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Blackpool ALMO Blackpool ALMO Contents Page Foreword by Group Leaders of Blackpool Borough Council Foreword by the Cabinet Member for Adults, Community Safety Housing and Health Executive Summary Section A ALMO Summary Sheet Section B Stock Option Appraisal Summary Section C Blackpool’s Strategic Context Section D Scheme Outline Section E ALMO Funding Required Section F Decent Homes Delivery Section G Sustainability Section H Division of Functions Section I Improving Service Delivery Section J Best Value Reviews Section K Tenant and Leaseholder Involvement Section L ALMO Structure and Board Section M ALMO Independence Section N ALMO Staffing arrangement Section O Council Strategic Function Section P Monitoring Arrangements Section Q Timetable Appendix One Map of Blackpool Borough Council Housing Estates ALMO Draft Bid Appendix Two Building Cost Model Foreword By The Leader Of The Council And The Labour Group Blackpool Borough Council has consulted with its tenants and leaseholders and worked hard to ensure that they receive high quality services within properly maintained homes. Here at the Council we believe we are a good and responsible landlord and wish to protect the interests of our tenants in the long term. Of the investment options available to us, the ALMO option was the only one that allowed us to continue to commit to our tenants and protect their rights, whilst at the same time offering the opportunity for investment in the housing stock to keep it sustainable and meet the needs of the ‘New Blackpool’ project. I am particularly pleased that the Council’s decision that ALMO is the way forward for Blackpool received 100% support from all the elected members at Full Council. We believe that the ALMO option will build on the good housing services we are already providing. Our services are continually reviewed and actions put in place to improve them. The inspection of our Repairs and Maintenance Service in 2004 demonstrated how far the service had come, when it received a 2 Star and likely to improve result. This achievement, and the service wide focus on service improvement and organisational efficiency that underpins it, gives us confidence that Blackpool Coastal Housing will achieve a minimum of 2 Stars when it is inspected. This bid for £66.2 million to achieve a sustainable Decent Homes Standard has the full backing of the Council. It will make an enormous difference to the lives of our tenants and leaseholders, building on the successes we have already achieved as a Council. Success will also allow the housing service to move forward in a new direction with many longer-term benefits achievable in the future. Cllr Roy Fisher Leader Of The Council And The Labour Group Version 6 2 ALMO Draft Bid Foreword By The Cabinet Member for Adults, Community Safety Housing and Health I am pleased that the Council, with the support of the Tenants ALMO Group and the Tenants Liaison Forum, has decided, through the comprehensive Stock Option Appraisal process, that the ALMO Option should be the way forward to provide investment in the Housing Stock. I am proud to be a part of a service that continually challenges itself, changing and improving to provide the best possible service to the tenants and leaseholders of the Council. The Council’s housing service has achieved success in many areas, including being awarded the Deputy Prime Minister’s Award for Sustainable Communities in 2004 and The Housing Excellence Award in 2005 for the Grange Park Estate. The service challenges itself internally to ensure that management is effective and systems and procedures efficient. Achievement has also been recognised by the award of the ISO 9002 Quality Assurance Standard in 2001 and more recently by being awarded Investors in People status. I am confident that the ALMO will achieve at least a 2 Star rating. The Repairs and Maintenance Service achieved this rating in 2004, and work continues in all areas of the housing service to ensure the service is continuously improving with tenants’ views constantly taken into account. I know that the decision to set up an ALMO is the right choice for Blackpool because it is the best way of looking after our tenants’ and leaseholders’ interests. Success with this bid will provide benefits for them that would not be available otherwise. It will link in to the Local Area Agreement and help ensure environmental and community sustainability, through both physical improvements and to employment and training with our partners. I am looking forward to seeing the housing service further develop and improve in the future. Cllr Sue Wright Cabinet Member for Adults, Community Safety Housing and Health Version 6 3 ALMO Draft Bid Executive Summary There is in Blackpool a tangible drive towards improving the quality of life for the people of the town with many agencies coming together to create a sense of urgency and to get things done. At the forefront of Blackpool’s renaissance is the Masterplan, with the aim of returning Blackpool to its glory days, when it had a strong local economy. The Masterplan provides a vision for the way the town will develop physically; improving the seafront, providing a first class shopping experience, attracting high quality hotels, which may include the country’s first ‘Super Hotel’ containing major casino attractions, and providing more attractive and inviting open spaces. The provision of housing is key to achieving this vision of a revitalised Blackpool. Housing is particularly required for the workforce that will create the physical changes to the town and then, in the long-term, accommodation is needed for the people who work in the various service industries supporting Blackpool’s economy. The Council’s Housing Strategy focuses on three main areas: • Dealing with poor quality private sector accommodation, ensuring that physical improvements go hand in hand with developing a balanced housing market. • Ensuring that local authority housing meets the Decent Homes Standard • Ensuring that accommodation within the town reflects the needs and aspirations of residents. These ambitions were the focus of the Council’s Stock Option Appraisal process, which identified the ALMO approach as a mechanism for supporting the housing strategy. To help us to prepare for the ALMO we have separated our landlord and strategic functions, creating a shadow board with governance, staffing, financial and support arrangements. These important steps will allow for a smooth transition when ALMO status is secured. We are confident that the rolling programme of stock condition surveys has provided us with an accurate and up to date picture in relation to the state of our stock, which has been externally verified, and that the ALMO approach will achieve the improvement required to the housing stock. We are also confident that our approach to procurement of contractors to undertake repair and improvement work is consistent with best practise. The partnering approach to awarding contracts is providing tangible service improvements as well as value for money. Our existing partners are already committed to training local people through apprenticeships and links with Blackpool and Fylde College to raise skill levels and long-term employment opportunities. Version 6 4 ALMO Draft Bid We have a track record of service improvements, demonstrating real changes on the ground, which we have achieved through a combination of approaches: • Constantly challenging the way we work • Ensuring our improvement plan is a dynamic document with the suggestions for improvement coming often from staff and our residents. • Regularly benchmarking ourselves using Housemark. • Gaining ISO 9002 accreditation in 2001 • Achieving Investors In People accreditation in 2005 • Winning the Deputy Prime Minister’s Award for Sustainable Communities in 2004 • Winning the Housing Excellence Award in 2005 • Reaching 2 Star status for the Repairs and Maintenance Service in 2004 (the weakest service area in the Best Value Inspection in 2001). As an ALMO we would build on these achievements Objectives • Achieve Decent Homes Standard by 2010 • Increase the focus on housing in Blackpool • Ensure that in setting up a separate organisation the vital strategic and operational links with Council are maintained and developed. • Improve the management and maintenance of the stock • Link the improvements delivered by the ALMO with the Council’s corporate vision to improve the health and well-being of local residents • Above all an ambition to be one the best housing services in terms of service delivery to our customers, but also to be one the best housing organisations to work for. We are therefore highly confident of achieving a minimum of 2 Stars when our housing service is re-inspected in the summer of 2007. An ALMO in Blackpool will not only allow us to further improve the management and maintenance of our housing stock but also is a key part of the Regeneration of Blackpool. The Council feels very strongly that the physical improvement brought about by the ALMO should also improve the quality of life, and the health and well-being of our residents. Version 6 5 ALMO Draft Bid Section A ALMO Summary Sheet 1 Local Authority Blackpool Borough Council 2 Name of ALMO (if decided) Blackpool Coastal Housing 3 Will the ALMO manage all or part of All the LA’s stock 4 If only part of the stock, name of the Not applicable area(s) covered 5 If only part of the stock, the % of the Not applicable LA’s total housing stock 6 Number of tenanted properties to 5434 @ 31/12/05 be managed
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