Camden Association of Street Properties

ANNUAL NEWSLETTER!

FEBRUARY 2011

Dear Camden Street Property Tenant

Throughout this news item we have in most instances used the word “tenant” to signify both tenant and leaseholder.

All members (registered or unregistered) are cordially invited to attend the Association’s AGM on Wednesday 30^TH March 2011.

CASP ANNUAL GENERAL MEETING / HOUSING SURGERY

This short news item is to inform our members about the Association’s most recent work and to invite you all to attend the Annual General Meeting on Wednesday 30^TH  March 2011 at Camden Town Hall (Council Chamber), Judd Street, WC1 (7-9.30pm). A CASP pre-meeting housing surgery will also take place before the main meeting (6-7pm) – please see main meeting flyer!

CASP ELECTIONS

The Association will also be looking to elect a new Committee and Officers – we will seek to elect a Chair, Vice-Chair, Secretary, Treasurer, Publicity Officer and committee members – please note training is available to help any LBC street property tenant interested in joining the CASP Committee.

If any LBC street property tenant or leaseholder would like to stand for any of the above positions at the AGM and need further guidance, please contact Dawn Aldred, Camden’s Tenant Participation Team – all nominees will be expected to say a few words about their interest in LBC street properties at the AGM and all nominations (to be made on the night) will also need to be formally seconded by another person. Again, if you would like to get involved, but need guidance and support to help you through the process, please contact Dawn Aldred on 020 7974-2377 or dawn.aldred@camden.gov.uk – the Association actively encourages tenants from all sections of the community, regardless of their level of skills and experience, to get involved in its activities!

Maria Campos who joined the CASP Committee in November 2010 says:” I joined CASP because I wanted to help give street properties a much needed voice. I feel I am now doing this and that my work is making a difference”.

CAMDEN COUNCIL’S ‘SCRUTINY’ REPORT ON HOUSING SERVICES TO LBC STREET PROPERTIES

On May 26^th 2009, the Association presented a formal deputation to Camden’s Housing and Adult Social Care (HASC) Scrutiny Committee and highlighted a number of issues in relation to Camden Council services to LBC street properties.

At the meeting it was formally agreed that the Committee (made up of elected cross-party Cllrs) would ‘scrutinise’ housing services delivered to tenants and leaseholders who reside in LBC street properties.

Camden’s formal report on housing services to our homes was presented to CASP members at the Association’s AGM on December 2^nd 2009. The report was also discussed at Camden’s HASC scrutiny committee meeting on December 8^th 2009 where the newly elected Committee requested more time to respond to the issues raised in the report.

On February 10^th 2010, the Association held a special meeting at Camden Town Hall (Council Chamber) where it formally presented its response to the report which included the following:

Camden’s report helps to highlight a number of challenges in terms of Camden’s management of our properties.

The report also helps to highlight a number of further issues affecting LBC street properties, including inadequate communication between tenants and different Council departments, community safety issues and difficulty for some tenants around accessing some services.

However, it is also our view that the report fails to focus on some specific areas which are clearly important to tenants who live in our properties, such as the impact of the previous administration’s decision to sell-off LBC street properties to fund Camden’s Decent Homes programme.

The report also fails to focus on possible solutions to issues such as noise nuisance / pollution despite the subject providing much of the motivation behind the Association’s decision to present a formal deputation to HASC scrutiny committee on May 26^th 2010.

Camden’s report, whilst focusing on a number of issues around street property repairs and Decent Homes, also fails to suggest ways to improve overall service delivery to our members.

In addition, the report doesn’t stress enough just how much members enjoy living in their homes, including valuing the opportunity to try and influence and improve how services are delivered to our properties.

Housing Management and LBC Street Properties:

It is evident in the report, as well as through contact with our members, that there exist a number of ‘grey’ areas with regards to how different teams should be working to provide an effective housing management service to tenants who live in our properties.

In fact, many members complain of not knowing the name of their Estate Officer (EO), as well as tenants asking who is responsible for enforcing the terms of their tenancy or lease.

CASP responded positively to Camden Council’s decision to progress the Association’s suggestion and carry out a pilot project whereby LBC street properties are managed by a dedicated Estate Officer (EO) who specializes in street properties, allowing them to build up experience and expertise in dealing with issues typical to them.

The pilot scheme was conducted in the Camden Town and Primrose Hill ward between June and November 2010. Camden Council officers will be present at the AGM on March 30th to discuss with CASP and its members the findings of the report – Please come to the AGM on March 30th and have YOUR say!

Camden’s proposal to change the role of Estate Officers (EO’s) as well as to close all 5 District Housing Offices (DHO’s) and replace them with community based touch down facilities remains not only contentious, but presents further challenges to the Association to try and ensure that our properties receive a responsive and comprehensive housing service – Please come to the AGM on March 30th and have YOUR say!  

Decent Homes Works and Housing Repairs and LBC Street Properties:

Some of our members continue to raise issues around the quality and cost of some of these works, as well as the issue of adequate supervision when these works are carried out. It is also evident that there needs to be some fundamental changes in how the programme (Decent Homes) is delivered to tenants if we are to see some real improvements in service delivery, rather than solving issues on an ad hoc basis, which is what appears to be happening at the moment.    

Richard Ford, CASP MC Member says: “Bad contracting firms have neither souls to damn or backsides to kick, but they do have accounts books. Only with penalty clauses will good workmanship ensure and tragedy be avoided”.  

George Appleby, CASP MC Member says: “The scaffolding has been up for ten months now. Actual days worked? About 10”.

CASP has been extremely vocal in a number of different forums about these issues, including District Management Committee (DMC) and Joint Monitoring Group meetings. Some of our work has also featured in the local press!

Monika Caro, Vice Chair of CASP says:” It is imperative that Camden Council consider the needs of vulnerable, elderly and disabled tenants when carrying out these works. Unfortunately, their needs are too often overlooked, but we all have a responsibility to make sure they have a much needed voice during any debate”.

CASP has also fully supported and encouraged interested members to take part in Camden’s Decent Homes and Housing Repairs Scrutiny Panel, and as part of its evidence – we submitted a number of recommendations around Decent Homes works and reactive housing repairs - it recommended that Camden Council produce a separate, but detailed report on how street property repairs are identified, carried out and costed, as this may help to address some of the many complaints the Association receives about the standard and cost of repairs to street properties. Pending the outcome of the report, Camden may want to investigate how to deliver a more responsive and cost-effective repairs service to LBC street property tenants and leaseholders. – Please come to the AGM on March 30^th and have YOUR say!

Noise Nuisance / Pollution and LBC Street Properties:

Noise nuisance / pollution remains a major problem for many tenants living in LBC street properties which are not purpose built and generally do not have appropriate sound-proofing.

Unfortunately, despite the report acknowledging the amount of EO time (and cost!) spent dealing with issues around noise nuisance / pollution, it doesn’t recommend a review of Camden’s current noise service, nor does it offer any solution for those tenants suffering from noise pollution which Camden Council has deemed unsolvable.

The role of different departments (DHO’s, EHD’s) is also not always clear when looking at providing a comprehensive and responsive noise service, and this can provide a challenge for both tenants and Camden’s staff.

Petra Dando, Chair of CASP says:” Much confusion surrounds the delivery of Camden’s noise service, as tenants continue to raise issues around identifying and accessing different support services such as Camden’s mobile patrol service, despite paying for these services”.

With pressure from CASP and support from a number of Camden Cllrs who sit on the Housing and Adult Social Care (HASC) Scrutiny Committee, a decision was taken on January 12^th 2011 to set up a formal scrutiny panel to look at the issue of noise nuisance and how it affects tenants who live in Camden Council properties.

The terms of reference for this panel are still being decided, but if you would like to get more involved in the work of the panel, please contact the Association or come to the AGM on Wednesday 30^th March 2011.

Home Ownership Services and LBC Street Properties:

Historically, there have always been issues around communication with Housing and Home Ownership Services (HOS) and many members feel that this has impacted on service delivery.

Leaseholders in our properties continue to raise concerns about shoddy workmanship, irregular billing processes for services and capital works to their homes, invoices based on estimates that are never properly reconciled, or invoices for works not carried out to their homes.

Many of our street property leaseholders ask for nothing more than to be invoiced for reasonable quality work (if needed!) at a cost which can be supported and understood.

One of CASP’s recommendations following Camden’s report on housing services to LBC street properties, requests that HOS have in place appropriate monitoring arrangements to assess the impact and effectiveness of any changes being introduced as part of Camden’s leaseholders improvement plan, which was launched by Camden Council to improve services to Camden’s leaseholders.

CASP has also supported a number of members to give evidence at the recently launched Leaseholder Service Charges scrutiny panel which has focused on the accuracy of billing as well as the relationship between Home Ownership Services (HOS) and the Council’s repairs service.

A final report is expected in March which will include a number of recommendations and the Association will provide feedback at its AGM.

A copy of Camden’s report on housing services to LBC street properties can be accessed at:    http://democracy.camden.gov.uk/Data/Housing%20and%20Adult%20Social%20Care%20Scrutiny%20Committee/20091208/Agenda/$Report-Item-10-Street%20properties%20report%20.doc.pdf

Copies of the Association’s full response to Camden’s report which includes items on community safety, services to vulnerable adults and tenant participation, etc, will be available at the Association’s AGM.

CASP AND INCREASED REPRESENTATION FOR ITS MEMBERS!

Please note the areas throughout Camden where our members are situated – Please come forward and volunteer to become a ‘street’ representative!

Gospel Oak District

(Areas covered: Gospel Oak, Haverstock wards)  

Kentish Town District

(Areas covered: Kentish Town, Cantelowes, Highgate wards)

Hampstead District

(Areas covered: Hampstead Town, West Hampstead, Swiss Cottage, Belsize, Kilburn, Fortune Green, Frognal & Fitzjohn’s wards)

Camden Town District

(Areas covered: Camden Town, Regent’s Park, Primrose Hill and parts of St Pancras and Somer’s Town wards)  

Holborn

(Areas covered: Holborn, King’s Cross, Bloomsbury, Covent Garden and parts of St Pancras and Somer’s Town wards).

The Association will be making an announcement at its AGM in order to progress this piece of work, so please make sure your ‘street’ is represented at the AGM!

MEMBERSHIP OF THE ASSOCIATION

Remember, if you would like to become a registered member of the Association, please fill in the enclosed CASP membership form and return it in the enclosed CASP logo Tenant Participation Team freepost envelope – the logo ensures that the envelope is for the sole attention of the Association. We especially urge members to do so this year in view of the impending cuts and the possibility of decreased resources for many groups which may prevent the Association in future years from sending out a newsletter to all 6500 LBC street property households.  

If you would like to contact the CASP Committee / CASP DMC / Area representative about any item raised in this newsletter, to request a ‘street’ walkabout’, or about any other issue affecting Camden Council street properties, please contact us at camdenstreetproperties@yahoo.co.uk Please note all e-mails to this address are accessed by the CASP Committee. Alternatively, please contact Dawn Aldred, Camden’s TP team, on 0207 974-2377 or at dawn.aldred@camden.gov.uk and ask for your details to be passed to CASP – we will get back to you!

If any tenant would like this document translated, please contact the CASP Committee on the contact details shown above.

Camden Association of Street Properties Management Committee

MESSAGE FROM THE CHAIR (2011)

“It goes without saying that it has been another busy year for the Association, especially as much of our work has taken place against a background of uncertainly and impending cuts to local services which will undoubtedly impact on a large number of our members.

Camden’s proposal to change the role of Estate Officers (EO’s) as well as replace the 5 District Housing Offices (DHO’s) with community touch down facilities remains contentious - it is vital that our members continue to have their say on these issues.

Proposals by Camden Council to progress a number of small site developments, as well as discussions to regenerate some areas in Camden (Gospel Oak, etc) are also now underway, and it is the intention of the Association to try and involve tenants as much as possible in any discussions which may affect their homes. I have also requested that more information about this item be available at our AGM.

As a co-opted member of Camden’s Housing and Adult Social Care (HASC) scrutiny committee, as well as a panel member of its Decent Homes and Housing Repairs scrutiny panel, I am eager to see how the recommendations from the three time limited panels – Decent Home and Housing Repairs, Tenant Participation and Leaseholder Service Charges – will impact on services to tenants and leaseholders throughout the borough.

I am also excited to see the establishment of a panel to discuss the little understood and complex issue of noise nuisance and how it affects tenants who live in Camden Council properties.

We also very much need to encourage tenants to come forward and agree to become ‘street’ representatives, as this will help enormously to communicate with our large membership, as well as making sure that the Association is aware of important issues affecting our streets and members, so this is where we need YOUR help!

It was also encouraging to see so many members take part in our local meetings in July 2010, which gave registered members an opportunity to get informed and have their say on a number of local issues including our street property pilot scheme, Camden’s new recycling service, Camden’s Integrated Reception Service (IRS) Programme, Decent Homes and Repairs, etc – Please remember to fill in and send back the enclosed membership form to ensure you receive meeting invites and additional info throughout 2011.

The Association has also arranged for a Camden Council officer to be present at its AGM pre-meeting housing surgery (6-7pm) to discuss any concerns you may have about Camden’s IRS Programme. Remember, only a small number of LBC street properties – those properties with communal television aerials already maintained by Camden Council - are included in the approved IRS Programme.   

We will also be proposing a number of amendments to our existing constitution, as this will place the Association in a better position if it should decide to apply for grants in future years to help support its work.     

I am extremely proud of what CASP has achieved as an Association and the work it has done to raise the profile of issues affecting LBC street properties.

I am also very most grateful to my colleagues on the CASP Committee for their hard work and diligence, including CASP’s Vice Chair who has stepped into my shoes on more occasions than I care to remember! I am also grateful to the Gospel Oak DMC who have taken the initiative in trying to tackle at a local level a number of challenging issues such as increased support generally for vulnerable residents and putting into place effective monitoring arrangements for local housing services, etc.        

Please come to the Association’s AGM where you can hear more about the Association’s work”.

Best wishes,

Petra Dando

Chair, Camden Association of Street Properties

Proposed amendments to the existing CASP Constitution:

‘Any Officer or Committee Member must declare any relevant personal interest. The Committee shall have the right to determine whether that member shall withdraw or be allowed to speak but not vote, or be allowed to speak and vote’

‘The Committee shall have the power to: Raise funds and apply for grants in order to help progress and achieve the general objectives of the Association’

We also wish to include a general dissolution clause:

‘The Association may be dissolved at any time by a resolution passed by a two thirds majority of those present and voting at a special general meeting of the Association. Any remaining assets awarded by funders and held by the group must be returned to them and any liabilities settled. After this process, any remaining assets of the group must be applied to a charitable purpose, or other similar purpose agreed with the members of the Association. No remaining assets will be distributed among the members’.