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Resource Housing Reg. No. 2111
Great Homes Great Neighbourhoods Great People
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Your GREAT Neighbourhood Plan Oldham South
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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... Our Oldham South neighbourhood lies east of Manchester and north of Ashton-Under-Lyne. The homes in this neighbourhood cover a range of areas including parts of Werneth, Coppice, Freehold, and Hathershaw. It is covered by the wards of Werneth, Alexandra, Medlock Vale and Hollinwood. Aksa currently owns 177 properties here, made up of 3 or 4 bedroomed homes, with some bungalows in Werneth. Oldham’s industrial past is seen in the mixture of old and new build properties standing beside old mills, giving a traditional but contemporary feel. The neighbourhood has good access to Oldham town centre which offers retail and transport services that have greatly improved in recent years.There are public transport links to Manchester city centre and the Peak District is within easy reach by car.
Employment and training opportunities are offered in the town centre and are easily accessible to those wanting to use these services. All Saint’s Hospital is part of this neighbourhood, a specialist hospital dealing with deafness and communications problems. There are a number of major social landlords with homes in the area as well as a significant group of owner occupiers who have been resident for generations. The neighbourhoods have a good range of education provision from early years to adult education, with two further education colleges in the surrounding area; Oldham Sixth Form College and Oldham College.
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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.
Oldham
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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Armitage Close
Heron Street
Meldrum Street
Villa Road
Cambridge Street
Kennedy Street
Napier Street West
Whitely Street
Carlisle Street
Kent Street
Primrose Bank
Carthage Street
Little Town
Ridings Way
Charleston Street
Little Cot Close
Royle Close
Cotton Mill Crescent
Malton Street
St. Thomas Street
Harper Street
Manley Road
Stuart Street
% 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 in this area.
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 in the neighbourhood.
average time to re-let a property
tenancy turnover
Generally the time it takes to let a property in the neighbourhood is too long, showing that certain properties may be unpopular.
On average people who move into the neighbourhood stay in their homes for a long time. This shows that people are happy in their 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. This shows that other than occasional incidents, Aksa residents treat each other with respect.
The neighbourhood has significant problems with employment levels. This shows that some people in the area are having difficulty getting into work and may not be well qualified for the jobs that are available.
Neighbourhood satisfaction
Household income
People’s general satisfaction with the neighbourhood as a place to live is good but there are some things that could be improved.
The neighbourhood has quite low levels of family income compared with regional averages. This shows that a large number of families are deprived and have difficulty managing their money.
Crime The neighbourhood has moderate levels of crime compared 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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employment
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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29% of our tenants in Oldham South are in part-time or full-time employment.
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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 Aksa’s homes are located in desirable neighbourhoods and properties are in high demand. There are issues with street litter, parking and the wider environment. There are some issues with anti-social behaviour and criminal activity which has a negative impact on the quality of life for residents. Boundary fences of properties need improving.
The Aksa team works well with tenant representatives who are actively involved in the community.
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What you told us On average, people who we spoke to rate the neighbourhood 8 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: community and neighbours, feeling safe, and the good condition of homes. The issues to improve are: anti-social behaviour and litter. People raised specific issues about: Lack of job opportunities Lack of education and training Pubs and entertainment facilities Important reasons identified as to why some tenants would not move from the neighbourhood are: Feeling of safety and community spirit and belonging Schools
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75% of Aksa residents in the neighbourhood would buy their home if they had the opportunity.
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What other organisations told us Crime has been identified as an issue in the neighbourhood. Certain parts of the neighbourhood are more vulnerable than others. This has been highlighted and is exacerbated by design and layout.There is a proactive agenda led by the Police, Local Authority and other agencies to deal with this. The neighbourhoods have higher than average levels of unemployment and benefit dependency compared to regional averages. Oldham Council has launched a major economic development strategy called ‘Get Oldham Working’ designed to get 2015 residents of Oldham into work by 2015. Low household income is an issue for some families with agencies identifying problems with benefit dependency. Agencies expressed concerns with regards to Government welfare reform and increase in debt issues. Access to mainstream services and local amenities could become harder in light of reduction of some services. Better access and signposting to services is very important. Oldham Council is a pilot for Universal Credit and a co-ordinated campaign is underway to respond, involving local authority and voluntary sector agencies revolving around financial inclusion, fuel poverty and digital inclusion.
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The Local Authority is working as a cooperative council and is placing great emphasis on district working. This approach could offer greater opportunity for Aksa Homes to inform the way local services are delivered. Health and wellbeing was identified as a major priority. Specific attention is required for the needs of women excluded from economic activity in particular within the BME community. Provision and nature of older persons housing is currently being looked at by the authority and its Oldham Housing Investment Partners.
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What we saw together Vehicles parked inconsiderately.
Vandalism to boundary fencing.
Significant litter issues in some areas.
Fly tipping in some 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 iseffectively 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 target areas with high levels of anti-social behaviour.
To reduce anti-social behaviour and increase the security for residents.
May 2014
Review environmental investment plans work with the District Team on environmental upgrade.
To coordinate investment in particular areas.
October 2013
Carry out an external audit of all Aksa properties within the neighbourhood.
To ensure a long term investment strategy is applied.
March 2014
Introduce 'Community Champions' to lead on a green recycling and waste disposal initiative.
To improve the appearance of the neighbourhood and increase community involvement.
February 2014
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What?
Why?
When?
Review how we let our homes.
To ensure that homes are let to those people/families in most need whilst encouraging people to give something back to the community.
August 2013
Work with Oldham Council to review parking for residents in certain streets.
To look at non-resident parking and other obstruction issues.
February 2014
Aksa Team to continue to promote quarterly estate inspections and to encourage greater tenant involvement to assist with this.
Greater involvement from residents to ensure issues of concern are addressed.
July 2013
Review the ‘Aksa Homes’ signs at each scheme, and look at a planned programme to update them.
To ensure that all schemes are up to date with Aksa’s new signage.
June 2014
Carry out an assessment of possible landscaping improvements to Armitage Close, Charleston Street and Little Town.
Improve appearance and generate increased pride in the area.
June 2014
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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 work.
November 2013
Review tenancy agreements to clarify the action we will take to resolve problems with nuisance/noise/gardens/pets in collaboration with New Charter.
To secure the role Aksa can take when dealing with any tenancy issues to improve the quality of life for the majority of residents.
April 2014
Provide increased support for vulnerable residents and link them to specialist support through New Charter and council groups.
To maintain and improve the quality of life and provision of services for the most vulnerable residents.
August 2013
Speak to customers in rent arrears to address the arrears and signpost to support services.
To reduce the number of evictions for non-payment of rent and provide more help and advice on managing money.
August 2013
Link into the ‘Get Oldham Working’ scheme with assigned Project Officer.
To increase employment opportunities for residents.
September 2013
Provide help, support and guidance to those who are affected by changes to benefits via our services and welfare benefits advice team.
To reduce rent arrears and therefore reduce the number of residents at risk of losing their homes.
August 2013
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What?
Why?
When?
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.
August 2013
Use findings from the 'Older Persons' research study commissioned by Aksa Homes and Oldham Housing Partners.
To assess the services that are already on offer and make recommendations for the future.
November 2013
Look at the adaptations in Aksa Homes within the neighbourhood.
To make best use of adapted properties.
May 2014
Extend range of English language provision and other outreach services.
To promote inclusion for all members of the family.
September 2013
Work with the council and other partners to offer guidance and support in relation to Universal Credit.
To ensure that Aksa residents are supported through this change.
December 2013
We aim to... increase employment opportunities for residents.
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Home
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What?
Why?
When?
Tell people when work will be carried out to improve their homes.
To make sure that all residents know when and what home improvements are planned for their home.
March 2014
Promote the 'Fix-It' scheme.
To offer a helping hand for home DIY.
November 2013
Great Homes events to be held regularly to look at the repairs and maintenance service.
To promote wider understanding of tenant and landlord responsibilities.
April 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.
May 2014
Monitor Green Charter in-house grounds maintenance service and encourage tenants to get involved.
To ensure the service delivers to a high standard and customer feedback is encouraged.
October 2013
Carry out internal and external property inspections.
To ensure tenancy obligations are being met. Also to improve and maintain the property and its appearance.
April 2014
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What?
Why?
When?
Look at properties external metal fences for example, Cotton Mill Crescent.
To improve appearance to the external boundaries.
May 2014
Look at possible improvement to communal landscape area at Little Town.
To improve kerb appeal and general appearance.
June 2014
Promote awareness of preventative measures and eradicate problems.
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Community involvement
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What?
Why?
When?
Promote our work with Oldham Academy and other identified schools.
Promote role of Aksa and social landlords as both employers and housing providers.
March 2014
Work with partners to increase awareness of health advice and services.
To improve the health of residents in the neighbourhood and the support they receive.
April 2014
Develop and increase digital inclusion and social media inclusion through Twitter and Facebook.
To encourage better channels of communication not only between us and our tenants, but also between tenants.
April 2014
Look at holding community information events.
Increase community spirit, build positive relationships with neighbours and increase the community’s knowledge of what services and opportunities are available.
March 2014
Develop partnerships with other major landlords in Oldham to help community involvement initiatives with a key contact in Aksa Homes
To lead an approach in which both Aksa and non-Aksa members of the wider community can help improve social cohesion.
September 2013
Introduce a youth group to offer activities and establish young neighbourhood champions.
To build upon community collaboration to encourage people young and old to work together.
December 2013
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What?
Why?
When?
Explore potential for street representatives within the neighbourhood.
To build a network of customer representatives to feedback news to staff.
January 2014
Continue to work with Aksa’s Tenant Panel Team on key customer issues.
To promote and encourage tenant led scrutiny.
July 2013
Ensure Aksa Homes is involved with all relevant District Partnership contacts – particularly with West Oldham teams.
To promote partnership work and ensure Aksa homes are aware of key issues.
September 2013
Work with Oldham Positive Steps to find possible joint projects.
Develop partnerships with key agencies in Oldham.
January 2014
We aim to... lead an approach in which both Aksa and non-Aksa members of the wider community can help improve social cohesion.
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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 partners, the New Charter Housing trust Group, is also involved in helping to 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 homes that make up your neighbourhood.
age profile of our residents
16-20
0-15
9.3%
36.8%
Ages of our residents living in Oldham South
60 & over
5.6%
21-59
48.2%
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Number of properties owned by aksa =
177
Properties by type Houses
171
Bungalows
6
ethnicity of our residents Black
1.2% Bangladeshi White
15.3%
10.5% Other
8.1%
Pakistani
64.9%
Ethnicity of our residents living in Oldham South
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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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