03_POSH Issue 5_AutumnWinter 06

perspective on social housing

Magazine of the Northern Ireland Federation of Housing Associations

Northern Ireland Federation of Housing AssociationsNorthern Ireland Federation of Housing Associations

www.nifha.orgIssue 5 - Autumn/Winter

2 posh - spring/summer

Contents

(028) 9070 2020

CELEBRATINGDIVERSITY....P4

Front cover: MOLLY’S YARDHearth Revolving Fund

It is entirely appropriate that theFederation’s annual conference andthis edition of posh consider futurechallenges and opportunities forhousing associations in NorthernIreland. Issues such as ensuring thatour homes are affordable forhousing applicants, pursuingfairness and good communityrelations in all our activities andstriving for optimal outcomes fromthe resources available are highpriorities for NIFHA and itsmembers.

But as well as looking forward Iconsider it wise to glance backoccasionally. The justification is notto wallow in nostalgia but to see iflessons can be learned from thepath we have travelled.

On 10th November 1976 legislationwas passed that unlocked thepotential of the tiny housingassociation sector and enabled it toserve thousands more people inneed of decent homes andsupportive services in our region.

The Housing (Northern Ireland)Order 1976 created the legalconcept of “registered housingassociations”. The term refers tovoluntary housing bodies whichcontinually satisfy strict governmentregulations and thus becomeeligible for grants to help achievepublic policy objectives.

This enlightened piece of legislationwas initiated by Direct RuleMinisters no less than thirty yearsago. It now seems reasonable to askourselves if we will still be relying onMinisters from Britain when the1976 Order celebrates its fortiethbirthday?

My second reflection is thatfourteen years ago the Federationtook its annual conference toGlasgow. The rationale for thisunusual approach to conferenceorganisation was to learn from ourcounterparts in the Scottish housingassociation movement. Theexperiment proved so productivethat, since then, NIFHA hasgenerally alternated between home-based conferences and those heldfurther afield – in the Republic ofIreland, Britain, Holland andBelgium.

Drawing on what we learn inGlasgow, and whether or notdevolved government soon operatesagain in Northern Ireland, I haveevery confidence that housingassociations will strive to provide thebest possible service – not only tothe tenants and leaseholderscurrently enjoying their homes butalso those who will need decent,affordable homes in the future.

Make sure you have enough candlesfor the party on 10th November!

CHRISTOPHER WILLIAMSONCHIEF EXECUTIVE

Who Cares........P3

MainstreamingEquality.....P4 & P5

REGENERATION.....P6 & P7

BLOWING OUR OWNTRUMPET ....P10 & P11

CHAIRMAN’S CHARITY.........P12

CHARITABLETRUST............................P13

COLLEGE GREENHOUSE ..................P14

A-Z OF HOUSINGASSOCIATIONS....P15

CHIEF EXECUTIVE’SFOREWORD

AFFORDABILITY ....P8 & P9

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All of this regulation comes on topof the basic, fundamental duty ofcare that a provider has to each andeveryone of its tenants/residents byensuring quality service delivery inhousing management, support andcare standards and propertymaintenance; a duty which alsoextends to funders, both capital andrevenue.

The continual upgrading ofstandards can only be welcomedand with so many pairs of eyeswatching the winner must surely bethe service user. But the rub is thateach new requirement results inadditional costs for the providerwhich in aggregate far exceed theusual 2.5% annual inflationaryincrease on contract rates. As aresult the majority of our supportedhousing schemes at North and Westnow incur an annual deficit inspiteof continually searching forefficiencies.

The revenue shortfall has continuedto increase every year for the pastthree years and the potential loss oflegacy funding in the future has thesemblance of a time bomb waitingto explode.

As our ongoing efforts to re-negotiate with fund holders haveproved difficult, I strongly contestthat a number of key things need tohappen quickly to at least stop thesituation from getting any worse:

(i) The Executive’s SupportingPeople and Housing Benefitsections must work in aconcerted way to addressaccepted funding shortfalls.

(ii) With little likelihood of theSupporting Peoplebudget increasingthe Executive’sreview process mustbe accelerated witha view to removingfailing providers toallow realisticfunding levels forthe remainder.

(iii) The structure of thenew ‘super’ Trustsmust quicklyprovide programmedirectors on the

ground holding realisticbudgets with the delegatedauthority to re-negotiateservices with providers.

These measures along with fundersbeing realistic about the real cost ofprovision may just begin to turnthings around for the manystruggling providers across NorthernIreland and safeguard qualityservices for the user.

If you are interested in the issuesraised in this article pleasecontact: Mr Gerry Kelly, ChiefExecutive North & West HousingAssociation on ☎ 028 7126 3819.

WHO CARES?Who in their right mind would take on themanagement of supported housing schemes?

Only those organisations who can afford tosubsidise the real running costs

Although it is reassuring to see the flow of new quality standards which the many government inspectorates continue tointroduce when you have direct management responsibility for supported housing schemes the myriad of regulation seemsto come at you from every direction. Take the following as an example:

Care, Pharmacy & Technical Requirements Regulation and Quality Improvement Authority;Health and Personal Social Services Trusts

Support Requirements Supporting People

Accreditation and Strategic Relevance Supporting People Review Body

Health and Safety Requirements Local authority inspectors

Environmental Health Requirements Local authority inspectors

Accessibility Surveys/Asbestos Surveys Health and Safety Executive

HMO Standards NIHE

Equality Commitments Equality Commission

Complaints Procedure Ombudsman

QA


MAINSTREAMING EQUALITYIn previous editions of ‘posh’ theFederation has reported on thehousing associations collaborative workon equality describing the process ourmembers have gone through andhighlighting activity undertaken tomeet the targets arising from Section75 of the Northern Ireland Act 1998.However, important as this work is it isnot really the point – the real task is tomainstream equality and this issomething that housing associations inNorthern Ireland do and indeed have

always done.

Many associations were initially set upto help a particular group or localcommunity for example, Habinteg wasestablished in 1976 to promote well-being by the creation of integratedhousing schemes catering for peoplewith and without disabilities. Otherslike FOLD or Abbeyfield focused onaccommodation for older people whileSHAC had a predominantly youngclient group as their services were for

students and Ulidia originallydeveloped housing solely for oneparent families.

Although the remit of mostassociations has changed since theirformation that commitment tomeeting the needs of a diverse rangeof groups has remained unchanged.The following stories reflect somepractical demonstrations ofmainstreaming equality of opportunityand promoting good relations.

CELEBRATING DIVERSITY

A cultural extravaganza was held on17th May 2006 at Clanmil Housing’sHeadquarters at Northern Whig Housein Belfast. The event brought togethera variety of groups from differentcultures to celebrate diversity and build

upon the valuable relationships thathave already been established betweenthe groups involved.

Indian dancers, Chinese harpists, Fandancers, local singers and a seniorcitizens band from Belfast, all cametogether to show an invited audienceelements of their respective cultures.Clanmil’s Director of Housing, ColetteMoore, welcomed everyone to theevent acknowledging that:-

“In Northern Ireland the size of theethnic community is growing not only insize but also in the number of differentgroups that are living in ourcommunities. As a housing provider,Clanmil Housing is delighted to organiseevents such as this which bringstogether a diverse group of people in arelaxed and friendly environment”. Sheadded “Clanmil has organised a

number of these events and they havebeen extremely successful in increasingawareness of the diverse and excitingcultures that now form part of our everyday living in Northern Ireland”.

The ‘Celebrating Diversity’ event wasorganised by Senior Scheme Co-ordinator, Sam Girvan and Activities Co-ordinator, Pia Gore at Clanmil Housingwho were delighted with the responseto the event. In their view it isimportant that events such as thiscontinue to be held as they increaseawareness of the many differentcultures that are now very much part ofour society. Clearly, Clanmil hasresponded positively to the Section 75duties and this attitude has beencommunicated to and adopted by thestaff within the association, so thatpromoting good relations has becomeintegral to their work.

Habinteg and FOLD housingassociations have also been taking aninnovative approach to problems thatis a clear demonstration ofpromoting good relations.

These two associations together witha range of other organisations in theDerry City Council area wereinvolved in the development of aprotocol to tackle issues related tohomophobia.

The fifteen organisations whichinclude the Derry City Council and

the Police Service of Northern Irelandhave agreed on the following aims:

• To work in partnership to reducethe number of homophobicattacks, fear of attack, suicide,self-harm and the incidence ofdomestic violence between samegender couples in the Derry Citycouncil area.

• To develop a greaterunderstanding and acceptanceof the Gay and Lesbiancommunity and hence improvetheir quality of life.

This partnership was set up as allmember organisations are committedto meeting the needs of all victims ofhate crime in an equitable andprofessional manner. Once againthis is an unequivocal demonstrationthat housing associations are activelyengaging in work to ensure that allsections of society experienceequality of opportunity. Theengagement at the strategic level iscomplemented by practical efforts toensure that differences are respectedand good relations are encouraged.

A PARTNERSHIP PROTOCOL

5

THE NEAR EASTBIH Housing Association provided thefirst housing scheme for Chinese elders -Hong Ling Gardens, located in McAuleyStreet, Belfast – a project which was indevelopment long before there was anymention of Section 75. Design was animportant feature of the building as itneeded to be reflective of the Chineseculture. In fact, the communal gardenat Hong Ling Gardens was designed inconsultation with tenants to ensure itincorporated traditional Chinesefeatures.

From the opening of this scheme BIHhas sought to promote awareness ofthe Chinese community and its cultureby holding joint social events at HongLing Gardens with members of the localMarkets community association, andtenants from other BIH schemes, beinginvited to attend. Such inter-schemeexchanges are regularly used topromote good relations and the recentmid-autumn Festival was an ideal excusefor more BIH tenants, this time fromRathcoole, to enjoy some Chinesehospitality.

Like most sheltered housingdevelopments the tenants of Hong LingGardens rely on the services of aScheme Co-ordinator for support.Esdanlar Wu, who is fluent inCantonese and Mandarin as well as

English and can understand some Hakkahas this key role at Hong Ling Gardensand she has found that the tenants doneed some further help as many do notread or write in either English orChinese. Esdanlar is able to offer someof the extra assistance required and theChinese Welfare Association (CWA)provides additional support in thoseareas which are outside of theassociation’s remit.

However, the apparent language barrierhas not deterred Maureen Reilly theCommunity Support Officer whoprovides back up when Esdanlar is off.Maureen, who was recently awarded anMBE for her work at Hong Ling Gardenshas come up with her own method ofcommunicating with the tenants whenshe makes her daily calls and liaises withthe CWA if problems arise. For bothEsdanlar and Maureen going the extramile is just part of the service whateverthe tenant’s cultural background.

Covenanter Housing Association is asmall organisation with a voluntaryBoard supported by one part-timeadministration person, but it takes itsresponsibilities as seriously as anypublic authority. As a result BoardMembers were at the front line of theEquality Impact Assessment (EQIA)process for the association. Duringthe Year 1 impact assessment onAccess & Communications the Boardbecame even more conscious thatmost of the association’s tenant basecan be classified as Protestant. Sinceall potential social housing tenants inNorthern Ireland make theirapplication through the HousingSelection Scheme which is managedby the Northern Ireland HousingExecutive the Board knew that thisimbalance was not a directconsequence of the allocationsprocess.

Covenanter had always welcomedtenants from all backgrounds andgenerally advertised vacancies theirBallymoney flats in public buildings inthe town, so that interested individualscould submit an application to theNIHE. However, while undertaking theEQIA on Access & Communications theAssociation’s Board felt it could beargued that the practice of advertisingvacancies in Church magazines mighthave resulted in a positive differentialfor Protestants, and thus, indirectlyhave affected non-Protestants adversely.

Although there was absolutely noevidence that this was the case theCovenanter Board made a decision tocease this practice even before the EQIAReport was released for consultation.For Covenanter the main priority was toallow all potential tenants an equalopportunity to access theiraccommodation.

TEAM SPIRIT

When people think about social housingin Northern Ireland most do not seebeyond the bricks and mortar but forBelfast Community Housing Association(BCHA) it is all about going that little bitfurther by working with and for the localcommunity.

BCHA Chief Executive, Dermot Curranhas been supportive of communityprojects so when Orangefield Youthapproached the association for assistancehe was only too happy to get involved.The tournament, which took place at theOrmeau Park on Saturday 2 September,brought together teams from allcommunities within Northern Ireland in acompetition for under 9’s and under 10’s.The association considers that thetournament was a major success andhopes that it will help in establishing newand stronger cross community links.

The standard of play on the day was highand the spirit of sportsmanship wasdisplayed throughout. The tournamentallowed the children to improve theirfootballing skills and make new friends,but the ultimate aim was to encouragecross community interaction as well asestablishing the tournament as an annualfixture held throughout Northern Ireland.Only time will tell if this will be the case,however on the evidence of the firstevent there is every chance that thetournament will become a permanentfixture.

This event was the brainchild of localman and Orangefield Youth leader JoeNorwood. Commenting on the event MrNorwood stated: “The club has workedextremely hard to secure the event andwithout our sponsors like BCHA wewould not have been able to pull it off.The tournament has been a great successand there certainly were a few playersthat showed a lot of promise, you neverknow we might just have discovered thenext David Healy. I very much hope thatthe tournament becomes an annualfixture and one that promotes both thegame of football and cross communitylinks.”

Just another example of a housingassociation putting its commitment tothe equality process into practice.

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ACTING ON INFORMATION


REGENERAHealth ImpactAssessment

The plan to demolish and re-developDove Gardens provided the NIHE andN&WH with an opportunity tomaximise the benefits of the schemethrough the involvement of the localcommunity affected by the proposal.Gerry Kelly, Chief Executive of N&WH,commented:

“N&WH values greatly thecontribution that our tenants maketo the Association and it was inthis context that it was agreed thata Health Impact Assessment (HIA)should be carried out.”

HIA is based on a holistic, social modelof health which recognises that thewell-being of individuals andcommunities is determined by a widerange of economic, social andenvironmental influences as well as byheredity and health care. Thisintegration allows proposals to beassessed from a sustainabledevelopment perspective. Drawing onthe wider determinants of health, andworking across different sectors, HIAlinks well with the sustainabilityagenda.

HIA has been defined as “acombination of procedures, methodsand tools by which a policy,programme or project may be judgedas to its potential effects on the healthof a population”. HIA offered anopportunity for all the stakeholders toexplore the evidence between housingand health, and encourage decisions tobe made in partnership, on the effectsthat one has on the other.

A steering group was established withrepresentatives from the three mainstakeholder groups:

• Those most affected by theproposals – local residents.

• Those concerned or interested inthe impact of the proposals –statutory, voluntary andcommunity sectors.

• Those expected to act on thefindings – NIHE and N&WH.

The objectives of the HIA were to:

• Influence the design for theregeneration of Dove Gardens.

• Improve the health and wellbeing of people living in DoveGardens and surrounding areas.

• Promote community participationto enable local communities tocontribute to and influence thedecision making processes as theyimpact on their community.

• Maximise benefit from theinvestment by examining theproposals’ potential to influencea range of factors including crimeand safety, quality ofenvironment and educationalachievements.

These objectives were guided byunderlying principles of transparency,participation, inclusiveness andempowerment, and will realise thefollowing outcomes:

• Empowerment of the communityin and around Dove Gardens

• Improvements to the localenvironment

• Improved physical and mentalwell being

• A cleaner and saferneighbourhood

• Development of communitystructures that will contribute tosocial cohesion and integration

The HIA carried out in Dove Gardenswas the first ever to be conductedprospectively on a housing re-development in Ireland. It engaged alarge number of stakeholders andencouraged a participatory approach tothe re-development. The processestablished a model that promotes amore inclusive and effective way ofmaking decisions and demonstrates aninnovative approach to problemsolving.

HIA is not the preserve of any onedisciplinary group; instead, it draws onthe experience and expertise of a widerange of stakeholders.

DOVE GARDENSNorth and West Housing (N&WH) isone of the largest HousingAssociations in Northern Ireland andprovide housing, support and careservices for some of the mostdisadvantaged communities. TheAssociation believes a ‘home for life’is of paramount importance in thedevelopment of sustainablecommunities and that housingshould not be provided in isolation,but instead accompanied with thesupport necessary to ensure thatcommunities integrate withsurrounding communities.

In 2005 the Northern IrelandHousing Executive (NIHE) approachedN&WH to re-develop Dove Gardensin the Bogside area ofLondonderry/Derry, an area that hasborne the brunt of Northern Ireland’sTroubles. This decision was takenafter a NIHE report highlightednumerous health and social problemsin the area, including high levels ofanti social behaviour that wereexacerbated by the physicaldeficiencies that existed. When thisreport and the options arising from itwere presented to local residents itwas decided that demolition and re-development of the 76 dwellingsshould take place.


ATIONThe process is productive, effectiveand is truly ‘joined up thinking’.When stakeholders committhemselves to this process they signup to working in partnership with allother interested parties withoutexception. The HIA in Dove Gardenshas created a synergy that hasdelivered huge benefits to all in the‘partnership’, but particularly thelocal community.

The health gain from this essentiallynon-health project represents greatadded value from the resourcesinvested. Other added benefits thatwere not health related including theempowerment of the localcommunity, better relations betweenthe local community and statutoryagencies, a more integrated andfocussed approach to the re-development of Dove Gardens,leading to a consensus in the keydesign issues of open space, estatesecurity, traffic accessibility andenergy efficiency. These contributenot only to the environment but tothe economic stability of an areathat suffers from highunemployment and a reliance onstate benefits.

Speaking about the project GerryKelly, Chief Executive of N&WH said:

“N&WH is very pleased to be thefirst housing association to havecarried out a HIA in Ireland. Thisproject confirms our commitmentto working closely with ourprospective tenants and otherstakeholders to ensure housingof the highest standard. This re-development at Dove Gardenswill set a very high benchmark”.

Other ideas currently being exploredinclude highly insulated timberframed dwellings to reduce heatingcosts, the use of solar energy,individual front and back gardenswith no rear paths or lanes, treesplanted in private gardens, a cycleroute and the incorporation ofexisting green open space into thedevelopment.

RODEN STREETFold Housing Association’s housing scheme in Roden Street, built on landtransferred to Fold from the Housing Executive, is the first substantial sign ofmajor regeneration in the Greater Village area of the Donegall Road. The highquality scheme is a significant contribution to the planned regeneration of largeparts of the Donegall Road and has shown how good design, planning andmeaningful consultation can transform an area.

The project was the result of a partnership between Fold Housing Association,the Housing Executive, DSD and the Greater Village Regeneration Trust, whorepresented local residents. The close partnerships formed during this processwill also be essential for the progress of the Belfast South West areaNeighbourhood Renewal.

Fold worked closely with both GVRT andNIHE throughout the vesting, demolition anddevelopment process to ensure that design,layout and house sizes were appropriate,both to the local environment and to thehousing needs of local people. The result hasbeen the provision of much-needed high quality affordable social housing in thearea. Social housing in the Village area was previously scarce, as the existing 2bedroom terraced housing is mainly in private ownership with a high percentageof private renting, including HMOs.

The houses and bungalows are constructed to Lifetime Homes standards, andachieved a Very Good Eco-Homes rating. Every property achieved a Secure byDesign award. The 2 bedroom bungalows and 2, 3 and 4 bedroom houses arenow occupied by many of the former residents of Roden Street, who havereturned from temporary housing and settled in to their new properties as Foldtenants.

John McClean Chief Executive said “This is one of our finest family housingprojects to date. We at Fold are delighted to have worked in partnership withthe Housing Executive and the Greater Village Regeneration Trust to greatlyimprove the homes of the families living in Roden Street. We are pleased thelocal community took an active role in this project where houses were built tosecure-by-design and very good eco homes standards”

This is one of ourfinest family housingprojects to date

Affordability is built into the veryfoundations of all social housing. Theconstitutions of registered housingassociations in Northern Irelandspecify that their purpose is “to carryon, for the benefit of thecommunity, the business of providinghousing and associated amenities forpersons in necessitous circumstances,upon terms appropriate to theirmeans”.

The housing association movementtherefore welcomed the recentdecision of David Hanson MP, theMinister for Social Development, tocommission an urgent review ofaccess to affordable housing acrossall tenures.

The task is being undertaken by SirJohn Semple, who intends to publishan interim report in December andgive the final version to the Ministerin March 2007. Sir John and hissmall team have already heldstructured discussions with relevantgroups, including the housingassociation movement.

Owner occupation dominates thehousing market in Northern Irelandso, for most people, affordability isabout the price of housing they wishto buy compared to their purchasingpower.

Affordability is equally important,however, for the 180,000households who rent their homesfrom the Housing Executive, privatelandlords or housing associations.

The region is fortunate to haveaccess to a third type of tenurewhich lies between owning andrenting. This is called equity sharingand the service is offered by theNorthern Ireland Co-ownershipHousing Association (NICHA).

The affordability issue is essentiallythe same for all three tenures:housing is unaffordable if the price istoo high for people to pay whilemaking provision for the absoluteessentials of life and the other goods

and services they are not prepared tosacrifice.

Although affordability problemsmanifest themselves in similar ways,the underlying causes vary betweentenures. It is vital that thesedifferences are identified, understoodand addressed by any public policyintervention considered necessary toimprove housing affordability.

Key factors influencing affordabilityin each sector include the following:

Home Ownership

• the purchasing power of buyers(which in turn depends on interestrates, employment rates, averageincomes, the lending policy ofmortgage providers, personalsavings/wealth and, last but notleast, any financial assistance thepurchaser may obtain fromrelatives)

• rate of household formation• population growth • the cost of housing production -

land, labour, materials and finance• private housing output.

Renting from the HousingExecutive

• political decisions on the annualsubsidy given to the NIHE andthus the size of the annual rentincrease

• eligibility for Housing Benefit(79% of NIHE tenants qualify forthis means-tested benefit)

Renting from PrivateLandlords

• the price of housing to buy• the purchasing power of potential

tenants• rate of household formation• population growth• availability and perception of

social rented housing as analternative

• local“rentceilings”and othereligibilityrules for HousingBenefit

Renting from RegisteredHousing Associations

• political decisions on the annualincreases applicable to rent-controlled tenancies (whichcommenced before September1992)

• the individual association’s rentpolicy for homes let afterSeptember 1992

• the cost of housing production –land, labour, materials and finance

• eligibility for Housing Benefit(about 80% of association tenantsqualify)

Equity Sharing ThroughNICHA

• property value limits set by thegovernment

• eligibility rules of the equitysharing scheme

• the purchasing power of NICHAapplicants.

Housing associations are not-for-profit organisations and theDepartment for Social Developmentexpects them to set rents that can beafforded by persons in low-paidemployment. This is facilitated bycapital grants from the governmentbut meeting the criterion stillrepresents a considerable challengebecause associations have to repaylarge private loans and accumulatesufficient funds to finance all day-to-day, cyclical and major repairsrequired over the entire lifetime oftheir homes.

In its written submission to Sir John’sreview, the Federation will argue thatthe capital grant for thedevelopment of rented housing


AFFORDABILITYAffordability in Housing


associationhomes and the

purchase of homesunder the Co-ownership service mustreflect the unprecedented rate ofland price increases we are stillexperiencing.

We will also press for the landuseplanning system to morevigorously implement objectiveSPG-HOU 6 of the RegionalDevelopment Strategy, as approvedby the Northern Ireland Assemblyin 2001. The objective is “toencourage the development ofbalanced local communitiesthrough:

• Housing Needs Assessmentswhich address the full range ofhousing need, carried out withemerging Development Plans

• Social housing needs identifiedin the Housing NeedsAssessments and policiesincluded in emergingDevelopment Plans

• Design briefs to assist thecreation of quality builtenvironments included inemerging Development Plans.”

Planning Policy Statement 12 wasenvisaged as a key tool forimplementing the Strategy’sobjective but it seems to have hadlittle effect since it came into forcein 2005.

Housing associations look forwardto receiving additional tangiblesupport from the landuse planningsystem in the provision ofaffordable homes for rent andequity sharing.

April 2007 will see the introductionof both domestic rates and watercharges which will be based on the“discrete capital value” of properties,with a view to reassessment everyfive years. This new two prongedapproach will replace the existingNet Annual Value system.

The Rates (Capital Values etc.)Northern Ireland Order 2005 hasbeen regarded as a means ofmodernising a long outdated systemto make it fairer, so that people willpay an affordable amount inproportion to their income. To thisend, all domestic dwellings inNorthern Ireland were assessed atJanuary 2005 by the Valuation andLands Agency. This is likely to have asignificant impact on all households;from Beleek to Bangor, Portstewartto Poyntzpass, owner occupiers,private tenants and social housingtenants alike.

It is anticipated that some measureswill be introduced to avoidpenalising those on low incomes,such as he establishment of a newrate relief scheme. Although this willbring about some administrativeissues, is expected to address theneeds of those people who arecurrently just outside the scope ofthe existing housing benefit scheme.However, the details of this schemehave not yet been fully disclosed.Whether the changes will have asignificant impact, on thegovernment’s estimated 39% ofhouseholds who will face higherrates bills or the 22% likely to fallinto the poverty trap because ofwater charges, remains to be seen.

Debate about equity and fairness,particularly in relation to thecalculation of rates and the fact thatthe new system makes some attemptto identify individual households’ability to pay based on propertyvalues, is ongoing. Governmentplans to impose higher charges forliving in what are deemed to bemore affluent areas and in manycases, revaluations have “assumed”some aspects of dwellings such asheating and do not necessarily takeaccount of poor conditions and/ordisrepair never mind ability to pay.This proposed system fails to

recognise those low incomehouseholds who live in propertiesthat may be located in areas of highdemand and/or significantlyincreasing market value.

This argument clearly transfers acrossto the debate about water charges.While there have been suggestionsthat water metering will be madeavailable to pensioners, as well asbeing installed in all new propertiesand for first time connections theredo not appear to be plannedincentives to encourage conservationor efficient use of water. Although ithas been suggested that watercharges will be brought in on aphased basis, it is still an additionalfinancial burden to bear, especiallyfor first time buyers and smallerhouseholds in large homes, includingthe elderly and family homes wherechildren have moved away. In manysuch cases, people may have nochoice and/or cannot afford to movegiven the rapid increase in houseprices across the province.

Furthermore, where households havebeen assessed as unable to affordfull water charges bill, they may beautomatically be granted a 25%reduction, which in turn will beimposed on those who can afford topay rather than being met bygovernment. This begs the questionwhether it is it fair that those on ahigher income should subsidise thecost of failed governmentinvestment, over the years, towardsthe infrastructure of public services.

Many politicians believe thathouseholders already pay for theirwater through their domestic ratesand the introduction of separatewater charges should be balanced bya significant reduction in rates toreflect this additional charge. It is tobe hoped that this double blowtaxation would somehow becushioned by more efficient servicesand government accountability forpoor service provision or excessivewaste, which has been alarminglyhigh in the past. Undoubtedly, theaffordability issue relates to morethan just accommodation.

HIGHLY RATED

Fold Housing Association is pleased toannounce that it has been awarded theBusiness and Community Charter. TheMinister for Social Development DavidHanson MP presented the Chairman andChief Executive with the award during avisit to Spafield and Loughview Folds.Fold is the first housing association inNorthern Ireland to receive this Charter.The Charter recognises the efforts of staff,tenants and Board members towardsimproving the environment and workplace;

contributing to the community; andethically fulfilling business activities.

The Minister also took part in a partywith tenants of the sheltered schemeand the housing with care schemewho were celebrating Fold’s 30thyear. He stated “The Fold’s 30thanniversary is a timely moment toremember why the Association wasestablished and to congratulateeveryone involved on the very real

difference they have made to the lives ofpeople within Northern Ireland”

posh - spring/summer10

A key role of the Federation isto represent and promote thework of its member associations.The following reports highlightsome of our members’ recentsuccesses and news stories.

BLOWINGOUR OWNTRUMPET

CONNSWATER RINGS THE CHANGES

40% EXTRA FROM GOSFORDIn July 2006 Gosford Housing Associationlaunched its latest development project. TheDoire Ard or ‘High Oak Grove’ is a new 1million pound scheme located in Newry andcomprises ten homes and four bungalows.

The scheme originally only attained planningpermission for ten units back in 2003,however thanks to the perseverance of theassociation additional permission for afurther four units was granted.

Each of the properties have been designedto a lifetime homes standard, allowing eachproperty to be flexible, adaptable andaccessible for present and future use by aresident, should there physical needs change

due to disability or illness.

The Department for Social Developmentworked in partnership with Gosford HA toprovide funding for the scheme in additionto this The Northern Ireland HousingExecutive Design Services team provideddesign consultancy. The main contractorCarr Brothers Ltd developed an excellentworking relationship with the project teamand this was reflected in the constructionof the development which was completedwithin the contract period, to agreed costsand adherence to the building specificationwhilst maintaining health and safetycompliance.

To obtain further information aboutGosford Housing Association (Armagh)Ltd please contact our offices on ☎ 0283751 8522 or ☛ [email protected].

One of Northern Ireland’s longestestablished housing associations hasmarked its 30th year with re-branding and new premises.Connswater Homes, formallyConnswater Housing Associationhas relocated to 157 UpperNewtownards Road, Belfast wherework has recently completed on therefurbishment of an old housedating back to the 1800’s. Theproject has been hugely successfulresulting in the provision of fullyaccessible offices and generousparking.

The new logo sees Connswaterdropping the image of the Harlandand Wolff cranes as it movestowards widening its geographicalarea of operation with recentpurchases in Comber, Portaferry andthe greater Belfast area.

If you require more details aboutthese changes you can contactConnswater Homes on ☎ 028 9065 6155 or ☛ [email protected]

First for FOLD


Tenants at one of Abode HousingAssociation’s sheltered schemesparticipated in the first ever WorldElder Abuse Awareness Day earlierthis year. Northland Court tenantsheld a coffee morning on 15th Juneto raise awareness regarding ElderAbuse. A collection totalling£164.00 was taken up for thecharity Action on Elder Abuse and

the tenants with assistance fromthe Association also lobbied theirMP to raise this issue at thehighest levels.

Abode was delighted to supportthis event as the associationbelieves that all members ofsociety are entitled to be treatedwith dignity and respect and livetheir lives without fear of abuse.

Oaklee Housing Associationrecently paid tribute to twopeople with long standingconnections to the associationat the official openings of bothTopley Terrace in Coleraine, andMaureen Casey Close in Derry.

Joyce Topley OBE has given almost26 years service to social housinghaving been a member of the Boardof Oaklee Housing Association sinceits inception. With a familybackground in the railways ofIreland both North and South, it isappropriate that the newly-namedTopley Terrace was built on a siteformerly owned by the NorthernIreland Transport Holding Company.The development nowaccommodates supported housingbungalows for adults with physical

disabilities and is managed inpartnership with the PresbyterianBoard of Social Witness.

Maureen Casey, wife the late DonalCasey, is a former teacher and well-respected member of thecommunity. Throughout theirmarried life Mr Casey campaignedvigorously for the acceptance of theconcept of frail elderlyaccommodation and LifetimeHomes, so it is a fitting tribute thatthe new developmentaccommodates homes for theelderly and Lifetime Homes suitablefor both pensioners and smallhouseholds under pension agewhere there is a need for mobilityhousing.

ACTION ONELDER ABUSE

DEVELOPINGSERVICES -

DEVELOPINGPEOPLE

Filor Housing Associationundertakes its maintenance andrepair programme through itsdirectly employed labour force.This allows immediate controlof labour and response timesthat are industry benchmarkstandards.

Its progressive managementphilosophy encourages staffdevelopment and the in-houseplumber, Alistair Hamilton, hasrecently received CORGIaccreditation: as a consequenceFilor Housing Association is nowa CORGI registered Associationnow extending its in housemaintenance programme toinclude planned boiler servicing.This new method of serviceprovision will also be evaluatedfor incorporation into Filor’sefficiency agenda report.

If you would like to find out more about any of theabove projects or would like further information onHousing Associations then please contact NIFHA’sCommunication Department on ☎ 028 9023 0446 or ☛ [email protected]

WHAT’S IN A NAME?

From 21 to 25 June this year Belfastplayed host to Special OlympicsIreland games with a total of 2,000athletes representing their regionsacross a total of 13 different sports.They were supported both on andoff the field by 500 coaches &delegates, 5,500 volunteers, as wellas 4,000 family members, friendsand guests.

Habinteg, in line with its CorporateSocial Responsibility strategy andEmployer Supported VolunteeringPolicy, offered staff the opportunityto volunteer at the Olympics. Sevenmembers of the Habinteg teamvolunteered, namely, HousingOfficers Sean Cunningham, AnnGallagher, Joan McCullagh, andAndrew Breslin (student), HumanResources Officer, Michelle Winters,Administrative Assistants Alistair

Carlisle and Dovile Bagdonaite. (Fiveout of the seven are pictured.)

In accordance with the EmployerSupported Volunteering Policy, timefor which the volunteers needed tobe away from the office wassponsored by Habinteg. Intotal the seven volunteerscommitted 293 hours; 142hours were sponsored bythe Association when staffbecame Events,Information and TransportServices Assistants, SoundProducers and fittingly, aHousing Manager. Thisrepresented a financialcommitment by Habintegof almost £1400 in stafftime. Volunteers agreedthat the experience waswell worth the timeinvested.

Habinteg is proud to have beenassociated with the biggestsporting event in Belfast this yearand proud of the staff whoparticipated for the commitmentthey demonstrated.


CHARITY BEGINS AT HOMEA Sporting Chance


During 2005/06 the NorthernIreland Housing AssociationsCharitable Trust (NIHACT)received twelve applications forassistance, voluntary membersvisited and produced writtenevaluations on thirteenapplications and the Committeeissued cheques worth £21,200 toten charitable causes.

This combination of voluntary effortand the Federation’s invisibledonation through back officeservices (including committeeadministration) enabled NIHACT tomaintain its track record ofremarkably low administration costs.In fact, the Trust has spent only £439on administration since the newCommittee was appointed in April2004! This represents well under1% of the financial assistanceNIHACT issued in the same period.

The number and range ofapplications indicate that awarenessof the charity is growing. Of the tenawards made, two supported long-term development projects for veryneedy people overseas – the firstinvests in the reconstruction ofhomes and infrastructure in areasdevastated by the tsunami of BoxingDay 2004; the second helped theconstruction of a bridge which isenhancing the economic prospects

of the Tandapeople in a veryisolated part ofGuinea, in WestAfrica. A pictorialrecord of thiswork is shownunder theChairman’sCharity heading.

The lion’s share ofNIHACT’s financialassistance,however, addressed needs inNorthern Ireland. The beneficiarieswere mothers and young children,teenagers, young adults and seniorcitizens. They are drawn from bothof the main sub-divisions in ourcommunity and some of the ethnicminority communities. Althoughsupport from NIHACT may berelatively small-scale that is notnecessarily true of the impact itmakes, as the happy faces of thechildren at Riddell Creche clearlyshow.

Two other examples illustrate thediversity of projects assisted.Perhaps the most unusual is theMourne Rock and Blues Festival, inwhich the charity invested £1,000because it will bring together youngpeople from all traditions in SouthDown, including recent arrivals from

eastern Europe. In contrast, theTrust also provided £1,200 to enablethe Neighbourhood DevelopmentAssociation to buy tables and chairsfor its drop-in centre for homelesspeople in Belfast.

As mentioned above none of thiswork could be undertaken withoutthe input of the volunteers whoserve on the NIHACT Committee.These individuals give freely of theirtime, expertise, skills and knowledgeto manage this charitable fund andensure that assistance is given toprojects that meet the aims of theTrust. NIHACT is currently seekingnew committee members so if youhave been inspired by the workportrayed in this article and believeyou have the relevant competenciesplease do not hesitate to contact theFederation on ☎ 028 9023 0446 or ☛ [email protected].

CHARITABLE TRUST UPDATE


Housing associations are alwaysencouraged to diversify and findimaginative ways of meeting socialneeds. Hearth was one of the firstassociations to provide houses forsale through its associated RevolvingFund, and it has now provided forthe inner man (and woman) throughthe recent development of CollegeGreen House and a new restaurantin its outbuildings known as Molly’sYard.

College Green House stands on aprominent site behind Queen’sUniversity. It was built in 1870 andin 1891 was acquired by JohnMcConnell, managing director of thewhiskey distillers Dunville & Co.McConnell was a friend of JamesCraig, first prime minister ofNorthern Ireland, whose fatherowned Dunville’s, but his childrenhad liberal views that must haveshocked theirestablishmentfather. Notableamongst them washis youngestdaughter Mabel,who became asuffragist and amember of the Gaelic League. Shesubsequently eloped from one of thefirst floor windows and marriedDesmond FitzGerald, who hadfought in the Easter Rising in Dublin.In due course their youngest sonGarrett became Taoiseach, and he

recently returned to College Greento open the restored buildings.

On McConnell’sdeath in 1928 thehouse passed to newowners who dividedthe house verycrudely into flats. Inthe 1950s one flatwas taken by Alfred

Arnold, a civil servant who hostedlocal artists including writers likeLouis MacNeice. Many other youngartists have lived in the buildingsince, and it became a film star in itsown right when it appeared in thefilm Divorcing Jack.

By the end ofthe twentiethcentury thebuilding haddeterioratedbadly and wasabout to beput under aclosing order.At that stageHearth’sRevolving Fundacquired it.The buildingwas then listedand the

Heritage Lottery Fund providedgenerous grant aid for itsrestoration.

The works involved reinstatement ofone elevation that had been severelydisfigured during the flat conversion,and the main building now containssix elegant flats. The outbuildingshad been damaged by subsidenceand bomb blasts, and neededextensive repairs. However thestables now form a charming smallrestaurant, while the coach househas been converted into a micro-brewery.

What has this got to do withhousing associations?

Well, it is a sustainable project,making use of a near-derelict butonce-handsome building; it hasencouraged the restoration ofneighbouring buildings; it hasbrought some pride back to an areathat was becoming depressinglyrundown; and it has brought familiesinto an area that was becomingeither commercial or student-dominated. On top of that thescheme brought architectural feeincome into the housing association,which helps it to offer a betterservice to its social housing tenants.Surely some food for thought there?

COLLEGE GREEN HOUSE

it has brought somepride back to an area


A-Z OF HOUSING ASSOCIATIONSHOUSING ASSOCIATIONS CONTACT NUMBER EMAIL ADDRESSES HOUSING PROVIDED

Abbeyfield UK (NI) 028 9040 2045 [email protected] AAbode 028 9336 0973 [email protected] A, B, C ,FArk Housing 028 9075 2310 [email protected] A, B, C, FBallynafeigh 028 9049 1569 [email protected] A, CBelfast Community 028 9046 3686 [email protected] A, CBIH 028 9032 0485 [email protected] A, B, C,D, FBroadway 028 9074 2984 [email protected] DChoice 028 9030 8140 [email protected] A, B, C, F, GClanmil 028 9087 6000 [email protected] A, B, C, FClonard 028 9031 1156 N/A CConnswater Homes 028 9065 6155 [email protected] CCoral Crescent 028 9442 8364 N/A ECorinthian 028 9030 8019 [email protected] A, B, C, F, GCovenanter 028 9033 1920 [email protected] D, FCraigowen 028 9042 3396 [email protected] B, GDonacloney 028 9031 1156 N/A A, CDungannon & District 028 8772 2121 [email protected] A, B, C, FFilor 028 9035 1131 [email protected] CFlax 028 9059 2110 [email protected] A, C, F, GFold 028 9042 8314 [email protected] A, B, C, FGosford 028 3751 8522 [email protected] A, C, FGrove 028 9077 3330 [email protected] CHabinteg (Ulster) 028 9042 7211 [email protected] A, D, F, G, J, LHearth 028 9053 0121 [email protected] C, INewington 028 9074 4055 [email protected] A, C, FNorth & West 028 7126 3819 [email protected] A, B, C, D, F, G, OOaklee 028 9044 1300 [email protected] A, B, C, F, GOpen Door 028 9024 3785 [email protected] B, D, G, H, J, K, MPresbyterian 028 9050 7755 [email protected] A, FRural 028 8224 6118 [email protected] O, CSHAC 028 9024 6811 [email protected] G, KSouth Ulster 028 3833 9795 [email protected] C, G, OSt Matthew's 028 9045 1070 [email protected] CTriangle 028 2766 6880 [email protected] B, C, GUlidia 028 9038 2288 [email protected] L, MWesley 028 9336 3558 [email protected] A, F, GWoodvale & Shankill 028 9074 1618 [email protected] A, C, FNI Co-Ownership 028 9032 7276 [email protected] NUnregisteredBangor Provident Trust 028 9024 6602 N/AGlenall Housing Co-operative 028 9031 1156 N/AHabitat for Humanity Belfast 028 9024 3686 [email protected] Enterprises 028 9074 8355 [email protected] 028 9087 1313 [email protected] Provident 028 9031 1156 [email protected]

HOUSING PROVIDED CODEElderly Accomodation ASpecial Needs BGeneral Housing CSingle Persons Accomodation DTenant Controlled E

HOUSING PROVIDED CODESheltered Accomodation FSupported Housing GIntegrated Housing HArchitectural Merit ISingle Homeless Units J

HOUSING PROVIDED CODESingle Student/People Units KOne Parent Families LWomen at risk from Domestic Violence MNew/Existing House for Sale NRural O

PROVIDED HOUSING KEY

These organisations providehousing but are notregistered housingassociations and do notreceive DSD funding.

03_POSH Issue 5_AutumnWinter 06

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Transcript of 03_POSH Issue 5_AutumnWinter 06