Your GREAT Neighbourhood Charter Tame Valley
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. To make sure this happens we have produced a neighbourhood plan for each of New Charter’s 32 newly defined neighbourhoods and this one is yours. The plan will run for 3 years 02
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 what it’s like to live in your neighbourhood and you will be our most important partner of all.
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... TheTameValley neighbourhood can be found within the Haughton Green area of Denton: situated approximately quarter of a mile from Denton town centre and can be accessed by the main road that runs from Haughton Green to Hyde. The neighbourhood benefits from being situated on several main bus routes making Denton, Hyde, Ashton and Stockport easily accessible. Tame Valley is regarded as a leafy green area and comprises of a mixture of traditional two and three bedroomed semi-detached houses, one and two bedroomed bungalows and one bedroomed flats built between 1945 and 1965.Whilst New Charter owns the majority of properties in the neighbourhood there are a significant number of owner occupied homes and the neighbourhood also has two other Registered Providers; Irwell Valley Housing and the Regenda Group operating within the area.
The neighbourhood boasts a large number of green spaces and borders the Tame Valley, which is Tameside’s largest local Nature Reserve; it also benefits from extensive path networks for walkers, cyclists and horse-riders. There are two primary schools located in the neighbourhood; Manor Green Primary School which has a children’s multi-use play facility within the grounds used regularly by the young people from the area and St John Fisher Roman Catholic School.There is also a local community centre; Haughton Green Centre which holds regular events including parent and toddler groups, a Citizens Advice Bureau surgery and Sure Start Centre, as well as a photography club. Community groups also hold their meetings in the centre and it is considered a vital amenity used well by local residents of all ages and is located within easy access to public transport. There are many local amenities to be found in Haughton Green village which include a post office and a number of shops.The doctor’s surgery, chemist and local library which serve the neighbourhood are all within a five minute walk as is a recently opened high street supermarket. Denton town centre is approximately a five minute ride from Haughton Green and accessible via a local bus service and provides access to a park and an adjacent public swimming pool. There is also a reasonably sized retail park with a good selection of various chain store shops.
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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.
Denton Central
Yew Tree Farm & Pendle Road Tame Valley
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.
Carrgate Road Church Avenue Clarendon Road Danwood Close Dixon Road Flemish Road Forrest Road
Haughton Green Road Kipling Avenue Layton Avenue Manor Close Manor Road Meadow Lane Mill Lane
Portal Grove Prescott Walk Tarran Grove Walton Way Worthington Road
% 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
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.
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
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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. 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 some issues with people’s 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.
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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 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 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 relatively good access to a range of shops, services and to 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 accessing advice and support on a range of issues in the neighbourhood.
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 Generally the neighbourhood does not have significant problems with antisocial behaviour. However, there are issues around the flats and other areas in terms of noise, neighbour disputes and substance abuse.There are also minor nuisance issues elsewhere in relation to children playing in the street and related disturbances. The frequency at which people move in and out of the neighbourhood is low; with minimal turnover of houses and bungalows and it is easy to let most properties. However some of the smaller flats have a higher turnover and can be more difficult to let because of nuisance issues. The appearance of the neighbourhood is generally good although there are some issues in some areas relating to dog fouling, litter near to the shops and flats and fly tipping on garage sites. In addition theTarran Grove garage site is overgrown and poorly maintained. Double parking on some roads causes significant traffic problems despite the provision of additional drive way parking. Some customers of private landlords have caused nuisance problems relating to noise and inconsiderate behaviour.
The Neighbourhood team have a good relationship with the local residents group and the garden group which has helped them identify a number of service priorities.The team would also like to develop other ways people in the community can feedback to them and the forum type sessions that are held in the area seem to be doing well in this regard.
The local community centre is an excellent resource and supports a wide range of community activities and drop in advice services.
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What you told us
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On average the people we spoke to rate the neighbourhood 9 out of 10 as a place to live.This shows that people are generally satisfied with the quality of life they experience living in the neighbourhood. On a more positive note some of the best features residents identified about living in the neighbourhood were: its appearance,location,proximity to shops,good transport links,friendly neighbours and the peace and quiet. The issues residents identified about living in the neighbourhood were:vandalism,parking,disruptive games in the streets,lack of amenities and shops,behaviour of some local children and poor lighting provision. People raised specific issues with us about:Unsuitable lettings to young people with different lifestyles in some properties The lack of a mum and toddlers group A lack of play facilities for younger children The need for increased provision of none charging cash machines The quality of primary and secondary schools Poor grass cutting Lack of a youth club The need for an internet cafe The need for a social club The poor condition of some footpaths A lack of keep fit facilities Feeling unsafe on Mill Lane at night Increased opportunities to get involved More broadly residents would like better access to employment,adult education,support services for older residents and drop in clinics.There was significant emphasis on childcare facilities and community based leisure facilities with the biggest single issue being access to computers within the neighbourhood.
Some of the best features residents identified about living in the neighbourhood were: its appearance, location, proximity to shops, good transport links, friendly neighbours and the peace and quiet. 11
What other organisations told us Health indicators in the neighbourhood are good compared to similar neighbourhoods in Tameside. However there are some issues around sedentary lifestyles and access to mental health services. Provision of the right kind of services for young families with children and for older residents in their homes is a particular area of focus. Levels of teenage pregnancy are relatively high in some parts of the neighbourhood. Crime is an issue in the neighbourhood with problems around low level antisocial behaviour, criminal damage, burglary and incidents of domestic violence. Crime prevention is seen as an area that needs more focus and the need for more targeted policing. Levels of unemployment are significant in some parts of the neighbourhood with access to training and subsequent employment an issue for many people. Poor educational attainment levels compounded by a lack of signposting to training providers and preparatory support are also issues. Young people in the neighbourhood have poor access to facilities and support services. More work in these areas is needed to impact youth related antisocial behaviour. There is a general lack of play facilities and activities for younger children.
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Agencies consider there is a shortage of early years provision and support for young families, as well as childcare facilities more generally, however this is being partially addressed by additional provision. Household income is an issue for a number of households with agencies identifying problems with benefit dependency for a significant number of people. Agencies thought there could also be problems for residents in terms of loss of income as part of Government’s welfare reform and an increase in debt issues. Access to mainstream services and amenities is relatively good due to the location of the neighbourhood and the availability of some drop in services but more signposting is needed.
What we saw together: Well maintained grassed areas and open spaces
Fly tipping at rear of bungalows on Manor Road
Refuse storage well maintained
Shared areas are in good condition
One way system on Dixon Road ignored
Great looking community garden on Dixon Road
People not using driveways which causes congestion
Overgrown garage site on Manor Close
Stone steps on Mill Lane removed and broken
A number of owner occupied properties and gardens falling into disrepair
Bus shelters smashed on Mill Lane
Poor appearance of the shops on Mill Lane
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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?
Target low level antisocial behaviour (ASB) and nuisance activity with increased staff presence in identified areas and undertake joint visits with the Police in regards to some disruptive behaviour or disputes.
To reduce the incidents of ASB in the neighbourhood and reduce property turnover in affected areas.
September 2013
Work with the Police and the Community Safety team on target hardening, surveillance, nuisance and congregation in communal areas and develop a more general policing plan targeting drug related activity, domestic violence and burglary.
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 a 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 Tameside Metropolitan Borough Council (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 make sure residents can access advice and drop in services.
January 2014
Review the condition of path ways and lighting provision in communal areas in partnership withTMBC.
To improve the appearance of the neighbourhood and increase residents feelings of security.
October 2014
Review the condition of the roads in partnership with TMBC with a view to addressing potholing issues.
To improve the appearance and the experience of the neighbourhood.
September 2014
Undertake a review of the provision of cash points.
To identify ways to improve access to cash locally.
October 2014
CleanCare to increase the targeting of fly tipping and littering in identified areas and work with Green Charter especially on communal areas.Work with TMBC on service standards or schedules that need clarifying i.e. street cleansing.
To improve the appearance of specific areas experiencing litter and the upkeep of green and communal spaces.
June 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?
Why?
When?
Work with partners to increase signposting of people to health advice and services with a particular focus on accessible and home based services for older residents and young families. Improved access to Health Support Services and enhanced education links to schools in respect of teenage pregnancy are also needed.
To improve the quality of life for older residents, the general health of the neighbourhood and the support available.
June 2013
Consistently signpost and refer customers and their families to training and income advice services.
To increase residents chances of gaining employment and maximising their income.
February 2013
Work with TMBC Sports Trust on the provision of increased keep fit activities and facilities.
To improve the health of residents in the neighbourhood.
July 2014
In partnership with TMBC consider the possibility of the introduction of parking restrictions in identified areas where people continue to double park.
To reduce traffic congestion and bottle necks in the neighbourhood.
January 2014
Work in partnership with shop owners andTMBC to improve the condition and appearance of the shops on Mill Lane.
To improve the appearance and appeal of the neighbourhood.
May 2014
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.
January 2014
Work in partnership with TMBC to increase the number of litter bins in the area particularly near to the shops.
To reduce casual littering and improve the appearance of the neighbourhood.
June 2014
We aim to... Improve the appearance and the experience of the neighbourhood.
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Tenancy
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What?
Why?
When?
Continue with a sensitive and tailored lettings approach for flats with a high turnover and review the lettings criteria for bungalows to ensure lettings fit normal customer age profile.
To maintain community stability, reduce turnover of properties once let, decrease neighbour disputes and reduce lifestyle clashes thorough unsuitable lets.
April 2013
Increase the use and targeting of neighbourhood mediation services for disputes.
To reduce neighbourhood disputes and improve neighbour relations.
June 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.
April 2013
Set up a 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
Target fast track enforcement for serious ASB perpetrators with targeted resources from New Charter’s Tenancy and Support Services team.
To quickly remove disruptive customers and improve the quality of life for other residents whilst protecting demand for properties.
April 2013
Make targeted calls 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
What?
Why?
When?
Hold a regular housing surgery in the neighbourhood.
Make it easier and quicker to access services and to ensure neighbourhood issues are dealt with.
March 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.
April 2013
Neighbourhood team to carry out quarterly neighbourhood inspections (open to residents).
To provide regular monitoring of street level appearance and visible issues.
March 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.
January 2013
Develop working arrangements with TMBC and private landlords with regards to pre tenancy checks for prospective customers and evictions if residents cause nuisance. New Charter will provide support to private landlords in return.
To decrease neighbour disputes and life style clashes within the neighbourhood.
January 2015
We aim to... Quickly remove disruptive customers and improve the quality of life for other residents whilst protecting demand for properties. 19
Home
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What?
Why?
When?
Undertake a review of local play facilities provision in consultation with residents.
To ensure children have well placed safe places to play.
March 2014
Explore the feasibility of developing enclosed outdoor football courts working in partnership with Tameside Sports Trust.
To reduce low level nuisance from children’s games in the area and improve the availability of sports facilities for children.
October 2014
Undertake a review of the bungalows to identify the need for any standard adaptations which would benefit older customers or those with mobility issues.
To assist customers with mobility issues to remain in their homes and improve their quality of life.
March 2014
Undertake a review of the condition of garage sites.
To improve the management, security and appearance of garage sites and improve parking provision.
September 2013
Undertake a review of the parking provision for residents in identified areas to complement the increased enforcement required.
To identify any additional parking spaces required and the potential options available.
September 2013
What?
Why?
When?
To improve the management, security and appearance of garage sites and improve parking provision. 21
Involvement and empowerment
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What?
Why?
When?
Continue to work with the regular residents group and provide increased support to develop their activities.
To obtain detailed feedback from customers specifically on service and wider neighbourhood issues and work with them jointly on neighbourhood priorities.
March 2013
Increase the support for the gardening group and work with them to organise a wider gardening club.
To improve the appearance of the neighbourhood and increase residents input into garden improvement and usage.
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 provides 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.
May 2013
Set up a neighbourhood improvement group with residents.
To ensure services are more customer and neighbourhood focused.
April 2013
Develop customer inspections on key customer identified issues.
To increase customer led monitoring of issues by getting the ‘customer eye’ view.
April 2013
Develop a community agreement with residents on what the community believes its values are, how people should treat each other and what is acceptable behaviour.
To improve community spirit in the neighbourhood, reduce inconsiderate behaviour and low level nuisance.
October 2013
What?
Why?
When?
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... Encourage a different type of dialogue between residents with each other and with staff. This will help with regards to reporting, supporting and discussion.
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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 =
324
Properties by type Houses
163
Bungalows
100
Flats
61
Black Minority Ethnic
4.81%
Under 16
18.41%
55+
38.14%
18 - 25
12.94%
Number of residents =
603 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