HightownAnnualReport2016-Flipbook

Annual Report 2015 - 2016

Contents About usAreas of Chairman’s and Hightown provides excellent MissionOperation homes and support across As a charity, we build new homes and Chief Executive’s Hertfordshire, Buckinghamshire, provide excellent housing and support. Berkshire and Bedfordshire. Vision 03 Report 04 We are a charitable housing We believe everyone should have a home association making a positive and the support they need.Development Care and 08 difference to thousands of lives Values 06 Supported every year. Our residents and service users come first. Housing We treat people with respect, promoting We do this by building hundreds independence and choice.Housing Summary 12 of much needed new affordable We value our staff who are key toManagement Financial homes, managing our existing delivering excellent service. 10 Statements homes and providing care and We are cost effective without supported housing services to a compromising standards or safety.Performance 13 Board and 15 wide range of people.Indicators Directors History With an annual turnover of £60 The original Hightown Housing Association million, we have over 5,000 homes was formed in 1968, operating mainly and employ over 800 staff. in the Hemel Hempstead area. It grew by merger with housing associations Our development programme operating in St. Albans and west will deliver around 1,200 new Hertfordshire and the name was changed, affordable homes over the next firstly, to Hightown Praetorian and then three years. to Hightown Praetorian and Churches Housing Association. We believe that everyone should have the home and support that The organisation reverted to its original they need. shorter name, Hightown Housing Association Ltd, in June 2015.2 | Hightown Annual Report 2016

Areas of Operation31st July 2016Units in build/pipeline at 31st July 2016 29by local authority areaLocal Authority In build / Pipeline Milton Keynes BEDFORDSHIREAylesbury Vale District Council 386 203Central Bedfordshire Council 69Chiltern District Council 102 Buckingham 242 HitchinDacorum Borough Council 430East Herts Council 197 483 Leighton 90Luton Borough Council 182 BuzzardMilton Keynes Council 22 Aylesbury StevenageNorth Herts District Council 6South Buckinghamshire Council 12 94St Albans District Council 195Three Rivers District Council 51 HERTFORDSHIREWatford Borough Council 15Wycombe District Council 35 BUCKINGHAMSHIRE St AlbansTotal 1,702 Berkhamsted 1,491 1,213 50 Hemel Cheshunt Hempstead 92 Amersham 312 137 176 Watford 374 High Wycombe 146 BERKSHIRE Slough Bracknell 12 Hillingdon Wokingham 12 4 44 Hightown Annual Report 2016 | 3

Chairman’sandChiefExecutive’sReport We are very grateful to our partners and stakeholders in local authorities and government, to our funders, to our consultants and contractors and to our staff and voluntary Board members for their support during 2015/16.4 | Hightown Annual Report 2016

During a period of considerable We rapidly revised our business plan in these services from County Councils, local … there remains apolitical uncertainty and change, we the autumn in the light of the projected Councils and communities. very strong needare pleased to report that Hightown rent cuts. Despite the overall reduction in and demand forhas had another successful and our forecast future income, we concluded We are very grateful to our partners affordable rentedproductive year in 2015/16. that we could accommodate the rent cuts and stakeholders in local authorities housing in the and still maintain a significant investment and government, to our funders, to our areas where weHighlights include: programme through careful control of costs consultants and contractors and to our operate … and becoming more efficient as we grow. staff and voluntary Board members for●● Delivering 343 new affordable homes their support during 2015/16 and look Hightown Annual Report 2016 | 5 Until we see the details of the voluntary forward with confidence to the year ahead.●● Winning two major social care Right to Buy arrangements that the sector contracts in Buckinghamshire is negotiating with Government, it is Two events occurred in early 2016/17 which difficult to evaluate the likely impact for should be recorded here. Firstly, following●● Achieving a £14 million financial Hightown. an In Depth Assessment, the Homes and surplus for investment in new homes Communities Agency announced in May and services But, of course, there remains a very strong that we had been awarded the top grades need and demand for affordable rented for both Governance (G1) and Viability●● Continual improvement in Hightown’s housing in the areas where we operate (V1). Secondly, Hightown agreed to take key performance indicators for and we hope that some form of subsidy on, from July 2016, social care contracts service delivery will be available from government, from from Radian Housing Group for 130 people local authorities, from Right to Buy receipts, in Buckinghamshire and Berkshire worth●● Reaching the milestone of 5,000 through S.106 agreements etc. to allow us approximately £7 million per annum and homes in management to continue to build affordable homes for involving the transfer of 240 staff. rent in the years ahead.The new government elected in May 2015 Tony Keen David Bogleintroduced a number of measures that are Hightown is a developer of new affordable Chairman Chief Executivelikely to impact substantially on housing homes and a social landlord. But it is also @David_Bogleassociations. These included ending the a provider of homes and support servicesten year CPI plus 1% rent guarantee and for people who are vulnerable or disabled.replacing it with a 1% rent cut for four years We rely on the continued support forfrom April 2016 and introducing the Rightto Buy for housing association tenants.

DevelopmentWe built 343 new affordablehomes last year and, as agrowing organisation, are set todeliver around 1,200 in the nextthree years.During 2015/16 we wereparticularly proud to complete ourPark Lane development in HemelHempstead, which marked theopening of our 5,000th property.New homes delivered by area 55 22 141 2 17 Aylesbury Vale Chiltern Dacorum East Herts Milton Keynes 10 38 38 18 2 North Herts St Albans Three Rivers Welwyn & Hatfield Wycombe6 | Hightown Annual Report 2016

Case study Development updateWhen plumbing and maintenance engineer John installed the plumbing ●● Our 130 home Maylands Plaza scheme is rapidly taking shape in Hemelat our Buntingford Road development in Puckeridge, he never dreamt Hempstead. Built on the site of a redundant call centre, it will include ahe’d be moving into one of the properties. parade of shops, an attractive public square and two modern apartment blocks when it’s completed next year.John was then living on hisown in rented accommodation ●● O ur Beaufort House development on a disused office site in central St Albansin Cheshunt – an area where will offer 58 much-needed affordable homes when work is finished nextproperty prices were out of year.his reach. So he jumped at theopportunity of the 50% share ●● Harpenden will get its first affordable rented homes in a generation whenwe offered him in a new 2-bed we complete our development of 15 flats on Lower Luton Road.apartment, as part of our sharedownership scheme. ●● Local people living in prosperous Buntingford will get the chance to secure an affordable home with one of our 64 new homes on the Knights Walk development. ●● We plan to demolish outdated Viking House in Hemel Hempstead and replace it with 87 affordable homes.He said: “My rent was only semi-affordable, but I would haveneeded a substantial mortgage tobuy a property around here andthat wasn’t realistic. I actually didthe plumbing here myself and atthat time I thought a new build property was way out of my price range.This shared ownership “This shared ownership scheme hasscheme has given me given me the chance to invest in athe chance to invest in a home, and the apartment is perfecthome … for me, including being handy for work. It was also more expensive for me to rent, so I’m now even able to budget and save.” Hightown Annual Report 2016 | 7

Care and Supported HousingHightown delivered care and supported housing to 1,252 people of all ages, Case studywith a wide range of support needs in a variety of settings, including177 lettings in 2015/16. Our extra care housing scheme in Aylesbury has been running arts and craft sessions which have been a boost to the wellbeing of bothOur aim is to provide appropriate support to each service user to enable them to develop residents and local people who are welcome to attend.independent living skills, be involved in decisions regarding their life and participate intheir local community. The ‘Creations’ sessions take place twice a week at The Elms in Verwood Road, where most of the tenants living in 28 self-contained flats are aged over 55 and have mentalOn average we supported 620 service users each month last year – ranging from health difficulties. Other activities at The Elms include gardening, bingo, a walking24 hour support in our care homes to those receiving a few hours of help each week. group and a knitting group.Our crucial work supporting homeless people in St Albans is saving local partners- including the police and health services - around £600,000 a year, according to anindependent 2016 Social Impact Report.8 | Hightown Annual Report 2016

Case studyDelivering on support Our support for gold medallist PaulBuckinghamshire County Council selected Hightown to offer care andsupport to 47 vulnerable adults in eight schemes across the county through Talented Paul Rowland hasn’t letthe Homes for Living scheme. his learning disabilities get in the way of having a full life, with theIt involves supporting people with learning disabilities and autism living in a range of small help of staff at our Ellis Houseschemes in Princes Risborough, Chesham, Beaconsfield, Aylesbury and High Wycombe. supported living scheme in St Albans.These services include a number of flats where residents are being supported to liveindependently. We will also care for six people living in a registered care home in High Paul, aged 30, who has lived in his ownWycombe, as well as people living on a communal basis in various supported living flat with our support for the past sixschemes across the county. years, is a championship swimmer, a member of a dance and drama group and a volunteer kitchen worker in a Hertfordshire County Council café.We took on 84 full and part-time staff from the previous provider to deliver on-going careand support to our new service users. He says staff at Ellis House, where we have nine supported living homes for people with learning disabilities, have played a key part in helping him reach his realEarlier in 2016 we kept our Home Options contract (now called Options for Support) after potential.a re-tendering process with Buckinghamshire County Council. This will see us supportvulnerable people in the county for a further five years. “I love living here because it’s great having my own place, while there are always staff here to prompt and advise me, as well as making me feel secure,” he said.The ambitious project, which began in 2006, has already meant 87 people with mentalhealth difficulties have moved into new homes, with many being supported to move from Looking aheadregistered care homes into independent living. Our new supportedIn July 2016 Hightown took on a further 30 care and support schemes from Radian living service in FletcherSupport, who no longer plan to provide this type of service. Way, Hemel Hempstead, will become home for eight young adults with physical and learning difficulties in 2016. Each will live in their own self-contained flat in two new, purpose-built, blocks. Hightown Annual Report 2016 | 9

Housing ManagementCase study We value partnership working It’s been another busy and successful year for our Operations and Home and were happy to help organise Ownership teams, which provide housing and estate management servicesThe Community a Community Event in Newton to our tenants, shared owners and leaseholders.Action Team also Leys, Milton Keynes. It gave local As our stock has grown to 5,000 homes, we have worked harder than ever to make surelet residents know families the chance to enjoy ice they all meet our high quality standards. We also put customer service at the heart of allwhat was going on in cream and face-painting, while our activities and continue to work with residents to develop services in line with theirtheir area, and there their Housing Officer, Estates expectations.was the opportunity Quality Inspector and Incometo discuss welfare Recovery Officer were on hand for Key facts and figures:benefits and getting a chat.back into work. Local 418 general 5,000th homepolice officers gave needs lettings completedadvice on staying safe. 14,835 repairs 14 day void time £7.75m 92% satisfaction revenue reduced from 15 days (2014/15) 65 shared 2.01% arrears ownership sales reduced from 2.14% (2014/15)10 | Hightown Annual Report 2016

Case study Case studyOur Housing Officers in Buckinghamshire also helped Berryfields Parish We held a special event for the completion of our 5,000th property,Council and the Church on Berryfields with a Community Fete which with local MP and Minister for Policing, Fire and Criminal Justiceraised £1,500 for a much-needed village hall. and Victims, Mike Penning to mark the opening of the Park Lane development in Hemel Hempstead.Hightown has 31 homes on Berryfields, a growing community in Aylesbury, and ourstaff ran an information stall while also helping with some of the event’s activities. We’ve built 70 homes for affordable rent and 15 for shared ownership sale on the site of the town’s former Royal Mail sorting office, just behind the MarlowesWe were delighted to offer our support to help make the fete such a success. It’s Shopping Centre.fantastic to see the community coming together and we saw this as a chance forpeople to get to know their neighbours as well as have a great time. Mike Penning was joined by Hightown’s 5,000th resident, care worker Michaela James and Councillor Margaret Griffiths, when he cut the ribbon to declare the new development open. We’re delighted to have reached the milestone of our 5,000th property, as it’s a significant step in our aim to deliver more than 1,000 affordable homes within three years and play our part in tackling the national housing crisis. Hightown Annual Report 2016 | 11

Summary Financial StatementsStatement of Comprehensive Income as at 31st March 2016 Statement of Financial Position as at 31st March 2016 2016 2015 Tangible fixed assets 2016 2015 £’000 Housing properties £’000 £’000 £’000 46,213 Other fixed assets (29,791) Investments - other 465,088 425,493Turnover 50,687 16,422 Total fixed assets 5,680 5,690 2,178 Current assets 2,630 2,649Operating costs (34,033) Properties awaiting sale 106 Trade and other debtors 473,398 433,832Operating surplus 16,654 (6,061) Cash and cash equivalents 12,645 3,053 2,483Surplus on sale of properties & other fixed assets 3,190 Creditors: Amounts falling due within one year 2,942 3,476 (88) Net current assets 16,536 9,350Interest receivable and similar income 1,522 444 Total assets less current liabilities 22,531 15,309 13,001 Creditors: Amounts falling due after more than one year (15,510) (11,613)Interest and financing costs (7,100) Provision for liabilities 7,021 3,696 Pension Liability 480,419 437,528Surplus for the year 14,266 Other Provisions 392,490 364,995 Total Net AssetsActuarial (loss)/gain on defined benefit pension scheme 38 Capital and reserves 4,916 3,860 Share capital 136 81Unrealised gain/(loss) on revaluation of investments (19) Income and Expenditure Reserve Restricted reserve 82,877 68,592Total comprehensive income for the year 14,285 Revaluation reserve Total Reserves – – 81,986 67,686 167 163 724 743 82,877 68,59212 | Hightown Annual Report 2016

Performance IndicatorsLettings 2016 2015 REPAIRS 2016 2015New lettingsSocial Rent 25 73 Completed on the first visit 85% 85%Affordable rent 266 142 Overall satisfaction with the repairs service 92% 92%Intermediate rent Average time to complete a routine repair 10 days 11 daysShared Ownership sale 1 0Care and support 65 93 WHAT SORT OF PROPERTIES DO WE HAVE? 2016 2015Re-lets 12 17Social rent General housing properties for rent 2,883 2,622Affordable rent 111 100 Intermediate and Rent to HomeBuy properties 220 221Intermediate rent 16 5 Retirement leasehold properties 209 209Care and support 30 General leasehold properties 443 376Lettings to ethnic minorities 41 Shared ownership 654 633Lettings to statutorily homeless 237 280 Supported housing 498 493Voids 23.24% 24.75% Supported housing owned by Hightown but managed byAverage number of days before letting (general housing) 35.41% 40.31% other agencies 114 114Rent (general housing) Registered care and nursing home spacesRent collected 14 15 Total 55 55Rent arrearsAverage rents 100% 99.77% 5076 4,723Bedsit 2.01% 2.14%1 bedroom2 bedrooms £84.17 £82.423 bedrooms £103.71 £101.294 bedrooms £119.69 £118.40 £140.55 £137.50 £155.38 £151.99 Hightown Annual Report 2016 | 13

Our people,ourcommunitiesHightown’s staff grew to more than 1600 people in 2015-16 and continueto be a vital part of our successstory. We recognise the value ofa healthy work/life balance andthis year have been encouragingemployees to follow the ‘Five Waysto Wellbeing’ – Connect, Be Active,Take Notice, Keep Learning andGive. 234 1 Our volunteers removed old fencing and 5 6 tidied up the woods on the Boxmoor Trust 2 Tom from Welwyn Garden City receiving his award at The 2015 Rumble Awards 3 F undraising for Collett - We’ve been raising funds to help Collett School kit out their new treehouse classrooms 4 P ony Sanctuary – At Two Oaks Pony Sanctuary in Northchurch, Berkamstead, helping with the animals 5 S taff volunteer, Stephen, at Collett School 6 Canal & River Trust – Improving a Hemel Hempstead canal with the Canal and River Trust14 | Hightown Annual Report 2016

Meet theHightown Board Members Main picture - Board Members: Back row (from left) – Andrew Rose - IT Director, Tony Keen (Chair) - Former Business Owner and CEO, Robert McNaughton - Chartered Accountant, Philip Day - Resident. Front row (from left): Claire Blunt – Chief Financial Officer, James Steel - Commercial Consultant & former banker, Cliff Hawkins - Retired Property Fund Manager and Chartered Surveyor, Cllr Brian Ellis - Local Authority Elected Member (SADC), Oliver Burns - Former Chief Financial Officer, Steve Johnson - Property Infrastructure Director for international data centre company and Chartered Surveyor, Frances Kneller - Housing Consultant. Inset: Althea Mitcham – Adult Social Care & Health Management Consultant, Richard Calvert - Chief Operating Officer in Central Government. Hightown Directors, bottom left picture (from left): David Skinner – Director of Financial Services; George Edkins – Development Director; David Bogle – Chief Executive; Dave Black – Acting Director of Care & Supported Housing; Mark Carter – Director of Business Transformation; Susan Wallis – Director of Operations. MMeemmbbeerrss ooff AAssssoocciiaattiioonn:: 2277.. RReeggiisstteerreedduunnddeerrtthheeHHoouussiinnggAAcctt11999966.. Registered nRuemgisbteerr:eLd21n7u9m. ber: L2179. AA rreeggiisstteerreedd ssoocciieettyy uunnddeerr tthhee CCoo--ooppeerraattiivvee aanndd CCoommmmuunniittyy BBeenneefiitt SSoocciieettiieess AAcctt 22001144 wwiitthh aa rreeggiissttrraattiioonn nnuummbbeerr 1188007777RR.. AAffiilliiaatteedd ttoo tthhee NNaattiioonnaall HHoouussiinngg FFeeddeerraattiioonn.. Hightown Annual Report 2016 | 15

Hightown Housing Association LimitedHightown House, Maylands Avenue, Hemel Hempstead HP2 4XHT: 01442 292300 | F: 01442 215978E: [email protected]@hightownhawww.hightownha.org.uk