Your year
in review
£14.5 million
spent on
maintenance
to your home
How every £1 of rent
money is spent
ANNUAL
REVIEW
3
1
0
2
/
2
1
0
2
Gallions
& Peabody
Welcome
“Welcome to
Gallions’ Annual Report.
We are here to guide
you through this report”
Gallions’ executive team
Fred
Angole
Ian
Beckett
Mandy
Doe
Debbie
Viner
A welcome from Mandy Doe
Welcome to our 2012-2013 annual report to residents. You will find information ranging from
Gallions’ performance statistics to news and events that happened throughout the year. I hope
you will find the information in this report useful so that you can reflect and review the many
projects, community development and regeneration strides we have made this past year.
We are entering into a new and exciting year with The Peabody Group, and at Gallions we are
looking forward to the positive changes the partnership will bring to Thamesmead and
our residents.
It has been a year of change for residents and for Gallions as an organisation. Residents
experienced change this year heading into government welfare reforms. Our staff put together
a comphrensive campaign to ensure our residents were made aware and were informed of the
changes that may have affected you.
We saw phase three of the Southmere Village regeneration begin and real changes started
to take shape and become visible accross South Thamesmead. We have had a number of
improvement projects throughout our estates and saw a number of community events, activities
and cooperation during the past year.
Going forward, I will be leading on the operations for Gallions and ensuring that the regeneration
of Thamesmead continues to move in a positive direction. I’m looking forward to continue to work
with our partners, staff, residents and Peabody to create neighbourhoods where people want
to live.
Together, with our resident editors, we have created a report looking back over the past year.
We hope you will enjoy reading and reminiscing the past year.
Gallions’ Objectives for 2012/2013
Providing services that our customers value
Make the best use of resources
Grow & Diversify
Regenerate homes & communities
Mandy Doe
Managing Director
This report was
produced by:
2
Resident editors:
Gallions staff:
• Ephraim Maseya
• Joan Iwu
• Joe Choyan Hung
• Lucy Reid
• Barbara Homewood
• Mandy Doe, Project Sponsor
• Lilah Woods, Project Sponsor
• Aisha Vance, Project Manager
• Samantha Harding, Resident Consultation
•Helen Chambers, Resident Consultation
3
Your year in review
Introduction to Peabody
Peabody is one of London’s oldest and largest
charitable housing associations. It was founded in
1862 by George Peabody, an American banker,
philanthropist and diplomat who was appalled at
the slum conditions he found in his adopted city of
London. He set up the Peabody donation Fund to
“ameliorate the condition of the poor and needy
in this great metropolis”. In his lifetime, he donated
£500,000 to the Fund – equivalent to many
millions today.
A hundred and fifty years on, The Peabody Donation
Fund – now known as Peabody – is thriving. It even
has its own Act of Parliament stipulating Peabody’s
objectives to work solely within London for the relief
of poverty. We have estates and properties in more
than 30 London boroughs and we manage a range
of tenures, including social housing, leasehold,
shared ownership, supported housing, keyworker
accommodation and commercial units.
Throughout Peabody’s history we have played a
vital role in regenerating areas of the capital, and
our investment in Thamesmead chimes with our
core mission – to ensure that as many people as
possible have a good home, a real sense of purpose
and a strong feeling of belonging. Work is already
underway to refurbish 19 high-rise blocks, improve
bridge links and walkways and build 700 new homes.
We will also be working closely with Trust
Thamesmead to provide a range of community
programmes, including help with finding work, health
and wellbeing projects and activities for younger and
older people.
These are exciting times for Peabody and Gallions,
and together we are looking forward to building,
regenerating and developing new homes, providing
excellent services to our residents and helping our
communities through tough economic times.
Steve Howlett
Tilfen Land
“For more than a decade, Tilfen Land has worked closely with Gallions Housing Association (GHA) – and
our other shareholder Trust Thamesmead – to deliver an ambitious programme designed to benefit
Thamesmead and to lay the foundations for economic growth and social prosperity in the years ahead.
Our own programme of property investment and development is one that has continued to deliver
results despite challenging market conditions. The subsidiary agreement between GHA and The
Peabody Group promises to bring substantial additional investment to Thamesmead and a major new
shareholder for Tilfen Land, and we look forward to a very positive future”.
Nigel Houston, Chief Executive
Together in partnership Trust Thamesmead
“The constructive partnership between Trust Thamesmead and Gallions Housing Association (GHA)
achieved its greatest number of successes to date and this bodes well for the future.
Our frontline teams combined very well to develop a coordinated programme of support in the
light of the new welfare reform changes. Highlights included bringing the services of Fair Finance
to Thamesmead and significantly increasing the number of employment, training and volunteering
opportunities available to GHA residents.
Together with support from Bexley Council and the Mayor of London we also created and launched
the South Thamesmead Regeneration Framework, which has subsequently led to the delivery of a
number of physical improvements and successful funding applications.
Our two marketing and communication teams have also collaborated on a number of projects
including the creation of a ‘Discover Thamesmead’ website, which will be launched later this year.”
Mick Hayes, CEO
Average rent collected (excluding service charges)
£79.25
£95.12
£104.60
£115.65
£135.81
4
5
Interest
18p
Your neighbourhoods and communities
How every £1 of
rent money is spent
Your neighbourhoods
and communities
Rent not
collected
REPAIRS &
MAINTENANCE
3p
57p
other
e.g. Neighbourhood
Officers/ Front line staff
22p
Breakdown of repairs
and maintenance
Caretakers help improve the look and feel of their areas
At Gallions our caretakers provide an excellent service that helps
us achieve our mission; creating communities where people want
to live. We have 26 caretakers who take care of 72 tower and linear
blocks, and 90 mini blocks in 5 boroughs. We strive to provide a great
service, in which caretakers develop a friendly and approachable
relationship with our residents.
Case study:
Carol Blaney, Gallions’ Caretaker
Carol has been with Gallions for over 20 years. In that time
she has worked inside the office as a cleaner and outside
cleaning blocks and looking after the estates.
Kitchens &
Bathrooms
Roofs
Windows
4p
3p
7p
Planned
Works
18p
ROUTINE &
RESPONSIVE
WORKS
23p
regeneration
projects
2p
Residents have fed back positive comments during a
recent survey. What’s your secret?
I think it may be because I really get involved with residents
and the residents start to know who you are and you build
personal relationships. I think I act more as their friend than
the caretaker. I always make the extra time to stop and
chat to them.
Can you give us a glimpse into an average day?
As a caretaker my first job is to make sure everything is clean with my blocks. I clear the rubbish, check
that the chute is clear, clean the outside areas anything that needs extra attention – corners with
cobwebs etc. I do all the maintenance in the hallways – like changing the lights.
If I can help the residents in anyway, I do. Sometimes I will call Axis on behalf of residents who need
repairs done in their home.
What is your favourite part of the job?
When I go home at the end of the day I feel like I’ve helped the residents.
What residents think about Carol and her work...
“She is completely approachable and considerate. I couldn’t fault
her. She is amazing at what she does and is very thoughtful. I have
been living here for 40 years and ever since Carol has been the
caretaker I have had no complaints.” - Mrs. Pack
6
7
Your neighbourhoods and communities
Improving the canals and green spaces
Canal clean up
Looking after the green open spaces, the fields, parks, lakes and canals is a big job. There are four
lakes in Thamesmead, which feed over a 7km canal network. In the canal lives an abundance of fresh
water fish including: carp, perch, bream, pike and roach. The canals provide cycle and walking paths
that residents enjoy on a daily basis.
Some interesting facts:
•
•
•
•
•
•
•
We have 7km of canals and waterways that are connected to
Thamesmere Lake, which balances the water levels into the Thames.
We clean, test the water, and place barley straw to help control weed issues,
for four major lakes, which provide oxygenation equipment to help the fish population.
Two fishing clubs at Birchmere and Southmere lakes.
750,000 square metres of grass
90,000 square metres of beds
250,000 square metres of hard surfaces
30,000 trees
Residents volunteered to create a community garden with Gallions’
employees, and together they built ‘the blue water garden’
The Royal Bank of Canada (RBC) donated their award-winning Chelsea Flower Show garden to
us. The original idea behind the Blue Water Garden (located in Teeswater Court) was to explore
the concept of rainwater management and biodiversity. We were successful in getting the garden
because of the fact that Thamesmead is built on a flood plain where water management is a
very important issue. The RBC wanted the garden to be enjoyed by people with diverse social and
economic needs.
Getting the garden was the easy part; the hard part was battling with the weather to get it set up.
It took a group of willing resident volunteers, led by Team Gallions staff, the resident engagement
team and London Wildlife Trust several months of hard work to get it all finished.
Residents have been enjoying the finished garden and it is sure to be a relaxing and calm area for
residents to enjoy for years to come.
This year, volunteers rolled up their sleeves and helped clean up the canals through an initiative
called the Capital Clean-Up programme.
Capital Clean-up is now in its sixth year and has already championed more than
1,000 clean-up events helping London communities take part in the maintenance of the
places where they live and work. In the 2011/12 campaign alone, more than
6,000 volunteers took part.
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Clean-u
8
9
Neighbourhoods
We collected 1,286.76 tonnes of rubbish
in 2012-2013 and we have been working
very hard to improve our services that you
said need improving in the 2012 customer
satisfaction survey. Residents classified
rubbish and litter as ‘major problems’.
The last year has been a time of great changes for Neighbourhood Services.
Some of these have been internal; others have come from the outside.
This past year, the neighbourhoods and
environment teams have been working hard to
bring awareness to residents about proper refuse
disposal. One of the ways we have managed
to get the problem under control and improve
our neighbourhoods was to employ a refuse
enforcement officer as well as launch an education and awareness
campaign, install cameras in blocks and fine those who do not dispose of
their rubbish correctly.
Meet Refuse Enforcement Officer,
Ernel Cottrell
Tell us about your job...
“I start very early in the morning before Team
Gallions goes out and cleans. This makes it
easier because I see the rubbish before they
pick it up.”
“A lot of residents use large black waste bags
that will not fit down the chute. Many of our
residents will end up putting the rubbish bags
beside the chute causing smell and health
issues. My role is to speak to people face to
face educating them on using smaller bags and
taking the rubbish out every time they leave
rather than letting it build up.”
“I also work very closely with Greenwich and Bexley Councils on best practice
and how we can work together to have our residents recycle and use the
rubbish bins correctly.”
What’s the biggest improvement you have seen?
Seeing the results. Hot spots that were an eye sore and health hazards are now
looking clean and clear. What I’m trying to do is to get residents to love their
area. This also solves other issues like getting
rid of vermin.
In February the Customer Services Committee approved our Neighbourhood
Strategy. This focused on:
1) Tackling issues that are most important to residents; and
2) Developing local neighbourhood based plans working with our colleagues in Team Gallions and Asset Management.
Some of the key projects we have seen completed this year to improve our
service to customers and provide support are:
• The opening of a new customer-facing office at Joyce Dawson Way: The aim was to deliver a more customer friendly efficient service by having a high quality town centre base.
• Continuing to grow: In 2012 we established the New Residents Team. The aim was to give households the support they need at the start of their time with us.
• Informing and communicating with residents: The arrival of the Bedroom Tax and the Governments plans around Welfare Reform have been a major focus for us. Supporting residents in these challenging times is key to our success.
Below we have a number of examples and case studies that show how these
initiatives are working to give our residents the services they need.
Preparing residents
for changes to benefits
This year marked a huge change in social
housing. The government brought in
reforms to welfare benefits that affected
many of Gallions’ residents. Our welfare
reform campaign team worked hard
throughout the past year to ensure
residents were informed about the
changes. One of the ways the team
communicated changes was through a
serious of events called ‘Welfare Reform Road shows’.
Residents Iris Atkins and her son felt the road shows were a great help for them
as they learned details on the bedroom tax that they previously were unaware
about. “It has really been informative and I think everyone should try to get down
here. We learnt a lot today that we probably would not have realised before
it was too late. It is all so confusing and it’s helpful that Gallions met with us to
explain the changes.”
There were many residents who came to get the same sort of help as Mrs. Atkins.
Approximately 100 residents came to learn about the changes and to speak to
the welfare benefits team face to face. Overall it was a success with residents
learning about the changes, while their children were entertained through
activities such as face painting and games.
10
Your neighbourhoods and communities
Refuse collection and awareness
11
Your
involvement
New residents welcomed
At Gallions our New Residents Team work hard to
ensure new residents are looked after. New
residents can contact their New Residents Officer at
any time if they have any concerns regarding their
tenancy, or if they are having difficulty paying
their rent.
A handy tip from the New Residents
Team: make sure you thoroughly
read and understand your tenancy
agreement and if you have
concerns the New Residents Officer
can provide guidance and a
clear explanation.
The development at Crayford Townhall was
finished in September 2012. One of the residents who moved in
was Myles Allen-Copeland. Myles gave Gallions an insight into
what his first year was like...
When did you first move into Crayford Townhall?
September 2012. I was driving by and I saw the development
then I looked it up on Greenwich Council website.
Tackling antisocial behaviour
(ASB) issues means residents
enjoy a safer, more enjoyable
community
Here are some examples of cases that we have
resolved this year involvong residents taking action
and contacting us.
Case study 1:
A resident who was terminally ill reported to us that he
and other members of his family had been the victims of
an assault in their home. Our antisocial behaviour officer
worked in partnership with Greenwich Council and Social
Services and secured more suitable accommodation for
the family to ensure they were able to live without fear
and intimidation.
Case study 2:
Residents reported vandalism in Dexter House. The warden
team spoke to residents to gather evidence and obtained
images from the CCTV. This led to the identification of three
youths. By working with their parents, and local police,
Acceptable Behaviour Contracts were agreed and there
were no further incidents.
If you would like to report an ASB issue please get
in contact with us: 0300 123 1237.
12
Your involvement
The neighbourhoods team takes ASB
issues very seriously. We have a warden
service that offers support and regularly
patrols areas around our estates. We work
hard to act fast on ASB complaints.
How did you find the experience of moving in?
I was a bit nervous. There were people from Gallions to help
take me through the process and help with anything, I found
them extremely helpful. Staff members explained my contract
and I found the new resident manual very helpful. The manual
explains everything about the property, everything about
Gallions and about heating hot water, rubbish disposal and a
list of emergency contacts.
Who was your new resident officer and what
services did they provide you?
My New Resident Officer was Irene and she answered any
questions I had.
Any advice you would give new residents?
I would say to go for it. There is nothing to be nervous about
and Gallions were every helpful, there was not much I needed
to worry about, everything was pretty much set up for me.
New customer office opened!
This year we opened a new customer-facing office in Joyce
Dawson Way in Thamesmead Town Centre.
By moving into Joyce Dawson Way it made the customer
contact team more accessible for residents. In addition, it
is more accessible for walking, public transportation
and driving.
“Residents are happy
to come to JDW
as they usually do
their shopping at
Thamesmead Town
and there is always
somewhere to park.”
Carol Parish, Customer
Contact Advisor
The new open-plan office has a play area for
children, kiosks with publications, two computers for
residents to use and two interview rooms for residents
to meet with their neighbourhoods officer.
Visit us: 15 Joyce Dawson Way, London, SE28 8RA
Open between 9am and 5pm on Monday, Tuesday,
Thursday and Friday and Wednesdays from 9am until
6pm
13
Total of
complaints
for the year
2012-2013
Percentage of
complaints
that were
REsolved*
Total of
compliments
throughout
the year
829
97%
133
* Resolved within 10 working days
Comments, compliments and complaints
Listening and learning from complaints...
Resident feedback is important to us and we ensure that we listen to
residents concerns and take action on the feedback that we gather
throughout the year.
SOME EXAMPLES OF FEEDBACK
WE HAVE TAKEN ACTION ON:
Gallions’ resident engagement team launched their back to work project,
which helps support residents back into the work force and was open to all
residents to apply. During these difficult economic times, a need was identified
for us to support our residents in gaining work experience and where possible;
employment. We strive to achieve this by providing a structured programme
that covers support, training and work placements, whilst guiding residents
along the route to work that is available to them. One of our residents who took
part this year, Sharon Tyan, is a great example of how this programme can
help.
Case study: Meet Sharon
Sharon Tyan, a resident of Gallions and local to Thamesmead saw an advert last autumn advertising
Gallions’ employment project. The project consisted of training and working with residents to help
them gain workplace skills and find employment. Sharon saw the advert and immediately applied
for the work placement and two months later she passed her interview and was working at Gallions’
head office with the reception team.
She learned new skills including:
• operating and using the franking machine
Complaint:
Solution:
• customer service skills
• confidence in the workplace
• general reception duties and workplace skills
Pedestrian gate causing too
much noise when closing.
Residents not aware of
communal repairs progress
Gate rubber stop fitted. This
will be standard practice
going forward.
Repairs feedback to tenants
through caretakers and
block notice boards
When an internal post opened up at Gallions, Sharon applied and got the job. Now a full time
employee, covering maternity cover, Sharon is excited about her future at Gallions and
about her career.
“My experience at Gallions has been great, and it has given me the confidence to
know I can succeed.”
When asked what her advice would be to other residents who have been out of work for a long time
and thinking about applying for a back to work programme she has this advice: ‘Take it up! You get
to learn new skills and rebuild your confidence.”
“I have really enjoyed meeting and working with everyone at Gallions... and I’m accepted for who I
am. I have myasthenia gravis, which affects my eye sight, but at Gallions I’m never treated differently.”
In the future, Sharon hopes to go back to school to obtain her qualifications in finance and accounts.
14
15
Your involvement
YOU SAID WE DID
Gallions’ work placement project: it works
Value For Money
Delivering Value for Money (VFM) is at the heart of Gallions’ business plan.
Gallions VFM Strategy sets out how it underpins its business plan objectives of:
•
•
•
•
Providing services that customers value
Make the best use of resources
Grow and diversify
Regenerate homes and communities
The full VFM strategy can be found on our website www.gallionsha.co.uk and more
information is contained in our financial statements on our website under publications at
www.gallionsha.co.uk. The Board assesses how Gallions has provided VFM on an annual basis.
Value for Money review
Working to bring
opportunities to local schools...
Gallions teamed up with Charlton Athletic to
bring football and food to Thamesmead
This past year, Gallions’ resident engagement team and
Charlton Athletic trust held a Junior Master Cook competition
at Windrush Primary School. Three students were chosen to
represent their class in a cooking competition.
The three students were presented with prizes by Charlton
Athletic midfielder, Salim Kerkar.
The VFM strategy aims to:
Maximise the return on investment for all financial and non-financial assets.
Build on the VFM culture that ensures decision-making process at all levels is VFM-focused.
Ensure the most efficient and effective use of available resources to derive optimum value for the benefit of customers and stakeholders.
Publish data demonstrating that VFM is being achieved.
Highlights of VFM successes
Some highlights of improved VFM in 2012-13 include:
• The AXIS maintenance contract is now subject to annual CPI
rather than RPI increases.
• We re-tendered the gas servicing and breakdown contract during the year. The new contractor provides better quality and more responsive service for the residents whilst delivering cost savings for the organisation.
• External audit fees have been frozen for 3 years.
The grouping agreement with Peabody is expected to deliver VfM and
efficiency savings for residents and most importantly provide the investment
needed to regenerate Thamesmead as described on page 22
This report to residents provides more information on how we use resources to
provide services which customers value. It explains how money is used and
what changes we are making in response to feedback from Resident Auditors
and Gallions’ Resident Group.
To find out more about VFM at Gallions please visit http www.gallionsha.co.uk
As part of this project, we also gave away 100 cookbooks to
residents - including eight signed copies! The cookbooks were
signed by another Charlton midfielder, Scott Wagstaff.
Jo Marchant, Headteacher at Windrush Primary School
added: “I think it’s great not just to get children cooking but
to get them thinking of the nutritional value of the food they
are eating. We had a lot of children who applied to take part
in it. It instilled masses of enthusiasm and I think it has been
great for the whole school community who have really pulled
together to make this happen for the children.”
Your involvement
•
•
•
•
What have the Resident Auditors and
Gallions’ Resident Group been up to
this year?
The Homes and Community Agency expects social landlords
to work closely with residents to make sure that standards are
monitored and improved.
At Gallions we have the hardworking Gallions’ Residents Group
(GRG) and a smaller dedicated team of Resident Auditors. This
year, these two groups of residents have looked closely at how
Gallions perform against the broad regulatory standards and
some specific services. Changes made as a result of their work
include:
•
•
•
•
•
A vulnerability policy was agreed.
Bulk rubbish collections are now available to residents
in houses as well as flats.
Notice boards installed across Thamesmead.
Team Gallions service standards reviewed with residents.
Staff received training on disability awareness and mental
health awareness.
Keep an eye out for updates on more resident led changes
through our magazine, Thamesview.
16
17
Your home and
communal spaces
Voids (vacant properties)
Our asset management team work very hard to ensure that our homes are ready for new tenants.
All standard voids (voids that were ready for new tenants within 6 days) were delivered on target at
100% turnaround.
Money spent to improve your homes
Performance for delivering responsive maintenance, repairs on empty
properties and planned maintenance was very good with only a small under
spend against the overall budget compared to previous years.
All planned programmes were completed within the year and revenue costs on repairs items were
higher than initially expected due to a number of factors including roof failures (not helped by a very
wet winter) and essential communal (block) repairs.
Customer satisfaction remains high on repairs and planned services. There appears to be a gradual
overall improvement in customer satisfaction and engagement based on the extensive investment
being made at the Moorings. Customers can see improvements being made to their homes and their
neighbourhoods. This is part of the wider investment currently going forward to regenerate Thamesmead.
Performance for delivering responsive repairs and planned maintenance was very good with total
spend being just under budget for the year. The graph below shows how the budgets were spent:
Total expenditure breakdown by work type 2012/13
All improvement voids (voids that were ready for new tenants within 12 days) were delivered at a 99%
turnaround with 1 property taking longer to finish.
Overall 308 out of 309 properties were completed on time.
Type of void
Target times
No of voids
completed
No of voids
on time
No of voids
out of target
Type of void
Standard
Voids
6 days
114
114
0
100%
Improvement
Voids
12 days
195
194
1
99%
Total
-
309
308
1
99%
FAST FACTS
£1.7m
£7.8m
£5m
Cyclical works
(external decorations, testing of
communal lighting,
gas servicing etc)
Planned works (new kitchens,
bathrooms, windows etc)
Responsive repairs
(Day to day repairs, vacant
property repairs etc)
£14,857,288 £14,462,245 £8,086,009
Overall Programme
BUDGET 12/13
ACTUAL 12/13
18
£7,784,070
Planned Works
major works based on
a long term planned
programme in an
area or to a number of
properties – includes
things like new
kitchens, new roofs,
new windows.
£2,237,403
£1,656,561
Cyclical Works
work carried out on
a regular time cycle
– typically external
decorations every 7 to
10 years
£4,533,876
£5,021,614
Responsive Repairs
& Voids
otherwise known as
day to day reactive
repairs (things
like dripping taps,
electrical repairs).
NEW KITCHENS
80 PROPERTIES
NEW BATHROOMS
87 PROPERTIES
NEW ELECTRCAL
WIRING 85
PROPERTIES
NEW WINDOWS
& DOORS
NEW
ROOFS
COST
£389K
COST
£275K
COST
£309K
392
263
PROPERTIES
PROPERTIES
19
YOUR HOME AND COMMUNAL SPACES
TOTAL £14.5M
Home is where the heart is
Mrs J Stanbury has lived in her current home for over 10 years, and as a natural at decorating always
took up the task of decorating her homes herself. In recent years she has found it harder to do things
herself - especially painting and decorating. When she was given the opportunity by Gallions to have
her home decorated she jumped at the chance.
Can you tell us what happened after you contacted Gallions and said you would be interested in
having your place decorated?
“They came very quickly. I would say a week later - I explained I would like paint in the hallway and the
bathroom and they came with the colour chart and I got to choose the colour - there was so many to
choose from!”
What was your experience when the decorating started?
“The man who painted my rooms was very polite. He was very professional and made sure there was no
mess, he was very careful not to get paint on anything. Afterwards he cleaned up all his tools and it only
took a couple of days. I was well pleased at the end when he was finished - it looks wonderful.”
20
The Moorings investment has brought £4.5 million of regeneration to residents homes in past year.
Mrs. Anderson, who has lived in Thamesmead for over 20 years received a new kitchen, windows and
doors and Gallions sat down with her a few questions...
Do you enjoy entertaining?
“Yes I do. When friends or family come over they comment on the kitchen - they are impressed
with the modern look.”
What was the experience like when they were re furnishing your kitchen and windows?
“I have nothing but praise. It only took them three days - and the workers were absolutely brilliant.
They were polite, tidy and professional. They even came around to make sure I had lunch! I really
appreciated the new kitchen - and I try to keep it very tidy. I really enjoy cooking. I’m trying to make
healthy meals like salads and pasta.”
What is your favourite thing about your new kitchen?
“It makes sense where things are and there is more cupboard space.”
21
YOUR HOME AND COMMUNAL SPACES
How did you first find out about the decorating scheme?
“I was sent a letter and I thought I would give it a go. I asked for decorating work and was surprised to
find out they would do two of my rooms.”
A new kitchen, windows and doors
ge
Southmere Villa
Regenerating South Thamesmead
with help from our friends
Gallions Housing Association and its partners; London Borough of Bexley, Greater London Authority,
Trust Thamesmead, Tilfen Land and Peabody are committing to the regeneration at South
Thamesmead through the adoption of the South Thamesmead Regeneration Framework.
The joint working between Gallions and Peabody means that we will accelerate some of the
developments and opportunities identified in the STRF. The two organisations will allocate an
additional £225m to the regeneration.
Today South Thamesmead is one of the UK’s top 50 regeneration projects. The arrival of the Crossrail
service from 2018 will provide a link northwest to Excel London (7 minutes) and Canary Wharf (11
minutes) and on to the City and Heathrow. This will bring further investment into Thamesmead and
transform the area.
The STRF partners recognise the impact they will be able to make through this joint working
approach. Ian Beckett, Director of Property and Development at Gallions said: “This area is in need
of regeneration and I’m extremely optimistic that through working with Peabody and with our
partners we can achieve significant improvements to this community.”
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The partners have set out the following visions for the STRF project:
•
Creating neighbourhood hubs in accessible locations. Currently, many of the existing shops and community centres and workspaces are hidden and hard to find. The STRF proposes the development of 4 hubs, Abbey Wood Station, Yarnton Way. Harrow Manor way Junction, Parkview and Northwood.
• Creating a clear network of pedestrian-friendly streets and spaces; easily accessible walking spaces is essential to the proposed community hub look and feel of the STRF project.
• Investing in community projects that help the look and feel of Thamesmead, while involving residents of the areas creating ownership for their neighbourhoods.
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23
YOUR HOME AND COMMUNAL SPACES
The STRF partnerships have made realistic and achievable goals for this project that have been
influenced by other successful initiatives in the area including: The Link and Sporting Club
Thamesmead.
Community project proves that it builds relationships
Neighbours from Coralline Walk, in South Thamesmead braved the weather this year to take part in the
‘Colour Coralline’ project, which was led by community artist Steve Wilson. Residents chose the design
from three artists’ options.
The project is part of a wider community project by Dulux called ‘Let’s Paint a Difference’. Together with
our partners, London Borough of Bexley, Trust Thamesmead, GroundWork London and Gallions came
together with resident volunteers to deliver the project.
Although it was wet and cold weather on painting days, it didn’t stop eager residents coming out to
interact with the volunteers and staff who were all painting. Community members, young and old
picked up a brush and started to paint vibrant colours on what was once a grey concrete building.
Emma Wilson who lives at Coralline Walk said it made her feel proud of where she lives. “We stand out
now, I can say to people I live in the block- you know the one with the bright colours and they will know
exactly what I’m talking about.”
Alsike Road residents take part to
help shape their community
This year residents from Alsike Road took part in a consultation process for an improvement project
around Dexter, Argali and Harlequin Houses.
It was important for residents to contribute throughout the regeneration process including : raising their
concerns, voicing their opinions, and sharing good ideas and taking ownership of the gardens.
Local resident, Caroline Pilbro said she hopes residents who live in the area will take part in the
gardening: “I’m really hoping that it will create community space so that people in the tower block will
get involved.” As an experienced gardener herself, Caroline said she will also be helping people by
giving them gardening advice.
Regeneration of Alsike road
Ms. Wilson added: “I’ve met neighbours that I had seen around, but never had the opportunity to talk
to. This project has allowed me to meet people in my community and now we even discussed getting
together when the project is finished. I think it has really brought out the best in people.”
What the project proves is that these community projects work. Not only do they create a difference
physically, but it gives neighbours an excuse to meet each other, communicate and find common
ground in an age where it is the norm not to know your neighbour or your community.
24
n launch Alsike Road
25
YOUR HOME AND COMMUNAL SPACES
Local school childre
SUMMARY OF GALLIONS’ DEVELOPMENT
PROGRAMMES FOR THE FUTURE...
Creating more homes for more people
This is an exciting time at Gallions Housing Association, not only are we developing a range of
successful and varied schemes in Thamesmead we are developing in communities across London and
the South East.
Tenure
Actual
for year
2012/13
Projected
2013/14
Social
Rent
107
55
53
33
Affordable
Rent
-
-
217
-
Shared
Ownership
105
23
140
105
Rent to
Homebuy
-
-
-
-
Outright
Sale
58
-
65
64
Commercial
-
1
8
4
Projected
2014/15
Projected
2014/15
Our current developments and completed schemes demonstrate our commitment to delivering
sustainable communities for the future and offer living evidence of our purpose: providing quality
homes in thriving communities.
Catford Stadium will be a key part of the plans to revitalise Catford Town Centre. The scheme is due to
commence in Jan 2014, and will complete in 2017.
Cross Quarter
Cross Quarter is a £85million mixed use scheme being delivered by Gallions and Development
Securities. It will bring back to use Gallions’ former office site and the adjacent Nexan Factory, and kick
start the regeneration of Abbey Wood prior to the arrival of Crossrail in 2018.
The scheme comprises a Sainsbury supermarket and other small retail units, a 100 room hotel, start up
business units, a public square, a new nursery and over 200 residential units, of which 23 will be affordable.
The scheme obtained planning permission in October 2013 and construction will start in 2014.
26
Gallions’ Board and Audit Committee members’ annual pay
•
•
•
•
•
John Sands – £11,220 (Chair)
Ponniah Rasanesan - £6,120
Peter Worthington - £5,100
Nigel Barnes - £5,000
Deborah Frimpong - £6,100
•
•
•
Wendy Pritchard – £5,610
Gordon Mattocks - £5,000
(audit committee, non-board member)
Michael Pavis - £5,000
(audit committee, non-board member)
27
YOUR HOME AND COMMUNAL SPACES
Catford Stadium
Catford Stadium is a 589 unit scheme where Gallions are working in partnership with Barratt London
to deliver 113 affordable rented homes and 60 for shared ownership. The £117million scheme sees the
revitalisation of the former Catford Stadium Greyhound track, which has stood empty since 2003. The
scheme has been designed to take full advantage of the adjoining Ladywell Fields, which has recently
seen significant investment.
We offer a comprehensive translation service to make communicating with us easy. If
you would like this annual report translated into your own language please contact us:
Call: 0300 123 1237
Email: translations@gallionsha.co.uk
Visit us: 15 Joyce Dawson Way, Thamesmead, SE28 8RA
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jA Xuw iz<Qe ]a{: Gallions Housing Association Limited, 90 Titmuss Avenue, Thamesmead,
London, SE28 8HL Please contact us if you would like more information about any of our
services or would like to get involved with monitoring and improving
what we do.
0300 123 1237
communications@gallionsha.co.uk
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