Improving Gypsy/Traveller sites: progress summary

Essential Fabric Standards

These set out basic structural standards for Gypsy/Traveller sites with seven indicators to determine whether the standard is being met. Overall the self-assessments show that six sites – Aberdeenshire, Collin and Glenluce in Dumfries and Galloway, East Lothian, Edinburgh and Inverness in Highland - did not meet this standard on either one or more indicator. Information from site residents indicates that there may be further issues on five sites – Aberdeen City, Collin in Dumfries, Edinburgh, Larkhall in South Lanarkshire and Tarvitmill in Fife.

Indicator 1- Amenity blocks are structurally sound, with good quality foundations, floors, and walls

• Problems with the wall structure can be detected by: vertical or diagonal cracking, inadequate expansion joints or inadequate fixings between components, wall tie corrosion, twisted, cracked, overloading or slipped lintels due to settlement, bowing of walls and over sailing of walls at Damp Proof Course level. Problems with floors include possible rotting of an underlying wooden floor structure or sloping floors. Concrete floor structure problems would include serious cracking. Problems with the foundations can be detected by vertical or diagonal cracking of the wall structure.

The self-assessment returns suggest that two of the 26 sites do not meet this indicator. The information provided suggests that both of those sites require significant investment with major issues relating the land the site is built on. Both are progressing plans to bring the sites up to standard but this work is unlikely to be completed by June 2018. These sites are Banff in Aberdeenshire and Collin in Dumfries and Galloway.

Indicator 2 - Pitches have an area of hardstanding, of suitable size and quality to tolerate weight of caravans (with contents), and cars or vans / light commercial vehicles. Suitable anchor points are provided, if necessary

• Each pitch should have an area of hardstanding of suitable construction and quality that it is able to tolerate the weight of at least one caravan with occupants. Pitches should be of a size that enables at least one caravan and car or vans/light commercial vehicle to fit on the pitch, with sufficient room left to allow site tenants and vehicles to move around, and on and off, the pitch as necessary.

The returns for three sites indicate that this standard is not being met. Improvement works are underway on one of these sites (Newtonmore in Highland) at present so this should be rectified by June 2018, for the other two this is unlikely to be the case. These are Collin in Dumfries and Galloway and Inverness in Highland. Collin has major issues with subsidence and work in Inverness has still to be scheduled and funding identified following completion of the renovations at the Newtonmore site.

Residents from Edinburgh, Inverness, Larkhall, North Ayrshire and West Dunbartonshire also told us about a lack of satisfaction with the size of their pitches. Just as needs and aspirations have changed over time in the settled community, this is also the case for the Gypsy/Traveller community. As families have grown, some pitches are too small to accommodate the caravans required to house families together, residents told us they would like to see the individual pitch areas increased. Some residents also expressed a wish for fencing around individual pitches to make them more secure and safer for children to play in.

Indicator 3 - Amenity block roofs are structurally sound, in good repair, and keep out water.

• Problems with a roof can be detected by: sagging of roof structure by ponding; humping of the roof over internal load bearing walls and/or party walls; spreading outwards of the roof structure at the eaves. Problems with the principal roof covering and roof edges could include missing, broken or slipped slates or tiles; also including broken or slipped ridge tiles and hips; torn or cracked flat roof coverings.

The returns indicate that two sites do not meet the required standard. At Banff in Aberdeenshire significant capital investment is required to bring the blocks up to standard. At Collin in Dumfries and Galloway the Council told us that the blocks currently keep out water but as there is subsidence on the site there is evidence of structural problems. A number of pitches are currently out of use because of the subsidence issues.

Indicator 4- Rising damp and penetrating damp are not present in amenity blocks.

• Rising damp is caused by defects in the Damp Proof Course, or in older homes the lack of a damp proof course. Penetrating damp is caused by defects in the roof, the exterior walls, rainwater gutters and downpipes, or missing flashings. Mould can also be evidence of condensation, which can be avoided by adequate ventilation ( e.g. windows that open or extractor fans).

According to the self-assessments all sites meet this indicator.

However, some of this information is not supported by what residents told us. Residents from five sites complained about dampness in their amenity blocks (Aberdeen, Collin in Dumfries, Edinburgh, Larkhall in South Lanarkshire and Tarvitmill in Fife.) Work was carried out in Larkhall but some residents are still experiencing problems and further work is planned. Residents in Aberdeen and Larkhall also told us that they are unable to open the bathroom window to assist with ventilation. Some significant investment is planned at the Tarvitmill site in Fife but this is unlikely to take place before June 2018.

Indicator 5- Appropriate arrangements have been made for foul and surface water drainage, including gutters and downpipes for amenity block roofs.

• Problems include cracked or corroded gutters or downpipes; loose or defective brackets; and missing fittings.

Dumfries and Galloway Council reported failing this indicator due to the subsidence issues on the Collin site. All other providers report meeting this indicator. Some residents in Edinburgh, Tarvitmill in Fife and West Dunbartonshire provided conflicting accounts of water leaking into their amenity blocks.

Indicator 6 - Windows and doors of amenity blocks are of a good quality.

• Problems could include distorted or unseated window / door frames; rotted sills or sub sills; broken panes of glass; corroded, rusting or rotten ironmongery; defective, damaged or missing seals or putty, and disrepair to screens, windows and roof lights.

The self-assessments indicate that three sites currently fail to meet this indicator, these are Aberdeenshire, Newtonmore in Highland and Stirling. Work is underway on the sites at Newtonmore and Stirling to ensure they meet the indicator by June 2018. Work is also planned at the Aberdeenshire site but this is unlikely to be completed by June 2018.

Indicator 7 - Access roads, and roads and paths on the site, are of good quality.

• Access roads and paths should be well maintained and safe, taking into consideration road surface, lighting, verge/grass cutting, and tree pruning. This is especially important where site tenants do not have easy access to public transport, and children need to travel to school. Arrangements should be made to enable gritting of roads and paths in freezing conditions.

The returns for five sites indicate that they do not meet this indicator and it appears unlikely from the information provided that any of these will be rectified ahead of June 2018. These are Collin and Glenluce in Dumfries and Galloway, East Lothian, Edinburgh and Inverness in Highland.