be a toolkit of options, from selective area demolition, to the realignment of the streetscape via partial block clearance, some major individual redevelopment such as knocking two into one or alteration to individual internal arrangements to block improvements via group repair to areas left to market force where the market will dictate investment in this try of stock. Dealing with such large concentration of back-to-back properties will be a long term process. It is safe to say that it is very likely there will be back-to-back properties in this area still in one hundred years time. Mark Ireland Environmental Health Services, Leeds City Council

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Author: Maggie Gjessing Case Study Area: Harehills a) Background to the Area

Organisation: Leeds City Council

Harehills lies to the north east of the city centre and is within the Leeds Rim. Harehills has a distinctive identity and heritage, it has a number of listed landmark Victorian buildings including the Thackray Medical Museum (a former workhouse adjacent to St Jamess hospital), the former Harehills Middle School and Beckett St cemetery. In housing terms, the area is dominated by back to back and through terraced houses. Historically the area has been one which immigrant communities coming to Leeds have settled. The 2001 census indicated that approx 40% of population were from the BME community, largely Bangladeshi and Pakistani. More recently the area has become home to significant numbers of refugee and asylum seekers and economic migrants from the EU accession states. The area has a range of facilities including the Council owned Pakistani and Bangladeshi centres, a range of places of worship and a thriving shopping area along three main roads Roundhay Road, Harehills Road and Harehills Lane All of the Harehills Super Output Areas fall within the 10% most deprived nationally on the Index of Multiple Deprivation. The Spencer Place/Shepherds Lane area ranks the lowest and ranks particularly poorly on the Living Environment domain (second worst nationally). The employment and income deprivation indicators also affect the IMD score. The average house price for a terraced property is 74,000 (2005 prices) and the annual joint income to afford an entry level property is 33,000. The Gipton and Harehills ward has the highest incidence of fuel poverty in the city. b) Back-to-Backs in the Local Housing Market There are approximately 1,000 Type 2 and over 2,500 Type 3 back-to-backs in the Harehills area. Type 2 (eg the Lambtons, Lascelles and Ashtons) properties have no external private space, being accessed directly from the street, and with only shared use of community bin storage yards (formerly outside shared toilet areas) which present significant problems associated with refuse dumping and nuisance. Type 3s (for example the Luxors, Conways and Bayswaters) are slightly more modern often having small front gardens or yards. All back-to-backs have limited internal space, especially in terms of kitchen area, steep and winding staircases, no through ventilation and only one external aspect, such that those facing north receive little or no sunlight. These properties have no or limited external clothes drying facilities or private enclosed play space for children. The often narrow streets cause difficulties for refuse collection and street cleansing vehicles. Poor rubbish containment by households and small businesses, especially in the Roundhay Road and Shepherds Lane area exacerbates the problem. The Housing Needs and Aspirations study carried out in May 2004 (Outside Research Ltd) estimates an average of 20% - 25% houses are privately rented. There is also a significant level of ownership by Registered Social Landlords and a number of City Council miscellaneous properties. There are high numbers of void properties in Harehills and the area is being supported by the Void Properties team. The Harehills area is also known to have a relatively high turnover across all tenure types with about a third of residents having
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lived in the area less than 2 years. The condition of properties can be indicated by the investment needs of the Council owned housing in the area requires 13,962 per property (figures at 2003) to improve those homes to the decent Homes Standard. The area displays a number of problems including crime rates, the Harehills Lane area has been subject to a dispersal zone under S ection 30 of the Anti Social Behaviour Act 2003. c) Regeneration Context Harehills has benefited from regeneration funding in the past including Single Regeneration Budget, Objective 2 and URBAN resources which supported mainly economic and business support projects. Physical regeneration has included alleygating and some limited streetscene work. The area has been identified as a continuing priority in regeneration terms having been designated in 2003 as a Neighbourhood Renewal Area by the Leeds Initiative which attracted Neighbourhood Renewal Funding. As a result of its poor IMD ranking, the Shepherds Lane area benefits from Safer Stronger Communities funding to support neighbourhood management an approach which focuses on environmental management and enforcement, community safety, resident involvement, family and youth support. The area falls within the East and South East Leeds regeneration initiative (EASEL) area a public/private sector proposal to bring about long term sustainable regeneration in East Leeds, using housing market renewal as a driver for investment. The local regeneration approach is informed by the 2004 Land Use Framework (LUF) produced by GVA Grimley, including follow up analysis by West & Machell. This will be further developed by the EASEL Area Action Plan currently in preparation. Each of these point to a menu of approaches to include clearance and facelift or group repair approaches to the more sustainable stock. Given the size of the area, local stakeholders have considered there to be two initial priority areas, those around the Ashley Road area and the Shepherds Lane area. The LUF introduced the idea of conversions and knock-throughs to create larger family homes and flats which would better suit identified needs in the area. It is hoped that resources will be identified to undertake a pilot project in the Bayswater area which includes larger Type 3 properties. There have been two successful bids for Regional Housing Board funding to address the poorest housing stock. This is funding the demolition at the Little Comptons (40 no.) due to be completed by the end of 2007/8. This, coupled with the earlier demolition of 2 streets of Type 2s on Scarth Avenue (23 no.) will form a large site on Florence Street for redevelopment. A bid for the next phase of activity to deliver a facelift project in the Shepherds Lane area has been submitted for the 2008/11 funding period. Maggie Gjessing East Area Regeneration Manager, Regeneration Services, Leeds City Council

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References

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References
Beresford, M (1971) The back-to-back housing in Leeds, 1787-1937 in Champman, Stanley D (ed.), The History of Working-Class Housing: A Symposium. Newton Abbot: David & Charles, pp 93-132. Beresford, M (1994) East End, West End: The Face of Leeds During Urbanisation 16841842, Leeds: The Thoresby Society. Burt, S & Grady, K (2002) The Illustrated History of Leeds, Derby: The Breedon Books Publishing Company Ltd. Brewe, D (2007) Energy Conservation in Traditional Buildings, English Heritage. Caffyn, L (1983) Housing in an Industrial Landscape: a study of workers housing in West Yorkshire, in World Archaeology, Volume 12, no 2, pp 173 183. Chartres, J & Honeyman, K (1993) Leeds City Business, Leeds University Press. Daunton, M.J. (1984) Councillors and Tenants: Local Authority Housing in English Cities, 1919-1939, Leicester University Press. DCLG (2007) Housing Act 2004, Communities and Local Government website, http://www.communities.gov.uk/publications/housing/housingact [accessed 08/09/07] DCLG (2006) The House Health and Safety Rating System (HHSRA) Communities and Local Government Website, http://www.communities.gov.uk/documents/housing/pdf/156759 [accesses 08/09/07 DETR (2000) Quality and Choice: A Decent Home for All. The way forward for Housing, Department for the Environment, Transport and the Regions and Department of Social Security, Communities and Local Government website, http://www.communities.gov.uk/documents/housing/pdf/138028 [accessed 24/04/08] Firth, G (1997) A History of Bradford, West Sussex: Phillimore & Co. Ltd. Gauldie, E (1974) Cruel Habitations, London: William Clowes and Sons Ltd. Hargreaves, J (2003) Halifax, Lancaster: Carnegie Publishing Ltd. Hartley, M & Ingilby, J (1990) Life and Tradition in West Yorkshire, West Yorkshire: Smith Settle Ltd. Jones, H, Kettle, J and Unsworth, R, The roofs over our Heads in Unsworth, Rachael and Stillwell, john (eds.), (2004) Twenty-first Century Leeds: geographies of a regional City. Leeds University Press. Leeds City Council (2004) The Leeds House Condition Survey Report Mitchell, W (2000) A History of Leeds, West Sussex: Phillimore & Co. Ltd. Muthesius, S (1990) The English Terraced House, New Haven and London: Yale University Press. Newman, O (1972) Defensible Space Crime Prevention Through Urban Design, Diane Oub. Co. Power, A and Houghton, J (2007), Jigsaw Cities: Big Places, Small Spaces, Bristol: the Policy Press. Taylor, K (2001) Aspects of Wakefield: Discovering Local History 3, Barnsley: Wharncliffe Books.

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Tarn, J.N (1971) Working-class Housing in 19th-century Britain, London: Lund Humphries Publishers Ltd. Thompson, E.P (1968) The Making of the English Working Class, Middlesex: Penguin Books Ltd. Thornton, D (2002) Leeds, The Story of a City, Glasgow, Bell & Bain. Towers, G (2005) An Introduction To Urban Housing Design: At Home in the City, Oxford: Architectural Press. Upton, C (2005) Living Back-to-Back, West Sussex: Phillimore & Co. Ltd. Wilkinson, A (2006) Pathfinder Report. London: SAVE Britains Heritage. The Black report on Inequalities and Health (1980) Report of a research working group, updated version produced by Penguin Books.

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Appendices

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Appendix A: Project Brief

Purpose Leeds City Council intends commissioning renew to undertake background research on back-to-back housing in the city, together with preparation of a Strategy to address the refurbishment, remodelling or replacement of back-to-back homes. This Brief outlines the proposed methodology and tasks required, and the process to be followed, in undertaking this commission. Background Back-to-back terraced housing was extensively built during the 19th and early 20th centuries to house the rapidly expanding population attracted to manufacturing and industrial jobs in the city. High density meant higher profits for speculative builders. But a national debate about the house type developed, led by social and health reformers, focusing on the lack of through ventilation, insanitary conditions of shared toilet yards, frequent overcrowding, and lack of other amenities. A number of cities used local powers to stop building back-to-backs. In Manchester and Liverpool, for example, back-to-backs were banned in 1844 and 1861 respectively; no plans for back-to-backs were approved for Bradford after 1870; and in Birmingham they were banned in 1876. The debate resulted in a national ban on back-to-backs under the terms of the 1909 Housing and Town Planning, Etc, Act. In Leeds there was opposition to this national legislation; and a loophole in the Act permitted certain plans with prior approval to continue to be built. The last back-to-back in Leeds was built in 1937. Since the 1950s, various programmes of clearance and redevelopment have reduced the stock of back-to-backs, often replacing them with more modern Council housing. In addition, action by Housing Associations in the 1960s and 1970s, together with grant assistance to owners, resulted in improvements to many properties. However many problems remain, including inherent design constraints. A significant number of back-to-backs are located in the most deprived areas of the city; high costs are associated with necessary improvements to meet Decent Homes and Housing Health & Safety Rating System standards; often there is imbalance in local communities, with above average levels of private rental and multiple occupancy, high turnover and transience. All too often, back-to-back properties are occupied by those with limited choice in the housing market. Not all back-to-back housing is so problematic. There are a number of variants in terms of design and density of development, with improvements incorporated in more recently constructed properties. For instance, the later back-to-backs incorporated improved internal arrangement of space as well as small, private external spaces, distinguishing them from earlier constructed properties which had their single access directly off the street. Some, especially those located in highly desirable parts of the city, provide a first rung on the housing ladder for first time buyers. In Leeds 6 (Headingley, Hyde Park and Woodhouse areas), back-to-backs provide a key part of the student rental market. In certain parts of the city, larger type 3 back-to-backs with small front gardens offer affordable family accommodation. However the sheer scale of back-to-back housing, the cost of improvement, and the unattractiveness of the earlier, smaller type 1 and 2 back-to-backs bring significant issues of long-term sustainability.
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It is estimated that there are still some 15,000 - 18,000 back-to-back properties in Leeds. Ironically, in Birmingham, the last 11 back-to-backs are managed by the National Trust as a visitor attraction displaying social history! Towards a Strategic Approach to back-to-back housing The Leeds Housing Strategy has tackling obsolete housing as a major priority for action and a key contributor to achieving regeneration and the creation and maintenance of mixed, sustainable communities. While strategy and policies to tackle the future of obsolete Council housing are well advanced, equivalent policies have yet to be developed for older, obsolete terraced housing, most of which is located in the most deprived neighbourhoods in Leeds. A significant proportion of back-to-backs in Leeds are likely to fail the decent homes standard, one component of which is the Housing Health and Safety Rating System (HH&SRS). No city-wide strategy exists to address this. Realistically there is neither the funding available nor the appetite for large scale demolition and replacement. Most back-tobacks in Leeds will need to be retained and will require refurbishment or remodelling in the medium to long term, while it may be possible to introduce a gradual and limited programme of phased redevelopment in selected priority areas where this can contribute to wider regeneration objectives and dramatically improved quality of life for all residents in a community. A clear and robust strategy to address the issues posed by back-to-backs will identify and appraise the necessary mixture of replacement, remodelling and renovation of back to backs in areas of deprivation. A strategic approach towards back-to-back housing should: form part of the overall approach to providing access to affordable housing across the city help revive housing markets in areas of fragile demand and high multiple deprivation. help reduce instability and the dominance of certain areas by transient, vulnerable populations improve housing options for residents of deprived areas including affordable home ownership provide new housing options for first time buyers, households moving from private or social rented housing in inner urban areas, relocators or downsizers help to address a crucial need for access to decent affordable accommodation across Leeds identify options for either remodelling to provide greater opportunities for improved access to decent affordable housing or improvement to enable a longer shelf-life help provide entry level access to decent housing in areas of high demand and housing costs complement other regeneration research projects and local regeneration plans.

Methodology/ Tasks Required It is envisaged that this project, to undertake background research and develop a strategy for back-to-back housing in Leeds, will have the following six key components:

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1 Baseline Data Work with LCC Neighbourhoods & Housing and Development Departments, Housing Associations and other housing providers to: define the back-to-back property types update and check the existing LCC back-to-back property register, together with other Stock Condition Surveys and property registers, to establish baseline data on the number, type, condition and location of back-to-backs establish a database relating to back-to-backs map location of back-to-back property in the city establish a photographic record of a sample of back-to-backs. 2 Literature Review Undertake a review of existing literature and research relevant to back-to-back housing in Leeds and preparation of a back-to-back housing strategy. This is likely to include: historical overview commentary on the baseline data and implications for long term strategy, policy and practice Index of Multiple Deprivation in relation to back-to-backs psychological research on issues such as defensible space which would have an important bearing on some (or all) back-to-backs relevant aspects of the current broad national policy agenda, and the more local policy agendas, relevant to back-to-backs, for example: o development of sustainable communities and the social inclusion agenda o improved quality of urban design and place-making o provision of affordable housing o targets for achieving decent homes and Housing Health & Safety Rating System standards o the 4 part bottom line economic, social, environmental and ethical examination of the experience of other authorities where relevant. 3 Housing Market Intelligence Gather evidence to establish demand patterns, prices, turnover, tenure split, occupancy levels and void properties for back-to-back housing in Leeds (for sale and rent), to establish the various roles and positions of back-to-back housing within the Leeds housing market, and to understand as far as possible factors influencing the market which could lead to dynamic change. Evidence gathering will include the following: interviews with a number of estate agents handling the sale of and the letting of back-to-back properties in various parts of the city interview with Unipol, the universities and colleges in relation to student housing provision focus groups to establish the experience and policies of various landlords: i. private landlords ii. social landlords (housing associations and ALMOs) focus groups with residents of back-to-backs, including first time buyers and BME residents, as well as elderly people and those with disabilities survey to reveal public perceptions of back-to-back housing in Leeds. Additional factors can affect popularity and convenience of back-to-back housing and the health impacts on residents. For instance there is no alternative back door escape route in the event of fire; the steep and winding stairs in many smaller properties could present challenges to the young, elderly or disabled and might result in above average incidence of falls; the construction and high density of development could result in greater neighbourhood
94

nuisance, especially noise; the lack of adjacent private amenity space for refuse bins and rubbish storage may have implications for Street Scene services and kerbside recycling. It is important to attempt to capture some of these less obvious characteristics; the following is proposed: focus group of interested professionals (for instance, Housing, Planning, Environmental Health, Fire, Police, Ambulance, NHS Primary Care Trust, Social Services, City Services). 4 Technical Options Review the physical form of back-to-backs and the issues arising, such as: orientation thermal efficiency space standards internal arrangement of space noise transfer between properties fire safety defensible space density. From this analysis, review available options for regeneration intervention: refurbishment conversion/remodelling of individual properties, blocks of properties, or of selected neighbourhoods replacement/redevelopment selective use of a mix of the above to regenerate a local neighbourhood. It will be important also to examine experience in Leeds (or elsewhere) in applying such options. This should provide a review of advantages and disadvantages of each option, any significant constraints, risks involved, and any relevant practical experience. Finally, it will be important to assess the implications for back-to-back property, and for wider regeneration, if none of the above options is implemented. 5 Cases A review of recent experience in the city in developing approaches to back-to-backs in the context of local regeneration strategy. 6 Strategy Development The Strategy will seek to answer such questions as: What function(s) do back-to-backs play in the local housing market? What function(s) could they play in future? What policy responses are required to improve the sustainability of property and to meet acceptable living conditions (at least the Decent Homes standard)? This may include some mix of refurbishment, conversion, remodelling, or demolition and redevelopment. What policy responses are required in relation to back-to-backs to facilitate operation of the local housing market? What should an implementation action plan over 5 years/ longer term include? For example, in terms of housing market function, it may be appropriate to consider the following: starter homes/entry level on the housing ladder niche market
95

homes suitable for students or migrant workers property serving an intermediate role mainstream market housing unsustainable property which may also have become a barrier to wider regeneration.

The Strategy is likely to include some interplay of such key factors as location of back-tobacks, their function in housing market terms, form and condition of the stock and the local neighbourhood, and their contribution to wider regeneration issues. The implementation plan for the Strategy should identify the key agencies and organisations likely to be involved in delivery, together with an appraisal of the potential costs of the Strategy and how it may be resourced over time. Use of the Research and Strategy The background research and Back-to-back Housing Strategy may be used in a number of ways, including: to provide the evidence base to convince key agencies, Leeds City Council and Leeds Housing Partnership of the importance of tackling the various challenges posed by back-to-back property to raise the profile of a problem unique to Leeds and West Yorkshire to provide a basis for forward business planning by a range of partner organisations to promote understanding locally, regionally and nationally of the issues, actual and potential, relating to back-to-back properties in Leeds, and thus to promote recognition of the urgency of delivering priority aspects of the Strategy to underpin funding bids to the Housing Corporation, Regional Housing Board and other agencies to offer confidence that the City Council and its partners in Leeds are adopting a strategic rather than a piecemeal response to back-to-back issues to act as a basis for exploring a possible demonstration project to remodel back-tobacks as an innovative contemporary housing product for the 21st century. Dissemination It is proposed that the results of the research and Strategy development will be disseminated by various means, including: final project Report invited Seminar articles in relevant professional press. Other dissemination opportunities may emerge as the work on the project proceeds. It may also be appropriate, in parallel, to develop a suitable demonstration project. Managing the Process Ernie Gray (LCC Neighbourhoods & Housing Housing Strategy & Development Manager) will act as the clients key contact.
96

David Horner (Project Director, renew in South Leeds) will act as project manager for renew. Huw Jones (Strategy & Intelligence Director, renew) and Janey Barraclough (Project Officer, renew) will undertake much of the day-to-day research work and strategy development work for the project, with assistance from David Horner and other renew staff. The cooperation of a number of colleagues in the City Council and partner agencies will also be crucial to the success of the project. Some work in particular the interviews, focus groups and survey to inform the Housing Market Intelligence stage (task 3) may be sub-contracted to an appropriate academic institution. The Strategy will be developed and guided under the auspices of the Leeds Housing Partnership Executive. It will be informed by the work and priorities of the District Housing Partnerships. It is intended to establish a Steering Group to guide the research and strategy development, drawn from members of the Leeds Housing Partnership together with invited experts. The Group will meet monthly for the duration of the project. Membership of this Steering Group will include: Ernie Gray LCC Neighbourhoods & Housing: Strategic Landlord Stephen Boyle LCC Neighbourhoods & Housing: Chief Regeneration Officer ??? Andy Beattie LCC Neighbourhoods & Housing: Environmental Health & Private Housing Mark Ireland LCC Neighbourhoods & Housing: Environmental Health & Private Housing John Thorp LCC Development Department: Leeds Civic Architect Ian Mackay LCC Development Department: Principal Planner Steve Williamson renew: Chief Executive Huw Jones renew: Strategy & Intelligence Director David Horner renew: Project Director renew in South Leeds Janey Barraclough renew: Project Officer (Strategy & Membership Services) Matthew Walker Leeds Federated Housing Association: Chief Executive Martin Broadest Connect Housing: Regeneration Director Rachael Unsworth University of Leeds: Geography Neil Diamond Aire Valley Homes (Leeds ALMOs) Garry Corbett English Heritage Sally Hinton West Yorkshire Housing Partnership Timetable A suitable timetable will be agreed between Ernie Gray and David Horner. It is anticipated that the project will take some 6 - 8 months to complete. Fee The agreed fee for the commission is 44,000 + VAT.

Huw Jones and David Horner, renew, February 2007

97

98

Appendix B: Bradford Back-to-Back Types

TYPE A Row of stone built terraced houses with a through passage between blocks of four back to backs. Usually at the front of the block there is a small garden/yard area and at the rear you exit the house into a shared yard which would have contained a block of communal W.Cs and outhouses. Above the passageway will be a flying freehold which can either be a bedroom or bathroom. Front door enters a living room and off to the side is a kitchen from which steps lead to a cellar. Staircase to first floor is from the living room.

FE FE FE FE AR AR AR NSI N N SI SI DE DE DE S SST S STRE S ST RE RE ET ET ET ET

AD AD AD RO RO RO GSRO GS IN INGS IN LL LL LL HO HO AD AD HO AD RO S AD RO SRO S NG RO S LLI NG NG NG LLI LLI HO LLI HO HO HO

HA HA RR HA HA RRIET IET RR RR IET ST ST IET STRE RE RE ST ET ET RE ET ET

Bradford
FE FE FE AR FE AR AR NS AR NS NS ID NS IDES ID ES ID ESST ST ES STRE RE ST RE ET RE ET ET ET

FE FE FE FE AR AR AR NS NS NS ID ID IDES ES ESST ST STRE ST RE RE ET ET ET

FEAR FEAR FEAR NSID FEAR NSID ES NSIDES TERR NSID ESTERR TERRACE ES ACE TERR ACE ACE

FEA FEA FEA RNS RNS RNS RNS IDES IDES IDESSTRE STRE STRE ET ET ET

HO HO HO HO LL LL LL ING ING ING S SST S ST STRE RE RE ET ET ET ET

AD AD AD S RO RO S SRO S ING ING ING LL LL LL HO HO HO HO AD AD AD AD RO RO S SRO S ING ING ING LL LL LL HO HO HO HO

RACE RACE TER TERRACE NN NN NN TER GLY GLY GLY

Maps are Crown Copyright. All rights reserved. Bradford MDC LA076120

TYPE B
Construction similar to Type A, however you enter house via the living room but access to the first floor is off a side kitchen.

TYPE C
Rows of back to back houses with no through passageways, but each has a small garden or yard. These may two, three and in some case four stories.

99

M M M A A T T TA T T T T O O C C CO

D D D A A A A O O R R RO Y Y Y E E E L L L E E E E V V V A A T T TA S S S

E E U U UE N N N E E E V V V A A A

D D D D A A A A O O O R RO R Y YR Y Y E E E E L L L L E E E E V V V V A A A T TA T T S S S S

IN IN IN G G G R R R O O O W WL W L L A A L A N N N E E E

II N N N II G N G G G R R R R O O O O W W WL W L L A L A A A N N N E N E E E

II II N N N N G G G R R R O O O W W W L L L A A A N N N N E E E

IN IN IN G G G R ROW R GR OW OW O W LA LA LA NE NE NE

Maps are Crown Copyright. All rights reserved. Bradford MDC LA076120

It should be noted that there are a variety of different back to back constructions in the Bradford area and that it is difficult to categorise them all. In some cases although similar construction to types A & B access is straight into a kitchen or a single kitchen/living room. Staircase to first floor maybe from kitchen or the living room. It should also be noted that back to back and through terraces can be mixed in one block.

B B B R R R A A A C C C K K K K E E E N N NB N B B A A A N N N N K KA K A A V V V E E E N N N U U U E E E

II II N N N G G G R R RO O O O W W W L L L A A A N N N E E E

D D D A A A O O O R RO SR ''S 'S T T T E E R R RE A A A G G G R R R A A M MA M T T TM S S S S

E E E C C CE C A A A A L L L L P P P N N NP N R R R R U U U U B B B B K K K K R R R II IIR K K K K

E E E C CE C C A A A A L L L L P P P P N N N N O O O O T T T T X X X X A A A A L L L F FL F F

E E E C CE C A A A L L L P P P N N N N O O O T T T T X X X A A A L L F FL F F

M M M M A A A T T TA T T T T O O C C CO C

Maps are Crown Copyright. All rights reserved. Bradford MDC LA076120

D D D A A A A O O R RO R S 'S ''S T T T E E E R RE R R A A A G G G R R R R A A A M M M T T T S S S S

E E C CE C A A A A R R R RR R E E E T T T

D D D D A A A A O O O R RO R S SR 'S '''S T T T T E E E R RE R R A A A A G G G G R R R R A A A M MA M T TM T T S S S S

E E E C CE C AC A A L L L L P P P P E E E E L L L A AL A D D DA D R R R U U UR U B B B B

D D D A A A O O O R R R D D D A A A E E E H H H D D D O O O O O O W W W W

TYPE D
Corner or end back to backs. Located at the end of a block of through terraces. More common in the Keighley area. Often no yard or garden.
O O O O P P P P A A A A L LS L L S S S T T T R T R R R E E E E E E E E T T T T

D D D A D A A O A O O R O R R N N NR E N E E K E K K C K C C A C A A R A R R B R B B B

E E E M M M E E E R R R A A A L L L L D D D

S S S T T T T R R R E E E E E E E T T T

P P P P E E E E A A A A R R R R L L LS L S S S T T T T R R R R E E E E E E E E T T T T

R R R R U U U U B B B B Y Y YS Y S S S T T T T R R R R E E E E E E E E T T T T

D D D IA IA IA M M M O O O ND ND S ND ND ST S S TR TR RE TR ST EE EE ET EE RE T T ET

100

D D D A D A A O A O O R O R R M MR M A M A A H A H H R H R R U R U U D U D D D

E E E C C C A A A A R R R R R R E E E T T S S ST D D D N N N A A A L L L D D D O O O O O O W W W W

B B B B A A A C C C C K K KE K E E R R R R IC IC IC IC

T T T E T E E E E E E R E R R T R T T S T S N S N NS O N O O T O T T G T G G IN G IN IN S IN S S N S N N E N E E K E K K K

S S S S T T T T R R R R E E E E E E E E T T T T

Keighley

Bradford

D D D D A A A O O O O R R N N NR N O O O T T T G G G IN L IN IN L L L IR IR IR G G G

S S S P P P P R R R IN IN IN G GS G S S S T T T R R R E E E E E E T T T T

Maps are Crown Copyright. All rights reserved. Bradford MDC LA076120

MIXED BLOCK.

T T T E E E E E E E TR TR TR S S S N NS N O O O T T T T G G G IN IN IN H H H S S S A A A W W W W

D D D A A A O R O O R O 'S R 'SR 'S 'S D D D R R R A A A N N N N O O O LE LE T T TLE S S S

S S S P P P R R R IN IN IN G G GS S S T T T R R R E E E E E E E T T T

S S S P S P P R P R R IN R IN IN IN G GS G G S S T S T T R T R R E R E E E E E E T E T T T

D D D A A A A O O O R R N N NR O O O O T T T G G G IN IN IN L L L IR IR IR G G K K KG C C C A A A A B B B

OTHER VARIANTS

D D D A A A O O O O R R N NR N O O O T T T T G G G IN IN IN L L IN L IR IR IR G G K KG K C C C A A A B B B B

Maps are Crown Copyright. All rights reserved. Bradford MDC LA076120

L L L A A A W W W K K K H H H O O O L L L M M M E EL E E L L A A A N N N E E E

B B B A A A C C C K K KR R R R U U U U P P P P E E E E R R R R T T TS T S S S T T T T R R R R E E E E E E E E T T T T

L L L L A A A A W W WK W K K K H H H H O O O O L L L L M M M M E E EL E L L A L A A A N N N N E E E E

M M M A M A A Y A Y YS S Y S T S T T R T R R E R E E E E E E T E T T T

J J U J U J U N U N N E N E ES S E S T S T T R T R R E R E E E E E E T E T T T

L L A L A L A W A W W K W K K H K H H O H O O L O L M L M L M E M E EL L E A L A L A N A N N E N E E E

T T T E T E E E E E E R E R R T R T T S T S N S N NS O N O T O T O T G T G G IN G IN IN S IN S S N S N N E N E E K E K K K K KK C K C C A C A A B A B B B

L L L L A A A W W W K K K H H H O O O L L L M M M M E EL E L L L A A A N N N E E E

T T T E T E E E E E E R E R R T R T T S T S S N NS N O N O O T O T T G T G G G IN IN IN S IN S S N S N N E N E E K E K K K

P P P P A A A A R R R R K KG K K G G G R R R R O O O O V V V V E E E E

101
B B B B A A A C C C K K KB K B B Y Y Y Y R R R R L LS L S S T T T T R R R R E E E E E E T T T
L L L A A A A W W W K K K H H H O O O O L L L M M M M E EL E L L L A A A N N N E E E

Appendix C: Market Demand Research

BACK-TO BACK HOUSING RESEARCH 2007

Background Leeds has a comprehensive housing strategy, Leeds Housing Strategy, and a number of supporting strategies on key issues. Leeds City Council commissioned renew to prepare a Back-to-Back Housing Strategy to address the refurbishment, remodelling or replacement of back-to-back homes in the city. As part of the development of a strategy to address the refurbishment, remodelling or replacement of back to back homes in Leeds, market research is required to provide market intelligence and to help understand the current situation with regards to this housing.

Research Objectives The aim of this research is to provide information that will feed into a comprehensive strategy and implementation plan, which addresses the issues that are posed by back-to-back housing in Leeds in ways that are consistent with current housing standards and aspirations. Methodology A two stage approach was adopted to address the objectives: Stage 1 Quantitative Telephone Study 130 quantitative interviews of 10 minutes duration amongst non back-to-back residents were completed Interviews were completed using CATI technology Half of the sample was in dense back-to-back districts, one quarter in areas with some back-to-back properties and the final quarter spread more widely. Fieldwork was conducted in September 2007

102

Stage 2 Qualitative Depth Interviews A series of depth interviews were conducted with a number of interested parties Social landlords 6 interviews Private landlords 5 interviews Estate agents 9 interviews Letting agents 4 interviews Back-to-back residents 12 interviews (6 owners, 6 tenants) Professional representatives covering Fire, Police, NHS, Environmental Health and Student Accommodation QUANTITATIVE RESPONDENT PROFILE Interviews were carried out in a variety of areas across Leeds to attain a wide cross section of opinion

LS10 HUNSLET LS9 HAREHILLS LS7 CHAPELTOWN LS6 HYDE PARK LS11 BEESTON LS11 HOLBECK 2
5

12 11 9 9

HIGH DENSITY BACK-TO BACK AREAS 48%

LS28 PUDSEY LS18 HORSFORTH

14 10

PRESENCE OF BACK-TO BACK HOUSING 24%

LS17 MOORTOWN LS15 CROSSGATES LS8 ROUNDHAY LS14 SEACROFT

0 3

10 8 7

WIDER LOCATIONS 28%

20

40

60

80

100

Base Size = Total Sample (130)

103

Gender & Age

MALE

49

FEMALE

51

Under 40

19

40-59

34

60+

47

20

40

60

80

100

Base Size = Total Sample (130)

Ethnicity & Social Grade

WHITE OTHER REFUSED 1
7 92

This reflects the demographic profile of Leeds MD, 91.8% White

A B C1 C2 D E
0 9 29 20 40 60 80 100
104

3 9 22 28

MAIN FINDINGS

Understanding of Back-to-Back Housing

Respondents were asked what they understood by the term Back-to-Back housing, below are the responses. Other comments included: Old/older type housing One up, one down Not a through terrace No back Garden House where one side faces one street and the other side faces another street Houses only have fronts Poor/poverty stricken housing Dont like them One house is joined to another Houses that have two fronts

HOUSES BEHIND A TTA CHED TO HOUSES IN FRONT TERRACED HOUSING BUILT BA CK-TO-BACK ONLY HA VE A FRONT DOOR TERRA CED HOUSING/HOUSES IN ROWS TWO HOUSES BA CKING ON TO EA CH OTHER TERRACED HOUSING SHA RING A BA CK WA LL NO GA RDENS SMA LL HOUSE/HOUSING
0 19

29

17

15

5 20 40 60 80 100

Base Size = Total Sample (130)

Living in Back-to-Back Housing

42% of the sample had previously lived in a back-to-back house. Of those that had not lived in a back-to-back only 7% had considered this property type.

DID YOU ENJOY LIVING IN BACK-TO-BACK HOUSING?

Good/friendly neighbours (More likely to be mentioned by females)

Outside toilet

No garden

More community spirit/people looked out for one another (more likely to be mentioned by the 60+ age group)

No 32%

No privacy/neighbours too close (more likely to be mentioned by males)

Yes 68%

Houses warmer in winter

Ideal for first house/when first married Base Size = Those that have lived in a back-toback (55)

105

Opinion of Back-to-Back Housing

Mean Scores 4.2* 4.1* 4.0* 3.7* 3.5* 3.4 3.2 3.2 3.2 3.0* 3.0* 2.8* 2.8

Provides an affordable housing option for 1st time buyers Provides affordable rented accommodation Is part of the heritage/culture of Leeds Generates a sense of community for local residents Are safe to walk around in the day Areas are prone to higher crime levels Areas have more concerns regarding H&S issues for residents Areas have adequate facilities for residents Residents have a sense of pride in their area Areas provide problems for local services, fire, police etc. Have greater safety issues compared to other housing Lowers the value of other property types in the area Are safe to walk around at night 100
%
3 4 10 12 1 3 5 5 41 35 33 1 3

2 4 2 2 2 10 17 12

43 52 41 42 50 35 32 32 32 26 32 23 22 5 4 8 5 5 11 5 13

42 29 34 23 10

27 25 19 18

28

80

60

40

20

20

40

60 %

80

100

Disagree

Strongly Disagree

Agree

Strongly Agree

* Indicates areas where the under 40 age group show higher levels of disagreement compared to other ages Base Size = Total Sample (130)

BENEFITS AND CONCERNS REGARDING BACK-TO-BACK HOUSING IN LEEDS

Over half of the sample (56%) believe that presence of back-to-backs have no impact on local property prices. However, over a third (39%) believe that they lower other local property prices.
Benefits Concerns

Cheap/economical housing Houses take up less area/fit more houses on land Good for FTBs/a way onto the property ladder

18

Noise/noisy neighbours The type of people that live in them Small/lack of space

25

Females, under 40s

13

15

12

Cheaper to heat

ABC 1

15

Never lived in back-toback Under 40s

More neighbourly/friendlier

No/limited garden space

12

More community spirit

Usually in bad/run down areas

Nothing/no benefits
27

10

Less privacy 6

Nothing/no concerns

17

Base Size = Total Sample (130)

106

TYPES OF PEOPLE THAT LIVE IN BACK-TO-BACK HOUSING AREAS

Different types of people/cultures/races People on low income/low income families FTBs Older/elderly people Students Ethnic minorities Young people People who can't afford anything else Immigrants/non-British people Working class
0 22 22 19 15 15 13 13 11 10 10

More likely to have lived in one 35% Under 40s Never lived in one Other comments included: People who have lived there all their lives People who rent/cant afford to buy a property Single people People on benefits/not working Families Young couples %
20 40 60 80 100

ABC1

Base Size = Total Sample (130)

Opinion of Back-to-Back Housing

Local government money should be invested in renovation and refurbishment of back-toback housing

Mean score

16

41

29

3.8
70%

Local government money should be invested in demolishing and replacing back-to-back housing with modern housing

2.9
11 33 26 10

36%
100 80 60 40 20 0 20 40 60 80 100

Disagree

Strongly Disagree

Agree

Strongly Agree

Base Size = Total Sample (130)

107

WHAT SHOULD REPLACE BACK-TO-BACK HOUSING

Council housing Private housing Part buy housing Council flats Part buy flats Private flats Mixture of housing Other
0 6 17 30 62

60+ age group Males

13

11

9 20 40 60 80 100

Base Size = Those who said back-to-back housing should be replaced (47)

HOW DOES BACK-TO-BACK HOUSING IMPACT ON THE OVERALL IMPRESSION OF LEEDS AS A 21ST CENTURY CITY

Positive comments
Part of the heritage/history of Leeds Positive/good impression Good impression if looked after/modernised Should be kept/not knocked down Good for 1st time buyers 2 Gives Leeds character 2
8 7 7 25

40-59 age group Lived in one

Under 40s

Negative comments
Negative/bad impression Old fashioned/needs updating Run down/slum/deprived areas Better off without them 2 Don't look well kept/look neglected 2
0 20 40 60 80 12 7 22

Wider districts ABC1, males Under 40s

100

Base Size = Total Sample (130)

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Quantitative SUMMARY Almost half the sample had lived in back-to-back housing previously. Of these over two-thirds had enjoyed living in back-to-back housing. The main benefits of back-to-back housing were seen as providing cheap and economical housing, being a way onto the property ladder for FTBs and being able to fit more houses in a space due to their size. The main concern relating to back-to-back housing was the noise/noisy neighbours, followed by the lack of space and the type of people that live in them. When asked whether they would like to see government money invested in renovation and refurbishment of back-to-back housing almost three-quarters agreed. When asked if government money should be invested in demolition and replacement over a third agreed. Of those that favoured demolition and replacement, council housing was the main type of housing they wanted to see. Feelings were mixed with regard to the impression back-to-back housing has on Leeds. A quarter said it was part of the heritage and history of Leeds, whereas around a fifth said it gave a bad or negative impression.

QUALITATIVE SOCIAL LANDLORDS Aire Valley Homes; Canopy Housing Project; Leeds Federated Housing Association; Unity Housing Association; West North West Homes; Yorkshire Metropolitan Housing Opinions were mixed among social landlords as to the demand for back-to-back housing. Some said it had fallen as people now want bigger properties with gardens. Whereas, some claimed it had increased as people saw it as a first time property and a stepping stone to something else. Several mentioned that demand was related to where people want to live not what they want to live in. In most cases back-to backs were rented to long term tenants. It was generally felt that back-to back areas were relatively poor/lower income communities. Access to amenities was dependent on the area. Some mentioned that the areas tend to be served by smaller shops and not to have supermarkets nearby. Back-to-backs are often viewed as a second choice to a through terrace with a garden but are thought to be better than flats as they have more space. Generally people felt that back-to-backs gave an impression that Leeds was not progressive, looked like Coronation street or the Hovis advert. It was also mentioned that back-to-backs are part of Leeds duality modern/service industry city centre, deprived/industrial past inner suburbs.
109

However, most mentioned that they were also part of the cultural heritage/history of Leeds and should be retained in some form.

Qualitative Social Landlords

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves

-ves

They provide a good first time property option. A stepping stone to larger/better property. Good for single people or small families. Part of culture/history of Leeds They are distinctive/unique Safer from a security point of view as only entrance/exit at front Affordable option for those with low income. Can provide anonymity due to population density. Easier to heat. Helps people, i.e. homeless back into society.

General age of properties means more maintenance; roofs, windows, etc. Type 2 properties do not have a yard/garden for children. Steep stairs means not suitable for elderly /mobility problems/children. Condensation/poor ventilation/damp proofing can be a problem. Fire hazard as only one exit /security bars. Issues with energy efficiency and meeting government decent home standards by 2010. Small kitchens/kitchen in living room. Bedroom on different floors. Cannot form communities as private landlords = high turnover of residents. Any problems are magnified due to population density, i.e. rubbish in streets Noise nuisance. Perpetuates deprivation in an area.

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Qualitative Social Landlords

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation Mix Redevelopment

Renovate type 3 properties as they are more popular. Knock into a through terrace. Related problems, i.e. stairs, different levels. Renovation would keep communities together. Communities should be involved in the renovation process. Redevelopment would have environmental issues and split communities.

Do not replace back-to-backs with flats or apartments as there are already too many in Leeds. Replace with 2 bedroom houses. If redeveloping need a mixture of types of tenure and types of property. Priorities for redevelopment should be Beeston, Holbeck and Harehills. The more disadvantaged areas. Carry out selected redevelopment to give current back-to-backs more green space/gardens.

Qualitative Social Landlords

COMMENTS

If you are a parent with young children you really want to be on the same floor as them. Generally you cant as you go upstairs and you have a bathroom and a bedroom and you go up again and youve got another bedroom.

I think it gives a very mixed impression of what Leeds actually is. In the city centre you have got all the plush apartments but a large percentage of those are empty or bought for investment sake then you have got pockets where there are all back-to-backs. Its a very contrasting view.

I think people would prefer not to live in a back-toback. Its just that the demand for housing in the social sector is so high that it almost gives a false impression of how attractive back-to-backs are.

SOCIAL LANDLORDS

Id like to see them put up 1 or 2 bedroom houses that would cater for a couple and allow them to have one baby before having to move on, there is definitely a lack there.

The indicator is saying that this is a form of housing that people are using as a bit of a stepping stone to something bigger and better.

If you were visiting Leeds youd still think it was quite a grimy, industrial city which of course it isnt anymore.

We can readily let back-to-back properties. We advertise them, we offer them to people and people take them but that doesnt necessarily reflect how popular they are.

About 3 or 4 years ago they wouldnt have looked at repairing a back-toback that would cost more than 1,500 to repair. We have recently done repairs at a cost of 25,000 because it is valuable stock that Leeds doesnt have any more.

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PRIVATE LANDLORDS There is a high demand for back-to-back properties according to private landlords. Some of the reasons for this are the general housing shortage and the affordability of them in a market where prices are increasing. Houses are usually let on a short term basis of 6 months or a year. The general feeling was that some areas are more deprived than others for example, Cross Green and Holbeck. However, with continued renovation and refurbishment by landlords these areas would improve given their proximity to the city centre. It was felt by some that back-to-back housing areas tended to be anti-landlord as locals believed landlords were only there to make a profit and didnt care about the area. From a landlord perspective they felt they were improving the areas as they renovated and refurbished properties and that the council/ALMO tenants pulled the area down due to their transient nature. Back-to-backs were viewed as being in the same market (cost bracket) as flats and were popular as people renting get the space of a house. Areas with back-to-back housing were thought to have good facilities and amenities as well as a community spirit. Back-to-backs were seen as projecting a good impression, the reasons for this were that they provide low cost housing and are seen as part of the heritage of Leeds.

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Provide cheap/affordable accommodation Areas have good facilities for kids; parks, schools, etc. House are small therefore can fit more in an area therefore providing more housing. Areas have good transport links to the city centre. Houses are secure; only one door, bars on windows. Easy to maintain, no garden, less space.

Too many neighbours meaning possible noise issues. Lack of parking space, particularly HMOs, as only room for one car. Some do not have gardens/yards. Ongoing maintenance due to age. Houses individual therefore street can look a bit messy. Fire hazard as only one door. Issues with bin yards or bins staying out all week. Problem with transient nature of council tenants. Council dont improve their properties. Small kitchen. Issues with condensation in winter.

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Qualitative Private Landlords

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation Mix Redevelopment

Easier to renovate than rebuild. Structures are sound just bring them up to date with regard to energy efficiency etc. Its the area that determines rent value not the property. Make sure landlords carry out essential maintenance.

No need to redevelop as current houses are well built. Do not replace back-to-backs with flats or apartments.

Qualitative Private Landlords

COMMENTS
If we could get the money to renovate it would be ideal. It is very close to the city centre so you would get more working professionals moving in, which in turn would mean that the house prices would increase because you would have a better class of tenant. I think that demolition would be a very big shame. We had some houses that could easily have been knocked down and Leeds city council invested in them and now they look fantastic. 9 times out of 10 if there is a house boarded up it belongs to a London investor who bought the property a while ago for a cheap price and just thought they would sit on it until the value increased.

PRIVATE LANDLORDS
The renovated houses are the houses of the future. I think that in 10 years time Holbeck will be like Chapel Allerton. I would not see any reason for not renovating the properties because theyre all very well built, theyre not falling down. The structures quite fine its just improving the insulation to bring them up to better efficiency standards. They are not attracting a range of council tenants by the fact that they are smaller properties and they are in poor condition. They are a home of last hope.

The people of Leeds are the ones that live in them and they are happy to do so. If there wasnt demand for back-to-backs then they would be empty.

The council have got a difficult job in that they are not selective about their tenants, they are meeting them on a social needs criteria and they have got social rents so they are not raising the capital.

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ESTATE AGENTS Bairstow Eves Headingley; Brooklands Robinson Armley; Castlehill - Headingley Halifax Beeston; Manning Stainton South Leeds; Reeds Rains Morley; Robertson Thomas Horsforth; Simple Moved Ltd South Leeds; Whitegates South Leeds According to Estate Agents demand for back-to-back properties varies according to area and the current market. Those being sold for residency tend to be purchased by FTBs such as couples, young professionals and small families. Families with children prefer the type 3 properties given that they have a front yard/garden. The decision to purchase a back-to-back is usually based on what people can afford. The communities tend to be close due to the population density of the areas. However, this again depends on the area. Type of community varies dependent on area, such as students, ethnic groups, etc. The fire risk is not particularly an issues and as no different to a flat. Back-to-backs are viewed as part of the tradition and history of Leeds and are also part of its character. They are part of the diversity of Leeds housing and are viewed as projecting a positive impression if they are well maintained.

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POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

They provide cheap and affordable living particularly for FTBs. Back-to-back areas tend to have good transport links to city centre. No maintenance costs, i.e. communal charge, as with flats. Good amenities, shops, doctors, etc. Good range of facilities for children, parks, schools, etc. Houses retain heat or are easier to heat due

Security concerns for street lined (Type 2) properties. Smaller/One bedroom back-to-backs are difficult or less easy to sell. Damp or condensation can be a problem, particularly in cellars if they have not been tanked out. Bin yards attract people dumping rubbish/fly tipping. General maintenance due to age. Less desirable neighbourhoods, particularly Type 2. No garden puts families off but not a concern for students/young professionals. Potential noise issues given proximity of neighbours. Parking issues due to population density.

115

Qualitative Estate Agents

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation Mix Redevelopment

Need back-to-backs to conform to standards, wiring, roofs, windows, etc. Renovation would retain the areas local identity. Do not build any more flats. Some areas, such as Harehills, should be prioritised. If redeveloped could not fit as many people into an area and new builds are not necessarily any better.

If redeveloping should build a variety of housing such as affordable family homes, modern low rise apartments with communal grounds. Back-to-backs in very bad state of repair should be demolished. Demolition would eradicate ghettoisation. If redeveloping some areas should be opened up as green spaces.

Qualitative Estate Agents

COMMENTS

Should renovate them, not demolish and rebuild as thats when house prices get higher and higher which cuts a lot of people out of the market. Backto-backs are great for first time buyers.

Criticisms of back-tobacks is that if there is a fire there is only one escape routeit is not ideal. I have had no serious objections from buyers with regards to that. I think there are more risks with modern multi-floored flats than back-to-backs.

Probably the easiest type of house to sell because of the price

ESTATE AGENTS
Two bed street lined properties are harder to sell even though theyre cheap because theyre street lined properties whereas ones with a garden could sell all day and all night. Security wise I dont think Type 2s are a good idea but if we had more initiatives, it really boils down to the communities and how they treat them and how they want the area to grow and if everyone got together Im sure any area would be better. I think it [renovation] is a good idea because it will strengthen the area, which will make the other areas more saleable. I still think they should keep the same sort of back-to-back housing but just not as many because you need open areas.

I think a city has to have a diversity of accommodation to be a 21st century city. You have to have accommodation that appeals to all price and age ranges so I dont think it impacts negatively, I think its just the way its kept.

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LETTING AGENTS 261 Rentals Harehills; The Accommodation Centre South Leeds; Brooklands Rents Armley; Jane Wetherop Leeds There is a high demand for letting back-to-backs as it is difficult to find other house types. However, demand does depend, to some extent, on the location. People rent properties according to location; key workers near hospital, young professionals near city centre, families near schools they want their children to attend. Type 3 properties were easier to let due to the garden/yard at the front. This type was also more popular with families as they are safer for children. Back-to-backs were generally let on a short term (6 months to 1 year) basis. However, some agencies did have long term tenants. Some agencies mentioned that there is a growing market for letting to Eastern European temporary workers. This is reflected to some extent in the types of shops in the areas. Letting agencies only let back-to-back houses if they meet the required standards. There were no particular issues with fire safety as refurbished houses met standards such as fire doors and windows big enough to escape from. It was generally thought that tenants on housing benefit dont look after their houses. One of the main concerns for letting agencies is trying to get landlords to invest in their properties. This is more of a problem among more established landlords as newer landlords saw the houses as an investment as they paid more for the houses therefore needed to cover their investment by making the houses more desirable. Letting agents thought that back-to-backs gave a mixed impression as they were seen as old but on the other hand they were slowly improving as they were refurbished.

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Back-to-backs are cheaper/more affordable than other property types. They are easy to heat due to only having one exterior wall. More for your money compared to city centre flats. Many back-to-backs are close to the city centre. Areas have good facilities, green areas, shops, schools, etc. Look like they are built to last unlike current properties.

Steep/narrow stairs not good for older people/those with mobility problems. Possible noise issues from neighbours. Boarded up houses encourage squatters. Poor facilities as areas become run down. Areas have lost their community spirit due to high turnover. Type 2 properties have security issues due to being street lined. Access, only one door. Undesirable council tenants move into the area. Condensation.

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Qualitative Letting Agents

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation Mix Redevelopment

Need to force landlords to improve houses and therefore improve the area. Bin areas need to be looked at. Knock through back-to-backs to make through terraces. Possible problems with some not being on the same level.

Redevelop some areas into open/green spaces. Therefore areas not as densely populated. Do not build flats, need to build more family housing if redeveloping.

Qualitative Letting Agents

COMMENTS
The down side is as tenants get older they cant manage the stairs, that is an issue. You cant get a chair lift in a back-to-back because the staircases are too narrow.

We tend to find that landlords who rent to housing benefits dont have as high standards as those landlords renting to working tenants. The standard of the house itself is not as good, the way it is looked after. The house looks scruffy.

I have one landlord who owns a lot of properties. A lot of them are empty and need work doing on them, averaging between 1,000 and 1,500 per property. I cant persuade him to do it, he is just sitting on his backside.

Tried to make Tempest Road in Beeston look good, it looks ok but they have to keep cleaning it up because the people dont look after them. Draws bad people as the rents are cheaper.

LETTING AGENTS

People will ring up and say I want a city centre apartment and then we will convert them and say for your money, it is 600/700 a month, you can have a back-to-back with a cellar kitchen, a garden, 2 double bedrooms and a beautiful bathroom. We find 9 out of 10 decline the apartment and move into a back-to-back.

People tar back-to-backs with the same brush but they are not, they are completely different.

If you take a row of 5 houses down that is 10 houses and you cant put something back in its place which would accommodate that number of people at an affordable price. Where there is a reasonable row of houses renovation has to be preferable to knocking them down.

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RESIDENTS - Owners The sample interviewed were long-term residents, 15 50 years. House choice was driven by what was affordable, either as a first home or the desire to move out of a flat into a house. Back-to-back homes are considered good, well built, (many) spacious properties. The garden area of Type 3 is treated with pride and is a valued and used space, making this style preferable over Type 2. A high level of modernisation has been undertaken making them comfortable homes. The community spirit was very strong, knowing good support was available from their neighbours. However, all have noticed significant deterioration in the districts they live in over more recent years (last 10). When they first moved in there was higher owner-occupancy but now there is a higher proportion of rented houses. This has affected the profile of residents, changing from older residents to a wider age mix, more families and, with the higher turnover, a diluted sense of community spirit. Leeds Federation was singled out as a major provider of the rented properties. They were praised for the refurbishing they undertook prior to a new occupier but criticised for putting every Tom, Dick or Harry in them. Disturbances or concerns are driven by anti-social behaviour: Additional noise, from the street / party music People throwing rubbish anywhere Motorcyclists or cars racing up and down the streets, or younger cyclists on pavements Drunks People who dont work and hang around the streets Pick-pockets/muggings

119

Qualitative Residents - Owners

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Affordable homes, ideal for FTBs. For many a preferable alternative to a flat. High demand for them. Old, but well built houses. Many are extended and modernised to a high standard, and to high expense, to create comfortable, spacious homes. Previously a close, supportive community. Districts with atmosphere and character. Good local facilities and green areas are available in many places, with improved play areas and sports facilities for children.

The impact of rental property negatively impacts on owner occupiers desire to live there. Lack of respect by many tenants, both neglect of their property and abusing other peoples property. Waste disposal and rubbish are causing the area to look run down. No rules to keep the garden and street tidy or take bins in. Not safe to walk around the districts in the dark due to localised crime and anti-social behaviour. Lost community spirit due to high turnover and profile of tenants. Some vacant rental housing / bed-sit conversions affecting the appearance and safety of the street. Steep stairs are not good for older residents, who would prefer ground floor living. Damp from leaking roofs and converted cellars.

Qualitative Residents - Owners

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation Mix

Redevelopment

Many older residents own the properties and they would not like to have to pay rent again. Buying another property is too expensive. Many roofs are original and susceptible to damage. Preference for a bigger or separate kitchen. Suggestions for an external facelift were to improve the brickwork and take off chimneys to improve appearance and make them look less old fashioned.

Some should be knocked down and replaced by bungalows and smaller houses, but not flats.

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Qualitative Residents - Owners

COMMENTS
When you get all of these new houses theres not the atmosphere or character. People dont help each other.

Its the people that are the problem and this has given me quite a negative outlook on the area. (Harehills)

There are too many gangs hanging around The police have got their work cut out. Something needs to be done to sort all this crime out. There are lots of young children in the area who stay out late when they should be in bed. (Beeston)

If I could afford to I would move tomorrow. (Beeston)

RESIDENTS - OWNERS
When the vacant house is all done Id like to see people in it, its stops a lot of vandalism.

Back to backs give a bad impression as they are a bit out of date.

They should pull a lot of them down and build something else, maybe bungalows so they can have a little garden. A block of flats accommodate a lot of people but they are an eye-saw.

They should put decent people in, I dont know where they get them from.

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RESIDENTS Tenants The sample interviewed were a mix of long and short-term residents comprising students, family and elderly people, private rented and council tenants. Longer term residents have noticed a deterioration in the neighbourhood but are not complaining about the quality of their home. They have social landlords. Short-term residents face the poorest housing standards and greatest variety of standards provided by private landlords. Matching tenant to house is less evident amongst private landlords compared to social landlords. The family residing in a one bedroom Type 2, had a strong desire for a bigger Type 3 property. All bar one respondent lived in Type 3 houses, which were far more desirable and the outside space enjoyed by all. However in student areas many were often neglected by the tenants and the landlord. Enforcing a cleanliness standard to tenants and landlords could lift the overall appearance of the locality of high rental and multi-occupancy accommodation areas. Beyond cheaper rent, students appreciate the space back-to-back properties provide that other accommodation doesnt offer.

Qualitative Residents - Tenants

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Affordable rents. If given the choice of property, some spacious, well maintained houses exist. Social landlords have given advice on fire and general safety. Comprehensive fire protection has been enforced in some housing, potentially better than would exist in private homes. Back-to-backs can exist in neighbourhoods of choice. Headingley and Hyde Park are strong student communities and a desire to live close to like-people is a higher priority than housing quality.

Degeneration in some areas, due to occupant and landlord neglect of tidying up the external appearance of properties. Minimum standards and legal requirements dictate what requests for maintenance are prioritised. Over crowded housing Multi occupancy conversion is creating overly-cramped living conditions. Noise is a major problem, from both unreasonable volume but also from movement and walking about on wooden, not carpeted, flooring increasing noise transfer. Frosted glass windows on the central partition wall allowing movement to be seen adds to the lack of privacy. Damp cellars are unusable, losing valuable storage/general space.

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Qualitative Residents - Tenants

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation
Students:

Mix
Elderly:

NA

It raises a big doubt over where students would find affordable housing. Back to backs meet this need. If replaced by flats its potentially targeting young professionals, so replacement housing would need to be cheaper accommodation.

Small bungalows with a garden would be a desirable replacement to some back-to-backs. Ground floor flats would also offer more suitable accommodation, but not in high-rise blocks. Selective areas could be rebuilt, inner city areas/east of the city. In contrast Farsley is an example of a pleasant district with a mix of accommodation type, in need of little or no attention.

Qualitative Residents - Tenants

COMMENTS

Student landlords ruin the properties. They put in partition walls to get as many in as possible, and cheap fittings, to get as much money as they can. Then students dont treat them well. They are falling down around us. I wouldnt buy a student house, youd have to pull everything out and start again.

Its in need of repair, but thats because its student accommodation not because its back-to-back.

Ive lived in this area all my life and Im ashamed of it nowits the grown ups not the kids people dont care what they do. (Holbeck)

Knocking two into a through-terrace would make it feel like modern housing. Its very old fashioned in comparison to what they are doing in the city centre.

RESIDENTS - TENANTS
A new front door would keep the draught out and lessen the noise.

I feel safe, we have a strong lock on the door. The windows downstairs are painted over so cant be opened Weve got fire alarms but those on the top floor would struggle to find the exit especially with the steep stairs.

There could be a bottle and paper bank at the end of the street. We recycle everything. (Student)

The stairs are steep, the ceilings low and theres hardly any light. Im 62 so have to crouch a bit its difficult at night. We need to put in our own lights.

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Professional Bodies - Fire The station covered Headingley, Hyde Park, Woodhouse Moor and Burley which has a high student population (potentially 80% now). Conversion into flats/bed-sits brings the increased risk of multi-occupancy homes with several times the normal amount of electrical equipment coupled with young, carefree or naive negligence regarding behaviour and safety. Mixed feeling about landlords expressed. Those going through the licensing system are excellent and have all the fire protection in place. Some private landlords have a severe impact on the quality of the back-to-back properties that exist, investing very little money in them and not meeting building regulations. Lack of escape routes is the main problem. All doors onto the stairwell should be fire doors and kept shut to allow a route down from the upper floors, smoke alarms should be fitted on all landings. It is advised to take a phone to upper bedrooms and in the event of fire operating a stay put policy - phone 999, block the gap at the bottom of the door, open a window for ventilation but do not use as a means of escape. The area is well positioned for a quick response. Those protecting against burglary with security bars to the windows and doors increases the difficulty of access for fire fighters. The gated alleyways are alleviating problems as stronger communities are forming again and responsibility to keep the area clean and tidy is increasing. Encouraging more owner-occupancy is required to revert the multi-occupancy homes back to standard houses.

Qualitative Fire

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Affordable student housing. Some streets where the properties are mainly privately owned are well looked after and a strong community spirit still exists. Preferable to council owned high rise flats for fire risk, rescue and the anti-social behaviour associated with the nature of tenants. Gives a bit of character to the city.

Roads are narrow, congested and cars poorly parked, so access can be difficult. The majority of houses are Type 2, which often have a couple of small steep steps up the front door which makes forced entry difficult in the event of fire. The single escape route makes them a higher fire risk property, exacerbated in multioccupancy houses. Degeneration has increased as student rental has increased due to neglect of both landlords and students. Bin stores and the general build up of rubbish provides the fuel/opportunity to start fires by people doing it for a laugh.

124

Qualitative Fire

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation but some redevelopment

In many areas there is a strong sense of community. They have brought a massive income and been a means to create the opportunity to draw in youth to the city. Conversion back to houses would attract semi professional people as they are good FTB homes, which should lift the overall environment.

Areas where some back-to-back houses have been demolished and replaced by grassed areas and leisure space have created a better environment and could be introduced in some areas. Fires in high rise flats are operationally more difficult to fight than in back-to-back houses. With the additional social issues this makes them a less preferable type of housing.

Qualitative Fire

COMMENTS
The rooms in the attic are not always accessed by the correct staircase...They would need building regs to make it into a sleeping area but a lot we go in dont have that. Some have open staircases, some fold down out of the ceiling. Students dont care, but parents probably would if they knew what was in place. Some (landlords) are back-door merchants, buy 3 or 4 on a road and let them out as if they were ordinary houses and those are the ones we have problems with. I wish we had some jurisdiction over them but we dont. The student population are youngish kids and they dont have the same fire safety knowledge that older people have and they dont care about the equipment.

FIRE

The problem is that were fitting things that the landlord should do to make the property safe in order to get a license. The more shrewd landlords, you know, the back-door landlords will request our attention. We do a home fire safety check and fit smoke detectors so theyre getting the job done for nothing really.

Id be very concerned if landlords were spending rate payers money. They take a lot of money off people who rent those properties, its up to them to maintain the standard.

Theyve been there a long time and they do the job they are supposed to, its cheap, affordable housing. If the students werent there Im sure it would be full of semi professional people. Its first time buyer type property.

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Professional Bodies Police Cover Beeston and Holbeck area. There is a good proportion of back-to-back housing. Beeston tends to have a mixture of type 2 and type 3 properties. Whereas, Holbeck is predominantly type 2. Holbeck, Beeston and parts of Hunslet are very densely populated due to amount of back-to back housing. Police have a good relationship with the community as they are very active in community events. This super output area and is in the 3% most deprived in the country. Therefore has received funding in areas of back-to-back housing. Resident profile has changed in last 20 years from families to short term private rented. Some issues with student areas. Need to make them aware of how to protect their property and themselves. Sometimes its difficult to locate people due to the transient population but police have good network with landlords. Have contact points in the community, that are advertised, where people can go and see a PCSO or a PC to discuss their concerns or report anything. ASB/crime no more prevalent than in any other area/type of housing. Excellent facilities in areas of back-to-back housing. Sports centre, mosques, one stop centre, schools, multi-cultural centre, police and fire station, local shops and supermarkets and good bus service. Work partnership with youth services and other service providers to reduce ASB. Leeds is an old city, people identify with the way Leeds looks. They dont necessarily identify with the new buildings in the city centre as the Leeds image. Back-to-backs are viewed as part of the Leeds structure.

126

Qualitative Police

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Easier to carry out crime prevention activity, such as leafleting houses due to the density of housing. Easier and cheaper to install crime reduction measures due to only a couple of windows and one door as opposed to other housing. Multi-cultural areas. Excellent facilities/amenities in the area. Brings people closer together. People look after each other. No major trouble in back-to-back areas, this is due to the community spirit and how well the services are received. Prefer back-to-backs than high rise blocks as its easier to engage residents in problem solving activities.

Bin yards are a problem; used by prostitutes or for storing/hiding stolen goods. Rubbish in the streets when bin yard is full. Parking/car crime can be a problem, particularly when Leeds United are playing at home. Transient population Problems regarding fire regulations.

Qualitative Police

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation Mix Redevelopment

Need to keep community feel as its easier to police. Dont think they should be replaced.

City is moving outwards this will mean some relocation of residents. If redeveloped, residents still need to be able to access services and facilities in the area to maintain the community spirit. If number of houses decreased it would impact on the way community is set up. Would cause unease in the community unless people fully understood what was happening. Therefore need to keep people fully informed. Will be a problem relocating residents and it will break up community.

127

Qualitative Police

COMMENTS
We have had problems with the bin store areas where people committing crime have hidden in there or hidden property in there. Also had problems with prostitutes using the areas.

Had a spate of burglaries in the Woodviews that are predominantly back-to-back but we did a multiagency problems solving activity that includes speaking to residents and providing crime reduction advice. A lot was centred around not leaving doors and windows open. However, I dont identify that as a problem with backto-back housing. It just so happened it was in that area.

If you want to deliver a crime reduction message through leafleting it can be an advantage to be in a back-to-back area. You can cover a lot of houses and see a lot of people.

Its easier to install crime reduction measures a backto-back house as you may only be looking at 3 windows and a door. As opposed to windows on 3 sides and a door at the back.

POLICE

I like the community feel of a lot of people living in close proximity taking part in activities and having that community spirit. Its a lot easier to police a community like that.

Its the community we focus on rather than the type of housing.

I would say its not a disadvantage to live in a back-toback with regard to crime.

[If redeveloping] people need to be kept informed so they know what is happening as they will be changing the structure of the community. Have open days in one of the centres where people could come and ask questions directly to the people involved. They could look at plans or models of how it would look.

Professional Bodies Environmental Health Back-to backs are Category 1 hazards in relation to falls and safety. Externally issues exist around green space and amenities in the high density, more deprived areas, which face anti-social behaviour problems and mobility issues to access services. High level ALMO or private rental tenants and the influx of asylum seekers has altered district profiles, creating a transient population with less of an interest in the area and dilutes community cohesion work undertaken. Friction also exists between long-term residents and student markets, which are transient, but can be managed more easily through work with university, student and private rental representatives, but this cant be managed city-wide because the districts have different needs. Leeds has several districts in the bottom 3% of Super Output Areas, and more in the bottom 10%, which dense, poor quality housing contributes to. Changes in ward boundaries have made comparison and measurement of change difficult.

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Areas where back-to-back houses are amongst a mix of the local housing and act as starter homes are stable environments.

Qualitative Environmental Health

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Affordable homes for many. A lot of area management work and community cohesion work has been done in areas of dense back-to-back housing.

Fire safety single door exit and sometimes no firewall in the attic. Steep, narrow stairs with winders to all floors. Small kitchens - the ergonomics and door to the cellar. Security no defendable space with doors and windows directly onto the pavement, and access via the attic. Cold and thermal efficiency - due to lack of central heating and roof insulation. Noise transmission through the structure, as there isnt a modern partition, and unreasonable airborne noise.

Qualitative Environmental Health

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation Mix Redevelopment

Requires varying levels of intervention:

In some areas the properties will be maintained by themselves. Demolish parts and turn them into street zones or courtyards. Re-route the traffic and close off street so people can take ownership of the street and create more personal space. Need to ensure that what goes back is right for the community and the people get first choice. It needs to be a combination of builds. It shouldnt be high-rise areas, but in certain areas 3-6 storey flats could be built amongst townhouses, with some areas left as green space.

Districts for focus are:

Beeston, Holbeck and Hunslett, areas which fall in the bottom 3% of Super Output Areas. Districts that are twinned with better suburbs but still fall in the bottom 10%.

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COMMENTS
When you go to north Leeds the correlation between older housing isnt the same because you've removed other factors. I dont think you can say that its back-to-backs causing anti social behaviour. Its more about the area in its fullest sense, poor housing , whatever type it is has to be one of the issues.

They actually spend more money on waste disposal and street scene in these areas than they do in more affluent areas.

Its got to be a vision master plan. Not just well do these houses up, its got to be fitted into improving education, skills, crime rate etc Social issues you can resolve quicker than the infrastructure.

ENVIRONMENTAL HEALTH

You will always have good and bad landlords , those who are responsible and honest, thats the majority, and those who take the money and run, for want of a better phrase.

When you drive around sometimes you think how is a fire engine going to get down here. It didnt use to be an issue, as the affluence in the area dictated car ownership, but as areas get more affluent then it will become a problem.

The problem is where do you put your rubbish. If youve got to put your bin down the road, everybodys filling it. .. If attracts other peoples rubbish If you put it outside its causing an obstruction. Its more about the level of space available to people.

Professional Bodies NHS District Nurse The majority of housing covered is Type 2 and the district nurse treats people in their own homes, patients tend to be old and not very mobile. She assesses the house and recommends aids and adaptation where possible or suggests re-housing. The nurse cannot risk her own health and safety following somebody with mobility problems up steep, narrow stairs that twist at the top so bathing and toileting has to be done downstairs. This lack of privacy impacts on dignity and mental wellbeing. Poor housing stock, through damp and poor state of repair, means chest problems, asthma and eczema are more prevalent. Washing has to be dried indoors as many have pulley lines across the street that are in poor repair. The older people are owner occupiers who have lived there 50+ years and know no other way of living. They would have had a close family network in the neighbourhood but now the younger family members are moving away and family support is less prevalent.

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The council or private landlords own a high proportion now, occupied by different ethnic groups, described as asylum seekers, African, Polish, East Europeans not Asian families. This causes language problems. A language line is used but quality of translation means accuracy of information is lost. Rubbish impacts in these areas with the communal rubbish area not being very well looked after and rubbish falling off the collection lorry is left in the street in this area. Also people put in the back-to-back houses in this district often have problems with behaviour. Bollards to prevent through traffic could delay access by emergency services to some properties.

Qualitative NHS

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Affordable housing. Community spirit and good neighbours in some areas of back to backs, more social networks than in more affluent sheltered housing areas.

Poorer insulation, heating and utility services in the older properties, in regular need of repair and less economical to run. Harehills contains residents with anti-social behaviour. The nurse was reluctant to visit some pockets from late afternoon as the area felt unsafe. Other areas of higher concern are Richmond Hill, Cross Green and deeper into East End Park.

Qualitative NHS

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation

Make initial improvements but keep the properties affordable to attract a different profile of buyers to reside in the area. Modernise the later built houses with insulation, central heating and generally better services.

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Qualitative NHS

COMMENTS
They need something to regenerate them first then more younger people would be inclined to buy one. If you got a different type of person living in these areas, in large numbers, it would improve You dont want to live next door to somebody selling drugs and boys with ASBOs. Ive just had one family moved out of a house that has had no hot water for 3 years. The electricity was lethal, you didnt touch anything that had electricity supplied to it. There was no earth.

I had to climb 7 steps to get into the property, the 86 year old who lived there couldnt do that.

NHS
Tend to get young ones with ASBOs and a number of children are out in the street when they should be at school, but they dont see education as a priority. They are cold because they dont have central heating and are damp in winter and in a poor state of repair. Its down to the condition of the house, but it could be a detached house in the best area, if its not in a good state of repair it would be the same.

You tend to find areas like these have a nice park. I think Leeds City Council have done very well here in Harehills. Theyve made open spaces more useable for younger people like basketball nets and goalposts.

Professional Bodies Unipol Around 15-20% of student housing through Unipol is back-to-back property. It is a mix of owned, managed and leased from Leeds City council. Most student accommodation is Type 3 and more likely to be for 4-6 students and converted into HMOs. Type 2 is usually offered to couples. Unipol have worked with the Fire Brigade and Environmental Health to develop guidelines to improve safety standards and have recommend measures that should be taken in student accommodation. There are limitations with this code: Standards are voluntary, not law, and consequently some owners put in higher levels of fire protection than others. There is no time frame in place for improvements, and is a forthcoming, not current measure. Overly-converted properties is an issue and some owners understand the need to convert them back to standard houses. As this involves investment and loss of income it is not an attractive option.

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There is a current surplus so this should imply that the more cramp properties will be the least popular. However, these will also be the cheapest, of key importance to some students, so the logic of appeal may not follow through. Specific requirements for fire, health and safety exist for back-to-back houses to be licensed for HMOs, centring around a protected escape route. Windows over 4.5m cannot be used for this so protection of the stairwell is a key focus.

Qualitative Unipol

POSITIVES AND NEGATIVES OF BACK-TO-BACK HOUSING

+ves -ves

Low rent accommodation. Strong student communities. High density of students in these areas. Students want to live where other students are and prioritise this over good quality accommodation.

Mixed standards of accommodation. Over-crowding. Second choice to through-terraces, but taken as there is less alternative HMOs. Inherently more unsafe than through-terraces.

Steep staircases increases the risk of falling and banging heads on low ceilings. Escape from bedrooms in the event of fire.

Less buffer to noise. No garden area in many properties, so incidents of people spilling onto the street/pavements.

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Qualitative Unipol

ALTERNATIVES TO BACK-TO-BACK HOUSING

Renovation with some redevelopment

Make some form of payment to re-convert the HMOs back to houses. Grant input available to assist with common issues or standard work required. Potential to provide good quality student accommodation in communal areas close to universities and all the other facilities wanted. Important for housing in Leeds as they are affordable houses for families. Aim to occupy back-to-back houses with families with only one child. Stop authorising people to do whatever conversions they want by financially discouraging this behaviour in order to let them as HMOs.

Flats are not as popular as houses, or as suitable for families. Full redevelopment required in pockets of Type 2 to reduce density.

Demolish alternate rows of Type 2s to create a street with gardens.

Type 2 redevelopment would not have a major impact on student accommodation as most is Type 3. Knocking two into a through-terrace is a idea worth considering. It has been tried before and can create more difficulty and cost than originally envisaged.

Subtly different designs. The different sides are often not on the same level. Change in stair case regulations absorbs more space.

Qualitative Unipol

COMMENTS

Students who live as couples or a re a couple of friends are identical to anybody in the city living in back-to-backs.

Some will voluntarily change precautions to those guidelines, some wont. Over-crowding is a problem in some properties as the houses have been overdeveloped.

UNIPOL
Students are no different to the rest of the community living in back-to-back houses or different to students living in other types of accommodation.

Students dont notice its a back-to-back really.

When people get to know back-to-backs they are a perfectly relevant form of housing.

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Conclusions Back-to-backs have a genuine role in Leeds, not just as part of the tradition and culture of the city but as a modern day housing type. They are well built and affordable making them an essential part of Leeds housing mix, ideal for FTBs. Categorically, no more high-rise flats are wanted in the city, and houses generally are preferable to flats. They also satisfy the accommodation need of students. Long-term residents report noticeable deterioration in areas of back-to-back housing, the loss of a strong community spirit and greater fear of personal safety, but many cannot afford to move out. Overall the research supports investment in renovation rather than large scale redevelopment, although selective demolition is desirable to introduce space. Areas of focus would be districts with dense, older Type 2 housing where greater social issues exist, being the areas in the bottom 3% of Super Output Areas and selected pockets in wards in the bottom 10%. Increasing personal space and green areas was a common request. However there is a question over whether house supply outweighs demand and therefore if some homes are demolished and areas not rebuilt as densely, can these people be rehomed in fewer houses? Introduce a mix of house types to meet specific occupants needs, including bungalows, 1 or 2 bedroom houses and potentially low-rise flats, where the ground floor homes are reserved for the elderly or those with mobility problems. Rehousing would free some back-to-back properties to house more suitable occupants and allow an influx of more aspirational FTBs, increasing owner-occupancy and hopefully restoring pride in the properties aiding the regeneration of the areas. However quantitative research revealed that under 40s, who are the most likely to be FTB purchasers, were most critical of back-to-back houses, so encouragement by way of improvement grants may help make the homes more affordable and attractive propositions. Poor housing, whether it be back-to-back or another property type, is an important factor in the overall quality of living in these districts, but is only one of several factors in need of attention and financial investment. Attitudes and behaviours of residents needs addressing. Focus should be given to controlling the behaviour of some landlords. Newer landlords and those working to license standards are responsible and implement higher standard improvements to ensure return on their investment. Longer-term and itinerant landlords, are considered the most negligent, either leaving properties unoccupied for investment purposes or investing in minimal maintenance to maximise personal profit. There is concern about this type of owner receiving any public money to support renovation, this should be personal investment.
135

The different groups interviewed are blaming the others for generating transient, shortterm residency in back-to-back houses which causes a lack of responsible ownership and diminished pride in the properties and areas and consequent degeneration.

Recommendations Aim for greater control to enforce higher quality standards of back-to-back houses let by private landlords. To manage over-crowding: Limit the number and manage the quality of HMO conversions. Encourage de-conversion to return to more traditional household formats. When housing families with children, manage the household size allocated back-to-back houses and restrict to districts with suitable facilities. Aim to increase responsibility for keeping houses, gardens and streets tidy. Areas of focus for back-to-back house improvements: Introduce more space per house a personal buffer zone and potentially aim to reduce the steepness of external steps for improved access. Internal staircase(s) safety . Roof and guttering repair. Damp proofing. Provision of central heating and improved quality of utilities. Insulation against heat loss and noise reduction. External appearance improved brickwork, chimneys. Door and window replacement against heat loss, security and safety. Dormer conversions checked for safety. Kitchens modernised and enlarged if possible.

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Appendix D: Back to Back Sound Insulation Testing

Abstract Sound insulation testing was conducted on a sample of back to back houses in the Beeston Hill area of Leeds. It was found that the airborne and impact sound insulation offered by this particular build met the requirements of the current Building Regulations 2000, Approved Document E: Resistance to the Passage of Sound. Introduction The objectives of this report were to ascertain the airborne and impact sound insulation between back to back dwellings in Beeston Hill as part of a review of the adequacy of the current housing stock. There are a number of different types of back to back dwelling characterised by the internal and external layouts and time of build. There is much anecdotal evidence amongst Environmental Health Practitioners that sound insulation is poor between these types of dwellings owing to the volume of complaints received from occupants of these dwellings around Leeds and often the complaints are as a result of normal living rather than unacceptable behaviour. This report aims to gather data to give an indicative measure of the sound insulation of back to back dwellings and provide information where practical of measures that can address any shortfall. For the purposes of this report, a block of 4 vacant back to back dwellings were made available in an area that is earmarked for future demolition and regeneration. Sound insulation in buildings The two main sources of sound measured in buildings to determine the sound insulation performance are; Airborne sound impact sound Airborne sound is measured for separating walls and floors and is the level of sound such as voices, radios and televisions that is prevented from being transmitted through to the neighbouring dwelling. Thusly, the higher this value the better the sound insulation. The measurement criteria is DnT,w, and is expressed in decibels (dB). Impact sound transmission is the amount of sound such as footsteps being received in the dwelling below, therefore the lower this value, the better the sound insulation. The measurement criteria is LnT,w. New build and dwellings formed by a material change of use are subject to the requirements of the Building Regulations 2000, Approved Document E 2003: Resistance to the Passage of Sound which places a requirement for reasonable resistance to sound. This is further

137

defined by performance standards as outlined below in Table 1a reproduced from Approved Document E.

Methodology The procedure used for testing the airborne and impact noise insulation was derived from BS EN ISO 140. For airborne sound this comprised taking a set of measurements using a pink noise generator and speaker set and measuring the noise within the source room and receiving room. For the impact testing, a tapping machine was used in the place of the pink noise generator and speaker to measure the noise in the source room and receiving room. The measurements taken included a broad spectrum from 100Hz to 3150Hz to assess the performance of the party walls and floors in 1/3 octaves. To account for very small variations in sound fields within the rooms in question, the speaker and microphone placement was altered for each sample to total 50 individual measurements for each data set. The measurements were entered into the software program provided with the measurement instrumentation to calculate the weighted standardised level difference, DnT,w and weighted standardised impact level, LnT,w to give the single figure values of the sound insulation performance. A block of 4 back to back properties on Beverly Mount and Beverly Avenue were obtained for the purpose of this study. The area is largely vacant and therefore suitable for conducting the sound testing which involved producing sound levels in excess of 100dB in the source rooms. The source rooms were set in 17 Beverly Avenue which allowed testing side to side in 19 Beverly Avenue, back to back on 18 Beverly Mount and diagonally in 20 Beverly Mount. Results The single figure weighted standardised level difference and impact levels are tabulated in figure 1. Figure 1 Airborne Side to side 17 Beverly Avenue (source room) Living room First floor Second floor 19 Beverly Avenue (Receiving room) Living room First floor Second floor DnT,w 49dB 56dB 53dB

138

Figure 1.1 Airborne Back to back 17 Beverly Avenue (source room) Living room First floor Second floor 18 Beverly Mount (Receiving room) Living room First floor Second floor DnT,w 54dB 58dB 54dB

Figure 1.2 Airborne Diagonally 17 Beverly Avenue (source room) Living room First floor Second floor Figure 2 Impact Side to side 17 Beverly Avenue (source room) First floor 19 Beverly Avenue (Receiving room) Living room DnT,w 49dB 20 Beverly Mount (Receiving room) Living room First floor Second floor DnT,w 61dB 62dB 59dB

Discussion The results obtained show that airborne sound insulation in all 4 properties met the requirements of the current building regulations. The impact sound insulation test, whilst not strictly applicable as it was not a separating floor also met the minimum requirements. Looking at the construction of the test properties, we see that the wall construction is of 9 inch (215mm) brick with plaster skim although this is likely to be less where chimneys and fireplaces were. This goes some way to explaining the lower performance values for the tests conducted sided to side between 17 and 19 Beverly Avenue where a fire place existed on each floor. The build quality was rather poor and it is likely that had sufficient mortar been used the overall airborne sound insulation would be better. This is illustrated in figure 3. Figure 3

139

The ceiling construction is lathe and plaster, show in figure 4, with joists that appear to intersect at the party walls thus allowing a bridge for sound and vibration to transmit between dwellings. Additionally there was no evidence to show absorptive mineral wool or ash had been placed between the joints under the floorboards. Figure 4

Bearing in mind that these results are representative of a small sample size and only relate to this particular build of back to back dwelling, improvements can be made to the impact sound insulation, a common source of complaint made by occupants of back to back dwellings by the installation of a resilient layer between the floor board and covering i.e. carpet or laminate floor. Fortunately, treatment of the party walls is not necessary as this would largely be impractical due to the room size and layouts with door frames butted to separating walls as well as the presence of fireplaces. Since this study looked at one build configuration, there is scope to further this study to consolidate the current findings by enlarging the sample size, as well as looking at different back to back configurations to evaluate the sound insulation within to give a broader understanding of the quality of housing offered by these types of construction by todays standards.

Simon Clothier Senior Scientific Officer (Noise).

140

Appendix E: Strategic Design Alliance Quantity Surveyor Report

BACK-TO-BACK HOUSES UPGRADES FOR THE FUTURE. MAY 2008. A report on the potential cost of upgrading dwellings as proposed by the Civic Architects Section. Following a brief meeting with Brian Sloan a series of some 28 sketches were handed to the Strategic Design Alliance Quantity surveying section for approximate costings The incorporated into each dwelling type amounts in most cases to a total change of layout with in every case the staircases and service areas (Kitchens and bathrooms) being moved. Many of the changes involve demolitions which involve structural changes requiring supportive steelworks The work in many cases involved the forming on innovative dormer type roof structures and Bay type double or even treble windows in lieu of normal windows. The estimated cost of these has a considerable impact on the costing of the house types involved The Costs SDA was asked to cost blocks of 8 Narrow front 2 bedroom Wide front Wide front converted to through dwelling Narrow front converted to through dwelling Convert single back to apartments Sk 3 Block of 8 total 851,000 Sk11 Block of 8 total 870,000 Sk14 Block of 8 total 1,707,000 Sk14 Block of 8 total 1,576,000 Sk22 Block of 8 total 896,000

The above include a SDA design fee at 15%. The following is not included VAT or any other taxes payable on the improved dwellings The existing walls will only be re-skimmed and painted with full re plastering limited to where kitchen and staircases have been removed, Floor boards may not line through where walls have been pulled down. It is assumed that the existing drains function satisfactorily. No security measures have been incorporated into the design The concept of converting the roads into gardens has not been explored at this stage but legal problems are envisaged. P Jakeways Senior QS Tel 0113 2475510

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Appendix F: Strategic Design Alliance Full Cost Breakdown

Back to Back conversions Type 3 -2Bed Narrow frontage A Works to cellar, stabalisation of floor with trowelled concrete, waterproof render to wall Remove all rubbish Demolitions - Living Room B C D E F G Strip out existing kitchen Remove cellar and stairs doors and frames Renew all skirting borads and paint Remove and make up fireplace opening/plaster and vent Remove groundfloor stairs complete Hack off and replaster walls to kitchen, stairs area and apply 2 coats emulsion Demolish living room /kitchen wall Insert steel beams (elsewhere) Demolitions first floor I J K L M N Remove bathroom suite complete with tiling etc Remove cylinder cupboard Remove internal walls complete Remove existing staircase complete Renew all skirting borads and paint Hack off and replaster walls to bathroom, stairs area and apply 2 coats emulsion Remove and make up fireplace opening/plaster and vent Create void in floor, trim openings 2600 x 1500 1000 x 2000 for new stairs Insert steel beams (elsewhere) Item Item 17m2 Item 21m 20m2 11 25 15 200 70 255 300 231 500 Item 2nr 21m 20 11 125 40 231 375 300 Item 1,690

22m2 10m2

25 15

550 150

Item

250

P Q

Item Item

350 250

142

Balustrade to void Demolition Attic

Item

400

S T

Remove internal walls complete Remove balustrading

16m2 Item

15

240 20

New works A Take off roof coverings, new felt and insulation and refix roo tiles to entire roof 26m2 Contruct dormer type 1 Construct dormer type 2 Replace guttering Ogee type Renew rainwater pipes Remove all wallpaper from walls(layers) apply PVA and 5mm skim coat /emulsion Patch and emulsion ceilings New internal walling forming central WC pod and store and isolating staircases New internal walling to stairs - Living room New internal walling to attic Provide new doors/frames throughout New store doors/frames Fit out ground floor WC Sanitary ware Suspended clg Floor finish Wall tiles Disposal (excacation to drain ?) Fit out kitchen Fittings Tiling Disposal O Fit out shower room Sanitary ware Floor finish Item Item 6m 7m 45 50

85

2,210 3,500 6,800 270 350

B C D E

F G H

92m2 83m2

22 10

2,024 830

39m2 8m2 27m2 6nr 2nr Item

80 80 80 500 350

3,120 640 2,160 3,000 700 1,200

I J K L M

Item

2,350

(excacation to drain ?) Item 1,310

143

Wall tiles Disposal P Provide new staicases Ground to first with dogleg First floor to Attic

Item Item

1,412 1,075

Insert steel to support First floor A B C D E Remove lathe and plaster ceilings to facilitate Plaster board and skim ceiling and decorate Insert structural steel 30kg/m as engineers drawing Form openings in masonry and insert steel/padstones Two layer plasterboard as fire protection to steel Insert steel to support second floor F G H I J Remove lathe and plaster ceilings to facilitate Plaster board and skim ceiling and decorate Insert structural steel 30kg/m as engineers drawing Form openings in masonry and insert steel/padstones Two layer plasterboard as fire protection to steel Insert steel to support roof K L M N O Remove lathe and plaster ceilings to facilitate Plaster board and skim ceiling and decorate Insert structural steel 30kg/m as engineers drawing Form openings in masonry and insert steel/padstones Two layer plasterboard as fire protection to steel Externals 30m2 21m2 .66 T 6nr 22m 6 15.5 2000 35 20 180 378 1,320 210 440 9m2 9m2 .13 T 2nr 4m 35 20 6 15.5 54 135 260 70 80 25m2 21m2 .5 T 7nr 16m 6 15.5 2000 35 20 150 326 1,000 245 320

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P Q

Test flues prior and on completion of roof works Clean surface of building Ditto chimney Make good chipped bricks ,sill etc Repaint heads and sills Remove timber sliding sash windows Form timber lining to two openings 47m2 4m2 26m2 Item 5nr 2nr 30 30 12 20 10

75 498 80 260 120 150 60

R S T

U V

Replacement high performance timber sliding sash windows 730 x 1300 1nr 850 x 2000 2nr Remove external door and frame Replace door with 'manse' solid security type door/frame Secure glazed curtain walling type structure over 2 non glazed window openings 8.4m2

660 1010

660 2,020

W A B

Item Item 800

40

875

7,350

C D E F G

External works Item Allowance for general repairs to structure Item Electrical instalation Item Mechanical instalations Item Service alterations Statutory bodies (YE, Water Gas)

Item

1,600 1,000 4,865 3,900 1,000

69,500 Block of Eight H I Demolish walls forming external WC area and tarmac over Form two new window openings, heads and sills 556,000 3,000 1,800 561,000 J K L M Design and construction contingencies Preliminary (Management items) Fees Total for eight units Each say 106,000 10% 20% 15% 56,100 123,420 111,078 851,000

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Back to Back conversions Type 2 -Wide frontage A Works to cellar, stabalisation of floor with trowelled concrete, waterproof render to wall Remove all rubbish Demolitions - Living Room B C D E F G Strip out existing kitchen Remove cellar and stairs doors and frames Renew all skirting borads and paint Remove and make up fireplace opening/plaster and vent Remove groundfloor stairs complete Hack off and replaster walls to kitchen, stairs area and apply 2 coats emulsion Demolish living room /kitchen wall Insert steel beams (elsewhere) Demolitions first floor I J K L M N Remove bathroom suite complete with tiling etc Remove internal walls complete Remove existing staircase complete Renew all skirting borads and paint Remove door/frame complete Hack off and replaster walls to bathroom, stairs area and apply 2 coats emulsion Remove and make up fireplace opening/plaster and vent Demolition Attic P Q R Remove internal walls complete Remove door/frame complete Renew all skirting borads and paint New works
146

Item

2,589

125 3nr 37m Item Item 200 20 11 60 407 375

23m2 12m2

20 15

460 180

Item 9m2 Item 34m 3nr 20m2 11 20 20 15

200 130 300 374 60 400

Item

250

7m2 2nr 28m

15 20 11

105 40 308

Take off roof coverings, new felt and insulation and refix roof tiles to entire roof Contruct dormer type 3 Replace guttering Ogee type Renew rainwater pipes Remove all wallpaper from walls(layers) apply PVA and 5mm skim coat /emulsion Patch and emulsion ceilings Move door opening into lounge area New internal walling to ground floor area First Floor

32m2 Item 9m 7m

85

2,720 15,300

T A B

45 50

270 350

C D E F

193m2 89m2 Item 21m2

22 10

4,246 890 300

80

1,680

G H

Amend existing wall layout/door openings New internal walling to stairs Attic

Item 10m2 80

650 800

New internal walling as drawing

27m2

80

2,160

J K L

Provide new doors/frames throughout New store doors/frames Fit out ground floor WC Sanitary ware Suspended clg Floor finish Wall tiles Disposal (excacation to drain ?) Fit out kitchen Fittings Tiling Disposal

9nr 2nr Item

500 350

4,500 700 1,350

Item

2,000

(excacation to drain ?) Item 1,560

Fit out shower room Sanitary ware Floor finish Wall tiles Disposal Provide new staicases

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O P

Ground to first with landing First floor to Attic Insert steel to for scheme

Item Item

1,650 1,650

Q R A B C

Insert structural steel 30kg/m as engineers drawing New timber beams Form openings in masonry and insert steel/padstones Replace areas of flooring due to load bearing change Two layer plasterboard as fire protection to steel Externals

.43 T 6m 5nr 8m2 9m

2000 10 35 50 20

860 60 175 400 180

D E

Test flues prior and on completion of roof works Clean surface of building Ditto chimney Make good chipped bricks ,sill etc Repaint heads and sills Remove timber sliding sash windows 46m2 4m2 46m2 Item 5nr 30 12 20 10

75 552 80 460 180 150

F G H

I J K L M N O P Q

Replacement high performance timber sliding sash windows 730 x 2000 1nr 950 x 2000 4nr Remove external door and frame Replace door with 'manse' solid security type door/frame External works Item Allowance for general repairs to structure Item Electrical instalation Item Mechanical instalations Item Service alterations Statutory bodies (YE, Water Gas) Item

660 1010

660 4,040 40

Item 2,000 1,400 5,260 3,900 Item

800

1,000

Block of Eight R S Demolish walls forming external WC area and tarmac over Form two new window openings, heads and sills

71,611 572,888 3,000 1,800 577,688 577688

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T U V W

Design and construction contingencies Preliminary (Management items) Fees Total for eight units Each say 109,000

10% 20% 15%

57,769 127,091 114,381 877,000

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Back to Apartments A Works to cellar, stabalisation of floor with trowelled concrete, waterproof render to wall Remove all rubbish Ground floor Demolitions - Ground floor Remove stair/living wall First floor Demolitions - First floor Remove stair wall Attic Pull down existing walls Remove internal doors Replace skirtings New works I Take off roof coverings, new felt and insulation and refix roof tiles to entire roof 47m2 Replace guttering Ogee type Renew rainwater pipes Remove all attic flooring to form void and make good Provide new flooring after positioning steel Remove all wallpaper from walls(layers) apply PVA and 5mm skim coat /emulsion Patch and emulsion ceilings Form new ceilings in openings after removing stairs New internal walling to ground floor New internal walling to first floor Provide new doors/frames throughout New store doors/frames 9m 7m 38m2 22m2 Item 2,589

B C

Item Item

1,807 180

D E

Item Item

1,714 560

F G H

7m2 2nr 12m

15 20 11

105 40 132

85 45 50 20 45

4,000 270 350 760 990

J K L M

N O P Q R S T

156m2 120m2 2nr 28m2 27m2 2nr 2nr

22 10 300 80 80 500 350

3,432 1,200 600 2,240 2,160 1,000 700

Fit out kitchen Fittings Tiling

2nr

1000

2,000

150

Disposal

(excacation to drain ?)

Fit out shower room Sanitary ware Floor finish Wall tiles Disposal Provide new staicase Provide balustrade to gallery Structural steel required for scheme Form openings in masonry and insert steel/padstones Externals

2nr

1560

3,120

B C D E

Item 6m 1.5 T 6nr 100 2000 35

1,400 600 3,000 210

F G H I J K L M N

Test flues prior and on completion of roof works Clean surface of building Ditto chimney Make good chipped bricks ,sill etc Repaint heads and sills Form new window openings 850 x 2000 750 x 1300 92m2 4m2 46m2 Item 3nr 4nr 1nr 5nr 475 350 475 30 12 20 10

75 1,104 80 460 180 1,425 1,400 475 150

Form new door opening with side panel Remove timber sliding sash windows

O P Q R S

Replacement high performance timber sliding sash windows 600 x 2000 4nr 1100 x 2000 8nr Remove external door and frame Item

800 1010

3,200 8,080 40

Replace door with 'manse' solid security type door/frame Ditto with side panel Item External covered steel staircase 50% only as shared with neigbour

Item 1,200

800

Item

3,300

151

U V W X Y

External works Item Allowance for general repairs to structure Item Electrical instalation Item Mechanical instalations Item Service alterations Statutory bodies (YE, Water Gas)

2,500 1,500 6,515 4,200 Item 1,500

Block of Eight A B Demolish walls forming external WC area and tarmac over Form two new window openings, heads and sills

73,343 586,744 3,000 1,800 591,000

C D E F

Design and construction contingencies Preliminary (Management items) Fees Total for eight units Each say 112,000

10% 20% 15%

59,100 130,020 117,018 897,138

152

Wide frontage back to back converted to through dwelling A Works to cellar, stabalisation of floor with trowelled concrete, waterproof render to wall 2x cost of Remove all rubbish single

2nr

2589

5,178

B C

Demolition work to ground floor Demolish stair/living wall Demolish central support wall, temp prop and take floor through

2x cost of single

2nr 24m2

1807 15

3614 360

23m2 2x cost of single

80

1840

E F G

Demolition work to first floor Demolish internal walls Demolish central support wall, temp prop and take floor through Attic

2nr 94m2

1714 15

3428 1410

23m3

80

1840

H I J K

Demolish internal walls Remove internal doors and frames Remove skirtings and make good Take our area or flooring and form void Demolish central support wall, temp prop and take floor through Take off roof coverings, new felt and insulation and refix roof tiles to entire roof Construct dormer type 3 Construct dormer/curtain walling feature Replace guttering Replace rainwater pipes New Works Remove all wallpaper from walls(layers) apply PVA and 5mm skim coat /emulsion

Item 4nr 56m 36m2 20 8 18

305 80 448 648

L M

18m2

80

1440

63m2 Item Item 18m 14m

85

5,355 15,300 32,631

N O P Q

45 50

810 700

202m2

22

4,444
153

S T U A B C

Patch and emulsion ceilings Form new walls to ground floor Provide new internal doors and frames Fit out shower room Fit out bathroom Fit out Kitchen Ground to first First to attic

103m2 98m2 7nr Item Item Item

10 80 500

1,030 7840 3500 1560 1750 2800

Provide new staircases

Item Item 2.11T 18m 12nr 24nr 24m 2000 12 35 20 100

1400 1400 4220 216 420 480 2400

E F G H I

Insert steel to support structure Insert timber to support structure Forming openings in structure insert steel/padstone 2 layers plaster board as fire protection. Balustrade to staircases etc Externals

J K

Test flues prior and on completion of roof works Clean surface of building Ditto chimney Make good chipped bricks ,sill etc Repaint heads and sills Remove timber sliding sash windows Form timber lining to two openings 92m2 8m2 92m2 Item 10nr 3nr 30 30 12 20 10

150 1,104 160 920 360 300 90

L M N

O P Q R S T U V

Replacement high performance timber sliding sash windows 790 x 2000 1nr 850 x 2000 9nr Remove external door and frame Replace door with 'manse' solid security type door/frame External works Allowance for general repairs to structure Electrical instalation Mechanical instalations Item Item Item Item 2nr

890 1010 40 2nr

890 9,090 80 800 1,800 2,500 5,935 4,300

154

1,600

Service alterations

Statutory bodies (YE, Water Gas)

Item

1,500

140,000 Block of Eight X Y Demolish walls forming external WC area and tarmac over Form two new window openings, heads and sills 1,120,000 3,000 1,800 1,125,000 A B C D Design and construction contingencies Preliminary (Management items) Fees Total for eight units Each say 213,500 10% 20% 15% 112,500 247,500 222,750 1,707,750

155

Appendix G: Typical SAP/Annual Fuel Costs with no Existing Loft Insulation

PROPERTY TYPE: BACK TO BACK (TYPE 2/3) MID TERRACE No Basement DESCRIPTION OF PROPERTY Property has a single elevation and is surrounded by 5 similar properties. The plan shows that it is 2 storeys with a ground floor living room and kitchen and a first floor bedroom and bathroom. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. The 4 windows will be timber double hung sash with single glazing. There is a single external timber door that leads directly into the main living room. The ground floor is solid. There is a gas radiant fire in the living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus insulation to external walls Base house plus double glazing Base house plus loft insulation Base house plus central heating (space heating) only with electric immersion for hot water Base house plus gas water heater (multipoint) Base house plus gas water heater and loft insulation Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and loft insulation Base house plus central heating, double glazing, loft insulation and insulation to external walls Base house plus central heating, double glazing, loft insulation, insulation to external walls and low energy lights SAP 26 29 31 38 39 45 64 66 81 83 ESTIMATED ANNUAL RUNNING COST 1,409 1,318 1,246 1,061 946 1,197 828 673 495 468

83

443

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.
156

PROPERTY TYPE: BACK TO BACK (TYPE 2/3) MID TERRACE with Heated Basement DESCRIPTION OF PROPERTY Property has a single elevation and is surrounded by 5 similar properties. The plan shows that it is 2 storeys (plus basement) with a ground floor living room and kitchen and a first floor bedroom and bathroom. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. The 4 windows will be timber double hung sash with single glazing. There is a single external timber door that leads directly into the main living room. The basement floor is solid. There is a gas radiant fire in the living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus insulation to external walls (inc Basement) Base house plus double glazing Base house plus loft insulation Base house plus central heating (space heating) only with electric immersion for hot water Base house plus gas water heater (multipoint) Base house plus gas water heater and loft insulation Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and loft insulation Base house plus central heating, double glazing, loft insulation and insulation to external walls (inc Basement) Base house plus central heating, double glazing, loft insulation, insulation to external walls (inc. Basement) and low energy lights SAP 33 36 38 43 45 52 66 70 82 84 ESTIMATED ANNUAL RUNNING COST 1,580 1,445 1,406 1,207 1,015 1,374 978 746 564 526

84

496

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property o heated and a demand temperature of 21 C. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel prices are average Standard Tariffs paid by Direct Debit as of 7th Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.

157

PROPERTY TYPE: BACK TO BACK (TYPE 2/3) END TERRACE No Basement DESCRIPTION OF PROPERTY Property has a front and gable elevation and is surrounded by 3 similar properties. The plan shows that it is 2 storeys with a ground floor living room and kitchen and a first floor bedroom and bathroom. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. The 4 windows will be timber double hung sash with single glazing. There is a single external timber door that leads directly into the main living room. The ground floor is solid. There is a gas radiant fire in the living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus loft insulation Base house plus central heating (space heating) only with electric immersion for hot water Base house plus multipoint gas water heater Base house plus loft insulation and wall insulation to the gable end only Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and loft insulation Base house plus central heating, double glazing, loft insulation and wall insulation to gable end only Base house plus central heating, double glazing, loft insulation and wall insulation to external walls Base house plus central heating, double glazing, loft insulation, wall insulation to external walls and low energy lights SAP 19 23 28 34 34 36 59 73 79 ESTIMATED ANNUAL RUNNING COST 1,691 1,523 1,330 1,037 1,481 1,132 768 587 519

82

488

82

464

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property o heated and a demand temperature of 21 C. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.
158

PROPERTY TYPE: BACK TO BACK (TYPE 2/3) END TERRACE With Heated Basement DESCRIPTION OF PROPERTY Property has a front and gable elevation and is surrounded by 3 similar properties. The plan shows that it is 2 storeys (plus basement) with a ground floor living room and kitchen and a first floor bedroom and bathroom. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. The 4 windows will be timber double hung sash with single glazing. There is a single external timber door that leads directly into the main living room. The basement floor is solid. There is a gas radiant fire in this room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus loft insulation Base house plus loft insulation and wall insulation to the gable end only Base house plus central heating (space heating) only with electric immersion for hot water Base house plus multipoint gas water heater Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and loft insulation Base house plus central heating, double glazing, loft insulation and wall insulation to gable end only Base house plus central heating, double glazing, loft insulation and wall insulation to external walls inc. Basement Base house plus central heating, double glazing, loft insulation, wall insulation to external walls inc. Basement and low energy lights SAP 25 28 33 39 40 40 63 74 79 ESTIMATED ANNUAL RUNNING COST 1,949 1,784 1,555 1,331 1,132 1,749 864 676 605

82

556

82

527

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006. Please note: Dwellings below SAP 35 are likely to indicate HHSRS

Excess Cold Category 1 failures and investigation is necessary.

159

PROPERTY TYPE: BACK TO BACK (TYPE 2/3) MID TERRACE WITH DORMER No Basement DESCRIPTION OF PROPERTY Property has a single elevation and is surrounded by 5 similar properties. The plan shows that it is 3 storeys with a ground floor living room and kitchen and a first floor bedroom and bathroom and an attic bedroom with a dormer constructed in the 1970s. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. There are 4 windows original timber double hung sash with single glazing and a single glazed casement window to the dormer. There is a single external timber door that leads directly into the main living room. The ground floor is solid. There is a gas radiant fire in this room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus insulation to external wall Base house plus double glazing Base house plus insulation to the roof space including the dormer Base house plus central heating (space heating) only with electric immersion for hot water Base house plus multipoint gas water heater Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and roof insulation inc Dormer Base house plus central heating, double glazing, roof insulation inc Dormer and insulation to external wall Base house plus central heating, double glazing, roof insulation inc Dormer, insulation to external wall and low energy lights SAP 29 32 36 39 42 47 67 ESTIMATED ANNUAL RUNNING COST 1,589 1,517 1,359 1,265 1029 1,402 749

81

553

83

524

83

496

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel prices are average Standard Tariffs paid by Direct Debit as of 7th Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.
160

PROPERTY TYPE: BACK TO BACK (TYPE 2/3) MID TERRACE WITH DORMER With Heated Basement DESCRIPTION OF PROPERTY Property has a single elevation and is surrounded by 5 similar properties. The plan shows that it is 3 storeys (plus basement) with a ground floor living room and kitchen and a first floor bedroom and bathroom and an attic bedroom with a dormer constructed in the 1970s. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. There are 4 windows original timber double hung sash with single glazing and a single glazed casement window to the dormer. There is a single external timber door that leads directly into the main living room. The basement floor is solid. There is a gas radiant fire in the living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus insulation to external wall only Base house plus double glazing Base house plus insulation to the roof space including the dormer Base house plus central heating (space heating) only with electric immersion for hot water Base house plus multipoint gas water heater Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and roof insulation inc. Dormer Base house plus central heating, double glazing, roof insulation inc Dormer and insulation to external wall/basement Base house plus central heating, double glazing, roof insulation inc Dormer, insulation to external wall/basement and low energy lights SAP 35 37 40 44 48 53 70 81 83 ESTIMATED ANNUAL RUNNING COST 1,761 1,661 1,549 1,389 1,091 1,554 821 624 587

83

554

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel prices are average Standard Tariffs paid by Direct Debit as of 7th Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.

161

PROPERTY TYPE: BACK TO BACK (TYPE 2/3) END TERRACE WITH DORMER No Basement DESCRIPTION OF PROPERTY Property has a front and gable elevation and is surrounded by 3 similar properties. The plan shows that it is 3 storeys with a ground floor living room and kitchen and a first floor bedroom and bathroom and an attic bedroom with a dormer constructed in the 1970s. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. There are 4 original timber double hung sash with single glazing and a single glazed casement windows. There is a single external timber door that leads directly into the main living room. The ground floor is solid. There is a gas radiant fire in the living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION SAP ESTIMATED ANNUAL RUNNING COST BASE No Measures 19 2,047 Base house plus double glazing 24 1,815 Base house plus insulation to the roof 28 1,632 space including the dormer Base house plus multipoint gas water 33 1,839 heater Base house plus central heating (space heating) only with electric immersion for 35 1,168 hot water Base house plus insulation to the roof space including the dormer and 37 1,330 insulation to gable end wall Base house plus central heating (space 58 899 & hot water) with A rated combi boiler. Base house plus central heating, double 72 681 glazing and roof insulation inc. Dormer Base house plus central heating, double glazing, roof insulation inc. Dormer, wall 81 552 insulation to both gable end and front elevation Base house plus central heating, double glazing, roof insulation inc. Dormer, wall 81 525 insulation to gable end/front elevation and low energy lights
NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel prices are average Standard Tariffs paid by Direct Debit as of 7th Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.
162

PROPERTY TYPE: BACK TO BACK (TYPE 2/3) END TERRACE WITH DORMER With Heated Basement DESCRIPTION OF PROPERTY
Property has a front and gable elevation and is surrounded by 3 similar properties. The plan shows that it is 3 storeys (plus basement) with a ground floor living room and kitchen and a first floor bedroom and bathroom and an attic bedroom with a dormer constructed in the 1970s. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. There are 4 original timber double hung sash with single glazing and a single glazed casement windows. There is a single external timber door that leads directly into the main living room. The basement floor is solid. There is a gas radiant fire in the living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater.

SPECIFICATION BASE No Measures Base house plus double glazing Base house plus insulation to the roof space including the dormer Base house plus multipoint gas water heater Base house plus central heating (space heating) only with electric immersion for hot water Base house plus insulation to the roof space including the dormer and insulation to gable end wall only Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and roof insulation inc. Dormer Base house plus central heating, double glazing, roof insulation inc. Dormer and wall insulation to gable end only Base house plus central heating, double glazing, roof insulation inc. Dormer and wall insulation to gable end, front elevation and basement Base house plus central heating, double glazing, roof insulation inc. Dormer, wall insulation to gable end, front elevation and basement and low energy lights

SAP 25 30 33 40 41

ESTIMATED ANNUAL RUNNING COST 2,243 2,015 1,801 2,044 1,243

41 63 74 80

1,475 975 753 651

82

616

82

582

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.
163

PROPERTY TYPE: MID THOUGH TERRACE No Basement DESCRIPTION OF PROPERTY Property has two external elevations and is abutted by two similar properties. The plan shows that it is 2 storeys with a front ground floor living room and rear kitchen and two first floor bedroom and bathroom and The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. The 4 windows will be timber double hung sash with single glazing and external timber door on each elevation. The ground floor is solid. There is a gas radiant fire in the front living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus insulation to the external walls Base house plus loft insulation Base house plus central heating (space heating) only with electric immersion for hot water Base house plus multipoint gas water heater Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and loft insulation Base house plus central heating, double glazing, loft insulation and insulation to external walls Base house plus central heating, double glazing, loft insulation, insulation to external walls and low energy lights SAP 18 22 26 27 33 33 58 72 81 ESTIMATED ANNUAL RUNNING COST 1,710 1,544 1,410 1,348 1,050 1,499 781 600 498

81

474

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel prices are average Standard Tariffs paid by Direct Debit as of 7th Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.

164

PROPERTY TYPE: MID THOUGH TERRACE With Heated Basement DESCRIPTION OF PROPERTY Property has two external elevations and is abutted by two similar properties. The plan shows that it is 2 storeys (plus basement) with a front ground floor living room and rear kitchen and two first floor bedroom and bathroom and The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. The 4 windows will be timber double hung sash with single glazing and external timber door on each elevation. The basement floor is solid. There is a gas radiant fire in the front living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus insulation to the external walls only Base house plus loft insulation Base house plus multipoint gas water heater Base house plus central heating (space heating) only with electric immersion for hot water Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and loft insulation Base house plus central heating, double glazing, loft insulation and insulation to external walls inc. Basement Base house plus central heating, double glazing, loft insulation, insulation to external walls inc Basement and low energy lights SAP 24 28 31 33 40 40 62 74 82 ESTIMATED ANNUAL RUNNING COST 1,967 1,790 1,645 1,578 1,766 1,144 876 686 563

82

534

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property o heated and a demand temperature of 21 C. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel prices are average Standard Tariffs paid by Direct Debit as of 7th Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.

165

PROPERTY TYPE: END THOUGH TERRACE No Basement DESCRIPTION OF PROPERTY Property has a front rear and gable elevation and is surrounded by 3 similar properties. The plan shows that it is 2 storeys with a ground floor front living room and rear kitchen and two first floor bedrooms and bathroom. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. The 4 windows will be timber double hung sash with single glazing and a single external timber door to each elevation. The ground floor is solid. There is a gas radiant fire in the front ground floor room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus loft insulation Base house plus loft insulation and insulation to gable end wall only Base house plus multipoint gas water heater Base house plus loft insulation and insulation to external walls. Base house plus central heating (space heating) only with electric immersion for hot water Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and loft insulation Base house plus central heating, double glazing, loft insulation, and insulation to external walls Base house plus central heating, double glazing, loft insulation, insulation to external walls and low energy lights SAP 12 16 20 25 25 36 36 60 64 79 ESTIMATED ANNUAL RUNNING COST 1,953 1,804 1,620 1,411 1,747 1,125 1049 767 704 521

79

498

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property o heated and a demand temperature of 21 C. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.

166

PROPERTY TYPE: END THOUGH TERRACE With Heated Basement DESCRIPTION OF PROPERTY Property has a front rear and gable elevation and is surrounded by 3 similar properties. The plan shows that it is 2 storeys (plus basement) with a ground floor front living room and rear kitchen and two first floor bedrooms and bathroom. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. The 4 windows will be timber double hung sash with single glazing and a single external timber door to each elevation. The basement floor is solid. There is a gas radiant fire in the front ground floor room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus loft insulation Base house plus loft insulation and insulation to gable end wall only Base house plus multipoint gas water heater Base house plus central heating (space heating) only with electric immersion for hot water Base house plus loft insulation and insulation to the external walls (excluding basement) Base house plus loft insulation and insulation to the external walls (including basement) Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and loft insulation Base house plus central heating, double glazing, loft insulation and insulation to external walls inc. Basement Base house plus central heating, double glazing, loft insulation, insulation to external walls inc. Basement and low energy lights SAP 18 21 25 29 31 35 ESTIMATED ANNUAL RUNNING COST 2,306 2,133 1,933 1,708 2,111 1,265

37

1,384

40 57 66 80

1,288 999 810 591

80

563

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property o heated and a demand temperature of 21 C. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006. Please note: Dwellings below SAP 35 are likely to indicate HHSRS

Excess Cold Category 1 failures and investigation is necessary.

167

PROPERTY TYPE: MID THOUGH TERRACE WITH DORMER No Basement DESCRIPTION OF PROPERTY Property has a front and rear elevation and is surrounded by two similar properties. The plan shows that it is 3 storeys with a ground floor living room and kitchen and 2 first floor bedrooms and bathroom and 2 attic bedroom with a dormer constructed in the 1970s. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. There are 4 windows original timber double hung sash with single glazing, a single glazed casement window to the dormer and a single external timber door to the front and rear elevations. The ground floor is solid. There is a gas radiant fire in ground floor living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus insulation to external walls Base house plus insulation to the roof space including the dormer Base house plus multipoint gas water heater Base house plus central heating (space heating) only with electric immersion for hot water Base house plus insulation to the roof space inc. Dormer and to external walls Base house plus insulation to the roof space inc. Dormer and multipoint gas water heater Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and roof insulation inc. Dormer Base house plus central heating, double glazing, roof insulation inc. Dormer and insulation to external walls Base house plus central heating, double glazing, roof insulation inc. Dormer, insulation to external walls and low energy lights SAP 21 26 28 30 35 36 39 50 ESTIMATED ANNUAL RUNNING COST 1,940 1,704 1,627 1,527 1,729 1,139 1,235 1,311

59

870

74

653

81

552

81

525

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel prices are average Standard Tariffs paid by Direct Debit as of 7th Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006. Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.

168

PROPERTY TYPE: MID THOUGH TERRACE WITH DORMER With Heated Basement DESCRIPTION OF PROPERTY Property has a front and rear elevation and is surrounded by two similar properties. The plan shows that it is 3 storeys (plus basement) with a ground floor living room and kitchen and 2 first floor bedrooms and bathroom and 2 attic bedroom with a dormer constructed in the 1970s. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. There are 4 windows original timber double hung sash with single glazing, a single glazed casement window to the dormer and a single external timber door to the front and rear elevations. The basement floor is solid. There is a gas radiant fire in ground floor living room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus insulation to external walls Base house plus insulation to the roof space including the dormer Base house plus multipoint gas water heater Base house plus central heating (space heating) only with electric immersion for hot water Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and roof insulation inc. Dormer Base house plus central heating, double glazing, roof insulation inc Dormer and insulation to External walls inc. Basement Base house plus central heating, double glazing, roof insulation inc Dormer, insulation to external walls inc. Basement and low energy lights SAP 26 30 32 34 40 41 ESTIMATED ANNUAL RUNNING COST 2,188 1,945 1,864 1,757 1,985 1,257

67

962

75

740

82

618

82

585

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel prices are average Standard Tariffs paid by Direct Debit as of 7th Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006. Please note: Dwellings below SAP 35 are likely to indicate HHSRS

Excess Cold Category 1 failures and investigation is necessary.

169

PROPERTY TYPE: END THOUGH TERRACE WITH DORMER No Basement DESCRIPTION OF PROPERTY Property has a front rear and gable elevation and is bordered by a similar property. The plan shows that it is 3 storeys with a ground floor living room and kitchen and 2 first floor bedroom and bathroom and 2 attic bedroom with a dormer constructed in the 1970s. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. There are 4 original timber double hung sash with single glazing a single glazed casement windows and a single external timber door to each elevation. The ground floor is solid. There is a gas radiant fire in this room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus insulation to roof space inc Dormer Base house plus multipoint gas water heater Base house plus insulation to the roof space inc Dormer and insulation to gable end wall only Base house plus central heating (space heating) only with electric immersion for hot water Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and roof insulation inc. Dormer Base house plus central heating, double glazing, roof insulation inc Dormer and insulation to gable end wall only Base house plus central heating, double glazing, roof insulation inc Dormer and insulation to external walls. Base house plus central heating, double glazing, roof insulation inc Dormer, insulation to external walls and low energy lights SAP 14 20 22 29 29 ESTIMATED ANNUAL RUNNING COST 2,272 1,996 1,887 2,010 1,558

33 57 65 72

1.227 959 783 682

79

581

79

554

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property o heated and a demand temperature of 21 C. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.
170

PROPERTY TYPE: END THOUGH TERRACE WITH DORMER With Heated Basement DESCRIPTION OF PROPERTY Property has a front rear and gable elevation and is bordered by a similar property. The plan shows that it is 3 storeys (plus basement) with a ground floor living room and kitchen and 2 first floor bedroom and bathroom and 2 attic bedroom with a dormer constructed in the 1970s. The roof will be of slate with no insulation. The external walls will be 9 inch solid brick walls. There are 4 original timber double hung sash with single glazing a single glazed casement windows and a single external timber door to each elevation. The basement floor is solid. There is a gas radiant fire in this room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus insulation to roof space inc Dormer Base house plus insulation to the roof space inc. Dormer and insulation to gable end wall Base house plus multipoint gas water heater Base house plus central heating (space heating) only with electric immersion for hot water Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, double glazing and roof insulation inc. Dormer Base house plus central heating, double glazing, roof insulation inc Dormer and insulation to gable end wall Base house plus central heating, double glazing, roof insulation inc. Dormer, insulation to external walls inc. Basement Base house plus central heating, double glazing, roof insulation inc. Dormer, insulation to external walls inc. Basement and ;low energy lights SAP 19 22 25 31 31 36 57 67 72 ESTIMATED ANNUAL RUNNING COST 2,613 2,374 2,195 1,906 2,418 1,378 1,112 889 788

79

651

79

619

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006. Please note: Dwellings below SAP 35 are likely to indicate HHSRS

Excess Cold Category 1 failures and investigation is necessary.

171

PROPERTY TYPE: 1930s SEMI DETACHED PROPERTY No Basement DESCRIPTION OF PROPERTY Property has a front rear and gable elevation and is bordered by a similar property. The plan shows that it is 2 storeys with a ground floor living room and kitchen and 3 first floor bedroom and bathroom. The roof will be of tiles with no insulation. The external walls will be 11 inch cavity brick walls with no insulation. There are large bay timber windows to the front, 3 to the gable and 3 to the rear. All windows are single glazed casement windows. The is a timber external door to the front and rear elevation. The ground floor will be timber-suspended. There is a gas radiant fire in this room with electrical sockets providing the heating via portable heater to the other bedrooms. There is no central heating and the hot water is via an electric immersion heater. SPECIFICATION BASE No Measures Base house plus double glazing Base house plus cavity wall insulation Base house plus loft insulation Base house plus multipoint gas water heater Base house plus loft insulation and cavity wall insulation Base house plus central heating (space heating) only with electric immersion for hot water Base house plus central heating (space & hot water) with A rated combi boiler. Base house plus central heating, loft insulation and cavity wall insulation Base house plus central heating, double glazing, cavity wall insulation and loft insulation Base house plus central heating, loft insulation, cavity wall insulation, double glazing and low energy lights SAP 13 16 20 21 25 31 31 52 69 74 ESTIMATED ANNUAL RUNNING COST 2,291 2,110 1,934 1,854 2,093 1,461 1,251 984 708 635

74

609

NB: All applied measures are calculated to U-values given in Building Regulations Part L1 B. Running costs are calculated assuming 2 adult occupancy and a standard heating pattern of 2 hours heating in the morning and 7 hours heating in the evening during weekdays and 16 hours heating at weekends, with all of the property heated and a demand temperature of 21oC. SAP values have been calculated using SAP 2001 methodology and converted to SAP 2005 using Table 16 of the BRE/DEFRA SAP 2005 v 9.8 Procedure document. Fuel th prices are average Standard Tariffs paid by Direct Debit as of 7 Feb 2008. Insulation to external walls may be by external cladding or internal dry lining. Insulation to loft areas is assumed to cover 100% of loft space, and insulation to dormer roofs includes bringing insulation in dormer roof/walls/sloping ceiling to Building Regulations as of April 2006.

Please note: Dwellings below SAP 35 are likely to indicate HHSRS Excess Cold Category 1 failures and investigation is necessary.

172

Appendix H: Area Breakdown of Interventions and Costs

Area Clearance Conversion Major External /Internal Refurb Medium Refurb (Group Repair/ deconversion) Medium Refurb (Facelift) 'Decency' Refurb only All Environmental New Build

Inner Rim Cross Green East End Park Richmond Hill

339 341 436

15% 10%

3% 2%

4% 5%

33% 25%

15% 18% 40%

30% 40% 60%

100% 100% 100%

70% 60% 40%

Burmantofts

52

100%

100%

100%

Harehills Holbeck Beeston Hill Hunslet Hall

4189 1191 2090 78

2% 10% 10%

2% 2% 2%

5% 5% 5%

18% 23% 23%

30% 20% 20% 50%

43% 40% 40% 50%

100% 100% 100% 100%

57% 60% 60% 50%

Hunslet

246

50%

50%

100%

50%

Armley Burley Lodge Hyde Park Woodhouse Woodhouse Ridge Sub Total

1681 842 349 260 60 12154 4.1% 1.4% 3.3% 14.7% 5% 5%

45% 45% 55% 55% 55% 32.2%

55% 45% 45% 45% 45% 44.3%

100% 100% 100% 100% 100% 100%

45% 55% 55% 55% 55% 56%

173

Area

Clearance

Conversion

Major External /Internal Refurb

Medium Refurb (Group Repair/ deconversion)

Medium Refurb (Facelift)

Decency' Refurb only

All

Environmental

New Build

InnerSuburbs Oakwood Chapeltown Chapel Allerton 40 23 186 10% 30% 10% 90% 70% 90% 100% 100% 100% 10% 30% 10%

Meanwood Headingley Burley Kirkstall

186 152 1246 489

5% 5% 1% 2%

5% 10% 5% 10%

90% 85% 94% 88%

100% 100% 100% 100%

10% 15% 6% 12%

Beeston

753

20%

80%

100%

20%

Cross Gates Colton Halton

4 4 4

100% 100% 100%

100% 100% 100%

Bramley Farnley Wortley Intake/Stanningley Stanningley Swinnow Sub Total

552 238 245 30 102 8 4262 0.9%

20% 20% 20% 20% 20% 20% 12.9%

80% 80% 80% 80% 80% 80% 86.2%

100% 100% 100% 100% 100% 100% 100%

20% 20% 20% 20% 20% 20% 14%

174

Area

Clearance

Conversion

Major External /Internal Refurb

Medium Refurb (Group Repair/ deconversion)

Medium Refurb (Facelift)

'Decency' Refurb only

All

Environmental

New Build

Outer Suburbs Garforth/Kippax 16 100% 100%

Drighlington East Ardseley/Tingley Morley Rothwell Pudsey Rodley Calverley Farsley

35 5 1619 3 315 150 53 213

100% 100% 100% 100% 100% 100% 100% 100%

100% 100% 100% 100% 100% 100% 100% 100%

Horsforth

148

100%

100%

Guiseley Rawdon Yeadon

90 50 297

100% 100% 100%

100% 100% 100%

Otley

94

100%

100%

Sub Total

3088

100%

100%

Total

19504

100%

100%

175

Area

Clearance

Conversion

Major External /Internal Refurb

Medium Refurb (Group Repair/ deconversion)

Medium Refurb (Facelift)

'Decency' Refurb only

All

Environmental

New Build

Inner Rim Cross Green East End Park Richmond Hill 339 341 436 51 34 8 8 14 17 112 85 51 61 174 102 136 262 337 342 436 237 205 174 51 34

Burmantofts Harehills

52 4189 84 84 209 754

52 1257 1801

52 4189

52 2388 84

Holbeck Beeston Hill Hunslet Hall

1191 2090 78

119 209

24 42

60 105

274 481

238 418 39

476 836 39

1191 2090 78

715 1254 39

119 209

Hunslet

246

123

123

246

123

Armley

1681

756

925

1681

756

Burley Lodge Hyde Park Woodhouse Woodhouse Ridge Sub Total

842 349 260 60 12154 497 166 404

42 42

379 192 143 33

379 157 117 27 5380

842 349 260 60 12153

463 192 143 33 6774 497

1790

3917

176

Area

Clearance

Conversion

Major External /Internal Refurb

Medium Refurb (Group Repair/ deconversion)

Medium Refurb (Facelift)

'Decency' Refurb only

All

Environmental

New Build

Inner Suburbs Oakwood Chapeltown Chapel Allerton 40 23 186 4 7 19 36 16 167 40 23 186 4 7 19

Meanwood Headingley Burley Kirkstall

186 152 1246 489

9 8 12 10

9 15 62 49

167 129 1171 430

186 152 1246 489

19 23 75 59

Beeston Cross Gates Colton Halton

753 4 4 4

151

602 4 4 4

753 4 4 4

151 0 0 0

Bramley Farnley Wortley Intake/Stanningley Stanningley Swinnow Sub Total

552 238 245 30 102 8 4262 39

110 48 49 6 20 2 551

442 190 196 24 82 6 3672

552 238 245 30 102 8 4262

110 48 49 6 20 2 590

177

Area

Clearance

Conversion

Major External /Internal Refurb

Medium Refurb (Group Repair/ deconversion)

Medium Refurb (Facelift)

'Decency' Refurb only

All

Environmental

New Build

Outer Suburbs Garforth/Kippax 16 16 16

Drighlington East Ardseley/Tingley Morley Rothwell Pudsey Rodley Calverley Farsley

35 5 1619 3 315 150 53 213

35 5 1619 3 315 150 53 213

35 5 1619 3 315 150 53 213

Horsforth

148

148

148

Guiseley Rawdon Yeadon Otley Sub Total

90 50 297 94 3088

90 50 297 94 3088

90 50 297 0 94

3088

Total

19504

497

166

404

1829

4468

12140

19503

7364

497

178

Area

Clearance (110,000)

Conversion (180,000)

Major External /Internal Refurb (200,000)

Medium Refurb (Group Repair/ deconversion) (33,000)

Medium Refurb (Facelift) (18,000)

'Decency' Refurb only (11,327)

All

Environmental (5,000)

New Build (120,000)

Total Costs

Inner rim Cross Green East End Park Richmond Hill 339 341 436 3,915,450 2,625,700 1,273,793 1,178,803 2,712,000 3,410,000 3,691,710 2,813,250 915,300 1,104,840 3,139,200 1,151,956 1,545,003 2,963,143 13,660,208 12,677,596 6,102,343 1,186,500 1,023,000 872,000 6,120,000 4,080,000 20,966,708 17,780,596 6,974,343

Burmantofts Harehills

52 4189 6,451,060 12,592,134 41,890,000 24,882,660

936,000 22,620,600 20,402,985

936,000 128,839,439

260,000 11,938,650 10,080,000

1,196,000 150,858,089

Holbeck Beeston Hill Hunslet Hall

1191 2090 78

9,170,700 16,093,000

3,580,146 6,282,540

11,910,000 20,900,000

9,039,690 15,863,100

4,287,600 7,524,000 702,000

5,396,183 9,469,372 441,753

43,384,319 76,132,012 1,143,753

3,573,000 6,270,000 195,000

14,280,000 25,080,000

61,237,319 107,482,012 1,338,753

Hunslet

246

2,214,000

1,393,221

3,607,221

615,000

4,222,221

Armley

1681

13,616,100

10,472,378

24,088,478

3,782,250

27,870,728

Burley Lodge Hyde Park Woodhouse Woodhouse Ridge Sub Total

842 349 260 60 12154 38,255,910 24,907,415 80,822,000

1,389,300 1,389,300

6,820,200 3,455,100 2,574,000 594,000

4,291,800 1,778,905 1,325,259 305,829 60,937,787

13,890,600 5,234,005 3,899,259 899,829 334,495,063

2,315,500 959,750 715,000 165,000 33,870,650 59,640,000

16,206,100 6,193,755 4,614,259 1,064,829 428,005,713

59,069,010

70,502,940

179

Area

Clearance (110,000)

Conversion (180,000)

Major External /Internal Refurb (200,000)

Medium Refurb (Group Repair/ deconversion) (33,000)

Medium Refurb (Facelift) (18,000)

'Decency' Refurb only (11,327)

All

Environmental (5,000)

New Build (120,000)

Total Costs

Inner Suburbs Oakwood Chapeltown Chapel Allerton 40 23 186 40,000 69,000 186,000 477,720 213,647 2,221,398 517,720 282,647 2,407,398 20,000 34,500 93,000 537,720 317,147 2,500,398

Meanwood Headingley Burley Kirkstall

186 152 1246 489

232,500 190,000 311,500 244,500

93,000 152,000 623,000 489,000

2,221,398 1,714,484 15,542,355 5,710,346

2,546,898 2,056,484 16,476,855 6,443,846

93,000 114,000 373,800 293,400

2,639,898 2,170,484 16,850,655 6,737,246

Beeston

753

1,506,000

7,993,848

9,499,848

753,000

10,252,848

Cross Gates Colton Halton

4 4 4

53,080 53,080 53,080

53,080 53,080 53,080

53,080 53,080 53,080

Bramley Farnley Wortley Intake/Stanningley Stanningley Swinnow Sub Total

552 238 245 30 102 8 4262 978,500

1,104,000 476,000 490,000 60,000 204,000 16,000 5,508,000

5,860,032 2,526,608 2,600,920 318,480 1,082,832 84,928 48,728,236

6,964,032 3,002,608 3,090,920 378,480 1,286,832 100,928 55,214,736

550,000 238,000 245,000 30,000 102,000 8,000 2,947,700

7,514,032 3,240,608 3,335,920 408,480 1,388,832 108,928 58,162,436

180

Area

Clearance (110,000)

Conversion (180,000)

Major External /Internal Refurb (200,000)

Medium Refurb (Group Repair/ deconversion) (33,000)

Medium Refurb (Facelift) (18,000)

'Decency' Refurb only (11,327)

All

Environmental (5,000)

New Build (120,000)

Total Costs

Outer Suburbs Garforth/Kippax 16 212,320 212,320 212,320

Drighlington East Ardseley/Tingley Morley Rothwell

35 5 1619 3

464,450 66,350 21,484,130 39,810

464,450 66,350 21,484,130 39,810

464,450 66,350 21,484,130 39,810

Pudsey Rodley Calverley Farsley Horsforth

315 150 53 213 148

4,180,050 1,990,500 703,310 2,826,510 1,963,960

4,180,050 1,990,500 703,310 2,826,510 1,963,960

4,180,050 1,990,500 703,310 2,826,510 1,963,960

Guiseley Rawdon Yeadon Otley

90 50 297 94

1,194,300 663,500 3,941,190 1,247,380

1,194,300 663,500 3,941,190 1,247,380

1,194,300 663,500 3,941,190 1,247,380

Sub Total

3088

40,977,760

40,977,760

40,977,760

Total

19504

38,255,910

24,907,415

80,822,000

60,047,510

76,010,940 150,643,784

430,687,559

36,818,350

59,640,000

527,145,909

181

Appendix J: Location of Back-to-Back Properties

1. Map of Leeds: Location of B2B by Administrative Wedges

2. Map of Leeds: Admin and Inner Wedges B2B properties

182

3. Map of Leeds: City-wide Location of B2B properties by Wards

4. ENE: East North East Area Location of B2B properties by Wards

183

5. NWN: North West North Area Location of B2B properties by Wards

6. SSE: South South East Area Location of B2B properties by Wards

184

7.0 Location of Back-to-Backs in one Area

8.0 Examples of the location of Back-to-Backs mapped at Street Level

185

186

187