Your GREAT Neighbourhood Charter Gorse Hall
Your GREAT Neighbourhood Charter
At New Charter we would like all our neighbourhoods to be great places to live. We would like them to look great, have great services, feel safe and be a place for both work and recreation.
for 3 years and will be reviewed annually with residents to assess our progress.
It identifies the main issues that affect your neighbourhood and what needs to be done both by us and our partner organisations to To create great communities we address them. We want to focus all would like everyone to work our efforts on making sure you have together to decide how their local neighbourhood should develop and a great place to live so we will be working just as hard with a range of grow in the future and to improve other organisations on some of the on the services they don’t like and wider issues such as employment maintain those that they do. and crime. To make sure this happens we Remember, you are the experts in have produced a neighbourhood what it’s like to live in your plan for each of New Charter’s 32 newly defined neighbourhoods and neighbourhood and you will be our most important partner of all. this one is yours. The plan will run 02
You are the experts in what it’s like to live in your neighbourhood and you will be our most important partner of all.
GREAT place to live... The Gorse Hall neighbourhood is split into two relatively distinct areas which both sit around the boundary of Stalybridge and Dukinfield. The neighbourhood is suburban and consists of a mixture of property types; family homes, bungalows and a high number of one and two bedroomed flats. The vast majority of properties are owned by New Charter as there are a relatively low percentage of owner occupiers spread across the neighbourhood. New Charter has also recently opened a new Extra Care scheme within the neighbourhood,“Beatrix House”, named after the author Beatrix Potter whose family once lived in the area. There are thirty-one self-contained apartments with twenty four hour care staff based on site and a New Charter Scheme Manager available 36 hours a week to ensure residents’ health and wellbeing needs are catered for and to co-ordinate services and activities. The scheme benefits from a sensory garden, a bistro, a
hairdressing salon and a communal lounge and we hope these facilities will attract local residents to join in the activities which are on offer. Beatrix House is now used for resident meetings and customer engagement as there is no community building within the neighbourhood area. Dukinfield has a very small town centre which provides the benefits of a number of amenities and shops, however there are also a number of shops based in the neighbourhood which include a convenience store with a cash machine. The nearest post office and superstore are a bus ride or 20 minute walk away and so many residents choose to shop in the nearby towns of Stalybridge, Ashton or Hyde. There are good bus links to these towns and a regular bus route which runs through the neighbourhood making them easily accessible. The nearest train stations are situated at Flowery Field and Stalybridge. The area has a number of small well maintained grassed areas which are owned and maintained by New Charter. There are a number of schools in the surrounding area and although these are not situated within the neighbourhood itself they are within easy walking distance. These include Broadbent Fold Primary School andYewTree Community Primary; and two high schools, All Saints Catholic College and Astley Sports College and Community High School.
03
Down your street Here is a map and a list of streets included in your neighbourhood to give you an idea of exactly where your plan covers.
Clarendon Fields
Gorse Hall Armadale
Yew Tree
Does your neighbourhood have star quality? We have identified a range of indicators that tell us overall how great your neighbourhood is. These indicators are designed to tell us how much support we need to give a neighbourhood and what specific areas seem to be causing the most problems so that we can target services and resources to improve them. 04
We are using a simple rating of 5, 4 or 3 stars; 5 stars being the best rating, so you can see easily how individual sections within your neighbourhood are performing. Each individual indicator we have used has its own star rating which when combined together produce an overall star rating for your neighbourhood.
The indicators range from the time taken to relet houses to employment and education. You can see them all below with an explanation of what the ratings mean for your neighbourhood.
Gorse Hall Road
Hunters Court
Robinson Street
Ash Tree Drive
Clarence House, High Street
Lord Street
Rowan Crescent
Beatrix House, Gorse Hall Road
Elm Tree Drive
Guildford Road
Fir Tree Lane
High Street
Lyne Edge Crescent
Rush Street
Booth Close
Gloucester Rise
Hitchen Close
Lyne Edge Road
Tame Street
Hitchen Drive
Oak Tree Drive
Willow Close
Holly Grove
Poplar Road
Alder Close
Cheetham Hill Road Gorse Hall Close
% of current rent 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 and could be at risk of losing their homes. It also indicates some households may need additional support.
The average number of repairs per property is relatively low and indicates that properties do not have any significant issues in terms of maintenance costs or property damage.
Average time to relet a property The time it takes to relet a property across the neighbourhood is generally satisfactory but there is room for improvement. Some properties take longer to let indicating that some properties are not as popular as others and it can also take some time for people to be able to move into their new homes.
Tenancy turnover This shows that on average people who move into the neighbourhood tend to stay in their homes for a reasonable length of time although the length of stay varies across the whole of the neighbourhood. It also indicates that people are not as happy living in some parts of the neighbourhood as they could be with some choosing not to stay in the long term.
05
% of live antisocial behaviour cases The neighbourhood experiences a significant number of antisocial behaviour or neighbour nuisance cases. This indicates that while residents treat each other with respect there are a number of incidents that do occur that have a negative impact on people’s ability to relax and feel secure. Neighbourhood satisfaction People’s general satisfaction with the neighbourhood as a place to live could be better and there are some significant factors that are spoiling their experience and quality of life. Crime
06
Employment The neighbourhood has some problems with employment levels compared with similar neighbourhoods in Tameside. This indicates that some people in the neighbourhood are having difficulty accessing the jobs market and may not be well qualified for the jobs that are available. Education and skills There are some issues with the level of educational attainment and skills in the neighbourhood. This also indicates that it may not be easy to access the training people may need to help them gain employment or develop their existing career prospects. Household income
People in the neighbourhood experience high levels of crime and vandalism in relation to similar neighbourhoods in Tameside. This means that people do not feel as safe and secure as they should living in and walking around many parts of the neighbourhood.
The neighbourhood has quite low levels of family income compared with similar neighbourhoods in Tameside. This indicates that a significant number of families may suffer the effects of deprivation and have difficulty in making ends meet.
Health
Access to services
The neighbourhood has some issues with peoples health and disability levels compared with similar neighbourhoods in Tameside. This could indicate that more people than usual may have mobility problems of one sort or another, need some long term medical support in their homes and perhaps feel quite isolated.
People in the neighbourhood have relatively good access to a range of shops and services from a variety of organisations which are near to their homes. This indicates that it is relatively easy to go shopping for a range of goods as well as access advice and support on a range of issues in the neighbourhood.
Neighbourhood overall star rating This neighbourhood has the potential to be a great place to live but is currently experiencing a number of issues that affect people’s overall quality of life and enjoyment. The main aim for this neighbourhood is to identify a range of activities, service and initiatives that will significantly improve people’s day to day living experience. 07
Local knowledge: Auditing your neighbourhood While the indicators show us useful trends and point us in the right direction we need more local knowledge to identify some of the specific issues we need to address. To gather this information we have conducted a neighbourhood audit asking the people who live and work here to identify what they think the issues were.
08
What our Neighbourhood team told us Antisocial behaviour is a problem in some parts of the neighbourhood where there are significant issues with neighbourhood disputes and inconsiderate behaviour. This is a particular issue in some of the communal areas of flats with dog management and fouling. There are also some youth and adult related nuisance issues relating to damage to vehicles, vandalism and disruptive behaviour in some streets. Overall demand for properties in the neighbourhood is relatively steady. However there are problems letting flats in some areas where there have been housing management issues. The frequency at which people move in and out of the neighbourhood is slightly higher than usual because of this. There are environmental issues that affect neighbourhood appearance in respect of fly tipping and more general littering in some areas. Some grassed areas have also been damaged due to recent work by utilities contractors. Fencing issues can also be a source of disputes between neighbours. Opportunistic burglary is also seen as an issue affecting people’s feelings of neighbourhood security.
There are no resident groups in the neighbourhood. This and a lack of feedback opportunities for residents more generally, are seen as a real barrier to improving customer satisfaction and service improvement in the neighbourhood.
The lack of any purpose built community buildings also has a negative effect on wider community activities.
09
What you told us On average the people we spoke to rate the neighbourhood 7 out of 10 as a place to live. So while people are still being relatively positive about the area there are still quality of life issues that need to be addressed. Some of the best features identified about living in the neighbourhood were: closeness to shops and schools, generally clean and tidy and usually quiet with friendly immediate neighbours. The concerns identified about living in the neighbourhood were: antisocial behaviour, domestic arguments and neighbour disputes from a minority spoiling things for the majority, litter, dog fouling and traffic congestion. People raised specific issues with us about:The need for none charging cash machines A lack of children’s play areas and facilities The need for more support services for children The condition of pavements The need for traffic calming Street lights not working The need for a youth club Lack of activities for over 50’s Would like to see coffee mornings The need for a full time community facility A lack of visible policing Debris left after grass cutting A lack of a mobile library
10
More broadly people saw lack of access to employment,, banking services, adult education, childcare, benefits advice, drop in clinics and more accessible support for older residents as things that had direct impact on the neighbourhood.
Some of the best features identified about living in the neighbourhood were: closeness to shops and schools, generally clean and tidy and usually quiet with friendly immediate neighbours. 11
What other organisations told us There are quite significant health issues in the neighbourhood compared with the rest of Tameside particularly in terms of higher mortality and coronary illness due to poor access to the right kind of health services and non healthy lifestyles. There was also a particular focus on services for older residents given the age profile of the neighbourhood population and related mobility issues. Levels of teenage pregnancy are relatively high in some parts of the neighbourhood. Crime is seen as a significant issue with various forms of antisocial behaviour being the principle concern. However violent crime was also significant as was burglary and vehicle crime. There was also seen to be a lack of crime prevention measures in place, raising levels of vulnerability to crime. Levels of unemployment are significant in the neighbourhood, access to training and subsequent employment is an issue for many people with poor educational attainment levels compounded by a lack of signposting to training providers and preparatory support. Young people in the neighbourhood are seen as suffering from a lack of access to facilities and support services. More work in these areas is needed to impact youth related antisocial behaviour.
12
A number of households in the neighbourhood have low incomes and high levels of benefit dependency and many also lacked access to money advice services. Agencies also thought there could be problems for residents more generally in terms of loss of income as part of the Government’s welfare reform. There is also a need for more intensive family support services for a number of households who are experiencing problems. More generally early years provision is seen as inadequate. Access to many mainstream services and amenities is good due to the location of the neighbourhood but there is a relative.
What we saw together: Some properties with boarding and metal shutters over windows affecting neighbourhood appearance
Shuttered shops and the poor condition of the area around them really impacts on neighbourhood appearance
Litter on some streets
Some dog fouling across the neighbourhood
Parking and traffic congestion issues on Gorse Road
13
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’s effectively an action plan which shows what needs to be done in more detail.
Neighbourhood and community management
14
What?
Why?
When?
Increase physical and CCTV surveillance in antisocial behaviour (ASB) hotspots in relation to youth nuisance and street disruption working in partnership with Tameside Metropolitan Borough Council (TMBC) Community Safety team and the Police.
To reduce visible ASB in the neighbourhood by development of a long term strategy; this will improve quality of life for residents.
December 2013
Work with the Police and Community Safety team to protect vulnerable groups by increased police visibility, target hardening and develop a more general policing plan targeting burglary, vandalism and violent behaviour on the streets.
To reduce levels of vandalism and increase feelings of security for customers who feel vulnerable to crime by developing a long term crime prevention strategy to ensure consistent policing approach.
December 2013
Develop a neighbourhood wide Home Watch group with support from New Charter.
To increase the level of surveillance in neighbourhood and therefore increase the feeling of security and empowerment against crime.
June 2013
What?
Why?
When?
Review current facilities and activities for both young and older residents with TMBC in addition to the provision of general community facilities, activities and services.
Identification of a broader range of facilities for both groups is needed to improve their quality of life and that of the community more generally and to ensure residents can access advice and drop in services.
January 2014
Increase use of New Charter’sYouth team to develop diversionary activities with young people s at established youth base and continue to work with TMBC to increase youth provision.
To reduce the level of antisocial behaviour from youths by providing positive activities and linking youths to other services.
July 2013
Undertake a review of potential community venues and consider the feasibility of providing more space for community activities.
To ensure the neighbourhood has sufficient venues to host community activities and drop in services.
October 2013
Undertake a joint review of childcare and early years provision with TMBC teams.
To improve the quality of children’s support services in the neighbourhood and increase households ability to work full or part-time
July 2014
15
What?
16
Why?
When?
Work with partners to increase the signposting of residents to health advice and services. In addition work with Health Services to look at the provision for older residents and young families and education in schools regarding teenage pregnancy.
To improve the health of residents in the neighbourhood and the support available to them.
September 2013
Consistently signpost and refer residents and their families to training, employment and income advice services and work with partners to develop young people’s employment readiness.
To increase chances of employment and maximising income.
February 2013
Link with existing TMBC and MINT (Money Information network Tameside) services to provide financial advice and refer identified customers who may find this helpful.
To increase residents access to banking services, affordable credit and insurance.
July 2013
Work with the Community Safety team to review need for and possible options in relation to traffic calming.
To increase road safety and reduce speeding in the neighbourhood.
October 2014
Work with contractors to rectify the damage caused to grassed areas by recent improvement works.
To improve the appearance of the neighbourhood.
August 2013
Work in partnership with TMBC to improve the activities of the environmental patrollers targeting dog fouling and littering.
To reduce the level of casual littering dog fouling in the neighbourhood.
September 2013
What?
Why?
When?
Jointly develop an environmental improvement plan with TMBC to address issues with litter, poor lighting, parking provision on Gorse Road, open space management and the condition of pavements.
To improve the targeting of caretaking, council services, traffic congestion and improve the visual appeal of the neighbourhood.
May 2014
Work with a number of organisations and stakeholders on initiatives identified in their plans that will help improve the neighbourhood.
To improve services and maximise input into the neighbourhood from other service providers.
January 2014
To reduce levels of vandalism and increase feelings of security for customers who feel vulnerable to crime by developing a long term crime prevention strategy to ensure consistent policing approach.
17
Tenancy What?
18
Why?
When?
Introduce a sensitive and tailored lettings approach for properties with high turnover and/or low demand and streamline the lettings process and needs based criteria for difficult to let properties, where this does not impact on community lettings guidelines.
To maintain community stability with sensitive lettings, decrease neighbour disputes, reduce the length of time properties remain empty and minimise the turnover of properties.
April 2013
Increase the use and targeting of neighbour mediation services.
To reduce neighbour disputes and improve neighbour relations.
April 2013
Increase tenancy and neighbourhood enforcement on activities that affect quality of life e.g. nuisance, upkeep of gardens, noise and pet ownership.
To improve the quality of life for the majority of residents as well as identify and reduce unacceptable conduct.
June 2013
Visit older and vulnerable customers annually to assess any support or adaptations needs.
To maintain the quality of life and independent living for older customers.
September 2013
Make targeted calls and visits to customers in rent arrears to address the arrears and signpost to advice services.
To reduce arrears in the neighbourhood and therefore reduce the number of customers whose home is at risk due to debt issues.
March 2013
Neighbourhood team to identify customers for referral to the Welfare Benefits Advice team who may benefit from their help.
To reduce the number of evictions for non-payment of rent and provide more help and advice on managing finances.
February 2013
What?
Why?
When?
Provide a regular housing surgery in the neighbourhood.
To make it quick and easy for residents to access services and for neighbourhood issues to be dealt with.
March 2013
Provide increased support to identified customers and link them to support and advice services.
To help identified customers successfully manage their tenancy and reduce lifestyle clashes with other residents.
March 2013
Neighbourhood team to carry out monthly neighbourhood inspections (open to residents).
To provide regular monitoring of street level appearance and visible issues.
February 2013
Target residents who may be affected by welfare reform and provide advice and support.
To increase awareness of potential issues and help reduce debt and/or financial problems caused by welfare reform.
January 2013
We aim to... Improve the quality of life for the majority of residents as well as to identify and reduce unacceptable conduct.
19
Home What?
20
Why?
When?
Undertake a property security review and fit preventative security measures for properties where needed.
To improve feelings of security and reduce crime.
November 2013
Improve the appearance, security and appeal of identified properties that are difficult to let.
To improve neighbourhood appearance, reduce nuisance in shared areas and improve demand for properties.
January 2014
Completion of the roofing programme to identified properties.
To maintain property condition and residents quality of life in their homes.
December 2014
Undertake a review of local play facilities provision in consultation with residents.
To ensure children have well placed safe places to play.
October 2013
Introduce a gating scheme for identified properties.
To improve the appearance and defensible space of identified properties.
October 2014
Undertake a review of fencing and boundaries, including a review of fencing to communal areas.
To assess if existing fencing is adequate in terms of security and appearance and identify any specific work needed to clarify boundaries..
September 2013
Review the options to replace and maintain all lighting and cracked pavements in New Charter shared areas.
To improve the appearance and feelings of security in the neighbourhood.
July 2015
What?
Why?
When?
Look at alternatives for boarding up empty properties.
To improve the appearance of individual streets and demand for properties.
November 2013
Review options to improve recycling areas.
To improve quality of life for residents, street appearance and environmental efficiency.
August 2013
To improve feelings of security and reduce crime. 21
Involvement and empowerment What?
22
Why?
When?
Develop a regular tenants and residents group.
To obtain detailed feedback from residents specifically on service and wider neighbourhood issues.
June 2013
Develop a focus group or coffee morning with older residents.
To identify specific issues that affect older residents in the neighbourhood and develop social networks for older residents.
June 2013
Ask interested residents to be street representatives whose role will be to report any issues they or other residents are concerned about in their street or the wider neighbourhood. The Neighbourhood team will also contact the street representatives once a quarter to check progress and provide support.
This will provide a way for customers to report any issues to staff and to have them addressed promptly. This will also help improve the day to day service.
July 2013
Set up a regular neighbourhood focus group with residents.
To ensure services are more customer and neighbourhood focused.
August 2013
Develop customer inspections on key customer identified issues.
To increase customer led monitoring of issues by getting the ‘customer eye’ view.
August 2013
Develop a community agreement with residents on what the community believes its values are, how people should treat each other and what it thinks is acceptable behaviour.
To improve community spirit in the neighbourhood and reduce inconsiderate behaviour and low level nuisance.
August 2013
What?
Why?
When?
Hold regular youth focus groups and forums.
To help identify and develop better youth services and support.
September 2013
Set up a neighbourhood facebook page.
To encourage a different type of dialogue between residents with each other and with staff. This will help with regards to reporting, supporting and discussion.
May 2013
Hold weekend community information events or fun days 4 times a year and hold seasonal activities at Easter and Halloween.
To improve the neighbourhood appearance and increase community spirit, building positive relationships with neighbours and increasing the community’s knowledge of what services and opportunities are available.
April 2013
We aim to... Increase customer led monitoring of issues by getting the ‘customer eye’ view.
23
What next? Great progress we hope!! Work has already begun in your neighbourhood on the various actions outlined in Your Great Neighbourhood Charter as well as in our other 31 New Charter neighbourhoods. We would like the Great Neighbourhood Charters to mark the start of a new phase of activity aimed at ensuring that all our neighbourhoods are the great places that we all want and know they can be. We will be reviewing the Charter frequently this year and we will keep you updated on the progress, you will have the opportunity to be involved in this so please watch out for advertised activities or requests for feedback. However there is no need to wait until then‌ if after reading this you have any questions comments or suggestions or if you would like to get more involved in helping us identify what we could achieve in your neighbourhood please contact us and give us your thoughts. You can do this by ringing 0161 331 2000 or contacting us via your preferred method, we can also arrange for someone to call and visit you in your home if you would prefer, we would really like to hear from you.
24
Neighbourhood Fact File Here are some facts and figures about the people and properties that make up your neighbourhood which we thought you may find interesting.
Number of properties owned by New Charter =
587
Properties by type Houses
56
Bungalows
5
Flats
489
Maisonettes 37 Black Minority Ethnic
4.45%
Under 16
12.38%
55+
35.46%
18 - 25
10.46%
Number of residents =
832 25
Final Thoughts We hope that over the next three years through the actions outlined in your Great Neighbourhood Charter we will really make a visible difference to your neighbourhood, making it more attractive for those living or thinking of living in it and improve resident’s quality of life. We think the key to success will be to continue to work together with you to achieve this.
26
Contact us Main switchboard: 0161 331 2000 Emergency housing & repairs calls: 0800 027 0828 If you need an emergency repair during the following times: - Before 8am and after 6pm Monday to Friday - During weekends and Bank Holidays Antisocial behaviour helpline: 0800 027 0522 (24 hours a day)
@ contact@newcharter.co.uk www.newcharter.co.uk newchartergroup
Home and Community Hubs 2 Henrietta Street, Ashton 9 Albert Street, Denton 12 Clarendon Street, Hyde 63 Grosvenor Street, Stalybridge
Head office:
New Charter, Cavendish 249, Cavendish Street, Ashton-under-Lyne OL6 7AT
@newchartergroup
27
Resource Housing Reg. No. 2111