Your GREAT Neighbourhood Charter Smallshaw and Broadoak
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. To create great communities we would like everyone to work together to decide how their local neighbourhood should develop and grow in the future and to improve on the services they don’t like and maintain those that they do.
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 address them. We want to focus all our efforts on making sure you have a great place to live so we will be working just as hard with a range of other organisations on some of the wider issues such as employment and crime.
Remember, you are the experts in To make sure this happens we have what it’s like to live in your produced a neighbourhood plan for neighbourhood and you will be our each of New Charter’s 32 newly most important partner of all. defined neighbourhoods and this one is yours. The plan will run for 3 years 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 Smallshaw and Broadoak neighbourhood can be found to the north of Ashton town centre and consists of a mixture of four, three and two bedroomed semi-detached and terraced houses, a selection of one and two bedroomed flats, two blocks of studio flats and two fully adapted bungalows located throughout the neighbourhood. Although New Charter own the majority of the housing stock in this area there are a large number of properties which have been sold under the Right to Buy and Right to Acquire schemes. There are three primary schools within the neighbourhood and three high schools within reasonable walking distance, including the New Charter Academy opened in 2008 sponsored by New Charter which is quickly becoming the true hub of the area. New Charter work closely with the Academy running projects both in the school and out in the community, the partnership aims to bring both groups together to break down barriers and change perceptions in society.
The neighbourhood is approximately twenty-five minutes walking distance from Ashton town centre, where there are a number of large high street and locally owned shops, banks and both an indoor and outdoor market.There is also a bus station with a regular bus route to the neighbourhood, a train station with regular services to Manchester city centre and the new Metrolink; currently under development which will provide quick and easy access to Manchester city centre. Situated within the neighbourhood are several local services comprising of places of worship for various faiths, a post office, a number of shops and the Broadoak Community Centre located on Broadoak Road.A number of partner agencies host a variety of sessions here including; adult training, Sure Start providing support and guidance for families and weekly junior and senior youth groups.The Neighbourhood Police also use the community centre as a base when required. The area also benefits from the Smallshaw Hurst Local Integrated Services Pilot; a coordinated programme to ensure identified families receive timely and appropriate multi-agency interventions and intensive support to improve health and access to employment. There are many green and open spaces within the neighbourhood and Cedar Park is also within a reasonable walking distance.The park is a small urban park with bowling greens, a multi-use games area, pavilions, cycle track with road safety markings, play area, IPlay and a mini soccer pitch.There is also a youth group centre at Cedar Park from which a number of community events are held throughout the year.
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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.
Waterloo & LordsďŹ eld
Smallshaw and Broadoak
Hazelhurst
Crowhill Hillgate, Hilton & Ladbroke
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 to the right with an explanation of what the ratings mean for your neighbourhood.
Broadbent Avenue
Hall Road
Lockingate Street
Sheard Avenue
Broadhurst Grove
Hartshead Avenue
Massey Avenue
Smallshaw Lane
Broadoak Road
Hartshead Road
Oak Grove
Surrey Street
Connery Crescent
Heginbottom Crescent
Oakfold Avenue
Timperley Fold
Coronation Road
Holebottom
Platt Avenue
Timperley Road
Craven Street
Laburnum Avenue
Pollitt Avenue
Vicarage Crescent
Greenwood Avenue
Lees Road
Rowley Street
% 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 cost of repairs per property is significant and indicates that many properties have issues in terms of maintenance costs and the need to regularly replace components. Property damage is also an issue within the neighbourhood.
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.
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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.
Neighbourhood satisfaction
Education and skills
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.
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.
Crime 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. Health The neighbourhood has significant health and disability levels compared with similar neighbourhoods in Tameside.This indicates that a number of people may have mobility problems of one sort or another, need some long term medical support in their homes and feel quite isolated.
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Employment
% 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.
Household income The neighbourhood has some problems with family income levels compared with similar neighbourhoods in Tameside.This indicates that some families may suffer the effects of deprivation and have difficulty in making ends meet. Access to services People in the neighbourhood have little access to shops and services near to their homes.This indicates that it can be difficult to shop for more than essentials or access advice or support in or within a reasonable distance from the neighbourhood itself.
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.
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What our Neighbourhood team told us Antisocial behaviour is a major issue in some parts of the neighbourhood.There are a number of problems around youths congregating, causing nuisance, vandalism and harassment of some residents; some of which are seen specifically as hate crime. There is also a problem with neighbourhood disputes and inconsiderate behaviour which seem to occur in particular parts of the neighbourhood and some more low level issues relating to children playing football and games in the street. Whilst the frequency at which people move in and out of the neighbourhood is higher than usual, overall there are no problems letting properties, with demand staying relatively steady apart from for a few specific properties. Some parts of the neighbourhood experience problems around refuse management, fencing and indistinct boundaries which can cause issues in terms of their appearance and upkeep. Parking is a particular problem in some parts of the neighbourhood with people driving over and parking on grass verges which has a significant effect on neighbourhood appearance.
There is also a significant issue around garden maintenance in relation to a number of properties which affects street appearance quite negatively. The Neighbourhood team work with the Smallshaw Tenants and Residents Group on a number of issues but it is felt there is a lack of other sources for regular input from residents on neighbourhood issues.
The community centre was seen as a good base for a range of activities and support services.
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What you told us On average people only rate the neighbourhood 6 out of 10 as a place to live which indicates that people do feel there are some important quality of life issues to be addressed. On a more positive note some of the best features people identified about living in the neighbourhood were: the local community, friendly neighbours, good bus routes, good access to local shops and amenities and community centre activities. The issues that people identified about living in the neighbourhood were: antisocial behaviour particularly from young people, gangs of teenagers hanging around, noisy neighbours, loud music, dangerous driving, level of litter and untidy appearance of streets. People raised specific issues with us about The lack of children’s play areas and youth facilities A lack of social meeting places Football traffic causing significant congestion Places to park and inconsiderate parking The refuse service being inflexible and exacerbating problems with bin storage A lack of visible policing More broadly people saw lack of access to jobs, training and childcare as things that had direct impact on the neighbourhood. Poor services for older residents was also widely identified as a problem. 10
some of the best features people identified about living in the neighbourhood were: the local community, friendly neighbours, good bus routes, good access to local shops, amenities and community centre activities. 11
What other organisations told us There are significant health issues in the neighbourhood compared with the rest of Tameside particularly in terms of higher mortality and disability rates due to the poor access to health services and non-healthy lifestyles. Crime is seen as a significant issue in terms of antisocial behaviour, a lack of crime prevention and levels of vulnerability to crime. Local residents’ negative perception of their own safety is seen as a big issue in terms of quality of life. Incidents of domestic violence are also becoming a cause for concern. Access to employment and training disproportionately affect young people in the neighbourhood with a number of agencies identifying poor links to employers, training providers and poor preparatory support. A variety of agencies thought that young people in the neighbourhood also suffer more generally in terms of access to a range of facilities and support services as well as a lack of personal development opportunities. It is also felt that more work in these areas would have a positive effect on youth related antisocial behaviour. Household income is an issue for some families with agencies identifying problems with the level of worklessness and benefit dependency.
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Agencies thought there could be problems for residents in terms of loss of income as part of the Government’s welfare reform. There is also thought to be a need for more intensive family support services for a number of households who are experiencing problems. Agencies also noted that there are issues with access to adult training and education and services mirroring to some extent the issues experienced by younger people. Debt related issues are becoming an increasing issue in the neighbourhood with access to debt advice services being a particular issue.
What we saw together: Poorly maintained grass verges
Some over grown open areas
Poor fencing in some areas
Individual properties causing issues e.g. garden upkeep
Untidy land around substation Quite a high level of litter in the streets Lack of adequate space for bin storage
Fly-tipping in specific shared areas Some dilapidation and disrepair 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’s effectively an action plan which shows what needs to be done in more detail.
Neighbourhood and community management
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What?
Why?
When?
Increase physical and CCTV surveillance in antisocial behaviour (ASB) hotspots working in partnership with Tameside Metropolitan Borough Council (TMBC), the Community Safety team and the Police and develop a longer term joint ASB action plan.
To reduce visible ASB in the neighbourhood and with the development of a long term ASB strategy, there should be noticeable reduction in property turnover..
November 2013
Work in partnership with Tameside patrollers on the approach to street play issues and abandoned and untaxed vehicles causing obstructions.
To reduce low level nuisance issues affecting quality of life.
September 2013
Work with the Police and the Community Safety team on target hardening, surveillance and a more general policing plan.Targeting domestic violence and crime against vulnerable groups is a key priority.
To reduce levels of vandalism and increase feelings of security for customers who feel vulnerable to crime by the development of long term crime prevention strategy, this will ensure consistent policing approach.
November 2013
What?
Why?
When?
Develop a neighbourhood wide Home Watch group.
To increase the level of surveillance in the neighbourhood and increase the feeling of security and empowerment against crime.
June 2013
Work with partners, particularly the Smallshaw/Hurst partnership on initiatives identified in their plans as part of Local Integrated Services Project; particularly on employment training, access to health services, promotion of healthy lifestyles, financial management and youth and family support.
To improve access to services for residents and maximise input into the neighbourhood from other service providers.
April 2013
Review the current facilities for young people including the feasibility of a separate youth base.
To provide a broader range of things for young people from all backgrounds to do and improve the quality of life for young people.
January 2014
Increase the use of New CharterYouth team and TMBC Sports Trust to develop diversionary activities with young people through outreach activities and activities at fixed locations.
To reduce the level of antisocial behaviour from youths by providing positive activities and link youths to other services.
August 2013
Work with TMBC on the recycling provision for flats.
Improving the quality of refuse services to flats will improve appearance and environmental efficiency.
January 2014
Undertake a joint review of childcare provision with TMBC teams.
To increase households ability to work full or part-time.
July 2014
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What?
Why?
When?
Work with TMBC on maintenance issues around roads and grass verges.
To improve neighbourhood appearance and experience of driving and walking around the neighbourhood.
November 2013
Work with partners to increase signposting of people to health advice and services.
To improve the health of people in the neighbourhood and the support they receive.
June 2013
Develop a plan to signpost customers and their families to training, employment and income advice services.
To increase residents’ chances of gaining employment and maximising their income.
April 2013
Develop the credit union, Cash Box and other complementary schemes on credit and insurance within the neighbourhood. Linking up withTMBC and Money Information NetworkTameside (MINT) services.
To increase residents’ access to banking services, affordable credit and insurance.
November 2013
Review the range of activities, advice and drop in services from other agencies at the Academy and other neighbourhood venues; including opportunities for social activities.
To increase residents’ access to advice, drop in services and community activities within the neighbourhood.
May 2013
What?
Why?
When?
Work with others to provide extra litter services and increase the activities of TMBC environmental patrollers.
To reduce the incidence of casual littering in the neighbourhood.
November 2013
Work with United Utilities on improving the appearance of their substations.
To improve neighbourhood appearance.
April 2015
Work with Green Charter to focus additional resources on trees and overgrown shrubs.
To improve the appearance of streets and reduce the inconvenience posed by poorly maintained street greenscape.
May 2013
We aim to... Provide a broader range of things for young people from all backgrounds to do and improve the quality of life for young people.
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Tenancy
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What?
Why?
When?
Apply the community contribution criteria from New Charter’s Allocation Policy to ensure a sensitive lettings approach in order to reduce lifestyle clashes thorough unsuitable lets.
To reduce the length of time properties remain empty and reduce the turnover of properties once let.
April 2013
Increase the use of neighbour mediation services.
To reduce neighbour disputes and improve neighbour relations.
May 2013
Increase tenancy and neighbourhood enforcement on activities that affect quality of life e.g. Nuisance, noise and pet ownership.
To improve the quality of life for the majority of people as well as identify and reduce unacceptable conduct.
April 2013
Increase tenancy enforcement activity on untidy gardens and offer support and advice where this is needed.
To improve the neighbourhood appearance and identify the help available to residents with garden maintenance.
July 2013
Set up a tool hire service for gardening and a gardening club.
To increase residents’ access to equipment and advice and to maintain their gardens and access to advice.
July 2013
Target calls to customers with rent arrears to address the arrears and signpost to advice services.
To reduce the arrears in the neighbourhood and to reduce the number of tenants whose home is at risk due to debt issues.
April 2013
What?
Why?
When?
Signpost and refer customers who may benefit from the help of New Charter’s Welfare Benefits Advice team.
To reduce the number of evictions for non-payment of rent and provide more help and advice on managing finances.
January 2013
Hold regular housing surgeries within the neighbourhood.
To make it easier and quicker for residents to access services and ensure neighbourhood issues are dealt with promptly.
March 2013
Provide increased support to identified customers and families and link families to TMBC support and advice services.
To help identified customers successfully manage their tenancy and reduce lifestyle clashes with other residents.
January 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 customers 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.
February 2013
We aim to... Reduce the arrears in the neighbourhood and to reduce the number of tenants whose home is at risk due to debt issues. 19
Home
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What?
Why?
When?
Work with TMBC, New Charter’s Group Legal Services team and private landlords to develop enforcement action against private properties which are overgrown or unkempt.
To improve the range of solutions available to address difficult issues that affect street level appearance.
October 2014
Improve appearance, security and appeal to households of identified properties that are difficult to let.
To improve neighbourhood appearance, reduce nuisance in shared areas and improve demand for properties.
January 2014
Review damp issues in identified flats.
To improve demand for these properties and customer satisfaction.
October 2014
Review local play facilities provision in consultation with residents.
To ensure children have well placed safe places to play.
October 2014
Review parking availability for customers in identified streets.
To identify any additional parking spaces required and consider potential options including green parking if additional provision is required.
January 2014
Undertake a fencing and boundary review of any further work required in the neighbourhood.
To assess if the fencing is adequate in terms of security and appearance and to acknowledge any specific work needed to clarify fencing boundaries.
March 2013
Undertake a painting and door replacement programme for identified properties.
To maintain the upkeep and appeal of properties in the neighbourhood.
October 2014
What?
Why?
When?
Review the refuse storage provision for the flats and the recycling options available.
To identify options to reduce refuse storage issues and the effect on neighbourhood appearance.
November 2013
Review the number of repairs issues in the neighbourhood.
To identify if there are underlying issues in term of buildings, components, design or usage that need to be addressed.
April 2013
To maintain the upkeep and appeal of properties in the neighbourhood.
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Involvement and empowerment
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What?
Why?
When?
Develop a regular tenants and residents group.
To obtain detailed feedback from residents specifically on service and wider neighbourhood issues.
June 2013
Set up a gardening group linked to “in bloom” and garage planting initiatives and work on setting up a wider neighbourhood gardening club.
To improve the appearance of the area and gain resident input into garden improvement and usage.
July 2013
Ask interested customers 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.
August 2013
Develop customer inspections on key customer identified issues.
This will result in customer led monitoring of issues by getting the ‘customer eye’ view.
March 2013
Carry out mini scrutiny audits on services with customers which will be passed to New Charter’s Tenants Scrutiny Panel.
To help the tenant scrutiny group to look at how neighbourhood wide services perform together.This will help the organisation improve the way they work together.
June 2013
Hold regular youth focus groups and forums.
To help identify and develop better youth services and support.
March 2013
What?
Why?
When?
Set up a neighbourhood face book 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 clean up events events/ fun days 4 times a year and hold seasonal activities at Easter and Halloween.
To improve neighbourhood appearance, increase community spirit, build positive relationships with neighbours and Increase community knowledge of what’s going on and what services are available.
April 2013
Support and promote time banking volunteering activity with residents and community organisations.Widen youth DreamScheme work.
To build community cooperation networks, increase community spirit and self-help and improve intergenerational links and respect.
June 2013
We aim to... Improve neighbourhood appearance, increase community spirit and build positive relationships with neighbours and increase community knowledge of what’s going on and what services are available. 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.
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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 =
659
Properties by type
Houses
434
Bungalows
2
Flats
223
Black Minority Ethnic
4.81%
Under 16
26.15%
55+
21.41%
18 - 25
Number of residents =
1434
15.83%
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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.
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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
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Resource Housing Reg. No. 2111