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Resource Housing Reg. No. 2111
Great Homes Great Neighbourhoods Great People
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Your GREAT Neighbourhood Plan Manchester
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Your Great Neighbourhood Plan aksa Homes, part of the New Charter Housing trust Group, aims to provide ‘Great Homes, Great Neighbourhoods, Great People’ by placing customers at the heart of everything it does. We are committed to tackling inequality whilst promoting and strengthening communities in the areas where you live. We would like everyone to work together to improve and shape our performance and the standard of services that we deliver.
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To do this we have developed a neighbourhood plan for each of our new neighbourhoods. this one is yours. This plan identifies the main issues that affect your neighbourhood and what we need to do to address them. Customers and partners have been involved in putting this neighbourhood plan together and they will be helping to monitor its progress every step of the way. The plan will run for three years and will be reviewed annually.
Customers and partners have been involved in putting this neighbourhood plan together.
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Great place to live... Crumpsall and Cheetham Hill, often referred to locally as “Cheetham” are vibrant areas with traditional family run shops and businesses. Aksa’s two main neighbourhoods are in the heart of these ethnically diverse communities.They are both popular areas that offer a mixture of properties, from one bedroom flats to five bedroom houses. Most of these homes were built in the last twenty years and have been maintained to a high standard during this time. The local area has traditional cultural food shops as well as larger stores. As well as local shops, there are larger amenities available in the form of nearby Manchester Fort, a popular outlet mall. Manchester city centre is a short bus ride away.
The neighbourhood also has extremely good access to bus, rail and tram services out of the city centre, with Manchester’s Piccadilly train station no more than 2 miles away.There are also good connections to the M60 motorway network. The area has local recreational facilities such as swimming pools, gyms and local parks all within walking distance. North Manchester General Hospital is also very close by. Good primary and secondary schools are located nearby and there are further education options with Manchester Metropolitan and Manchester University in the city centre.
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Down your street Here is a map and list of streets in your neighbourhood to give you an idea of exactly where your plan covers
Manchester
What do we know about our homes and tenants in this area? We have identified a range of indicators that tell us about your neighbourhood, these indicators are designed to tell us how much support we need to give a neighbourhood and what specific areas are causing the most problems so we can target services and resources to improve them.
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We are using a simple rating of 5, 4, or 3 stars; 5 stars being the best rating. This is to help you see how your neighbourhood is performing in different areas. Each individual indicator we have used has its own star rating.
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Alsham Walk
Charminster Drive
Main Street
Balmfield Street
Crescent Road
Peakdale Avenue
Bankfield Avenue
Faraday Avenue
Woodlands Road
Beechfield Street
Greville Street
Hardwood Close
Bignor Street
Hardwood Close
Shirley Road
% of current arrears
average number of repairs
The neighbourhood has some areas where rent arrears are a problem which means some households may be experiencing money management issues or difficulties adapting to welfare reform.This shows that some households may need additional support.
The average cost of repairs per property is significant and shows that many homes have issues in terms of maintenance costs and the need for regular repairs. Property damage is also an issue within the neighbourhood.
average time to re-let a property The time it takes to re-let a property is generally good showing this is a popular place to live.
tenancy turnover On average people who move into the neighbourhood stay in their homes for a long period of time.This shows that people are happy in the area.
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% of ongoing anti-social behaviour cases The neighbourhood has a low level of anti-social behaviour or neighbour nuisance cases. However, there may be more cases which are not reported.
Neighbourhood satisfaction People’s general satisfaction with the neighbourhood as a place to live is good but there are some things that could be improved.
employment The neighbourhood has significant problems with employment levels.This shows that some people in the neighbourhood are having difficulty getting into work and may not be well qualified for the jobs that are available.
Household income The neighbourhood has quite low levels of family income compared with regional averages.This shows a significant number of families are deprived and have difficulty managing their money.
Crime The neighbourhood has moderate levels of crime in relation to the other Aksa neighbourhoods. Although levels of crime are not high, people do not always feel safe in their neighbourhood.
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access to services Residents have good access to a range of shops and services. Support on a range of issues is easy to find in the neighbourhood.
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37% of our tenants in Manchester are in employment, either full time or part time.
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Local knowledge: What we know about your neighbourhood the indicators we use at aksa point us in the right direction but we are really keen to hear from you. So, we conducted a questionnaire and managed to talk to the majority of our tenants in their own homes. We also talked about specific issues with groups of tenant representatives and used focus groups to look at areas of our service, for instance, repairs and maintenance.
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What our team at aksa told us There is a strong sense of community within this neighbourhood, and a high demand for Aksa homes. Homes in this area do not become available very often. The neighbourhood appears okay but there are significant problems with fly-tipping, vandalism and graffiti. Some fences on properties need improving. Crime and anti-social behaviour is not always reported. There are a significant number of homes that are now under occupied; meaning a number of tenants have more bedrooms than the Government says they need.These tenants may require help to downsize.
We would like to have more opportunity to talk with residents about their concerns. We would like to improve communication and get feedback on the issues that matter, such as crime and security.
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What you told us On average the people we spoke to rate the neighbourhood 7.5 out of 10 as a place to live. While people are positive about the area there are still some issues that need to be looked at to improve quality of life. Some of the best features about the neighbourhood were: friendly neighbours, public transport and good condition of homes. It is felt that there is generally good access to shops, chemists and schools. The issues to improve are: poor facilities for younger people and elderly services. Also availability of more general community facilities. People raised specific issues with us about: The limited number of jobs in the area Quality of services for older people Poor facilities for young people Limited advice and walk in centres Crime and anti-social behaviour Drug misuse Inconsiderate parking by non-residents Important reasons identified to why some tenants would not move from the neighbourhood are: Community spirit Nearby shops and services Easy access to city centre
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60% of our tenants in Manchester stated that they would buy the house that they are living in if they had the opportunity. 11
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What other organisations told us Crime is a problem within certain parts of the neighbourhood with high levels of anti-social behaviour, particularly from young people. Properties in areas where there are wide open spaces or quiet isolated areas are most vulnerable to criminal damage, drug use and vehicle crime.
There are some significant health issues in the neighbourhood, particularly in terms of higher death rates, higher rates of stress, and mental health issues, due to poor access to the right kind of health services. Making sure people have access to good health services is a priority.
Employment, training and poor educational achievement are seen to be barriers to residents in the neighbourhood, particularly for young adults. A number of agencies pointed out that the 'Manchester Enterprise Zone' project may help with this.
It was felt that partnership work and a multi agency approach was key in tackling youth related anti-social behaviour. It is also essential that we work in partnership with families and other agencies to develop solutions and support.
Agencies are worried that residents may become more likely to fall victim to loan sharks and credit companies. Low household income is a problem for some families with many people relying on benefits. Agencies expressed concern that the Government's changes to benefits might lead to an increase in debt issues and that access to services could become more difficult as cuts are made. Agencies thought that access to mainstream services and local amenities could become difficult in light of reduction of some services. Better access and signposting to services should be a priority.
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What we saw together Hospital visitors parking their vehicles can cause problems.
Vandalism, including graffiti on lampposts and fences.
Litter and dog fouling are issues in the area.
Some of the fencing is in a poor condition.
Untidy flower beds to front and rear of properties.
Groups of youths on the street and in communal areas.
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What do we need to do to make this a greater place? the aim of this section is to identify the activities needed to improve the quality of life in the neighbourhood based on what we have established and what you have told us. It is effectively an action plan which shows us what needs to be done in more detail.
Neighbourhood management
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What?
Why?
When?
Work with the police and other agencies to increase security in areas identified as ‘hot spots’ for anti-social behaviour.
To reduce anti-social behaviour and increase security for residents.
October 2013
Work with police and other agencies to improve information exchange on serious crime e.g. drug dealing within neighbourhoods.
To develop a long term crime prevention strategy whilst increasing feelings of security for residents.
February 2014
Introduce a 'Homewatch' scheme and work with street representatives.
To increase the security in the neighbourhood and help tenants feel more in control.
September 2013
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What?
Why?
When?
Undertake a review of facilities and activities for young people.
To reduce anti-social behaviour from youths by providing opportunities for them to get involved in activities and other services.
December 2013
Promote safe and confidential ways of reporting anti-social behaviour to Aksa Homes, and raise awareness of New Charter HousingTrust Group's anti-social behaviour hotline.
To encourage people to report antisocial behaviour to Aksa Homes
August 2013
Carry out a review of how we deal with anti-social behaviour complaints to make sure that appropriate enforcement action is taken for those who break the rules of their tenancy.
To ensure our homes are managed well. To improve quality of life for those residents who maybe affected.
September 2013
Aksa to continue to promote quarterly estate inspections and to encourage greater tenant involvement to help with this.
Greater involvement from residents to ensure issues of concern are addressed.
July 2013
Review how we let our homes.
To ensure that homes are let to those people/families in most need whilst placing greater emphasis on community contributions.
August 2013
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You and your family
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What?
Why?
When?
Start our ‘Stepping into work’ employment programme and set up a work club in the neighbourhood.
To provide help, support and guidance to residents with training opportunities and finding employment.
August 2013
Increase volunteering and work experience opportunities through Aksa’s volunteering programme.
To offer opportunities for residents to gain work experience with Aksa and other local businesses.
August 2013
Provide help, support and guidance to those who are affected by changes to their benefits through our services and welfare benefits advice team.
To reduce rent arrears and therefore reduce the number of residents at risk of losing their homes.
July 2013
Refer customers who may benefit from additional support in debt advice and money management via our Citizens Advice Service Scheme.
To increase awareness of help and support to reduce debt and/or financial problems.
July 2013
Develop a programme that offers tenants the opportunity to learn practical skills on budgeting, for example, cooking healthy meals on a budget.
To provide more practical help for customers in managing money.
September 2013
Develop a programme of activities that help tenants to keeping warm and reduce their fuel bills.
To provide help and advice to reduce fuel bills and awareness on how to save energy.
September 2013
Link with Manchester’s ‘Go Online’ scheme to develop tenants' computer skills.
To help customers and access services online.
August 2013
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What?
Why?
When?
Link with partners to promote services effectively.
To increase awareness of services on offer.
October 2013
Hold regular housing advice neighbourhood drop-ins.
To offer a face-to-face service in central locations, to ensure that issues are dealt with locally.
July 2013
Establish links to older person‘s support services.
To enable easier access to services, encourage independent living and improve quality of life for our older residents.
January 2014
We aim to... increase awareness of help and support to reduce debt and/or financial problems.
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Home
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What?
Why?
When?
Develop a programme to improve communal areas.
To improve the appearance of shared areas.
January 2014
Monitor our property improvement programmes and make sure that people know about them.
To improve the standard of homes and improve residents quality of life.
September 2013
Look at boundary fences to individual homes and communal areas.
To check condition and look at possible improvements.
October 2013
Look at internal and external communal services.
To ensure that services we offer are of good quality.
February 2014
Carry out a review of the parking for residents in certain streets and work closely with Manchester City Council to solve the issue of non-resident parking.
To look at possible solutions to resolve the issue with non-resident parking and improve parking obstructions.
January 2014
Investigate the causes of damp and condensation in identified homes.
Help people to stop damp and advise on how to solve the problem if it happens.
March 2014
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What?
Why?
When?
'Great Homes' to hold events regularly to look at the repairs and maintenance service.
To promote wider understanding of tenant and landlord responsibilities
April 2014
Monitor Green Charter in-house grounds maintenance service and encourage tenants to get involved in the process.
To ensure the service delivers to a high standard and encourage customer feedback.
September 2013
To improve the standard of homes and improve residents' quality of life.
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Community involvement
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What?
Why?
When?
Develop a network of 'Community Champions' to lead on recycling and waste disposal initiatives.
To promote recycling and make sure people know how to dispose of household waste correctly.
February 2013
Develop and support a tenants' forum to represent tenants and residents.
To encourage opportunities for community forums to resolve local issues.
March 2014
Provide support and training to those customers actively involved in community activities.
To help involved customers make informed decisions and share information and skills.
February 2014
Promote involvement opportunities for customers e.g.Tenant Panel.
To offer both informal and formal ways for customers to get involved.
September 2013
Introduce 'street representatives' to report any neighbourhood issues that are of concern to residents.
To help deal with key issues quickly and increase customer led monitoring.
October 2013
Introduce a neighbourhood Service Improvement Group to give customers a way to put their views forward.
Consult with customers on the identification of locally agreed service standards.
February 2014
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What?
Why?
When?
Introduce a youth group to offer opportunities to young people.
To build community collaborations and increase respect and encourage young and old to work together.
November 2013
Promote the Aksa Community Investment Fund.
To assist community groups to access funding for developing community activities.
September 2013
Look into the possibility of setting up a gardening tool hire club for residents, linking to the ‘Love your Garden’ project.
To encourage maintenance of gardens and increase knowledge and advice for tenants.
September 2013
Consult customers on different ways of providing information and feedback. Promote new technology where possible to encourage involvement.
To encourage different types of communication with other residents and with staff. To provide alternative support to those not able to attend formal meetings.
November 2013
We aim to... assist community groups to access funding for developing community activities.
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What next? A great start! aksa Homes is making a start on the different issues outlined in your Neighbourhood Plan. Our partner, New Charter Housing trust Group, is also involved in helping improve your area. Some work has already started but we will be reviewing the plans regularly through the year so keep an eye out for updates. In your great neighbourhood plan, as well as in our other five Aksa Homes neighbourhoods, we would like to mark the start of a new phase of activities aimed at ensuring that all our neighbourhoods are great places to live. In the meantime, if you have any comments or suggestions or would like to get involved in helping us to achieve change in your neighbourhood then please contact us. You can do this by ringing 0161 620 2992 or contacting us via your preferred method.
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Neighbourhood fact file Here are some facts and figures about the people and properties that make up your neighbourhood.
age profile of our residents
16-20
10.8% 0-15
23.2% 60 & over
10%
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21-59
56%
Ages of our residents living in Manchester
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Number of properties owned by aksa =
100
Properties by type Houses
78
Flats
22
ethnicity of our residents
Black
10.1% White
11.9%
Pakistani Other
54.1%
Ethnicity of our residents living in Manchester
23.9%
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Final thoughts We hope the actions outlined in your great neighbourhood plan will make a great difference to you, your family and your neighbours. You have told us what matters most to you to improve the appearance of your neighbourhood and your quality of life. We believe that the key to success will be to continue to work together with you to achieve this.
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Contact us aksa OfďŹ ce (Connect) 0161 620 2992
info@aksahomes.co.uk
anti-social behaviour hotline: 0800 027 0522 24 hours a day
facebook.com/aksahomes
aksa Office:
Aksa Homes Aksa House 2 Medtia Square Phoenix Street Oldham OL1 1AN
www.aksahomes.co.uk @AksaHomes
Head Office:
New Charter Group Cavendish 249 Cavendish Street Ashton-under-Lyne OL6 7AT
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