Your GREAT Neighbourhood Charter St Peters and Guide Bridge
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 three 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 St Peters neighbourhood consists of a high concentration of owner occupied and privately rented properties; predominantly two and three bedroomed semi-detached and terraced properties with a small development of one bedroomed apartments, a few one bedroomed bungalows and two sheltered accommodation schemes. There are green spaces and two parks; Oxford Park which has many leisure facilities and youth provision situated on Stockport Road and a small park situated opposite St Peters church. St Petersfield is a new-build development consisting of three and four bedroomed family homes and a three storey apartment block. Our flag ship scheme,Assheton House is a nine storey tower block of flats; located in the town centre with the advantage of secure car parking. Burlington House is a small development of one bedroom apartments situated on Burlington Street Ashton. The scheme is adjacent to Millennium Green which has a multi-use games area and small play area for children.
St Peters is a short walk to the centre of Ashton where there are a number of shops and a retail park near to Guide Bridge. The main Police station for Ashton is situated within the area and there are churches of various faiths and a mosque on Richmond Street. Health facilities are provided by a “Go to Doctors” including a chemist and a new Primary Care Centre. There is a regular bus service with several routes into Ashton and Manchester.Ashton boasts both a main bus terminal and railway station with excellent transport links to all local towns and major UK cities.The new Metrolink will further improve access to the City. There are a number of primary schools in the area and there are also excellent service provisions in the area for children which are delivered by St Peter’sYouth. The Guide Bridge neighbourhood is situated to the west ofTameside with boarders adjoining, Denton, Droylsden, Ashton and Dukinfield.The area spreads across the whole of Audenshaw covering five square miles. The neighbourhood is split into three main areas, with acquired terraces and semidetached properties dotted throughout. The area has a wide variety of property types, ranging from new build bungalows to quaint terrace cottages plus Ryecroft Hall, a grade 11 listed building which stands directly in front of the cottages. The traditionally built properties are a mixture of two and three bedroomed houses and one and two bedroomed bungalows.The area benefits from many green spaces.There are a few local shops within walking distance but the main shopping areas are to be found in Ashton and Denton where all the High Street chain stores, doctors and dentists are situated.There are a good variety of infant, junior and high schools and children’s centres distributed throughout Audenshaw.
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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.
St Peters and Guide Bridge
Cavendish Central
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.
Ann Street
Road
Chapel Street
Garden Street
Apsley Place
Blandford Street
Church Close
Hobson Court
Ashworth Avenue
Brook Street East
Crowthorne Road
Hobson Crescent
Ashworth View
Brookdale Avenue
Dean Street
Howe Street
Assheton Close
Burlington House, Burlington Street
Derby Terrace
Mansfield Street
Cambridge Street
Durban Street
Marlborough Street
Earle Street
Pelham Street
East Street
Pitt Street
Enville Street
Pottinger Street
Fitzroy Street
Ryecroft Street
Assheton House, Water Street Audenshaw Road Bank Street Birch Street Birchfield, Stockport
Chambers Mews, Bentinck Street Chambers View, Bentinck Street
Ryefield, Ryecroft Street Scott Gate St. Stephens Avenue Stamford Road Stanhope Street Stelfox Lane Trafalgar Street Water Street West View
% 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 Generally the time it takes to let a property in the neighbourhood is too long which indicates a significant number of properties are proving to be unpopular. It can also take a relatively long 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 relatively long period of time.This indicates that people are happy living in the neighbourhood and it is a place they want to stay.
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% of live antisocial behaviour cases The neighbourhood experiences some antisocial behaviour or neighbour nuisance cases.This indicates that while the majority of New Charter residents treat each other with respect there are some incidents that do occur that have a negative impact on people’s ability to relax and feel secure in their homes. Neighbourhood satisfaction People’s general satisfaction with the neighbourhood as a place to live is good but there are some factors that spoil their experience and affect their enjoyment of the area. Crime People in the neighbourhood experience significant levels of crime and vandalism in relation to other neighbourhoods in Tameside.Whilst levels of crime could not be described as high, people do not feel as safe and secure as they should living in and walking around some parts of the neighbourhood. Health The neighbourhood has relatively good general health and disability levels compared with similar neighbourhoods in Tameside. However given the general trend towards living longer a significant number of people may experience mobility problems of one sort or another in their homes.
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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 The neighbourhood has relatively good levels of educational attainment and skills. This also indicates that people can access the training they may need to help them gain employment or develop their existing career prospects. Household income The neighbourhood has relatively good family income levels compared with similar neighbourhoods in Tameside. 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 Overall the neighbourhood is a popular place to live offering people a good quality of life and access to good services and facilities.The main aim for this neighbourhood is identifying the right activities, services and initiatives that will help it remain like this and deal with any issues that do arise quickly.
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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 Levels of nuisance and antisocial behaviour are generally low in the neighbourhood but there are some hot spots of activity.These are mainly around criminal behaviour and nuisance in the communal areas in high rise blocks and high levels of youth related nuisance and antisocial behaviour caused mainly from privately owned or rented properties. The frequency with which people move in and out of the neighbourhood is low and most properties are easy to let; however there are a small number of studio apartments which have proved more difficult to let. The appearance of the neighbourhood is generally good. Fly tipping can be a problem in some open areas; with some litter build up due to the design and layout of the area acting as litter traps. Unauthorised extension of gardens has also led to some blurred boundary issues that can look a little messy. There are relatively few housing management issues apart from some occasional concerns around children playing in the street and some isolated alcohol related incidents. Unfortunately the high numbers of privately rented terraced properties in the West End area have been a problem in terms of poor management by private landlords.
The Neighbourhood team work well with two established residents groups. Given the dispersed nature of the properties in the area more regular input from residents that are not represented would be helpful.
The level of existing youth provision in the neighbourhood has a positive impact on antisocial behaviour and children’s quality of life.
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What you told us On average the residents we consulted with rate the neighbourhood 8 out of 10 as a place to live. So while people are positive about the area there are still some quality of life issues that residents think need to be addressed. Some of the best features residents identified about living in the neighbourhood were: good access to town centre shops and amenities, the neighbourhood generally being quiet and friendly neighbours. The issues that residents identified as needing improvement in the neighbourhood were: fly tipping and litter, drug related criminal behaviour in some areas and vandalism to cars. People raised specific issues with us about: The need to increase mums and toddlers groups Poor allocation of properties with young and older people living close together A number of untidy gardens A lack of healthy places to eat The need for a community facility where people can meet A lack of play facilities for younger children A lack of access to computers and IT facilities Congregations of people drinking alcohol in some areas Also identified as problems were; poor services for older residents, the lack of walk in advice services and the general lack of employment opportunities
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Some of the best features residents identified about living in the neighbourhood were: good access to town centre shops and amenities, the neighbourhood generally being quiet and friendly neighbours. 11
What other organisations told us Health in the neighbourhood is relatively good compared to similar areas in Tameside in terms of mortality rates and disability rates.There are some increased demands due to the relatively high number of older residents living in the area. Crime is not seen as a major issue in the neighbourhood but there are some areas that do suffer from low level nuisance and some more serious antisocial behaviour.The later is mainly related to the close proximity to the town centre and also has links to some drug dealing activity. Overall crime is low but some areas are more vulnerable to crime due to their poor layout. Whilst there are some issues with unemployment levels in some parts of the neighbourhood there are not generally any issues with levels of educational attainment or household income. Agencies thought there could be problems for some residents in the future due to loss of income which may be an outcome of the Government’s welfare reform.
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A variety of agencies think that young people in the neighbourhood also suffer more generally in terms of social exclusion and so need to have continued access to the level of facilities and personal development initiatives that are provided in the area. It was also felt that additional work in these areas would have a positive effect on youth related antisocial behaviour. Some targeted family support work would also be seen as beneficial. Access to services is generally good in the neighbourhood but agencies were less sure about levels of access to home based support services for older and more vulnerable people. Road safety and road congestion is seen as an issue in some areas of the neighbourhood.
What we saw together: Appearance is good but can vary dramatically in some specific areas High level of litter around the shops and communal areas
Derelict buildings in the St Peters area Parking congestion near to the mosque Poor boundary fencing and walls in some areas
Rubbish deposited outside gated alleys
A significant number of poorly maintained private properties dotted around the neighbourhood
Poor lighting in some areas
Some green space management issues
Evidence of long term fly tipping
Poor condition of un-adopted roads
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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 the physical surveillance in antisocial behaviour (ASB) hotspots in relation to youth nuisance and street disruption in the West End area working in partnership With Tameside Metropolitan Borough Council (TMBC), the Community Safety team and the Police.
To reduce visible ASB in the neighbourhood by development of a long term strategy to reduce ASB and improve quality of life for residents.
December 2013
Work with the Police and Community Safety team on target hardening, surveillance, nuisance and congregation in communal areas. Develop a more general policing plan targeting more serious drink and drugs related antisocial behaviour disturbance which occurs because of the neighbourhood proximity to the town centre.
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
What?
Why?
When?
Consider the feasibility of the development of a neighbourhood Home Watch group in the area 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
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 their life and that of the community more generally and make sure people can access advice and drop in services.
March 2014
Work with New Charter’s Regeneration and Green Charter teams and TMBC to clear overgrown piece of open land and develop a mini urban park in consultation with residents groups.
To improve the appearance of the neighbourhood, community, play facilities and reduce fly tipping.
November2014
CleanCare to increase targeting of fly tipping, litter and graffiti in identified areas as well as continuing to work with Green Charter on communal areas.Work with TMBC on any service standards or schedules that need clarifying i.e. street cleansing.
To improve the appearance of specific areas experiencing litter issues and problems with the upkeep of green communal areas.
September 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
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What?
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Why?
When?
Work with partners to increase signposting of residents to health advice and services as well as a particular emphasis on provision of services to older residents in their homes.
To improve the health of residents in the neighbourhood and the support available.
January 2014
Consistently signpost and refer customers and their families to employment and income advice services working with New Charter’s Great Opportunities programme and other partners to develop work experience placements for long term unemployed.
To increase individuals opportunities of gaining employment.
March 2013
Review the condition of pavements and roads withTMBC to identify any improvement work needed.
To improve the appearance of the neighbourhood and improve customer experience when walking or driving around it.
October 2014
Work with TMBC to improve lighting and security in communal areas that make people feel insecure or encourage congregating.
To improve the feeling of security within the neighbourhood.
June 2014
Increase the activities of TMBC environmental patrollers targeting dog fouling.
To reduce the level of dog fouling within the neighbourhood.
November 2013
What?
Why?
When?
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.
October 2013
Work with TMBC to look at the introduction of parking restrictions in identified areas.
To reduce traffic congestion and traffic bottle necks within the neighbourhood.
July 2014
To improve the health of residents in the neighbourhood and the support available.
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Tenancy What?
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Why?
When?
Apply the community contribution criteria from New Charter’s Allocation Policy to ensure a sensitive lettings approach to reduce lifestyle clashes thorough unsuitable lets.
To maintain community stability, reduce turnover of properties once let and decrease neighbour disputes.
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.
March 2013
Set up gardening tool hire service and a gardening club for all residents in the area.
To increase access to advice and equipment to maintain gardens.
July 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.
April 2013
Target fast track enforcement for serious ASB perpetrators with targeted resources from New Charter’s Tenancy and Support team.
To quickly remove disruptive tenants and improve quality of life for other residents protecting demand for properties.
April 2013
Provide increased support to identified vulnerable customers and link them to specialist support and advice services as well.
To help identified customers successfully manage their tenancy and reduce lifestyle clashes with other residents.
January 2013
What?
Why?
When?
Rotate a regular housing surgery around different parts of the neighbourhood.
To make it quick and easy for residents to access services and for neighbourhood issues to be dealt with.
June 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
Develop working arrangements with TMBC and private landlords with regards to pretenancy checks for prospective tenants and evictions if tenants cause nuisance. New Charter will provide support to private landlords in return.
To reduce neighbour disputes and life style clashes within the neighbourhood.
November 2014
We aim to... Help identified customers successfully manage their tenancy and reduce lifestyle clashes with other residents.
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Home What?
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Why?
When?
Improve the security of internal doors and communal areas in flats which have had problems with unauthorised entry and undertake any identified works that may improve the appeal of properties that are have a high turnover.
To reduce nuisance in shared areas and improve the demand for properties.
March 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
Develop a programme for improvement works required to New Charter communal areas and lighting to complement that of TMBC.
To increase the feeling of security in the neighbourhood and improve appearance in communal areas.
November 2014
Review the condition of external communal areas and develop an improvement programme linked to the fencing review.
To improve the appearance and experience when walking around the neighbourhood.
March 2014
To improve the appearance and experience when walking around the neighbourhood. 21
Involvement and empowerment What?
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Why?
When?
Continue to work with the two regular residents groups and provide any support they require to develop their activities.
To obtain detailed feedback from residents specifically on service and wider neighbourhood issues and work with them jointly on neighbourhood priorities.
January 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.
March 2013
Develop customer inspections on key customer identified issues..
To increase customer led monitoring of issues by getting the ‘customer eye’ view.
March 2013
Develop a focus group or coffee morning with older residents.
To identify specific issues that affect older people in the neighbourhood and develop social networks for older residents.
May 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
What?
Why?
When?
Consider the feasibility of setting up a community cafe or activity centre and youth club, run by community volunteers with New Charter support initially and support from TMBC Volunteering Services.
To improve provision for young and older residents, generating access to facilities that support community activities, building community networks and to develop the community’s ability to work on projects with others.
March 2014
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... Improve provision for young and older residents, generating access to facilities that support community activities, building community networks and to develop the community’s ability to work on projects with others. 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 =
516
Properties by type
Houses
222
Bungalows
35
Flats
258
Maisonettes 1 Black Minority Ethnic
7.20%
Under 16
18.44%
55+
33.21% 18 - 25
12.94%
Number of residents =
819 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.
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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