part
Proposal to Tenants
Formal Consultation on the proposed regeneration and transfer of the
Parkside Estates to
Old Ford Housing Association
1
!
This document is IMPORTANT and
concerns the possible transfer of
YOUR HOME to OLD FORD HOUSING
ASSOCIATION in the NEAR FUTURE
THIS DOCUMENT HAS BEEN PRODUCED BY
London Borough of Tower Hamlets
Formal Consultation on the proposed regeneration and
transfer of the Parkside Estates to Old Ford Housing Association
Estates
Cadogan
Driffield
Lakeview
Lanfranc
Locton
McCullum
Medway
Newport
Ranwell East
Ranwell West
page 2
Street Properties
Alice Lane
Allen Road
Alma Terrace
Antill Road
Arbery Road
Armagh Road
Atkins Court
Beale Road
Candy Street
Centurion Lane
Chisenhale Road
Coborn Road
Driffield Road
Ellesmere Road
Ford Street
Grove Road
Hewlett Road
Hitchin Square
Jodrell Road
Kenilworth Road
Libra Road
Lyal Road
McCullum Road
Medway Road
Old Ford Road
Ollerton Green
Pulteney Close
St Stephens Road
Stanfield Road
Strahan Road
Viking Close
Vivian Road
Willow Tree Close
Wrights Road
Zealand Road
produced by London Borough of Tower Hamlets
London Borough Of Tower Hamlets
Contents
4
6
7
8
9
10
11
12
12
12
13
13
14
15
16
20
21
42
42
44
46
46
47
48
48
48
49
49
50
50
50
51
51
51
51
51
Glossary of terms
Section 1
The Vision for the Parkside Estates
The vision for the Parkside Estates
Message from the Parkside Steering Group
Section 2
London Borough Of Tower Hamlets’
Transfer Proposal
What is the Council proposing?
Why is the Council proposing transfer?
Why can’t the Council invest what is needed?
Why would Old Ford Housing Association be
in a better financial position?
The key benefits of the transfer
What would happen if the transfer does not
go ahead?
What is the timetable for consultation?
Section 3
The regeneration of the Estates
Repairs and improvements to homes
Proposed works tables
How have residents been involved?
What could the Estates look like in 5 years
time?
Open spaces
Regeneration of the Estates
Community facilities
Minimising inconvenience to tenants during
the works programme
How would leaseholders be affected?
Section 4
Your rents and other charges
Keeping your rents low
Housing Benefit
The Government’s Rent Reforms
What would happen to rents if transfer goes
ahead?
What would happen to rents if the Estates
stay with the Council?
Tenant service charges
Paying your rent
What would happen if you fall behind with
your rent?
Water rates
Your Council Tax
Garages, parking bays
What rent would new tenants pay?
Home Contents Insurance
52
53
54
56
56
57
58
58
59
60
61
61
62
63
64
65
66
67
68
69
69
70
71
71
71
71
72
72
73
74
75
Section 5
About your proposed new landlord, Old Ford
Housing Association
Who are Old Ford Housing Association?
Who manages Old Ford Housing Association?
Who regulates Old Ford Housing Association?
Statement from the Managing Director of
Old Ford Housing Association
Section 6
How your homes would be managed
Immediate service improvements – the first
100 days
Local management of the estate
Repairs service
Caretaking & cleaning
Anti social behaviour and harrassment
Monitoring service quality
Complaints policy
Residents' involvement
Choice based lettings
What would be the role of the council
following transfer?
How the council would manage your home if
transfer doesn’t proceed
Section 7
Your rights after transfer
How would your rights be affected if the
transfer goes ahead?
Would Old Ford Housing Association have
more right to obtain possession of your
home than the Council?
Would you still have the right to buy your
home?
What would happen to your discount?
The right to acquire
Would you still be able to pass on your
home?
Would you still be able to take in a lodger or
sublet your home?
Would you still be able to transfer or
exchange?
Your new tenancy agreement
What is the position of new tenants?
Section 8
Getting more information
Section 9
Legal notice
Appendix 1
formal consultation - Parkside Estates
page 3
London Borough Of Tower Hamlets
Glossary of terms
A guide to some of the terms used in the offer
document that maybe unfamiliar to you
Term
Explanation
Assured tenancy agreement
The new agreement that you would get as a tenant of Old Ford
Housing Association (see section 9 Part II of your offer document for
a copy of the proposed agreement).
Assured tenant
Your new tenancy agreement with Old Ford Housing Association
would make you an assured tenant – rather than the term currently
used by the Council – secure tenant.
Residents Charter
This is a written charter by the Housing Corporation (see under "H")
of how it expects Old Ford Housing Association to treat their tenants.
All registered social landlords should abide by this charter.
Choice based lettings
Choice Based Lettings is a service which gives residents in housing
need, registered on the housing waiting list, the opportunity to apply
for any available property they choose
Cost floor
This is the lowest price that the Council or Old Ford Housing
Association could sell a property for under the right to buy or
preserved right to buy.
Defensible space
A semi private zone around blocks created to discourage unwanted
access to blocks by non-residents
Electoral Reform Ballot Services
An independent and experienced service that organises elections.
The Estates
Ranwell East, Ranwell West, Locton, Lanfranc, Lakeview, McCullum,
Newport, Driffield, Medway, Cadogan Estates and street properties
(including council owned properties on: Alice Lane, Allen Road, Alma
Terrace, Antill Road, Arbery Road, Armagh Road, Atkins Court, Beale
Road, Candy Street, Centurion Lane, Chisenhale Road, Coborn Road,
Driffield Road, Ellesmere Road, Ford Street, Grove Road, Hewlett
Road, Hitchin Square, Jodrell Road, Kenilworth Road, Libra Road, Lyal
Road, McCullum Road, Medway Road, Old Ford Road, Ollerton
Green, Pulteney Close, St Stephens Road, Stanfield Road, Strahan
Road, Viking Close, Vivian Road, Willow Tree Close, Wrights Road and
Zealand Road)
Housing Corporation
The Government appointed body responsible for funding and
regulating registered social landlords.
Housing management services
The range of services from your landlord including things such as
grounds maintenance, repairs, dealing with anti-social behaviour and
rent collecting.
Independent Housing
Ombudsman
An independent national organisation that would look into any
complaint about your landlord if you became an assured tenant of
Old Ford Housing Association
Inflation
The Retail Price Index, is used to calculate the level of inflation - This
is a figure issued by the Government.
National Housing Federation
The body that represents the independent social housing sector in
the UK. They have around 1,400 non-profit housing organisations
currently in their membership, who manage 1.8 million homes
providing homes for around 3 million people.
page 4
formal consultation - Parkside Estates
London Borough Of Tower Hamlets
Term
Explanation
Old Ford Housing Association
Old Ford Housing Association the proposed new landlord for the
Estates.
Offer to tenants
The Council's legal and binding offer document to tenants on its
proposals for the Estates.
PPCR
Public Participation Consultation & Research (PPCR) are independent
consultants in public and voluntary service provisions and consumer
research. They were appointed by the Parkside Steering Group as
Independent Resident Advisor to provide an independent source of
information and advice about Housing Choice.
Preserved right to buy
If transfer goes ahead tenants who are currently secure council
tenants on the estate who have the right to buy would have the
preserved right to buy after transfer.
Registered Social Landlord
Not for profit organisation, such as a housing association, offering
homes at affordable rents to people with housing need.
Right to acquire
A scheme giving eligible tenants of registered social landlords the
legal right to buy the home they currently rent.
Right to buy
The Government scheme that allows Council tenants to buy their
homes at a discount price. There are strict rules about who can claim
this and how much discount you can get.
Right to manage
All Council tenants have the right to claim this. It is a government
scheme allowing tenants to take control of the day to day
management of their homes.
Secret ballot
A type of voting whereby each individual’s vote is kept secret, but the
collective total numbers of votes are revealed publicly.
Secretary of State
The Government Minister required to give his consent to the
proposed transfer of the Estate to Old Ford Housing Association.
Secure by design
The name given to the stamp of approval that is given by the police
to estates designed in a way that makes them safer and more secure.
Secure tenant
A tenant who has signed an agreement with their landlord (currently
London Borough of Tower Hamlets) stating that they are a
permanent tenant.
Stage 1 consultation
The legal name given to the period of formal consultation when the
Council as landlord asks you as tenants what you think of it’s
proposal for the future of the Estates.
Stage 2 consultation
The legal name given to the period where the Council notifies
tenants whether it wishes to proceed further with its transfer
proposals. The Council will issue a letter setting out any changes to
the transfer proposals following feedback from tenants during the
Stage 1 consultation. By law tenants have 28 days from the date of
the issue of the letter to lodge objections with the First Secretary of
State at the Office of the Deputy Prime Minister. The secret ballot
normally takes place during this period although the period of the
ballot could be less than 28 days.
Succession
The right to pass on your home to someone else in your family or
household living there, when you die.
TUPE Regulations
Transfer of Undertakings (Protection of Employment) Regulations 1981
(as amended) preserve employees’ terms and conditions when a business
or undertaking, or part of one, is transferred to a new employer.
formal consultation - Parkside Estates
page 5
1 The Vision for the Parkside Estates
Section 1
The Vision for the Parkside Estates
What is in this section of the document?
• The vision for the Parkside Estates
• Message from the Parkside Steering Group
page 6
formal consultation - Parkside Estates
1 The Vision for the Parkside Estates
1.1 The Vision for the
Parkside Estates
The London Borough of Tower Hamlets
and Old Ford Housing Association have
been working with residents from the
Ranwell East, Ranwell West, Locton,
Lanfranc, Lakeview, McCullum, Cadogan,
Driffield, Medway and Newport Estates
and surrounding street properties
(including council owned properties on:
Alice Lane, Allen Road, Alma Terrace, Antill
Road, Arbery Road, Armagh Road, Atkins
Court, Beale Road, Candy Street,
Centurion Lane, Chisenhale Road, Coborn
Road, Driffield Road, Ellesmere Road, Ford
Street, Grove Road, Hewlett Road, Hitchin
Square, Jodrell Road, Kenilworth Road,
Libra Road, Lyal Road, McCullum Road,
Medway Road, Old Ford Road , Ollerton
Green, Pulteney Close, St Stephens Road,
Stanfield Road, Strahan Road, Viking Close,
Vivian Road, Willow Tree Close, Wrights
Road and Zealand Road) for 2 years. These
are referred to as “Parkside”, the “Parkside
Estates” or "the Estates" throughout this
document. Together we want the Parkside
Estates to be a place where people choose
to live, bring up their families and retire: a
place where everyone lives in a modern,
affordable home in a safe and pleasant
environment. If tenants vote for this
proposal the estates will transfer to
Old Ford Housing Association. Old Ford
Housing Association proposes to invest
£42.8 million in the Estates over a 5 year
period.
In consultation with residents on the
Parkside Estates, Old Ford Housing
Association has drawn up proposals for
repairs and improvements to your homes
and the environment. These will not only
bring all the properties up to a good state
of repair, including new kitchens and
bathrooms where necessary for tenants,
but will also improve the security and
environment of the area and provide
much needed play areas and well
designed open spaces on the estates.
The programme proposed by Old Ford
Housing Association would:
• Ensure all tenants’ homes benefit from
repairs and improvements to bring
them up to a decent modern standard.
• Improve safety and security on the
Estates
• Create an attractive environment for
all to be proud of
• Provide a local housing management
service
• Provide an effective and efficient local
repairs service, assisted by Old Ford
Housing Association caretaker scheme
• Give residents a say in the management
of their estate through Board and subcommittee representation.
• Improve and develop community
facilities and local services in line with
residents wishes
This proposal represents a unique
opportunity to bring about this vision.
If the transfer goes ahead, the Council
would enter into a legal agreement with
Old Ford Housing Association. Old Ford
Housing Association would be bound to
keep the promises set out in this
document and the Council could take
legal action against them if they do not.
formal consultation - Parkside Estates
page 7
1 The Vision for the Parkside Estates
1.2 Message from the Parkside Steering Group
“The Parkside Steering Group was first formed in September 2002. It is today made up
of a diverse mix of tenants and leaseholders. We all live on Parkside estates and we are
all voluntary members. What we share is a concern about the future of our homes and
our community. To this end we have held meetings on a regular basis to look in detail at
the Council’s “Housing Choice” process.
We selected Old Ford Housing Association on the basis of their response to questions and
both formal and informal presentations. We also took account of the views of all
residents who attended exhibitions during this stage of the process.
Our next challenge was to understand Old Ford Housing Association’s proposals in detail,
and, where necessary to negotiate changes to those proposals.
We wanted to know that the people who are interested in becoming our new landlord
would really listen to its residents. Chief amongst our concerns were that residents’ rights
be retained and improved. We wanted to see security of tenure and dramatically
improved security on our estates, that our green spaces be not only protected but
improved, and that the welfare of our children and elderly residents get proper
consideration.
We have worked very hard to negotiate the best deal possible for all residents given the
circumstances. If the transfer does go ahead, the Parkside Steering Group will continue
to work with residents across our estates to shape our future with Old Ford Housing
Association.”
page 8
formal consultation - Parkside Estates
2 London Borough of Tower Hamlets’ Transfer Proposal
Section 2
London Borough Of Tower Hamlets’
Transfer Proposal
What is in this section of the document?
• What is the Council proposing?
• Why is the Council proposing transfer?
• Why can’t the Council invest what is needed?
• Why would Old Ford Housing Association be in a better financial position?
• The key benefits of the transfer
• What would happen if the transfer does not go ahead?
• What is the timetable for consultation?
formal consultation - Parkside Estates
page 9
2 London Borough of Tower Hamlets’ Transfer Proposal
2.1 What is the Council proposing?
The London Borough of Tower Hamlets is consulting you about the proposal to transfer
the ownership and management of its homes on the Parkside Estates to Old Ford
Housing Association.
Background to “Housing Choice”
The Government requires all social landlords to bring their homes up to a certain
standard by 2010. This is called the Decent Homes Standard and it requires that homes
are in a reasonable state of repair having reasonably modern facilities and are safe and
warm. The Decent Homes Standard is a basic standard which the Council cannot meet
through its own resources and the Council therefore started "Housing Choice".
“Housing Choice” is the name of the comprehensive consultation programme being
undertaken by the Council which will enable Council tenants and leaseholders to express
a genuine choice about the future ownership and management of their homes. Housing
Choice has three stages.
Stage 1 – This stage, which was carried out on the Parkside Estates between June 2001
and February 2002, culminated in a referendum in March 2002. The referendum asked
tenants: “Do you think your estate should be consulted about Housing Choice?”. There
were three questions on the referendum paper for leaseholders:
Q1. Do you think more investment is needed on your estate?
Q2. Do you think the council should explore other arrangements to increase resources
for service provision and investment on your estate?
Q3. Do you think leaseholders should be involved in developing alternative proposals for
your estate?
The referendum established that there was support by the residents for the proposition
that alternative proposals for the ownership and management of the Estates be
developed. Results of the referendum for the four Parkside constituency areas are shown
below. (For the purposes of this process Lakeview and Lanfranc were balloted together).
The results were as follows:
Tenants
Leaseholder
75.6% voted yes
75% voted in favour
A full breakdown of votes is included in Appendix 1.
page 10
formal consultation - Parkside Estates
2 London Borough of Tower Hamlets’ Transfer Proposal
Stage 2 – This stage entailed a steering
group of residents from the Estates
selecting a partner organisation from a
group of social housing providers to
become the potential new landlord of the
Estates, subject to a ballot of tenants.
The voluntary steering group of residents
living on the Parkside Estates chose Old
Ford Housing Association as the partner
landlord with which to work on plans to
improve the Estates and housing service.
Stage 3 – Having chosen Old Ford
Housing Association as its partner, the
resident steering group, the Council and
Old Ford Housing Association have been
working closely together to develop this
transfer proposal that is now being put to
residents for consideration.
If the transfer proceeds, Old Ford Housing
Association would become your landlord
and the proposed regeneration of the
Estates detailed in Section 3 would begin.
Information about Old Ford Housing
Association is set out in Section 5 of this
document.
The transfer would only go ahead if a
majority of the tenants on the Estates
voting in the proposed secret ballot (see
glossary), vote in favour of transfer. All
Secure and Introductory Tenants on the
Estates would get a vote. This would not
include anyone occupying a property as a
non-secure tenant.
It is proposed that a ballot will take place
over a period of approximately 2-3 weeks
in summer 2005 but before then, we
want to hear your views and comments
on the proposal to transfer.
The Council is consulting leaseholders
separately on the transfer proposals to get
their views.
If the majority of tenants who vote are in
favour of the transfer, it is proposed that
the transfer would take approximately 6
months, this may vary.
If the majority of tenants who vote are
not in favour of transfer then the transfer
cannot go ahead and the Housing Choice
programme for the Estates will come to
an end.
2.2 Why is the council
proposing transfer?
The Council knows that the Parkside
Estates need regeneration, but it does not
have the money necessary to do this level
of work. So, it has worked with Parkside
residents to develop this proposal.
Over the past two years there have been
specific meetings with resident groups,
public meetings, fun days, drop in
sessions, exhibitions, advice surgeries and
newsletters.
The Council and residents have said there
is a need for major investment to improve
all homes, address security issues and
improve the environment and amenities
on the Estates. Money is needed to:
• undertake a major programme of
improvement and refurbishment
• deal with anti social behaviour on
every estate through design measures
and management initiatives
• bring all properties up to Decent
Homes Standards
• carry out structural repairs
• undertake improvements identified as
a priority by residents, such as better
security, safety and environmental
initiatives
• provide better community facilities,
such as children’s play areas.
formal consultation - Parkside Estates
page 11
2 London Borough of Tower Hamlets’ Transfer Proposal
The estimated cost of carrying out the
investment needed on the Estates which
is set out in this proposal is £42.8 million.
The Council estimates that it can only
invest a maximum of £1.08 million
between now and 2007 according to its
current investment programme whereas
Old Ford Housing Association would be
able to deliver all of the proposals and
would invest around £14.5 million
between now and 2007.
Unlike the Council, Old Ford Housing
Association would be able to use money it
receives from Right to Buy sales on
providing homes and services.
The Council has therefore looked at every
option available to provide the level of
regeneration and service that both it and
the tenants would want. The Council
believes that transfer to Old Ford Housing
Association is the best available solution.
• A proposed major regeneration
programme on the Parkside Estates of
£42.8 million.
2.3 Why can't the council
invest what is needed?
Because the Council is a public body, there
is currently a limit on how much it is able to
borrow to fund housing projects. This is
because Council borrowing affects the level
of the Public Sector Borrowing
Requirement, which the current
Government controls tightly. Last year the
Government introduced changes to the
rules on Council borrowing, but this
relaxation of the rules does not help the
Council in its ability to raise the funds
necessary to carry out the works of repair
and improvement needed on the Estates.
2.4 Why would Old Ford
Housing Association
be in a better
financial position?
2.5 The key benefits of
the transfer
The key benefits of the transfer (if it goes
ahead) would be:
• Residents would have a direct say in the
management of the Estates through
Old Ford Housing Association’s Board
and sub-committees, and through the
Federation of Resident Groups. Parkside
residents would have at least one
representative on the Board following
transfer.
• Better value for money as, whether or
not transfer goes ahead, your rent will
only go up in line with Government
policy. However, with transfer the
Estates would be regenerated as
described in Section 3.
• The protection of your key rights
would be guaranteed through a
contract between the Council and Old
Ford Housing Association and by a
new assured tenancy agreement. The
proposed new tenancy agreement is
set out in a separate booklet.
• The provision of an efficient, local,
responsive and accessible service in the
day-to-day management of homes, the
Estates and community facilities.
Old Ford Housing Association would be
in a better financial position because:
It has more freedom to borrow money to
pay for the works and to pay this money
back over a longer period.
page 12
formal consultation - Parkside Estates
2 London Borough of Tower Hamlets’ Transfer Proposal
2.6 What would happen if the transfer does not go
ahead?
If the transfer does not go ahead, you would remain a Council tenant and the Council
would keep its responsibilities as your landlord.
If tenants vote against transfer it will not be possible for the Council to undertake the proposed
improvement and redevelopment programme. This is explained in section 6.11 further on in
this document. The Council would seek to address urgent health and safety repairs from its
limited capital budget and to continue normal arrangements for day-to-day repairs and limited
works. The Council cannot fund the regeneration proposals set out in this document.
2.7 What is the timetable for consultation?
Our summary of the timetable is as follows:
Date
Event
Formal
Consultation
Period
June
The Council will issue the formal consultation document and begin
an intensive programme of resident consultation.
This will include meetings and visiting residents in their homes.
Residents are asked to feed back their views to the Council during
this period.
End of Formal
Consultation
June
The Council and Old Ford Housing Association will consider the
views of residents and discuss how these should be taken into
account.
"Stage Two"
Notice Period
Summer 2005
The Council will send a letter to tenants telling them of the outcome
of the consultation. This letter will say:
• Whether or not the Council is going to proceed to a ballot
• Whether or not it is going to make any changes to the formal
offer as a result of residents' views
It will also explain that the letter marks the start of the 28 day
period for tenants to lodge any objections on the offer with the
Office of the Deputy Prime Minister
Ballot Period
Summer 2005
If the Council has decided to continue with the process, then a
ballot of secure tenants will be conducted by an independent
organisation called Electoral Reform Ballot Services. Leaseholders
will also be consulted to find out their opinion.
Ballot Result
Summer 2005
The result will be announced to the Council by the Electoral
Reform Ballot Services. The Council will then inform residents.
Transfer
Winter 2005/6
If the tenants’ ballot result is in favour of transfer, and the Secretary
of State gives his permission, it is expected that Old Ford Housing
Association will take over the Estates in December 2005.
formal consultation - Parkside Estates
page 13
3 The regeneration of the Estates
Section 3
The regeneration of the Estates
What is in this section the document?
• Repairs and improvements to homes
• Proposed works tables
• How have residents been involved?
• What could the Estates look like in 5 years time?
• Open spaces
• Regeneration of the Estates
• Community facilities
• Minimising inconvenience to tenants during the works programme
• How would leaseholders be affected?
page 14
formal consultation - Parkside Estates
3 The regeneration of the Estates
3.1 Repairs and
improvements to
homes
If the transfer goes ahead, your homes
and the Estates will benefit from a
significant programme of repairs and
improvements.
Within 5 years of transfer, Old Ford
Housing Association intends to spend
£42.8 million on your Estates. The repairs
and improvements programme would
bring homes up to modern standards and
make them more comfortable to live in.
Old Ford Housing Association will then
provide programmed maintenance that
will ensure that the properties remain in
their improved condition for 30 years.
The repair and improvement programme
outlined in this section is subject to
detailed consultation with tenants and is
also subject to planning permission and
other consents that may be needed.
The Council could not match this level of
investment, as explained previously in
Section 2.
Repairs
The repairs and improvement programme
will bring all homes up to the
Government's minimum standard which is
also known as the Decent Homes
Standard. This requires landlords to
ensure that each home:
a) meets the current statutory minimum
standard for housing;
b) is in a reasonable state of repair;
Other proposed repair works will include:
• resolving any catch-up repairs inside
properties and to blocks
• dealing with any remaining disrepair
matters, including asbestos
management
• making sure essential services are
repaired, replaced and fully
operational such as lifts, lighting and
block security/door entry systems
Improvements
Tenants have said that kitchens,
bathrooms, lifts and improved security to
their blocks are their priorities. Old Ford
Housing Association proposes to ensure
that all homes that are in need of these
improvements would have:
• a new kitchen, with a range of choices
of wall tiling, paint colours, kitchen
units and floor coverings;
• a new bathroom & WC with a range
of choices of wall tiling, paint colours
and new floor coverings
c) has reasonably modern facilities and
services;
• a safe and adequate electrical
installation with sufficient socket
outlets
d) provides a reasonable degree of
thermal comfort.
• an adequate central heating system
• improved security to blocks to remedy
crime and anti-social behaviour
formal consultation - Parkside Estates
page 15
3 The regeneration of the Estates
The following photographs are representations
of what the kitchens and bathrooms in the
properties to be refurbished could look like.
The proposals, drawings and photographs
used in this document are indicative at this
stage. Tenants’ aspirations could change
over the lifetime of the redevelopment and
the proposals are dependent on obtaining
planning permission and any other necessary
consents. Further consultation with
residents would take place on these issues
and the final programme and in relation to
the details of the proposals, such as finishes
and materials used.
3.2 Proposed works
There is a range of criteria within the Decent Homes Standard that will be achieved. Your
homes and your blocks will not only meet the standard, but will also exceed it. In
addition to works to the fabric and structure of the buildings, Old Ford Housing
Association will carry out repairs and improvements on your block and estate that address
other quality of life issues, including the introduction of community facilities, safe
children’s play areas, more traffic calming, improving the hard and soft landscaping to
your estate environment and addressing safety and security issues across the estate.
The works which Old Ford Housing Association will carry out in each block or house on the
estates are laid out in a set of tables, and before these there is a general description of each
type of work proposed. The details of the works marked with an asterisk* will be subject to
further consultation with residents, because Old Ford Housing Association want residents to
be involved in decisions on how their estate will look.
page 16
formal consultation - Parkside Estates
3 The regeneration of the Estates
Proposed works descriptions
Structural works
• All concrete and brickwork to be repaired, or replaced where defective
• Repairs to balcony walkways in blocks and balconies attached to individual flats
where required
• *External decorations to be carried out where necessary, including communal doors,
windows, masonry, rainwater pipes, gutters, railings etc.
• Damp proof courses to be in good order, and any internal damage made good.
• All roofs will be surveyed for defects & repaired where necessary. If a roof has come
to the end of its useful life it will be entirely renewed and insulated in line with
current standards
• Windows - all windows will be overhauled or if beyond repair they will be replaced
with double glazed units with controlled ventilation and high quality hinges, catches
and handles
Internal refurbishment
• *Kitchens – where replacement is needed tenants will have a choice of new base
and wall units, worktop, tile surrounds, flooring and redecoration to the room.
Kitchens will have new mixer taps and non-slip durable floor covering, and kitchen
layouts may be modified where possible to ensure the design is user-friendly and
modern with space for plumbing for washing machines, fridge and gas (where
necessary) or electric cooker points and mechanical ventilation.
• *Bathrooms & WC – where replacement is needed tenants will have a choice of tile
surrounds over new baths and basins, with new non-slip durable floor covering and
mechanical ventilation. WCs, cisterns & seats will be replaced.
• Heating Systems – will either be repaired or replaced to ensure all tenanted homes
have a safe, efficient and reliable heating system. This may mean a complete new
system is installed including new boiler, radiators & valves or repairs to the existing
system. All systems will be surveyed to identify the best solution to ensure all homes
have effective heating.
• Electrical Installation – will either be upgraded to modern standards or completely
rewired. This will include ensuring sufficient socket and lighting outlets are installed
and the system is protected with circuit breakers.
Services
• Drainage systems will be surveyed and overhauled or replaced where necessary
• Rainwater down-pipes, guttering, soil and ventilation pipework will be overhauled or
renewed where defective
• Water storage tanks, supply pipes, tank rooms, pumps and dry risers will be
overhauled or replaced to meet current standards
• Pipework will be brought to current standards as necessary.
formal consultation - Parkside Estates
page 17
3 The regeneration of the Estates
Lifts
• New lifts installed where necessary to current modern standards including disabled
facilities and access where possible
• Existing lifts and motor rooms to be overhauled as required to ensure more efficient
service to residents
• All lift cars to be adequately lit and fitted with an alarm system and in blocks with a
concierge lift cameras will be fitted
Landlord services – security
• *Enclosure of vulnerable areas around blocks (e.g. disused pram sheds, hidden
recesses) to avoid potential for anti-social behaviour and insecure areas
• *New door entry systems installed to blocks that don’t have them already
• *Existing door entry systems to be improved to ensure block security is maintained
• *CCTV installations in appropriate sites will be explored with residents in areas
considered vulnerable or at the sites of anti-social behaviour
• *Refurbish block entrances where possible to improve security and make the block
more welcoming and secure
Other landlord services
• *Improved refuse disposal arrangements including redesigning existing systems or
appraising alternative options where possible e.g. use of underground bin chambers
• Refuse chute hoppers to be overhauled or renewed on each landing
• *Overhaul and improve lighting on the estates, around blocks and in the internal
communal areas – stairs, landings and main entrances, with consideration given to
environmental impact
• *Redecoration and repairs to internal communal areas of blocks - stairs, landings and
block entrances
• Trunking to all cables and wiring in communal areas and removal of redundant cabling
• Pigeon control measures will be installed to prevent birds nesting and fouling on the
buildings
• Maintain existing communal TV aerials
Works to areas around blocks
• *Create defensible space around the blocks for better security where possible,
including appraising feasibility of creating more private garden areas and designing
out ‘rat runs’ around blocks
• *Repairs and improvements to boundary walls, fences, railings and paving including
renewing all uneven paving. (Subject to further consultation with residents on
improving the hard and soft landscaping across the estate)
• *External lighting repaired and improved across the estates, with consideration
given to environmental impact
• *Install or improve traffic calming measures to prevent vehicular ‘rat-running’ and
make the estate safer for pedestrians and children
page 18
formal consultation - Parkside Estates
3 The regeneration of the Estates
Additional works which will go ahead after further consultation
with residents*
• Landscaping and Environmental Works - which includes improvements to hard and
soft landscaping across the Estates, the location of safe children’s play areas,
designated dog walking areas, community facilities and reconsidering the possible
uses of underground car parks on certain parts of the estates.
Extensive surveys will be carried out in all homes to establish what works are needed and
the extent of these to achieve the Decent Homes Standard.
To be practicable and workable, the number of different colours and designs on items
such as paint, tiles, work and floor surfaces will be taken from a selection. Old Ford
Housing Association will offer a balance of plain and patterned work surfaces. Products
will be consistent with or of a better quality than that displayed in the show flats and
residents will be involved in the selection of these products.
If a resident decided that they did want not want any of the proposed works carried out
in their home, Old Ford Housing Association would respect their wishes as far as possible.
Old Ford Housing Association would, however, have a legal obligation to ensure that the
home achieved the Decent Homes Standard by 2010 and would still need to survey the
residents home and could have to carry out some works for health and safety reasons.
To achieve the Decent Homes Standard in each resident’s home Old Ford Housing
Association are offering a specific package of works and improvements and will not be
able to offer alternatives in place of the package of improvements.
Section 6 explains how the improvements to the estates would be looked after over the
next 30 years.
If leaseholders would like the same
internal improvements as tenants, this
can be done, but is entirely optional
and the works would be charged for at
cost plus an administration fee.
formal consultation - Parkside Estates
page 19
3 The regeneration of the Estates
3.3 How have residents been involved?
Old Ford Housing Association were
informed of the key areas of concern to
residents before being selected as
preferred partner in the following ways:
• at the open days held for residents of
the Estates as part of the selection
process in the first half of 2003.
• By the steering group addressing
specific issues at the formal interview
• At Estate walkabouts with residents in
the summer of 2003
Following selection as preferred partner Old
Ford Housing Association worked up
proposals which were subsequently put to
residents. A lengthy door-knocking exercise
was undertaken which enabled individual
residents to raise, among other things, their
priorities for improvements on the Estates.
Members of the Steering group have
carried out a ‘mapping’ exercise of the
community facilities and open spaces on
the Estates, which fed directly into the
works proposals.
page 20
An initial series of exhibitions were held
during April 2004 , explaining Old Ford
Housing Association’s proposals and
asking residents for their views. As a
result, further work was done by
masterplanning architects and proposals
were presented to residents in September
2004. In addition two show flats were
made available to enable residents to see
the standard of kitchens and bathrooms
that would be installed in those homes
that needed them.
Consultation and involvement will not
end when the ballot takes place. If Old
Ford Housing Association are chosen as
the new landlord for the Parkside Estates,
then detailed consultation will take place
on a block by block basis before the work
begins. This will include residents being
involved in the selection of contractors to
carry out the works.
formal consultation - Parkside Estates
3 The regeneration of the Estates
3.4 What could the estates look like in 5 years time?
The following plans are a representation of what the Estates could look like following the
redevelopment and improvement programme set out in this Section. These are subject to
any changes which may be necessary, for instance to take account of planning
requirements and further consultation with residents.
As well as improving the homes, buildings and environment during the initial major
works programme, Old Ford Housing Association will continue to invest time and
resources in the care and upkeep of the area so that it continues looking good well into
the future.
formal consultation - Parkside Estates
page 21
3 The regeneration of the Estates
Possible b
Tait Court
Street properties
McKenna House play area
All works to the Estate have been developed in
conjunction with residents, and will include:
Block Security
All blocks will have a well maintained, secure door
entry system, and where possible entrances will be
redesigned to make blocks more welcoming.
Refuse Arrangements
Redesign or relocate bin refuse chambers and
improve management and maintenance of these
throughout the estate and other refuse options will
be considered.
Design out hot spots and improve open
spaces and community facilities
Consult with residents about the future use of
garage blocks, improve defensible space around
blocks, consult with residents about the best use of
green areas, improve hard and soft landscaping.
General repairs and improvements
Including external redecoration, repairs to
communal doors, paving, fences and railings,
improved estate lighting, new/improved lifts and
traffic calming measures.
page 22
formal consultation - Parkside Estates
McAusland House
Ranwell East
bin storage
Ranwell Close
Traffic calming measures
Ford Street
Armagh Road new entry
formal consultation - Parkside Estates
page 23
Ranwell East &
McCullum Estate
Essential Works to bring all
properties up to a good standard
Alma Terrace
1-4 (Houses)
Alice Lane
1-6, 8-36 (Houses)
Allen Road
1-12B & 85-90 (Houses)
Armagh Road
67-79 Houses
Beale Road
61-65 Houses
Centurian Lane
1-2 (Houses)
3 The regeneration of the Estates
Structural Works where needed
Concrete and Brickwork repairs
✓
Balcony repairs
External Decorations
✓
Damp proof courses renewed/repaired
✓
Repair/Renew roof
✓
Overhaul/Renew windows
✓
Internal Refurbishment
New Kitchen, bathroom and WC (where necessary)
✓
Repairs to existing or new heating system (where necessary)
✓
Rewire or repair exisiting electrical installations (where necessary)
✓
Mechanical ventilation to reduce condensation
✓
Services
Overhaul or replace drainage (where necessary)
✓
Overhaul or replace rainwater down-pipes, soil and vent pipes
✓
Overhaul water tanks, main supplies, dry risers and tank rooms
Lifts
New or refurbished lifts
Landlord Services - security
Enclosure of vulnerable areas
New or improved door entry system where appropriate
Refurbish block entrances
Other Landlord Services
Improved refuse disposal
Overhaul and improve lighting on estate & in blocks
Redecoration and repairs to internal communal areas
Trunking for all external cables and wiring where necessary
Works to areas around blocks
Defensible space around ground floor flats
Improvements to boundary walls, fences, railings and paving
✓
Estate Lighting repaired or improved
Traffic Calming Measures - install or improve
Additional works to be subject to further consultation with residents
Landscaping & Environmental works inc play areas, dog areas etc
page 24
formal consultation - Parkside Estates
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
McBride House 1-18
McEwen House 1-4
McKenna House 1-20
Ranwell Close 1-78
McCullum Road
2-56, 17-63, 58-108
Pulteney Close 61-92
Tuffnell Court 1-44
Wrights Road 43-105
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
Libra Road
2-24 (Houses)
McMcullum Road
3-15 & 110 (Houses)
Pulteney Close
1-13 (Houses)
St Stephens Road
136-164 Houses
Wright Road
1-21 (Houses)
Allen Road
39-44 & 69-74
Armagh Rd
81-127 & 129-223
Beale Road
29-61, 66-71 & 72-75
Tait Court
1-126 (all blocks)
McAusland House 1-14
Ranwell East
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
formal consultation - Parkside Estates
page 25
3 The regeneration of the estates
Margaret Bondfield House
Beatrice Webb House
All works to the estate have been developed in
conjunction with residents, and will include:
Block Security
All blocks will have a well maintained, secure door
entry system, and where possible entrances will be
redesigned to make blocks more welcoming.
Refuse Arrangements
Redesign or relocate bin refuse chambers and
improve management and maintenance of these
throughout the estate and other refuse options will
be considered.
Design out hot spots and improve open
spaces and community facilities
Consult with residents about the future use of
garage blocks, improve defensible space around
blocks, consult with residents about the best use of
green areas, improve hard and soft landscaping.
Lakeview Tower
General repairs and improvements
Including external redecoration, repairs to
communal doors, paving, fences and railings,
improved estate lighting, new/improved lifts and
traffic calming measures.
page 26
formal consultation - Parkside Estates
Lakeview and Lanfranc (north of Roman Road)
Susan Lawrence House
Bunsen House
Lakeview refuse option
formal consultation - Parkside Estates
page 27
3 The regeneration of the Estates
Estate improvements
Street properties
Daling House
All works to the estate have been developed
in conjunction with residents, and will include:
Block Security
All blocks will have a well maintained, secure door
entry system, and where possible entrances will be
redesigned to make blocks more welcoming.
Refuse Arrangements
Redesign or relocate bin refuse chambers and improve
management and maintenance of these throughout the
estate and other refuse options will be considered.
Design out hot spots and improve open spaces
and community facilities
Consult with residents about the future use of garage
blocks, improve defensible space around blocks, consult
with residents about the best use of green areas,
improve hard and soft landscaping.
New recreation area
Clarion House
General repairs and improvements
Including external redecoration, repairs to communal
doors, paving, fences and railings, improved estate lighting,
new/improved lifts and traffic calming measures.
page 28
formal consultation - Parkside Estates
Lakeview and Lanfranc (south of Roman Road)
Newport House
Vassal House
Arbery House
Hooke House
formal consultation - Parkside Estates
page 29
3 The regeneration of the Estates
page 30
formal consultation - Parkside Estates
Clarion House 1-6
Crane House 1-30
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
Lakeview 53-56
✓
✓
✓
✓
✓
✓
✓
✓
✓
Lakeview 5-8
✓
✓
✓
✓
✓
✓
✓
✓
✓
Lakeview 1-4
Ardent House 1-20
Structural Works where needed
Concrete and Brickwork repairs
External Decorations
Balcony Repairs
Damp proof courses renewed/repaired
Repair/Renew roof
Overhaul/Renew windows
Internal Refurbishment
New Kitchen, bathroom and WC (where necessary)
Repairs to existing or new heating system (where necessary)
Rewire or repair exisiting electrical installations (where necessary)
Mechanical ventilation to reduce condensation
Services
Overhaul or replace drainage (where necessary)
Overhaul or replace rainwater down-pipes, soil and vent pipes
Overhaul water tanks, main supplies, dry risers and tank rooms
Lifts
New or refurbished lifts
Landlord Services - security
Enclosure of vulnerable areas
New or improved door entry system where appropriate
Refurbish block entrances
Other Landlord Services
Improved refuse disposal
Overhaul and improve lighting on estate & in blocks
Redecoration and repairs to internal communal areas
Trunking for all external cables and wiring where necessary
Works to areas around blocks
Defensible space around ground floor flats
Improvements to boundary walls, fences, railings and paving
Estate Lighting repaired and improved
Traffic Calming Measures - install or improve
Additional works to be subject to further consultation with
Works to underground car parks - for community use or re-use etc
Landscaping & Environmental works inc play areas, dog areas etc
Lakeview 9-52
Essential Works to bring all
properties up to a good standard
Lakeview 57-60
Lakeview, Lanfranc, Newport,
Driffield & Medway Estates
✓
✓
✓
✓ ✓
✓ ✓
✓ ✓
residents
✓
✓
✓
✓
Mohawk House 1-28
Sturdy House 1-20
Wren House 1-20
Beatrice Webb House 1-15
Bunsen House 1-20
Margaret Bondfield
House 1-9
Susan Lawrence House 1-9
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
Chisenhale Road (houses)
Ivanhoe House 1-19
✓
✓
✓
✓
✓
✓
Arbery Road 22, 22a & 42
Imperial House 1-12
✓
✓
✓
✓
✓
✓
Antill Road (houses)
Hyperion House 1-41
✓
✓
✓
✓
✓
✓
Newport House 1-50
Grenville House 1-24
✓
✓
✓
✓
✓
✓
Hooke House 1-48
Exmoor House 1-22
✓
✓
✓
✓
✓
✓
Arbery Road 74-92
Diamond House 1-21
✓
✓
✓
✓
✓
✓
Vassall House 1-10
Daling House 1-11
Lakeview and Lanfranc
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
formal consultation - Parkside Estates
page 31
3 The regeneration of the Estates
Conyer Street
Coborn Road
Driffield Road
Ellesmere Road
Lakeview, Lanfranc, Newport,
Driffield & Medway Estates
Concrete and Brickwork repairs
✓
✓
✓
✓
External Decorations
✓
✓
✓
✓
Damp proof courses renewed/repaired
✓
✓
✓
✓
Repair/Renew roof
✓
✓
✓
✓
Overhaul/Renew windows
✓
✓
✓
✓
New Kitchen, bathroom and WC (where necessary)
✓
✓
✓
✓
Repairs to existing or new heating system (where necessary)
✓
✓
✓
✓
Rewire or repair exisiting electrical installations (where necessary)
✓
✓
✓
✓
Mechanical ventilation to reduce condensation
✓
✓
✓
✓
Overhaul or replace drainage (where necessary)
✓
✓
✓
✓
Overhaul or replace rainwater down-pipes, soil and vent pipes
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
Essential Works to bring all
properties up to a good standard
Structural Works where needed
Internal Refurbishment
Services
Landlord Services - security
New or improved door entry system where appropriate
Works to areas around blocks
Improvements to boundary walls, fences, railings and paving
page 32
formal consultation - Parkside Estates
Grove Road
Hewlett Road
Kenilworth Road
Lyal Road
Medway Road
Old Ford Road
Stanfield Road
Strahan Road
Viking Close 18-23
Vivian Road
Zealand Road
Lakeview and Lanfranc
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
formal consultation - Parkside Estates
page 33
3 The regeneration of the Estates
Willow Tree Close
Street properties
Elton House
Locton Green
All works to the estate have been developed in
conjunction with residents, and will include:
Block Security
All blocks will have a well maintained, secure door
entry system, and where possible entrances will be
redesigned to make blocks more welcoming.
Refuse Arrangements
Redesign or relocate bin refuse chambers and improve
management and maintenance of these throughout the
estate and other refuse options will be considered.
Design out hot spots and improve open spaces and
community facilities
Consult with residents about the future use of garage blocks,
improve defensible space around blocks, consult with residents
about the best use of green areas, improve hard and soft
landscaping.
General repairs and improvements
Including external redecoration, repairs to communal doors,
paving, fences and railings, improved estate lighting,
new/improved lifts and traffic calming measures.
page 34
formal consultation - Parkside Estates
Candy Street
Locton, Willow Tree & Cadogan Estate
Cadogen Terrace
Jodrell Road
Waverton House
Winford House
Ollerton Green
Candy Street
formal consultation - Parkside Estates
page 35
3 The regeneration of the Estates
Locton, Willow Tree
& Cadogan Estate
Essential Works to bring all
properties up to a good standard
Structural Works where needed
Concrete and Brickwork repairs
Balcony repairs
External Decorations
Damp proof courses renewed/repaired
Repair/Renew roof
Overhaul/Renew windows
Internal Refurbishment
New Kitchen, bathroom and WC (where necessary)
Repairs to existing or new heating system (where necessary)
Rewire or repair exisiting electrical installations (where necessary)
Mechanical ventilation to reduce condensation
Services
Overhaul or replace drainage (where necessary)
Overhaul or replace rainwater down-pipes, soil and vent pipes
Overhaul water tanks, main supplies, dry risers and tank rooms
Lifts
New or refurbished lifts
Landlord Services - security
Enclosure of vulnerable areas
New or improved door entry system where appropriate
Refurbish block entrances
Other Landlord Services
Improved refuse disposal
Overhaul and improve lighting on estate & in blocks
Redecoration and repairs to internal communal areas
Trunking for all external cables and wiring where necessary
Works to areas around blocks
Defensible space around ground floor flats
Improvements to boundary walls, fences, railings and paving
Estate Lighting repaired and improved
Traffic Calming Measures - install or improve
Additional works to be subject to further consultation with residents
Works to underground car parks - for community use or re-use etc
Private gardens
Landscaping & Environmental works inc play areas, dog areas etc
page 36
formal consultation - Parkside Estates
Atkins Court
Cadogan Terrace
Candy Street
Jodrell Road
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
Willow Tree Close
Winford House
✓
✓
✓
✓
✓
✓
Ollerton Green
Waverton House
✓
✓
✓
✓
✓
✓
Locton Green
Elton House
Locton, Willow Tree & Cadogan Estate
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
formal consultation - Parkside Estates
✓
✓
✓
page 37
3 The regeneration of the Estates
Butley and Josseline Court
Hitchin Square
St Stephens Road
St Stephens Green
All works to the estate have been developed in
conjunction with residents, and will include:
Block Security
All blocks will have a well maintained, secure door entry
system, and where possible entrances will be redesigned to
make blocks more welcoming.
Refuse Arrangements
Redesign or relocate bin refuse chambers and improve
management and maintenance of these throughout the
estate and other refuse options will be considered.
Design out hot spots and improve open spaces and
community facilities
Consult with residents about the future use of garage blocks,
improve defensible space around blocks, consult with
residents about the best use of green areas, improve hard
and soft landscaping.
Dethick Court
General repairs and improvements
Including external redecoration, repairs to communal doors,
paving, fences and railings, improved estate lighting,
new/improved lifts and traffic calming measures.
page 38
formal consultation - Parkside Estates
Ranwell West
Dalton House
Sandall House
Wilmer House
Ford Street
Ingram House
formal consultation - Parkside Estates
page 39
3 The regeneration of the Estates
Ranwell West
Essential Works to bring all
properties up to a good standard
Structural Works where needed
Concrete and Brickwork repairs
Balcony repairs
External Decorations
Damp proof courses renewed/repaired
Repair/Renew roof
Overhaul/Renew windows
Internal Refurbishment
New Kitchen, bathroom and WC (where necessary)
Repairs to existing or new heating system (where necessary) including to District Heating Systems
Rewire or repair exisiting electrical installations (where necessary)
Mechanical ventilation to reduce condensation
Services
Overhaul or replace drainage (where necessary)
Overhaul or replace rainwater down-pipes, soil and vent pipes
Overhaul water tanks, main supplies, dry risers and tank rooms to District Heating System
Lifts
New or refurbished lifts
Landlord Services - security
Enclosure of vulnerable areas
New or improved door entry system
Refurbish block entrances
Other Landlord Services
Improved refuse disposal
Overhaul and improve lighting on estate & in blocks
Redecoration and repairs to internal communal areas
Trunking for all external cables and wiring where necessary
Works to areas around blocks
Defensible space around ground floor flats
Improvements to boundary walls, fences, railings and paving
Estate Lighting repaired and improved
Traffic Calming Measures - install or improve
Additional works to be subject to further consultation with residents
Landscaping & Environmental works inc play areas, dog areas, use of garage blocks etc
page 40
formal consultation - Parkside Estates
Ford Street odd 1-23
Ford Street even 2-52
Hitchin Square
1-33, 34-66 & 67-96
St Stephens Road 71-243
Jossline Court 1-64
Dethick Court 1-40
Butley Court 1-53
Dalton House 1-6
Wilmer House
Sandall House
Ingram House
Ranwell West
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
formal consultation - Parkside Estates
page 41
3 The regeneration of the Estates
3.5 Open spaces
This offer does not include a proposal to
build new homes anywhere on the
Parkside Estates.
Green Spaces
The Parkside Estates benefit from a number
of large green areas which residents are
keen to retain. This was confirmed during
the consultation process. Old Ford Housing
Association has guaranteed that if the
transfer goes ahead they will preserve these
areas. Old Ford Housing Association will
also undertake to maintain the green areas
through a regular horticulture/maintenance
programme. These green areas make the
estate a more attractive place to live, and
Old Ford Housing Association will be
consulting residents to see what
improvements you would like, e.g. seating,
play-areas etc. Any improvements would
be subject to planning permission.
telecommunication masts at any site on
the Parkside Estates, where they are
legally able to refuse this.
Old Ford Housing Association will actively
encourage, pursue and promote schemes
beneficial to environmental concerns, for
example, recycling, composting etc., as
part of their commitment to the
neighbourhood.
3.6 Regeneration
of the Estates
In addition to the repairs and
improvements to the homes, Old Ford
Housing Association will improve the
neighbourhood by providing more and
better facilities. Old Ford Housing
Association will do this by linking the
Parkside Estates to their community
development team in the following ways:
Youth Services
Brownfield sites
A brownfield site is an area that is not
being used a green space, and may offer
opportunities for improvement. Although
there are currently no proposals to build
on any brownfield sites on the Parkside
Estates, Old Ford Housing Association may
wish to evaluate their use in the future.
Any proposals for future development of
these spaces would be subject to full
consultation with the Parkside Steering
Group, or successor resident representative
group, and residents of the affected estate.
Preference would be given to community
facilities or social housing in any such
development, with a minimum percentage
allocated as social housing in line with the
current legislation, government policy and
planning regulations.
Environmental issues
Old Ford Housing Association will not
allow the erection of any mobile
page 42
From 2006 (subject to completion of the
building) Old Ford Housing Association
will own a ‘Youth House’ on Parnell Road
that will provide a focus for activities for
young people in Bow. They will link youth
workers to the renovation of the kickabout
area on Ranwell West, and are working
directly with Victoria Park Harriers with a
view to arranging coaching in volley ball,
basket ball and football.
Children’s Services
Old Ford Housing Association will build two
new play areas: one on the Locton and the
other on the Ranwell West estate. Further
play activities will be linked to the local
primary schools: Chisenhale, Old Ford and
Olga. They will continue to fund schemes to
help local schools promote extra curricular
activities and healthier living. They will
extend their existing programme of school
holiday activities which have included
cycling proficiency and swimming lessons.
formal consultation - Parkside Estates
3 The regeneration of the Estates
Old Ford will continue to develop
relationships with residents to ensure that
children have a convenient place to play.
They will consult with children and young
people over the development of facilities
for them.
the Tower Hamlets Local Labour in
Construction contract clause. The major
improvement and repair contracts
proposed on the Parkside Estates offer
another opportunity to develop training
and employment links between residents
and contractors working on the Estates.
Adult education
Old Ford Housing Association will run a
series of classes to meet the needs of local
residents, led and designed through
resident participation, as they have for
over two years. Classes such as DIY for
women, Healthy Living, Dance,
Horticulture and Languages will be run
from various local venues.
Training and Employment
Old Ford Housing Association will
continue to provide training and
employment opportunities, and will
extend these to the residents of the
Parkside Estates. They will also extend the
range of training courses available. 20%
of existing Old Ford Housing Association
staff are local residents and the Association
will aim over time to employ a similar
number of local residents from newly
transferred estates. They will continue to
offer opportunities for training and career
development to local staff members.
Older People’s services
Old Ford Housing Association provide a
range of services to the elderly, including
an outreach service to elderly residents
living independently, and a minor repairs
scheme provided by their caretakers.
They will extend this service from their
sheltered housing scheme to Butley Court
and 41 Wrights Road, through provision
of healthy living activities, social events,
befriending schemes and benefits advice.
Health and Housing
Old Ford Housing Association will work
with the NHS (Primary Care Trust) and
other agencies such as the Heart for Bow
project to identify and reduce health
concerns within Parkside through
provision of healthy living projects.
Reducing Anti-social behaviour
Old Ford Housing Association have a
stringent policy to reduce anti-social
behaviour but also recognise the need to
provide preventative methods to reduce
its level. They have secured funds to
employ an outreach worker operating in
conjunction with the youth service.
Credit Union
Construction Training
Old Ford Housing Association already
have agreements with their building
contractors that a percentage of training
provision for local people is allocated
within each new contract, in addition to
Credit Unions provide banking services to
people who can experience difficulties
with the major banks. The Tower Hamlets
Credit Union operates from an office on
Roman Road which is owned by Old Ford
Housing Association and its services will
be made available to Parkside residents.
formal consultation - Parkside Estates
page 43
3 The regeneration of the Estates
3.7 Community facilities
The following proposals for physical works
to the Estates have been made following
resident consultation. If the transfer goes
ahead, there will be further consultation
to finalise the details.
• The tarmaced area adjacent to
Hitchin Square and at the base of
Sandall House will be redeveloped to
provide a secure play area for young
children.
• Daling Way green will be improved,
with new planting.
Ranwell West
• The sunken kick about area at the base
of Wilmer House is being revamped to
provide structured sports and athletics
space for youth and school aged
children. This will be linked to coaching
through Victoria Park Harriers. Funding
for this refurbishment was obtained by
the Local Area Partnership working with
Old Ford, the Parkside Steering Group
and the Council.
• St. Stephen’s Green will be revitalised
as a green area to provide a children’s
play area, a seated area and a dog
walking area. It will remain an open
space for residents to enjoy
• Further consultation will be carried out
about the future use of the
underground car park, which has
been unused now for over 15 years.
• The green area outside Butley Court
will be enhanced with benches and
raised beds, to provide an attractive
and safe gathering area for local
elderly residents.
• Activities at Butley Court, the old
peoples day centre, will be extended
through provision of healthy living
classes e.g. reflexology.
page 44
Ranwell East/McCullum
• There will be improved planting in the
square at Ranwell Close.
• The disused green open space at
McCullum Road will be redesigned to
provide a secure environment for
children’s play to accommodate a
range of age groups.
formal consultation - Parkside Estates
3 The regeneration of the Estates
Lanfranc/Newport
would be acceptable in principle.
Residents will be consulted in detail on
proposed designs within 6 months of
transfer, and the scheme will be
subject to the agreement of LBTH
Highways and Planning Departments.
• Communal areas at the entrance to
Bunsen House will be redesigned for the
residents by gating the estate, increasing
the height of the fences, providing soft
landscaping in the car park and a small
play facility on the green.
• The washing line area at Hooke House
will be redesigned with soft landscaping.
Residents will be consulted about the
provision of a play area.
Locton
• The green area at Newport House will
be redesigned with soft landscaping.
Subject to agreement between the
Council and Old Ford Housing
Association, the old estate office will
be refurbished as a community hall for
use by residents.
• Green Spaces will be revitalised at
Parnell Road corner by providing
benches and soft landscaping.
• Designs developed through the
children’s holiday project, to improve
the soft landscaping of the green
space outside the Doctor’s Surgery,
will be implemented.
• A play area for children will be created
at Locton Green.
Lakeview
No. All repairs, modernisation and
improvement works would be carried out at
no extra cost except where new door
entry/security systems are installed for the
first time. Tenants would not have to pay for
the installation of door entry or security
systems. These items would attract a weekly
service charge to cover their maintenance
costs. They would only be installed after
detailed consultation with residents.
• The bicycle shed area will be
redesigned to provide views of the canal
area and landscaping for a seated area.
• A study has been undertaken by the
masterplanning architects to look at
the feasibility of including car parking
within the Lakeview estate. The report
indicated that provision of car parking
• The car park at the base of Ollerton
House will be redesigned as
community space for residents use.
Would tenants have to pay extra
for these works?
formal consultation - Parkside Estates
page 45
3 The regeneration of the Estates
3.9 Minimising
inconvenience to
tenants during the
works programme
Old Ford Housing Association is
committed to ensuring that any
inconvenience caused by the works to the
Estates would be kept to a minimum.
The aim is to:
• Produce a practical building
programme in consultation with
residents.
• Take into account health and safety
considerations.
Most improvement works would be
carried out while you continue to live in
your home. To minimise inconvenience,
Old Ford Housing Association officers
would visit each tenant to make sure their
individual circumstances are taken into
account before refurbishment starts.
The builders would be instructed to look
after your belongings and to ensure that
water and electricity supplies are only
turned off if absolutely necessary and for
the minimum of time. All tradesmen and
contractors would wear identity badges.
Where the work is of a noisy or disruptive
nature, quiet rooms or flats would be
made available nearby, and a resident
liaison officer would deal swiftly with any
queries or concerns regarding the works.
The safety of residents and workers
throughout the build programme will be
given the highest priority.
In certain circumstances, some tenants
may need to move during the works.
Alternative temporary accommodation
would be provided for them while their
improvements are being carried out.
page 46
Old Ford Housing Association will give as
much notice (in writing) as is possible
before any of the major works
programme begins. Residents will also be
clearly and regularly advised of the
progress of the works.
3.10 How would
leaseholders be
affected?
The Council is consulting separately with
leaseholders about the transfer proposal.
If you would like to receive a copy of the
leaseholder consultation document please
call the Council Freephone number set
out in Section 8 and request a copy.
In summary, if the transfer goes ahead,
leaseholders’ rights would stay the same
and their leases would be unchanged.
Old Ford Housing Association would
become the freehold owners of the
property.
Where leaseholders could be affected by
the improvement programme set out in
this document, consultation will take
place with every individual leaseholder on
the options available to them.
Old Ford Housing Association is
committed to working with all
leaseholders on the Parkside Estates to
ensure that the full range of options are
explored. A number of options will be
developed to help leaseholders meet their
share of any major works costs. These
options will include payment by
instalment, low interest loans, deferred
payment via a charge on the property
and the setting up of a leaseholders’
sinking fund.
formal consultation - Parkside Estates
4 Your rents and other charges
Section 4
Your rents and other charges
What is in this section of the document?
• Keeping your rents low
• Housing Benefit
• The Government’s Rent Reforms
• What would happen to rents if transfer goes ahead?
• What would happen to rents if the Estates stay with the Council?
• Tenant service charges
• Paying your rent
• What would happen if you fall behind with your rent?
• Water rates
• Your Council Tax
• Garages, parking bays
• What rent would new tenants pay?
• Home Contents Insurance
formal consultation - Parkside Estates
page 47
4 Your rents and other charges
4.1 Keeping your rents low
Whether or not the transfer goes ahead your rent would be set in line with Government
policy. This means there would be limits on what you could be charged and how rents
would increase, with the intention of keeping rents affordable.
4.2 Housing benefit
The transfer would not affect your eligibility to claim housing benefit. If the transfer takes
place, you would still apply to the Council for benefit and, if you are eligible, it will either:
• pay it to you; or
• pay it directly to Old Ford Housing Association as rent.
4.3 The Government’s rent reforms
The Government has introduced a policy for rents which applies to all councils and
registered social landlords. Under this policy properties of a similar size in a similar area
will carry a similar rent regardless of whether the landlord is a local authority or a
registered social landlord.
The Government's rent policy means that the rents will be worked out in a similar way
whether or not transfer takes place.
A “target rent” is calculated for each social housing property. This formula has to take
account of:
• The market value of the property compared with the national average value of
housing association and local authority properties.
• London average earnings compared with national average earnings.
• The number of bedrooms the property has.
Rents will change until they reach the target rent which both Council and other social
landlords are expected to reach by 2012. The maximum rent increase that Registered
Social Landlords like Old Ford Housing Association may make in any one year (until target
rent is reached) is inflation plus 0.5% plus £2 per week.
Once the target rent is reached for your home, then under current Government guidelines
(which could change) your weekly rent would increase by just inflation plus 0.5%.
Please note that the statements above set out the current government guidelines on rent
increases for RSLs and local authorities which could change.
page 48
formal consultation - Parkside Estates
4 Your rents and other charges
4.4 What would happen to rents if transfer goes ahead?
The table below shows what your rent is likely to be. There would be no additional rent
increases as a direct result of the repairs and improvements set out in this document.
The rents set out in the following table are based on current government guidelines
which could change.
Rents
London Borough of Tower Hamlets
For those properties proposed for repairs the average rent is likely to be as follow:
Average weekly rent
excluding service
charges, water
rates and the effect
of inflation
Bedsit
1 Bed
2 Bed
3 Bed
4 Bed
2005/06
£51.53
£63.47
£70.87
£86.70
£98.78
2006/07
£53.78
£65.78
£73.22
£89.13
£100.96
2007/08
£56.04
£68.10
£75.58
£90.20
£101.46
2008/09
£58.32
£70.44
£77.95
£90.65
£101.97
2009/10
£60.61
£72.79
£80.33
£91.10
£102.48
2010/11
£62.91
£73.56
£82.73
£91.56
£102.99
2011/12
£64.22
£73.93
£84.07
£92.02
£103.51
Property Size
These figures exclude service charges, water rates and the effects of inflation
NB. After the target rent is reached your rent will increase by no more than inflation plus
0.5% under current government guidelines
4.5 What would happen to rents if the Estates stay
with the Council?
If the transfer does not go ahead, the Government’s new rent policy would still apply and
your home would still have to meet the target rent for the area. However, the major
regeneration programme proposed in this document would not take place. The Council
does not have the money needed to fund the regeneration proposals. Any money it has
needs to be spent over the 22,300 other properties it owns across the Borough.
formal consultation - Parkside Estates
page 49
4 Your rents and other charges
4.6 Tenant service charges
Until April 2004 the Council "pooled" rents with service charges so that, where services
(like caretaking, cleaning and maintenance of the grounds) were provided to tenants,
these were included within the amount you paid as rent. From April 2004 the Council
decided to "unpool" the rents and service charges and now service charges are separated
from rent. The above tables exclude the proportion of your rent that goes towards
services. This is between £5 and £6 for those blocks without concierge services and
approximately £21.00 for those with this additional service.
Your landlord, whether it is the Council or Old Ford Housing Association will continue to
separate out the amount that is charged for services from the amount charged as rent.
This is so that you can see what you are actually paying for and to ensure that you only
pay for services you benefit from. This would not be an additional payment unless tenants
choose to receive a new service. It would simply be separated on your rent statement.
If tenants have new services, for example a concierge or CCTV system, then your
landlord would have to charge you for them. Tenants would remain responsible for
personal service charges such as heating and hot water.
Remember: Both the Council and Old Ford Housing Association would only be able to charge
tenants the actual cost of providing these services - they are not allowed to make a profit.
4.7 Paying your rent
If transfer goes ahead, you would be able to pay your rent in the same ways as you do
now. That is at a post office, bank, building society or by direct debit.
You will automatically receive a rent statement every 3 months. This will give details of
all charges and payments made to your rent account. You would also be able to request a
rent statement at any time.
4.8 What would happen if you fall behind with your rent?
The Council and Old Ford Housing Association agree that firm action should be taken
against tenants who owe rent. Old Ford Housing Association will try to help tenants from
getting into arrears in the first place. Information on how, when and where to pay will
be given to all new tenants. Old Ford Housing Association staff will help tenants
complete Housing Benefit application forms where necessary and send these to the
Council's Housing Benefit Section.
Old Ford Housing Association will notify tenants who do get into arrears at an early stage
and will maintain contact until the arrears problem is resolved. Old Ford Housing
Association will do all it can to help tenants in genuine financial difficulty but will expect
arrears to be paid. Old Ford Housing Association will take appropriate legal action where
necessary to recover arrears including court action for possession.
page 50
formal consultation - Parkside Estates
4 Your rents and other charges
Transfer to Old Ford Housing Association
would not remove a tenant's responsibility
to clear any arrears built up with the
Council. The arrears would be transferred
to Old Ford Housing Association who
would expect the tenant to enter into an
agreement to repay the arrears by
appropriate instalments.
Under the terms of your tenancy
agreement Old Ford Housing Association
will ensure that the only grounds that
may be used if you are in rent arrears are
similar to those currently used by the
council in possession proceedings against
secure tenants. The mandatory ground
for possession, namely Ground 8 of the
Housing Act 1988, which requires the
Court to grant possession if an assured
tenant is in eight weeks rent arrears at the
time of the Court hearing, would not be
used by Old Ford Housing Association.
Further, Old Ford will not use Ground 11
of the Housing Act 1988 which gives the
Court a discretion to grant a possession
order where the tenant has persistently
delayed in paying rent.
4.11 Garages, parking bays
If you pay for a garage or parking bay on
the Parkside Estates you would continue
to do so if the transfer goes ahead. Your
payments would be made to Old Ford
Housing Association rather than the
Council. The car spaces and garages on
the Parkside estates will continue to be let
at current London Borough of Tower
Hamlets charges and will increase at RPI
plus 0.5% at the same time as rent
increases.
4.12 What rent would
new tenants pay?
New tenants are those who become
tenants of Old Ford Housing Association
on the Parkside Estates after the transfer.
It is proposed that new tenants would pay
rent at a level that is prescribed within the
current Housing Corporation guidance to
Housing Associations.
4.9 Water rates
4.13 Home contents
insurance
At present, secure tenants pay water
charges direct to the Council in addition
to their rent. If transfer goes ahead, Old
Ford Housing Association would collect
the water charges for the existing
properties, subject to the agreement of
the water company. This means there
would be no change for existing tenants.
Old Ford Housing Association can offer
tenants the opportunity to insure the
contents of their home by joining the
Associations Contents Insurance Scheme,
which is currently provided by Royal Sun
Alliance. Rates are broadly comparable
with Tower Hamlets’ current scheme. At
present, the premiums can be paid either:
4.10 Your Council Tax
• annually – by cash, cheque, girobank
credit or postal order, or
You would still have to pay your Council
Tax to the Council. You could still claim
Council Tax benefit from the Council.
• monthly or weekly – by girobank
credit or at the post office.
formal consultation - Parkside Estates
page 51
5 About your proposed new landlord,
Old Ford Housing Association
Section 5
About your proposed new landlord,
Old Ford Housing Association
What is in this section of the document?
• Who are Old Ford Housing Association?
• Who manages Old Ford Housing Association?
• Who regulates Old Ford Housing Association?
• Statement from the Managing Director of Old Ford Housing Association
page 52
formal consultation - Parkside Estates
5 About your proposed new landlord,
Old Ford Housing Association
5.1 Who are Old Ford Housing Association?
Old Ford Housing Association is a charitable housing association registered with the
Housing Corporation as a social landlord (an RSL). Housing associations are independent
not-for-profit organisations that provide homes for people in housing need. Housing
Associations are the country's major provider of new homes for rent. Old Ford Housing
Association aims ”through the provision of good quality homes, environment and services
to create a place where people want to live and where they feel secure and involved.”
Old Ford Housing Association owns and manages around 1000 homes in Bow, Tower
Hamlets. Any surplus money is used to fund new homes, maintain existing ones and
other housing related activity (including the repayment of loans). If the transfer goes
ahead Old Ford Housing Association will own the transferred properties and land on the
Parkside Estates and will be the landlord of the tenants and leaseholders homes. Old Ford
is also working with 2 other Tower Hamlets Estate Steering Groups towards a ballot and
being considered by 3 other estate groups.
Old Ford Housing Association is a not-for-profit organisation which means that all of its
income would be spent on the housing service, providing new homes, community
services and repaying loans. There would be no question of any "profits" being shared
out between members of Old Ford Housing Association. Every penny would have to be
used for the proper purposes and accounted for.
Old Ford Housing Association is a subsidiary of the Circle 33 Housing Group, but is
registered independently with the Housing Corporation. Membership of the Circle 33
Housing Group enables Old Ford Housing Association to benefit from access to loan
finance arranged through the Circle 33 Group. It also means that Old Ford Housing
Association can access high quality ‘central services’ such as Human Resources and IT.
Circle 33 Housing Group are currently in discussions with Anglia Housing Group about a
potential merger. As part of these discussions, Old Ford Housing Association’s place in
the new group has been discussed in detail. The Shadow Board have recognised the
importance of Old Ford Housing Association to the Group and recommended that Old
Ford Housing Association is ‘elevated’ to becoming a second tier organisation at the same
level as Circle 33 Housing Trust and two other subsidiaries of the new group parent.
Very strict rules apply to registered social landlords. For example, Old Ford Housing
Association;
• can only do certain things, as set out in its rules, such as provide quality homes at
affordable rents;
• must comply with the Housing Corporation's Regulatory Code and Guidance which sets
out the expectations of Registered Social Landlords. These expectations are designed to
make sure that the RSL is viable, properly managed and properly governed. The Housing
Corporation assesses compliance with the Regulatory Code and Guidance and if
compliance is not achieved it has very wide powers to intervene;
• its board members can only receive payments permitted by the Housing Corporation.
formal consultation - Parkside Estates
page 53
5 About your proposed new landlord,
Old Ford Housing Association
At present, its board members can claim out of pocket expenses actually incurred in
carrying out Old Ford Housing Association's business. Old Ford Housing Association's
constitution prohibits payment of anything other than out-of-pocket expenses to
board members and any change would require the Housing Corporation's consent.
5.2 Who manages Old Ford Housing Association?
Old Ford Housing Association is governed by a Board of Management. Its duties are to
ensure that the organisation remains viable and well run. It oversees and guides the work
of the staff teams and meets regularly with staff to receive and comment on reports and
to agree future developments and strategy.
There are currently 15 places on the Board, including 5 for residents. The Board is
committed to fully adopting the National Housing Federation’s code of governance. As
part of that compliance it will reduce in size over time, but will also increase both the
number and proportion of resident members; within 2 years of the Housing Choice stock
transfers the Board will consist of between 12 and 14 members, of which half will be
residents. The Parkside Estates will have at least one place on the Board following transfer
of the Estates. Board members are selected on the basis of their expertise, experience
and suitability to do the job. Board members are not paid, but are reimbursed for the
expenses of attending meetings, for example travelling or child-minding costs. It is
unlawful for Board Members or close relatives of Board Members to be paid or to receive
a benefit from the Association.
The current Board members are an experienced group of individuals with diverse personal
and professional backgrounds. At the time of going to print the Board consisted of the
following members:
Old Ford Housing Association Board
Terry Stacy (Chair) is a freelance consultant specialising in housing and regeneration. He
was a Tower Hamlets resident for over 30 years and is now a Councillor for the London
Borough of Islington, where he is the Lead Member for Performance. He lives in a Circle
33 Housing Group property. Terry is also Vice-chair of a special needs housing association.
(Independent, appointed 15 July 1999)
Shaun Mundy (Vice Chair) works for the Financial Services Authority. He is responsible
for its consumer education and consumer information programmes and is involved in its
Community Affairs Programme. (Independent, appointed 20 September 2001)
David Butcher is Director of Tower Hamlets Primary Care Trust.
(Co-opted, appointed 10 July 2003)
Beverly Dobson is Head Teacher of Bow Boys School Tower Hamlets. Its pupils include
Old Ford Housing Association residents. (Co-opted, appointed 10 July 2002)
Colin Eddy is Manager of Tower Hamlets Credit Union which is used by many Old Ford
Housing Association residents. (Independent, appointed 21 June 2001)
page 54
formal consultation - Parkside Estates
5 About your proposed new landlord,
Old Ford Housing Association
Herbert Graham is a building maintenance consultant and former Director of Building
Maintenance for the Greater London Council. He is a former Chair of Sunderland Council
Housing Committee. (Circle 33 nominee, appointed 14 December 1998)
Jackie Harris MBE has lived on Old Ford Housing Association’s Tredegar Estate for nearly
30 years and is Senior Playleader for the Council’s One O’clock Club. She was Chair of the
Steering Group of Tower Hamlets Housing Action Trust, which Old Ford Housing
Association succeeded. (Elected resident member, appointed 6 February 2003)
Ann Lucas is a qualified accountant and self-employed management consultant who
works primarily with public sector organisations in the UK and overseas to improve their
efficiency and effectiveness. Ann has been a member of Circle 33 Housing Group Board
since October 1993. (Circle 33 nominee, appointed 22 December 1992 and chair for
seven years)
Cllr Janet Ludlow is a professional artist, who was nominated to the Board by Tower
Hamlets Council, where she is leader of the opposition. A former Mayor and Deputy
Leader of the Council, she was also a member of the London Docklands Development
Corporation. (Council nominee, appointed 20 June 2002)
Bonnie McLoughlin Old Ford resident. (TML appointed 2005)
Ray Miller has lived on the Monteith Estate for many years and was nominated to the
Board by Old Ford Housing Association’s existing residents group, TML. He works in the
area and is actively involved with a number of voluntary groups.
(TML, appointed 6 December 2002)
Janet Payne is a qualified architect, who runs her own architectural business and has
considerable expertise in the development of new housing stock.
(Circle 33 nominee, appointed 25 March 2002)
Kenneth Peters BSc Accounting, PGDip Housing is a local resident who works in
accountancy and finance for small commercial and charitable entities. He is Chair of
Willow Housing and former Chair of Camden Federation of Tenants and Residents
Associations. (Independent, appointed 8 March 2001)
Christopher Toms is a resident of Old Ford Housing Association living on the Monteith
Estate. (Elected resident member, appointed 6 February 2003)
Rick Winfield is an Old Ford Housing Association resident and Vice-Chair of TML, Old
Ford Housing Association’s existing residents group. (TML, appointed 10 July 2003)
In addition to being guaranteed at least one place on the Board following transfer, the
Parkside Steering Group are involved in discussions about a ‘Resident Federation’ of all resident
groups operating within Old Ford Housing Association, which could act as a central point for
consultation about the Association’s policies and other matters that affect all residents.
In addition, the Parkside Estate Steering Group will be invited to form a committee of the Old
Ford Housing Association Board to oversee the planned improvement works on the estate.
The Chair of the Parkside Steering Group has been invited to attend Old Ford Housing
Association Board meetings as an active observer of the Board, ensuring that the views of
the Parkside residents will be represented during the pre transfer period.
formal consultation - Parkside Estates
page 55
5 About your proposed new landlord,
Old Ford Housing Association
5.3 Who regulates Old Ford Housing Association?
Old Ford Housing Association is a not-for-profit charitable Company Limited by Guarantee,
registered with the Housing Corporation. This is the government body responsible for
supervising and regulating Registered Social Landlords. Regulations apply to:
• provision of information, consultation, participation, confidentiality of information,
complaints and compensation;
• service charges and standards of services;
• leasehold and general housing management policies;
• financial management; and
• the way in which the organisation operates in terms of competence, independence,
openness and equal opportunities.
5.4 Statement from the Managing Director of
Old Ford Housing Association
“Old Ford Housing Association is part of the Circle 33 Housing group. We are a Tower
Hamlets based RSL working exclusively within the Borough. Formed in 1998 as the
successor body to the Tower Hamlets Housing Action Trust, we have just completed
the regeneration of three ex-Local Authority Estates in Bow. This included the
demolition of 1500 mainly high rise system-built homes, replaced with over 1000 high
quality low rise houses and flats. Old Ford Housing Association has enthusiastically
promoted the links between physical and social regeneration and initiated an
extensive programme of community based schemes through our 5 year policy
statement “Transforming Communities”. The programmes are designed to improve
the quality of life of local people by improving educational attainment, increasing life
expectancy and reducing unemployment.
The London Borough of Tower Hamlets transfer initiative – Housing Choice – provides
us with an opportunity to apply locally the extensive experience we have gained of
regeneration, the transfer process, resident involvement and the management of exLocal Authority inner city estate-based housing. The Parkside Estates are all within one
mile of Old Ford Housing Association’s existing office and exhibit the type of problems
and issues that we have successfully resolved within our own housing stock. Parkside
is a natural and desirable expansion of Old Ford Housing Association’s current
activities. We have been impressed by the commitment and enthusiasm the Parkside
residents have demonstrated and we look forward to working with them to progress
the initiatives described within this offer document, including achieving Decent Homes
Standard for all homes by 2010.”
Madeleine Forster
Managing Director of Old Ford Housing Association
page 56
formal consultation - Parkside Estates
6 How your homes would be managed
Section 6
How your homes would be managed
What is in this section of the document?
• Immediate service improvements – the first 100 days
• Local management of the estate
• Repairs service
• Caretaking & cleaning
• Anti social behaviour and harrassment
• Monitoring service quality
• Complaints policy
• Residents' involvement
• Choice based lettings
• What would be the role of the council following transfer?
• How the council would manage your home if transfer doesn’t proceed
formal consultation - Parkside Estates
page 57
6 How your homes would be managed
6.1 Immediate
improvements,
the first 100 days
Should you chose to transfer to Old Ford
Housing Association as your new landlord,
Old Ford Housing Association will carry
out a series of improvements within the
first 100 days. Immediately after transfer
Old Ford Housing Association will:
• Introduce a named caretaker
responsible for each block
• Start a programme of daily, weekly and
monthly cleaning, the details of which
will be made available to all residents
• Start a programme of emergency
catch-up repairs
• Remove all bulk rubbish from the Estates
• Address any emergency Health and
Safety issues
• Review all outstanding maintenance
requests and progress urgent repairs
needed to tenants homes
• Implement Old Ford Housing
Association’s Anti-Social Behaviour policy
their office in Usher Road. The Old Ford
Housing Association management team
provides direction for all areas of the
organisation’s management. In addition,
Circle 33 (the parent company of Old
Ford Housing Association) provides key
central services such as Human Resources
and Information Technology. Housing
Management Services will all be provided
from the Usher Road office, including a
dedicated leasehold management service.
Old Ford Housing Association’s offices are
wheelchair accessible and provide
translation and interpretation services to
ensure that everyone can gain access to
services and get involved in how the
organisation is run. Staff will also visit
residents who are elderly or disabled and
are unable to get to the office. The main
functions of the housing management
service will be:
• Tenancy management
• Leasehold management
• Tackling anti-social behaviour
• Management of empty properties
• Implement Old Ford Housing
Association’s estate inspection regime
• Lettings and transfer requests
• Commence a tenancy audit and meet all
new tenants to sign a tenancy agreement
• Estate caretaking and cleaning
• Start a programme of eradicating
graffiti from communal areas
Each resident will have a dedicated
Customer Services Manager (CSM) who
will be responsible for the above
functions. Information will be given to
residents if transfer goes ahead to tell
them who their CSM is.
6.2 Local management
of the estates
• services focussed on the residents needs
• local services from a local office, and
• skilled, professional, trained staff
The Parkside Estates will be fully
integrated into Old Ford Housing
Association, with services offered from
page 58
• Day-to-day repairs and maintenance
Old Ford Housing Association staff will
make regular visits and be visible on the
estates. The Customer Services Managers
will be supported by Customer Services
Advisors who will staff Old Ford Housing
Association’s reception desk and deal with
all initial enquiries.
formal consultation - Parkside Estates
6 How your homes would be managed
Old Ford Housing Association will integrate
staff that are transferred to them from the
Council under TUPE regulations. A full
training programme will be provided to
make sure that all staff are trained to provide
the standards of service required. Clear
targets are set for all staff and their
performance is monitored. Where necessary
additional training or support is provided.
This same approach to training staff will be
provided to staff who transfer under TUPE.
Repair categories are as follows:
Emergency repairs will be attended to
within 24 hours. Old Ford Housing
Association will employ an out-of–hours
service so that emergency repairs can be
reported and attended to when the office is
shut. This will be staffed by trained repairs
operators. Caretakers will also be on call as
part of this 24 hour service to be called
upon to resolve problems out of hours,
supported by members of the senior
management team. Examples of these
repairs include:
• front entrance door security
• serious leaks and floods
• defective lifts
• heating and hot water (winter months)
• total loss of electricity
6.3 Repairs service
• loss of sanitation
Old Ford Housing Association will provide
a high quality customer-orientated repair
service to the Parkside Estates.
Urgent repairs will be completed within
5 working days:
• defective socket
The Old Ford Housing Association repairs
service will be part of the Housing
Services department. This means that
housing management staff and repairs
staff will work closely together to deliver a
quality repair service from Usher Road.
Repairs will be reported to the office
either in person, by phone or email.
Residents will be able to speak to the
officer who will take personal
responsibility for raising each repair order.
The offices will be open 9am – 5pm
Monday to Friday (except Wednesday
afternoon). A Property Services Advisor
will take responsibility for ensuring the
repair is referred to the contractor, or to
the caretakers if the repair is of a minor
nature. He or she will then be responsible
for ensuring that the repair is completed
within the required timescale.
• defective aerial
• minor plumbing and leaks
• blocked drains
• minor electrical faults
• heating and hot water (summer months)
• blocked gutters
Routine repairs will be completed within
15 working days:
• reglazing
• some communal repairs
• general joinery repairs
• repairs to external walls, fences and
paths
• plasterwork repairs
formal consultation - Parkside Estates
page 59
6 How your homes would be managed
Old Ford Housing Association will:
• Operate an appointments system for the
carrying out of repair work; and offer a
£10 compensation if a contractor fails to
keep an appointment. The minimum
standard acceptable for 2004/5 was
90% of appointments kept.
• Adhere to published priority timescales
for the completion of repair work, Old
Ford Housing Association’s minimum
standard is that 95% of repairs should
be completed within the timescale for
the category.
• Monitor resident satisfaction with the
repairs service, and ensure that any
complaints about the service are
investigated promptly.
• Ensure that all tenants are treated equally
in respect of the repair and maintenance
of their homes, and that all tenants have
equal access to the service.
• Carry out a planned maintenance
programme that will ensure that the
property is kept in good repair.
• Continue to work in consultation with
residents and contractors to improve
both quality and value for many of the
repairs service.
• Ensure that lifts are inspected and
cleaned daily and that lift service
contracts are put in place and
monitored.
6.4 Caretaking and
cleaning
Caretakers are key to Old Ford Housing
Association’s Management service. All
estates areas will have a dedicated
caretaker. Old Ford Housing Association’s
caretakers will be based on the estates,
although they will not be residential
caretakers. Their roles will include:
• Cleaning all communal areas,
including landings and lifts, every day
of the week including weekends.
• Removing racist, sexist and other
offensive graffiti within 24 hours, and
all other graffiti within 5 days
• Taking part in five-weekly estate
inspections with housing staff and
resident representatives to ensure that
estates remain clean and safe places
to live
• Carrying out minor repairs in residents
homes
• Keeping an eye on the well-being of
elderly, disabled and vulnerable residents
• Dealing with problems on the estate such
as bulk rubbish and abandoned cars
A pilot residential caretaking scheme will
be implemented on one estate within a
year of transfer. The area for this pilot
scheme will be selected on the basis of
where it is deemed most necessary, taking
into account where vulnerable, elderly
residents live or where there is a high
level of anti-social behaviour. A year after
implementation, the pilot scheme will be
reviewed, in consultation with residents.
page 60
formal consultation - Parkside Estates
6 How your homes would be managed
6.5 Anti-social behaviour
and harassment
Old Ford Housing Association takes the
issue of anti-social behaviour and
harassment very seriously and has strong
firm policies to combat such behaviour.
Old Ford Housing Association’s approach is
based around three key areas:
• Prevention – where possible
• Enforcement – where necessary
• Rehabilitation – where appropriate
Old Ford Housing Association has clear
policies for staff to follow to enable action
to be taken against the perpetrators of
anti-social behaviour and harassment
whether they are tenants, leaseholders or
sub-tenants. The tenancy agreement
(attached) clearly lays out the
responsibilities to all residents for ensuring
that their behaviour, and that of their
family or visitors, does not cause nuisance
or offence in the neighbourhood.
social services, youth services, probation
service and the victim support scheme)
to provide a co-ordinated response, and
• ensuring that improvements to the
Estates are designed with the intention
of reducing the opportunity for antisocial behaviour, and are developed in
discussion with residents and the Police
On going measures against
anti-social behaviour.
Old Ford Housing Association proposes to
design out crime on the Parkside estates,
incorporating ‘secure by design’ principles.
In addition to these measures they will
continually examine the ability to produce
the necessary or desired results of these
measures, monitor resident’ views and take
updated advice from Police and
Community Liaison Officers so that if the
measures are not working in the desired
way or need improvement they can make
appropriate changes.
Old Ford Housing Association will take every
available action to tackle anti-social
behaviour and harassment. This will include:
• the use of mediation services to resolve
less serious cases
• enforcing the terms of the tenancy
agreements and lease agreements
including the use of injunctions and
possession orders
• using anti-social behaviour orders and
contracts where appropriate
6.6 Monitoring service
quality
• asking residents how Old Ford Housing
Association are performing
• setting clear standards
• supporting residents who wish to
provide evidence
• making sure standards are met
• employing professional witnesses
where residents are reluctant, or
unable, to provide evidence
Old Ford Housing Association aim to make
continual improvements in the services
they provide. In order to do this they will:
• working with the Police and local
authority staff (including mental health
link teams, environmental health and
• Set clear performance standards for all
of their services which will be agreed
with residents groups.
formal consultation - Parkside Estates
page 61
6 How your homes would be managed
• Carry out inspections on the Estates
every 5 weeks with housing, caretaking
and resident representation.
6.7 Complaints policy
• Incorporate performance targets that
directly relate to the services they
provide into each staff member’s
Annual Objectives.
• Accepting responsibility for correcting
mistakes
• Measure staff performance at regular
one-to-one sessions, in order to ensure
that targets are achieved.
Old Ford Housing Association’s complaints
policy is designed to make sure that
complaints are investigated as quickly as
possible and resolved by local staff. This is
achieved through a simple procedure and
through giving local staff the authority to
resolve complaints.
• Collect performance data and report it
regularly to the Housing Services
Committee the Board and residents
groups.
• Highlight successes and failures at
monthly management monitoring
meetings and Housing Services
Committee and agree action plans where
standards have not been maintained.
• Hold Best Value reviews, which will
involve resident consultation, to ensure
continual improvement. These will
include input from residents and will
focus on areas selected by Housing
Services Committee. From this Old
Ford Housing Association will produce
and publicise an Action Plan of
improvement to residents.
• Keep residents informed of performance
through a quarterly newsletter and
annual report. This will be used as a
medium for encouraging feedback.
• Encourage resident feedback on
services, including regular resident
satisfaction surveys and monitoring
forms for repairs and repairs contractors.
• Monitor all complaints received
effectively, to ensure any trends are
noted and improvements in service
delivery made.
A resident satisfaction survey was
completed by Priority Research Limited in
2004. 87% of residents thought that Old
Ford Housing Association’s estates were
clean and well maintained.
page 62
• Clear policy and procedure
• Not ‘passing the buck’
Any tenant or leaseholder of Old Ford
Housing Association may use the
complaints procedure. People who
receive a service from Old Ford Housing
Association but who are not tenants or
leaseholders may also use the complaints
procedure.
It is the responsibility of every member of
Old Ford Housing Association staff to deal
with complaints. A complaint is never
viewed as someone else’s problem. If
something has caused someone to
complain it means they are dissatisfied with
the service provided which makes it the
responsibility of everyone employed by Old
Ford Housing Association. The Assistant
Service Development Manager monitors
the complaints process for Old Ford
Housing Association Housing Association.
The complaints procedure is made up of
four stages. These are as follows:
Stage 1
Initial complaints are responded to by the
most appropriate member of staff, usually
the person that has been dealing with the
issue causing the complaint.
formal consultation - Parkside Estates
6 How your homes would be managed
Stage 2
If the complainant is not satisfied with the
response to the initial complaint s/he may
request that it is elevated to stage two of
the procedure, where the complaint is
responded to by a member of the Senior
Management team (SMT) or the
Managing Director.
Stage 3
If the Managing Director or member of SMT
has been unable to resolve the complaint,
the tenant may request that their complaint
is heard at a Complaints Panel. The tenant is
given the opportunity to present their case
to a panel of committee members, made up
of board members, who make a decision on
the action to be taken.
Stage 4
If the complaint has still not been
satisfactorily resolved, the complainant is
advised to contact the Independent
Housing Ombudsman, who will
investigate and make a judgement on the
case. The Association has agreed to abide
by any decision that is made by the
Independent Housing Ombudsman.
Representatives of the Parkside Estates
Steering Group and other resident groups
will be:
• Invited to attend regular estate
walkabouts with Association staff to
identify areas of concern and agree
how they will be addressed
• Invited to internal management
meetings to discuss issues affecting the
Parkside Estates
• Given appropriate financial and
administrative support to facilitate the
work of the Parkside Estates Residents
Body. This will include training and
professional support on agreed issues.
• Invited to take part in the appointment
process for contractors, developers and
key appointments to the Association’s
staff team.
• Assisted in the formation of a Tenant
Management Organisation should the
Parkside Estates Steering Group wish
to explore this option in the future
All residents of the Parkside Estates will
benefit from the Association’s ‘resident
focus’:
• Old Ford Housing Association fund a
‘resident reception’ in their main
office, which means that residents who
come to the office can choose to meet
with another resident before they
discuss their issues with staff
• Old Ford Housing Association’s offices
are accessible to residents and translation
services are available for people whose
first language is not English.
6.8 Resident involvement
Old Ford Housing Association is
committed to involving its residents in the
management and governance of the
Association. This commitment will be
extended to the residents of the Parkside
estates.
• Old Ford Housing Association produce
a quarterly newsletter, Old Ford Times,
which includes development updates,
news on community initiatives,
opportunities for resident involvement
and quarterly performance figures.
formal consultation - Parkside Estates
page 63
6 How your homes would be managed
Consultation
Old Ford Housing Association will consult
residents widely on a variety of issues,
including proposed changes in policy and
practice, service delivery, performance,
housing management and major works.
Consultation will be carried out both
through recognised residents groups,
including TRAs, and with individual
residents as appropriate.
All residents will be fully consulted at the
earliest opportunity. Residents will be
given a full and clear explanation of any
proposals and their implications, and
adequate time to consider them.
The methods may include:
• Block meetings
• Special interest group meetings
• One to one interviews/discussions
• Drop-in sessions
• Open days
Old Ford Housing Association will give
individual residents a range of different
media to register their views and
influence policy, as detailed above. This
will enable continuous review and
improvement of service delivery. The
findings of all consultation exercises will
be analysed and reported back to inform
the decision making process.
6.9 Choice based lettings
Common Housing Register
The Council operates a Common Housing
Register and all RSLs with stock in Tower
Hamlets are invited to participate. A choicebased lettings policy was introduced in July
2002, which means that vacant properties,
including those RSL properties to which the
Council has nomination rights, are
advertised and bids invited by applicants
waiting to be rehoused. Reasonable
preference is determined through the use of
banding into a number of priority groups.
• Fun days
• Newsletters
• ‘Planning for Real’
• Focus groups
• Individual letters
• Surveys and questionnaires
Old Ford Housing Association will monitor
the results of consultation methods, to
ensure that views from all sections of the
community are considered when making
changes and improvements.
page 64
Full membership of the Common Register
by partner RSLs means that their tenants
have access to the full range of empty
properties on an equal basis with council
tenants on the transfer list. The Council
believes that tenants should not have their
opportunities of moving diminished by
stock transfer and will therefore expect all
RSLs that receive stock via Housing Choice
to join the Common Housing Register.
If the transfer to Old Ford Housing
Association goes ahead, tenants who are
registered on the Councils transfer or
waiting list will remain on that list and their
position on the Common Housing Register
will be unaffacted.
formal consultation - Parkside Estates
6 How your homes would be managed
Homelessness
The Council will ensure that the proposed transfer will not affect the supply of
accommodation to assist vulnerable households. As well as ensuring that those accepted
as homeless and in priority need are able to access the Choice Based Lettings System,
there will continue to be close monitoring to ensure that homes from all transfer landlords
continue to be available to this client group.
Overcrowding
Old Ford Housing Association recognises that overcrowding is a major problem on the
Parkside estates. It will work actively to reduce overcrowding and will:
• introduce a cash incentive scheme to assist people to buy properties on the open market
• introduce a cash incentive scheme for people who wish to move to smaller properties
- no one will be forced to move to a smaller home
• provide opportunities to move into shared ownership for members of overcrowded
families
• pro-actively promote mutual exchanges
• explore the options of ‘knocking through’ to make larger homes
• maintain its own waiting list
• assist tenants to obtain accommodation with other Registered Social Landlords
• participate in schemes such as HOMES (Housing Organisations Mobility and Exchange
Scheme) for residents to move out of Tower Hamlets
6.10 What would be the role of the Council following
transfer?
If the transfer goes ahead, the Council would enter into a legal agreement with Old Ford
Housing Association. Old Ford Housing Association would be bound to keep the
promises set out in this document and the Council could take legal action against them if
they do not.
Following transfer, the Council would continue to work in partnership with Old Ford
Housing Association. The Council would continue to have a strategic housing role even if
the Estates did transfer to Old Ford Housing Association, which would include, for example,
maintaining its duties to the homeless under the homelessness legislation and maintaining
the Common Housing Register.
The Council would continue to be responsible for non-housing services for the Parkside
Estates such as Highways, Leisure, Refuse Collection and Planning. The residents of the
Parkside Estates would still be able to contact them in the usual way. Residents would still
be required to pay their Council Tax in the same way as they do now. (The Council
would also be responsible for administering Housing Benefit).
formal consultation - Parkside Estates
page 65
6 How your homes would be managed
6.11 How the council would manage your home if
transfer doesn't proceed
Investment
The Council cannot generate all of the investment needed to bring all its homes up to
the Government’s Decent Homes Standard in the foreseeable future. The Council has
included the following major repair schemes in its current 4 year investment programme
for the Parkside estates. These works will not bring all homes up to the Decent Homes
Standard.
Scheme
Details
Provision in
Programme
Year when
works proposed
Lanfranc Estate
Remedy water ingress
£915,000
2005/06/07
Ranwell East Estate
External decorations,
pipe and gutter work
£168,000
2005/06/07
As this work programme is based on an estimate of the money that the Council will have
available in the future, it cannot guarantee it will be able to carry out the work identified
in the timescale proposed. This will depend on the Council having the anticipated
amount of money identified and other more urgent work not having to take priority in
the Council’s Housing Investment Programme.
Day-to-Day Management
The Council will in future provide estate management services from larger centres which
will also provide a wide range of other Council services. Estate management services will
include tenancy management, rents, leaseholder services and technical services. The
current provision of local housing offices will change as a result of this move which is
intended to result in more efficient and effective services. The Council will provide
tenancy services from a reduced number of locations in future. These larger centres will
have a dedicated reception service that will be able to deal with most of your queries.
Where specialist services and advice are needed the reception service will pass your query
onto the specialist team to address. You will also in future be able to contact a customer
contact centre which will be able to deal with a wide range of housing enquiries
including repairs. There will continue to be a local caretaking presence and the proposed
arrangements are intended to enable estate staff to spend more time on estates, carrying
out estate inspections and home visits.
The Council will continue to provide the current range of services subject to any changes
requested by residents e.g. concierge services, however, the location and ways of
contacting the Council to receive these services will change.
page 66
formal consultation - Parkside Estates
7 Your rights after transfer
Section 7
Your rights after transfer
What is in this section of the document?
• How would your rights be affected if the transfer goes ahead?
• Would Old Ford Housing Association have more right to obtain possession of your
home than the Council?
• Would you still have the right to buy your home?
• What would happen to your discount?
• The right to acquire
• Would you still be able to pass on your home?
• Would you still be able to take in a lodger or sublet your home?
• Would you still be able to transfer or exchange?
• Your new tenancy agreement
• What is the position of new tenants?
formal consultation - Parkside Estates
page 67
7 Your rights after transfer
7.1 How would your rights
be affected if the
transfer goes ahead?
law (the Housing Act 1988) and also by
your contract (tenancy agreement).
Council tenants have a ‘secure tenancy’ or
an ’introductory tenancy'. With Old Ford
Housing Association you would have an
‘assured tenancy’.
The following chart summarises your rights
now and shows you the rights you would
have after Transfer. Introductory tenants
have fewer rights than secure tenants.
The table shows which rights introductory
tenants do not have with the Council
during the 12 month probationary period.
On transfer, even though they do not have
as many rights as a secure tenant,
introductory tenants will be given the same
tenancy agreement as secure tenants.
The main difference is that as a secure
tenant of the Council you have rights
which are laid down in law (mainly the
Housing Act 1985). As an assured tenant
with Old Ford Housing Association your
rights would be protected by a different
Your Rights
Your rights
now as a
secure
tenant with
the Council
The Right to Buy. (This would be known as
the Preserved Right to Buy, if the transfer
took place)
The Right to live in your home without the
threat of being evicted without good cause
The Right to pass on your home when you die
A second right of succession
The Right to make certain improvements and
receive compensation for them when the
tenancy comes to an end
The Right to have repairs carried out within
set timescales
The Right to be given information about the
management of your home
The Right to transfer or exchange your home
The Right to Manage
The Right to take in lodgers and (with
permission) to sublet part of your home
The new Right to Acquire in certain
circumstances
The Right not to have your tenancy
agreement changed (except for rent and
service charge) without your consent
The right to be consulted
page 68
Tenants' rights
Rights now
Your rights
as an
with Old Ford
introductory
Housing
tenant with Association as
the Council
an assured
tenant
✓
✗
✓
✓
✓
✓
✓
✓
✓
✗
✓
✓
✓
✗
✓
✓
✓
✓
✓
✓
✓
✓
✓
✗
✓
✓
✗
✓
✗
✓
✗
✗
✓
✗
✗
✓
✓
✓
✓
formal consultation - Parkside Estates
7 Your rights after transfer
7.2 Would Old Ford Housing Association have more rights
to obtain possession of your home than the Council?
No. Old Ford Housing Association would only be able to use the grounds for possession
which are set out in the tenancy agreement enclosed with this booklet. Old Ford Housing
Association would not be able to use the mandatory ground for possession known as
Ground 8 of the Housing Act 1988 which requires the court to grant a possession if an
assured tenant has eight weeks of arrears of rent at the date of the court hearing.
Also Old Ford Housing Association would not be able to use ground 11 which allows
possession to be sought if a tenant persistently fails to pay the rent on time.
What rights would you gain after transfer?
Two rights would be gained through transfer. These are:
• The Right to Acquire would be available for all tenants of Old Ford Housing
Association. See section 7.5 for more details.
• The right not to have your tenancy changed without your written permission.
Succession: Because you would be signing a new tenancy agreement, some tenants would
benefit from an additional right of succession. See Section 7.6 below for more details.
What rights would you lose after transfer?
You would lose one right because a registered social landlord is not able to offer it within
the contract. This is:
• The Right to Manage allows tenants to take on the responsibility for the day-to-day
management of properties and repairs by forming a properly constituted organisation
called a Tenant Management Organisation. However, if tenant management becomes
a realistic option, Old Ford Housing Association would give positive consideration to
any proposals, subject to necessary approvals from Government and the Housing
Corporation. Registered social landlords would require any proposal to have the
support of the majority of tenants involved.
7.3 Would you still have the right to buy your home?
If you have the Right to Buy your home with the Council, you would, immediately on
transfer, have a Preserved Right to Buy with Old Ford Housing Association and your
discount would still apply and be worked out in the same way.
This right remains with you or any member of your family who succeeds you even if you later
move to another home which is owned by Old Ford Housing Association, as long as it is not
exempt from the Right to Buy. Also, if you have the Preserved Right to Buy and later move to
a Council home in another area, you would still have a right to buy and any discounts would
include your time as a tenant of Old Ford Housing Association and the Council.
Future tenants of Old Ford Housing Association would not have the Preserved Right to
Buy, but would have the Right to Acquire (see 7.5 below).
formal consultation - Parkside Estates
page 69
7 Your rights after transfer
7.4 What would happen to your discount?
Any discount you have built up would transfer with you and would continue to increase
while you are a tenant of Old Ford Housing Association up to the maximum discount. In
London this is currently £16,000. The discount would depend on your number of years as
a Council tenant and later as a tenant of Old Ford Housing Association.
This is subject, however, to something called the cost floor. The cost floor is the minimum
price that you could pay for your home, even if your discount would take the price below
this amount.
The cost floor is the total of the amount spent by your landlord on buying, improving or
building your home and includes repair and maintenance costs where these are above
£5,500.
The cost floor is most relevant where a landlord has recently spent large amounts of
money buying, building or improving the property or where large amounts of money
have been spent on repairs and maintenance. With the Council, these costs are worked
out (broadly) over a ten-year period before you buy your home.
However, Old Ford Housing Association would be able to take into account all costs
incurred during the 15 years prior to your application to buy (starting at the point of
transfer). Old Ford Housing Association would be able to include in the cost floor the cost
of the catch-up repair works which would be carried out to tenants’ homes and which are
referred to in this document (see Section 3.2) even if these costs have not actually been
incurred at the time of your application to buy. However, Old Ford Housing Association
would not be able to take into account costs previously incurred by the Council.
The difference is not likely to affect tenants in Tower Hamlets because the high value of
homes in the Borough would normally mean that the price a tenant has to pay (even
after a maximum discount of £16,000) would be significantly higher than the cost floor
for their home.
Example
Mrs Brown's landlord has spent £15,000 repairing and improving her home within the
last few years. This figure of £15,000 is the cost floor and Mrs Brown must pay at least
this amount for her home.
Because of the number of years she has been a tenant, Mrs Brown is entitled to a discount
of £16,000. Her house is valued at £80,000 and so she would have to pay £64,000 for it. As
this is significantly more than the cost floor, the cost floor has no effect on her calculations.
Current Right to Buy Legislation allows for either some or all of the discount to be
repaid to the landlord if the property is sold within a certain period after the original
purchase. The relevant period is usually three years from purchase date (or five years if
purchased after January 2005).
page 70
formal consultation - Parkside Estates
7 Your rights after transfer
7.5 The right to acquire
Tenants transferring from the Council,
and new tenants of Old Ford Housing
Association Housing Association, may
have the "Right to Acquire" their home.
As a transferring tenant, you would be
able to choose between this scheme and
the Preserved Right to Buy, but you would
not be able to benefit from both.
The maximum discount under the Right
to Acquire is also currently £16,000. The
amount of discount you would be
entitled to under the Right to Acquire is a
fixed grant amount for the area in which
you live. The fixed amount for Tower
Hamlets is £16,000 regardless of how
long the tenancy is (subject to the
minimum requirement).
Similar rules to those that apply under the
Right to Buy scheme relating to
repayment of discount and exclusions for
some types of properties (such as
sheltered housing) also apply to the Right
to Acquire scheme.
7.6 Would you still be able
to pass on your home?
The new tenancy agreement would allow
for the tenancy to be passed on in the
same way as now, and Old Ford Housing
Association would also allow succession
by same sex partners. Carers may also be
considered in appropriate circumstances,
for example where they have lived with
the tenant for more than twelve months.
You would also retain the second right of
succession that exists within your tenancy
with the Council, if the transfer proceeds.
All tenants will start their new tenancy
with two rights of succession.
7.7 Would you still be able
to take in a lodger or
sublet your home?
As an assured tenant of Old Ford Housing
Association, you would be in the same
position as a secure tenant of the Council.
You would be able to sub-let part of your
home with Old Ford Housing Association’s
consent and you would be able to take in
lodgers. You would not be able to sub-let
the whole of your home.
7.8 Would you still be able
to transfer or exchange?
Yes. Old Ford Housing Association aims
to make the best use of its housing stock
by helping with transfers and exchanges
both within its stock and with other
landlords. You would retain your right to
exchange your home with another
tenant. You will also retain your right to
pass on your home to a person entitled to
succeed the tenancy. Full details are set
out in the proposed assured tenancy
agreement at the back of this booklet.
Old Ford Housing Association Housing
Association would participate in HOMES
(the Housing Organisations Mobility and
Exchange Scheme) and the HOMESWAP
Scheme which helps people to move to
Council or RSL homes in other areas.
formal consultation - Parkside Estates
page 71
7 Your rights after transfer
7.9 Your new tenancy agreement
If the transfer goes ahead you will be asked to sign a new tenancy agreement (see
Booklet 2). Once you and Old Ford Housing Association sign the tenancy agreement,
your rights in that agreement cannot be changed without your written permission. The
only things that can be changed are the annual rent and service charges (subject to the
Government’s rules. See Section 4.4 and 4.6).
The only people who would not automatically receive the new tenancy agreement are those
who have been issued with a Notice of Seeking Possession, introductory tenants issued with
a notice of possession proceedings or those tenants subject to possession proceeding or
against whom the court has made a Possession Order. The Notice of Seeking Possession or
Possession Order must still be valid and in force on the transfer date.
Tenants in this position would still transfer to Old Ford Housing Association as assured
tenants but they would not have all the contractual rights set out in the new tenancy
agreement. However, these tenants would be entitled to the new tenancy agreement if
they subsequently remedy the problem and it would take effect as if it had been issued
on the transfer date.
7.10 What is the position of new tenants?
People who become new tenants of Old Ford Housing Association after transfer would
either be offered a tenancy agreement with similar rights to those being offered to you or
an assured shorthold tenancy which would operate along similar lines to the introductory
tenancies that the Council issues to all its new tenants. However, the main difference
would be that new tenants would not have the Right to Buy. New tenants may be eligible
for the "Right to Acquire" which is a similar right to the Right to Buy (see above).
page 72
formal consultation - Parkside Estates
8 Getting more information
Section 8
Getting more information
Copies of the following are available from the Council
on Freephone 0800 783 6845 on request:
• Charter for Housing Association residents and applicants.
• A detailed summary of the comparison between your rights
as Secure and Assured Tenants.
• A list of Councillors with addresses.
• Housing Corporation document called “What is a housing
association/ registered social landlord”.
If you need any further information or have any queries or are
unsure about anything you can contact:
• The Council’s 24 hour Freephone Helpline
on 0800 783 6845; or
• PPCR, your independent adviser,
on Freephone 0800 317 066
or Freepost by writing to
FREEPOST SE8640, PPCR, 1 The Grainstores,
72 Weston Street, London SE1 3BR;
• Old Ford Housing Association on: 020 7204 1541
You can also seek advice from:
• Your Ward Councillor
• The Citizens Advice Bureau.
• A Solicitor (although you may have to pay for this advice)
formal consultation - Parkside Estates
page 73
9 Legal notice
Section 9
Legal notice
Notice to tenants
London Borough of Tower Hamlets is
proposing, subject to the result of a
tenants' ballot, to transfer the ownership
of all of its homes on the Ranwell East,
Ranwell West, Locton, Lanfranc, Lakeview,
McCullum, Newport Estates and street
properties (including properties on: Alice
Lane, Allen Road, Alma Terrace, Antill
Road, Arbery Road, Armagh Road, Atkins
Court, Beale Road, Candy Street,
Centurion Lane, Chisenhale Road, Coborn
Road, Driffield Road, Ellesmere Road, Ford
Street, Grove Road, Hewlett Road, Hitchin
Square, Jodrell Road, Kenilworth Road,
Libra Road, Lyal Road, McCullum Road,
Medway Road, Old Ford Road, Ollerton
Green, Pulteney Close, St Stephens Road,
Stanfield Road, Strahan Road, Viking
Close, Vivian Road, Willow Tree Close,
Wrights Road and Zealand Road) to Old
Ford Housing Association. Your new
landlord would be Old Ford Housing
Association, BUT IT WILL BE FOR YOU
TO DECIDE.
The Council is committed to an open and
detailed consultation process with its
tenants about this proposal. The decision
to consult you has been reached after
careful consideration of the options
available. Tenants are now invited to
decide whether they wish to take
advantage of what Old Ford Housing
Association has to offer. Old Ford Housing
Association will be legally bound to deliver
the promises set in this document
including refurbishment of your homes
while keeping rents at affordable levels.
The Council will take into account tenants’
initial views on the proposal before
deciding whether to hold a formal ballot
and will not proceed further with or make
page 74
a final decision on the transfer proposal
unless the majority of the tenants
concerned who vote on the issue vote in
favour.
If the majority of tenants who vote in the
ballot agree to a transfer, it is intended
that the transfer will take place
approximately six months after the close
of the ballot.
The transfer cannot take place without
the consent of the First Secretary of State
for the Office of the Deputy Prime
Minister which cannot be given if a
majority of tenants are opposed to the
transfer.
The Council and the Secretary of
State must have regard to the views
of the Council's secure tenants.
Details of the statutory requirements that
the Council must comply with are
available from the Council on freephone
number 0800 783 6845.
formal consultation - Parkside Estates
Appendix 1
Tenants:
Estate
Total
No.
eligible Voting
to vote
%
Turnout
"Yes"
%
Yes
No
%
No
Blank
%
Blank
Lakeview/Lanfranc
486
236
48.56
192
81.36
42
17.80
2
0.85
Locton
356
180
50.56
153
85.00
21
11.67
6
3.33
Ranwell East
585
328
56.07
258
78.66
68
20.73
2
0.61
Ranwell West
497
287
57.75
177
61.67
107
37.28
3
1.05
%
Turnout
"Yes"
%
Yes
No
%
No
Blank
%
Blank
Leaseholders:
Estate
Total
No
eligible Voting
to vote
Q1 Lakeview/Lanfranc
188
77
40.96
59
76.62
16
20.78
2
2.60
Q2 Lakeview/Lanfranc
188
77
40.96
51
66.23
20
25.97
6
7.79
Q3 Lakeview/Lanfranc
188
77
40.96
60
77.92
12
15.58
5
6.49
Q1 Locton
128
62
48.44
46
74.19
13
20.97
3
4.84
Q2 Locton
128
62
48.44
45
72.58
13
20.97
4
6.45
Q3 Locton
128
62
48.44
53
85.48
7
11.29
2
3.23
Q1 Ranwell East
123
47
38.21
32
68.09
14
29.79
1
2.13
Q2 Ranwell East
123
47
38.21
28
59.57
18
38.30
1
2.13
Q3 Ranwell East
123
47
38.21
41
87.23
6
12.77
Q1 Ranwell West
224
71
31.70
56
78.87
14
19.72
1
1.41
Q2 Ranwell West
224
71
31.70
49
69.01
21
29.58
1
1.41
Q3 Ranwell West
224
71
31.70
60
84.51
10
14.08
1
1.41
formal consultation - Parkside Estates
page 75