The demolition of hundreds of homes built with reinforced autoclaved aerated concrete (RAAC) in Aberdeen’s Torry district is set to go ahead, despite widespread distress and frustration among affected residents.
Aberdeen City Council officials confirmed that more than 500 properties in the Balnagask area – 366 council-owned and 138 privately owned – are to be demolished and rebuilt over several years, with estimated costs eclipsing £150million.
It had temporarily halted its initiative to demolish most of the approximately 500 residences in the Balnagask region to give residents the chance to evaluate their options for the future of their homes.
One alternative, which entails replacing roofs, has has no uptake.
Thirty-one individuals have accepted offers to purchase their privately-owned residences, while others are still deliberating their property valuations.
The majority of the impacted properties are owned by the council. Aberdeen City Council stated that its primary concern is to find new accommodations for the residents.
A new report from Aberdeen City Council indicated that out of the 138 private owners, 28 had not yet communicated with the local authority.
The report noted that 76 individuals had requested a valuation of their property, and 70 had received offers, with two declining the proposals so far. It also mentioned that 34 residents are still weighing the offer they have been given, or have the possibility of exchanging their home for a council-owned property.
The buying process, referred to as voluntary acquisition, may be extended until January of next year due to the level of interest shown. Councillors will be asked in a meeting next Tuesday to approve the continuation of planning and preparations for the demolition.
“This is one of the most challenging decisions the council has faced,” said Councillor Miranda Radley, chair of the communities, housing, and public protection committee. “We understand the profound effect this will have on residents, many of whom have resided in their homes for many years. The utmost priority must be their safety. The well-being of individuals is paramount, and we will persist in providing personalised support to families while addressing their housing requirements as effectively as possible with the available resources”.
One resident John Meiklejohn told BBC Scotland News he was not considering voluntary acquisition.
He described the value he had received for his property as “unfair”, and is considering potential legal action against the council.
Mr Meiklejohn said: “The value they were giving was deducting the cost of replacing Raac in the properties.”
He claimed some residents would be left thousands of pounds worse off if they accepted their offer.
Scottish Conservative North East MSP Liam Kerr, who has campaigned on behalf of the Balnagask residents affected by RAAC, said: “Aberdeen City Council continues to ignore the concerns of residents who are being driven out of their homes through no fault of their own.
“Dozens of homeowners have yet to accept offers on their properties, while dozens more have had no communication at all with the council.
“Yet despite these issues not being resolved, council officers still want to press ahead with the demolition.
“These private homeowners are absolutely right to stand up to the council’s flawed compensation scheme which has failed to protect the value of their properties.
“Pre-discovery of RAAC, these homes had a market value, but post-discovery, that value has been assessed as being significantly less which isn’t fair and has left residents worrying for their futures.
“The Scottish Government’s refusal to release Aberdeen’s £20 million Housing Infrastructure Fund is a disgraceful attempt to make residents cave and is an appalling abdication of responsibility.
“Both the council and Scottish Government must do the right thing and give homeowners a fair share for their properties instead of short-changing them.”
Aberdeen City Council said: “Our focus remains on re-homing our few remaining tenants, and ensuring that homeowners are fully aware of the options offered by the council to support them to arrive at informed decisions about their individual situations.”
The Scottish government said it was working closely with the local authority around an infrastructure funding proposal to support its Raac plans.
A spokesperson said: “The complexity of the proposal has required further information to be sought from Aberdeen City Council and we are now considering their detailed draft response.
“We fully understand the urgency of this matter and a decision on this will be taken as soon as possible.”
Demolition and landscaping are expected to cost £20million–£25million and take three to four years, while the rebuild may require up to £130million and last up to 15 years. Ongoing talks with the Scottish government aim to secure funding.
Some residents remain skeptical that the council’s measures will be enough to prevent financial hardship, expressing alarm over compensation based on the “post-RAAC market value,” which could leave homeowners facing significant debts.
Despite the controversy, Aberdeen City Council insists the safety of residents comes first, promising continuous engagement with the community as regeneration plans are finalised.
