Swan's 20th Anniversary Publication

Creating communities for twenty years

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Creating homes Welcome to our ‘Creating communities for twenty years’ publication to commemorate Swan Housing Association’s 20th anniversary.

The publication celebrates our achievements over the past twenty years, together with our plans for the future, and takes an objective look at the challenges facing our sector.

I was delighted to be appointed Chair of Swan Housing Association in October 2013 and to help build Swan’s future alongside the highly talented team.

Looking ahead, we have exciting growth plans, and desire to be a focus for regenerating communities. We plan to deliver 888 new homes in Essex and London over the next three years.

We will continue to deliver high-quality services to our customers; to invest in our neighbourhoods; to tackle inequalities; and to create opportunity.

I would like to thank all our people and partners who have contributed towards Swan’s success over the past twenty years, and who continue to support us by delivering excellent services to our customers and by helping to realise our exciting plans for the future. We hope you enjoy reading this publication, and look forward to creating and maintaining vibrant, sustainable communities for many years to come.

VALERIE OWEN OBE, CHAIR, SWAN HOUSING ASSOCIATION

1994 Swan starts with

2,000 homes

Basildon Community Housing Association becomes the largest housing association in Essex with the transfer of 2,000 homes and redevelopment in the local area (BCHA – later to be renamed Swan)

BCHA commences major works on its housing stock, with new windows, bathrooms, kitchens and heating systems to substantially improve living conditions for its residents in Basildon

In addition, BCHA signs a contract to redevelop the Bluehouse Estate and creates more than 100 homes off-site, to allow for the decanting of Bluehouse residents

20 Stories | 20 Years | Swan Housing

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INTRODUCING SWAN Chief Executive John Synnuck describes the organisation’s mission

DEFINING MOMENTS Residents and employees share their best experiences of Swan

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20:20 VISION A round-up of twenty key Swan projects and developments

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ON THE GROUND Meet our frontline team and find out how we work with residents

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CHANGING LIVES How the Swan Foundation is helping communities to thrive

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MEET THE PEOPLE Three households living on Swan estates share their life stories

TRANSFORMATION How we changed the Exmouth Estate in east London

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RADICAL REMEDIES ResPublica’s Phillip Blond suggests bold solutions to the housing crisis

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REGENERATION Three experts discuss housing associations’ role in changing times

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METAMORPHOSIS Take a look at our recently regenerated Bow Cross estate

SUPPORT SYSTEMS How Swan offered more than just a home to a young mum and her baby

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LOOKING AHEAD What does the future hold for Swan Housing Association?

From left: Tabatha, a Swan resident; Swan Estate Services team at work; Swan employee Phillipa Drummond; Summer and her daughter outside their home, Dove Cott House

Swan assists Basildon Borough Council in providing interim accommodation for homeless people at Cranes Court

West Kent Housing Association hands over the development at Noak Bridge to Basildon Community Housing Association

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Introducing Swan Housing John Synnuck, Chief Executive of Swan Housing Group, reveals why his mission involves more than bricks and mortar Illustration by Fernando Volken Togni

Swan started out small. Its original iteration, Basildon Community Housing Association (BCHA), started life by managing homes transferred to it in Basildon by the Commission for New Towns. BCHA’s logo happened to be a Swan. In the late 1980s, the government was pushing the idea of choice; residents in New Towns could elect to go with the local authority or move to an independent landlord.

The Commission for New Towns

1995

2,500 Swan homes

The Tenant Consultative Committee is set up 33 new homes are completed at Noak Bridge

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transferred around 2,000 homes to Swan in 1994 and that is where our story begins. We now own and manage around 11,000 homes and have more than 22,500 residents.

When we took on our first 2,000 homes, I quickly realised that Swan had to build more. Housing need was rising then and it continues to rise now, and we must address our future responsibilities. During the next three years, Swan has plans to build 888 new homes.

There has been a shift towards housing associations pursuing commercial aspirations and I have no problem with this, if all the profit is ploughed straight back into meeting housing need. The decrease in social

David Curry, MP and housing minister, helps with the demolition of the Bluehouse Estate in July; 100 families are rehoused in new homes known as “feeder sites” in Vange and Laindon

BCHA helps 18 families buy homes on the open market

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‘TODAY SWAN HAS MORE THAN 22,500 RESIDENTS, AND WE PLAN TO BUILD 888 NEW HOMES IN THE NEXT THREE YEARS’

1996

2,083 Swan homes

Work begins on Five Links – a major regeneration site in Basildon BCHA starts to operate in more local authority areas such as Castle Point, Redbridge and Thurrock

Demolition of former council homes in Vange BCHA’s new office, Phil Morris House, opens in Laindon Richard Hines takes over as Chair of the Board from Phil Morris

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housing provision during the last 20 years has created a genuine crisis, together with a dysfunctional market affecting millions.

We’re trying to do something about this.

Creating subsidiaries

We have units that accommodate very young parents and their babies. We own a number of women’s refuges, and we house NHS key workers. Alongside putting roofs over people’s heads, we take our social responsibilities very seriously. Swan’s mission is to provide a comprehensive service, not just collect the rent. This means working hard to involve our residents in a meaningful way – I want us to improve residents’ quality of life.

We recognised that, if we undertook the building of new properties ourselves, we could maintain our independence and return any profit to social housing. As funding was, and remains, extremely limited, we had to use our entrepreneurship to fund Swan’s mission.

Increasing provision We set up a commercial construction Given the UK’s drastic shortage of suitable subsidiary, Swan New Homes, which housing, I propose two solutions. sold 148 properties last year, and The first is to create a sea change has generated £31.5m in gift in attitudes towards renting. In aid since 2006, which we other European countries with 1997 invest in new social housing. comparable economies, Two further subsidiaries long-term renting is routine have also been established and not considered ‘secondSwan homes to generate profits – Vivo, best’. Crucially, landlords which provides domiciliary should be held to proper care services, and Hera, our account; we need a much fairer property management arm. We’re legal framework that encourages ambitious, but why not? We expect Vivo higher standards and more appropriate rents, to generate an annual turnover of £5m as well as security for residents. after five years, and Hera £2m.

My other proposal for tackling the Meanwhile, we keep expanding our housing crisis is simple: that people cease services; for example, we provide sheltered to regard property as a financial asset or housing to people with special needs. source of security. First and foremost, it

2,452

Work begins on developing supported housing projects, including a women’s refuge, homes for people with learning disabilities and a foyer

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A £3m programme of improvements to transferred stock is completed

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is a home. One positive change in social housing has been increased sophistication among landlords in terms of the services they offer – in everything from tackling anti-social behaviour better to working on community cohesion. For Swan, my ambition is simply to create as many new homes as we can, and to build homes where people can thrive.

Positive change

We should ask whether housing associations can effect positive change. My answer would be they can at local levels. Improving a run-down estate can make a huge difference to that community.

For Swan, there’s an increasing pattern of partnering with local authorities to provide high-quality, cost-effective refurbishments. One example is our work in Tower Hamlets, which is ongoing and has already been met with approval from many residents who have noticed a positive change in their environment.

Swan has four key values: to be imaginative – making good things happen; to be insistent – going the extra mile for our residents; to be in touch – involving our residents in decision-making; and to have integrity – always behaving fairly and honestly. I’m very proud to be part of that.

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Looking back

Defining moments Swan residents and employees share their best experiences from the last two decades

Jan Collier PA to John Synnuck, Chief Executive of Swan (joined in 1996) Defining moment: going to the House of Lords to help launch the Swan Foundation. But in addition, over the years Swan has given me many opportunities to further my career with development and training programmes, to help me achieve my goals.

1998

2,915 Swan homes

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Steve Francis (Swan resident for 13 years) Defining moment: achieving CIH Level 2 certificate in housing practice.

I left school when I was 16 without a single qualification, and now I’ve got a Chartered Institute of Housing certificate – Swan backed me all the way, and I was over

the moon when I got a merit.

Now I’m Vice-Chair of the Residents’ Consultative Committee (RCC) in Essex and I undertake estate inspections.

The great thing about Swan is that it’s definitely resident-led. If we’re not happy with a policy that comes through, it goes back and gets changed.

Carol Franklin (Swan resident for 7 years) Defining moment: a productive retirement.

Joining the Residents’ Consultative Committee in March 2008 has changed my life, helping me utilise my skills in retirement in a positive way.

I’ve got mobility problems, but that’s never stopped me. I have attended training seminars and I am now Chair of the Essex RCC. I’ve learnt so much about housing, and I help residents sort out their problems.

Collette Rashbrook, Care Services Manager, Vivo Support (joined in 2003) Defining experience: the opportunity to join a new venture.

I successfully applied to Vivo, a Swan subsidiary, and became Care Services Manager. My career has given me the opportunity to witness positive outcomes for many clients and their families who have approached us in crisis.

The Swan Housing Group is established. Richard Himes is Chair Swan Housing Association has three subsidiaries: BCHA with Robert Hall as Chair, Cygnet Housing Associations with Jean Ford as Chair, and Pike Housing Services

The Swan’s Tenants Federation is formed The Swan Group now works with 16 local authorities Swan supports the Wildfowl and Wetlands Trust, an environmental charity protecting whooper swans Swan launches a website

1999

Swan expands into Suffolk

3,069 Swan homes

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Paul Hayden, Administration Assistant (joined in 1999) Defining experience: being part of a supportive organisation.

I’ve seen many changes at Swan over the years, and I’ve met so many people. I enjoy my job and really like the fact that I can approach my colleagues at any time, knowing that they’ll always support me.

Luigi Bianchi (Swan resident for 8 years) Defining moment: creating a safe community for families.

I was on the steering group when Tower Hamlets was transferring stock, and we looked at what different housing associations had to offer.

At the time the estate was a real mess, but immediately after the transition to Swan things

got better. Things feel safer and it’s much more of a community now. I’ve become Vice Chair of the London RCC and studied for the CIH Level 2 Housing Practice qualification, which has been most valuable and given me a view of what things are like from the other side.

Michelle Richards (Swan resident for 15 years) Defining experience: expanding my horizons.

Abdullah Hossain, Community Development Officer (joined in 2004) Defining experience: working with residents.

Being involved in the Blackwall Reach Regeneration Programme is particularly significant to me. I’m proud to be helping the community to design their own neighbourhood. My focus is always to involve residents, so they can influence improvements.

2000

3,028 Swan homes

Swan enters into a PFI scheme with NHS Trust in Colchester to deliver a significant key worker project including 130 new units

Swan has empowered me. I’ve received inspirational training, such as First Aid and Safeguarding Children.

I’ve analysed Swan’s operational targets for repairs, complaints and antisocial behaviour and I used to chair the London Residents’ Consultative Committee. Highlights for me include attending Swan’s annual conference at West Ham Football Club – even though I’m an Arsenal fan!”

2001

3,234 Swan homes

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Meet the people Swan Housing Association has been regenerating communities since 1994. Three households living on regenerated estates in Essex share their experiences as Swan residents

2002

4,021 Swan homes

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Swan starts building key worker accommodation for Norfolk and Norwich NHS Trust. The scheme involves new development and refurbishment of existing stock, and has a contract value of ÂŁ6.9m

In December 2002 Swan is selected by the residents of Crossways estate in Bow, to prepare stock transfer proposals and develop many new affordable homes

The regeneration of the Five Links estate in Basildon continues, with the demolition of 163 dwellings and construction of 172 homes at affordable rents, plus 72 units for private sale, to create a mixed-tenure community

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Ron and Jan, Noak Bridge, Basildon When Ron and Jan moved in to their flat in Noak Bridge, Basildon back in 1982, their home belonged to the nowdisbanded Commission for New Towns. In the mid-1990s, when consulted on a change of landlord, Ron and Jan had no hesitation in choosing Basildon Community Housing Association (which later became Swan Housing) over Basildon Council – and have not regretted their decision for a moment.

The couple are on Swan’s editorial panel, which advises on the content and design of the residents’ newsletters. They were prime movers behind the creation of the Noak Bridge Beautification Group, set up to maintain communal areas, which has attracted financial support from Swan and the council.

They sourced the sponsorship to set up a football team for local children, and they both volunteer for the Nature Reserve Society.

“Swan really does care about their residents,” says Jan. “We live in a nice place and they help us keep it up to scratch.”

2003

4,335 Swan homes

Steve, Churchview estate, Laindon Steve moved to the Churchview estate in Laindon during the rebuilding in 1994. He lives in a traditional brick-built three-bedroom property with his wife Molly and teenage grandson who attends a local secondary school.

“In the old days, people around here used to live in fear of rogue landlords,” he says. “They didn’t want to ask questions under that kind of regime. But Swan is totally different. They do a lot in terms of resident involvement. They really keep people informed and they do a good job.”

Always keen to get involved and pass on the benefits of his experience, Steve sits on both the Churchview New Tenants Panel and the Residents’ Panel. In 2012 he became chairperson of the latter, although he modestly admits that he’s still a bit uncomfortable when it comes to public speaking.

“But it’s a way of getting through directly to people and of getting results,” he explains. “If anybody wants something done, they can come and ask me.”

He rates Swan as excellent when it comes to upkeep and maintenance, and says he was most impressed by the level of organisation and efficiency when his boiler needed replacing not long ago.

So, does Steve have any plans to move out?

“No,” he says with a chuckle. “They’ll have to carry me out of here in a box!”

Swan is awarded £42m of development programme cash Swan’s Welfare Benefits Service begins operating

The BISI centre is established in Tower Hamlets, to provide training to residents and tackle shortfalls in qualifications Richard Frost becomes Chair of Swan Board

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Tabatha, Five Links estate, Basildon Tabatha and her teenage daughter moved into their two-bedroom flat on the Five Links estate in Basildon in May 2012.

Tabatha had previously been renting from a private landlord, and hadn’t enjoyed the experience.

“To be honest, my life was dark for a while,” she says candidly. “But getting this flat has played a big part in improving my life. It helped give me the impetus and confidence to apply for a job I really liked.”

Tabatha landed the job she wanted, working for local charity BATIAS, which provides support

and advocacy services to people with learning disabilities. And she put her expertise in the field to good use when she spoke about the challenges faced by people with learning disabilities at Swan’s annual conference.

She has also joined the Swan Residents’ Consultative Committee, which provides the chance to influence decisions about Swan’s services.

“I’d really like to stay with Swan,” Tabatha says, “because whenever an issue comes up they are really quick to respond, and it seems like they care. I never feel like I’m just a number.”

2004

4,530 Swan homes

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Swan moves into east London, with successful stock transfers in Tower Hamlets Stock transfer of the Crossways estate to Swan Housing Colchester and Tendring Women’s Refuge opens

Swan’s Foyers are launched as Learndirect Centres Swan wins UK Online Awards for Most Inspirational Story and Best Support Tutor for the East of England

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Transformation An ambitious regeneration project has improved life for residents on the Exmouth estate in London

A major refurbishment between 2005 and 2010 has transformed the Exmouth estate into a safe, welcoming and pleasant place to live. Swan employees and residents have taken control of the estate’s green spaces including planting flowers and shrubs.

The dedicated estate services team ensure the site is kept to a high standard. Security has also been improved with the installation of robust new entranceways. “The Exmouth estate today is a much nicer, much better place to live than it was before Swan became our social landlord,� declared one resident.

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20:20 vision To celebrate Swan’s anniversary, here’s a round-up of twenty key projects and developments

1. Dove Cott House Our parent and child scheme in Laindon, Basildon provides accommodation for young parents, as well as support, advice and skills to enable them to live independently.

Dove Cott House provides 23 self-contained apartments for pregnant women and young parents aged between 16 and 24 years.

11. Spencer House This centre in Southend provides accommodation for adults with learning disabilities, and the support to enable them to live independently.

Swan has 231 units supporting people with learning disabilities throughout Essex – a mix of self-contained flats, bedsits and shared houses.

2. Oakroyd House and Boyes Croft

3. NHS accommodation

These homes in Great Dunmow provide sheltered accommodation for those aged over 55. The scheme enables residents to access the support they need, while maintaining independence.

The two locations comprise 50 homes, plus communal facilities which host regular social activities.

12. Swan Grounds Maintenance and Landscaping This service was set up to provide training and employment opportunities to our residents. The trainees undertake a diploma in practical horticulture, while maintaining our housing stock and providing gardening services to the Swan Care and Repair team.

4. Churchview

5. Noak Bridge

We have three schemes which provide affordable homes to key NHS workers, to others in the emergency services, and to those working in the public sector.

We manage three schemes in Colchester, Romford and Chelmsford, providing 935 homes – from studio flats to three-bedroom houses.

This regeneration project involved the transfer of 950 homes to Basildon Community Housing Association (now Swan).

One estate was suffering from serious structural problems; the entire estate was demolished and replaced with high-quality homes, now called Church View.

Swan’s first new build was Noak Bridge in Basildon, funded by the Housing Corporation, on land provided by the Commission for New Towns. It was undertaken by West Kent Housing Association on our behalf and transferred to Swan in 1994. Since then, we have built many more homes in Essex and east London.

13. Blackwall Reach

14. Resident Training

15. Green Team

This regeneration programme in Tower Hamlets will transform the local area.

It is an ambitious project that will deliver 1,600 new social housing units; enhance public areas on the existing Robin Hood Gardens estate; improve community facilities and transport links; and deliver employment and training for local people.

The annual Swan training programme helps residents learn new skills and improve their chances of employment.

Courses on offer include first aid, IT and horticulture, plus Chartered Institute of Housing qualifications. Over 420 courses have been completed by our residents to gain accredited and recognised qualifications.

Swan’s team of sustainability champions was established in May 2011, and all our employees are committed to reducing our impact on the environment. We send out a ‘Green Guide’ to all our residents and monitor our own carbon footprinting. We have policies to protect the environment and use natural resources wisely.

2005

5,203 Swan homes

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6. Southview Road

7. Streamlight

8. Women’s Refuge

This address was home to Swan’s first offices and 35 employees. As Swan continued to grow, our offices moved to Pilgrim House on Billericay High Street in January 1998.

Southview Road then became home to Swan House Foyer, which provides accommodation for people aged 16-24 in housing need.

Streamlight, by Swan New Homes, provides chic, ecofriendly apartments in the heart of London’s Docklands.

A mix of owner-occupied and rented homes, the apartments all enjoy lovely views across the Thames.

Streamlight comprises 93 one- two- and threebedroom properties, along with two penthouse suites.

Swan is the biggest provider of Women’s Refuge schemes in Essex.

They are managed on behalf of Swan by a number of Women’s Aid charities, which support women who are the survivors of domestic violence, along with their children. Swan provides eight of these refuges across the county.

16. Our employees

17. Community support

We have grown from fewer than 35 employees in 1994 to over 350 today – which includes 27 members who will celebrate ten years’ service or more with us this year. Our team comprises recent graduates, people on work experience and trainees, together with long-serving and highly experienced employees.

Swan enables residents to get involved in local activities. On the Craylands estate in Basildon we support a work club which has enabled 45 residents to gain employment in the past year. Our community centre in Bow Cross provides our residents with a youth club, fitness classes and outdoor games areas.

18. Summer Activity Schemes

Swan works with the group Essex Saves to set up a credit union for local people

Millharbour, on the Isle of Dogs, is completed, creating 70 new homes for rental to the council’s waiting list and eight for shared ownership

Swan runs two free summer schemes every year for the young residents of our homes in Essex and east London. There are a range of activities for children including face-painting, arts and crafts, sports, drama and days out. In 2013, 123 children aged between eight and 16 took part.

9. Swan Care and Repair

10. Forest Gate PFI

Our Care and Repair team helps vulnerable people across Essex to live independently and stay in their homes. We undertake adaptations and repairs; energy-efficient installations; help in coming home from hospital, and much more. In 2012-13 we assisted more than 12,000 customers.

In 2009, Swan worked with the London Borough of Newham to establish the Forest Gate Private Finance Initiative (PFI). This allowed us to refurbish, manage and maintain 894 rented properties, 444 leasehold properties and 80 garages.

We have also taken on a 20-year management and maintenance contract.

19. Oldchurch Park

20. Sensory garden

These new houses in Romford feature solar panels, communal roof gardens and electric car charging points, and combined heat and power boilers. The scheme has been built according to the government’s Code for Sustainable Homes, and twice received ‘Considerate Constructors’ awards.

The sensory garden for our supported residents in Brentwood is accessible by wheelchair and has a sunken patio, a water feature and vegetable beds. The Swan Foundation created the garden with help from our own Grounds Maintenance and Landscaping team, from Axis Europe and from Nomico Electricals.

Swan was named Social Landlord of the Year in the 2005 Housing Excellence Awards

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Meet our frontline team Our employees deliver excellent services every day, from tenancy sign-ups and delivering personal care to clearing estates and fun days 6 Supporting residents with vital services Swan’s Housing Officers are at the core of what we do, supporting residents across Essex, east London and in our key worker homes.

Housing Officers work with individuals to provide homes and communities that people want to live in and become part of.

The team provides vital services including an initial welcome into the Swan family, a personal point of contact, help with benefits matters, and advice on how to tackle rent arrears. They also report essential repairs on behalf of tenants.

2006

6,241 Swan homes

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7 Keeping things clean and safe Clean, tidy estates can be as important as the homes we provide, as they help create a welcoming community environment. Swan’s Estate Services team is responsible for cleaning shared areas, checking lights, removing graffiti, rubbish and dangerous items, and carrying out regular inspections. And we involve our residents too as Resident Estate Inspectors.

Swan’s Estate Services team has been recognised externally as providing good value for money, and residents are extremely happy with the service.

The stock transfer of the former Tower Hamlet’s Exmouth estate was completed following a vote of confidence from the residents. Swan started the promised £20 million programme of improvements

English Partnerships selected Swan as the preferred Registered Social Landlord partner to lead on the ten year regeneration programme at Craylands, Basildon which will see the creation of 1,300 new homes

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community-based services.

Our home improvement agency, Swan Care and Repair, helps people remain independent in their own homes by providing adaptations, and handyperson and gardening services.

‘CLEAN, TIDY ESTATES AND COMMUNAL AREAS CAN BE AS IMPORTANT AS THE HOMES WE PROVIDE, AS THEY HELP CREATE A WELCOMING COMMUNITY’

Phase 2 of the £26m regeneration programme at Five Links, Basildon was completed on target with the handover of the last of 400 new homes

Work is also underway on the regeneration of Crossways in Tower Hamlets which will include the development of 681 new homes

8 Helping people live independently Swan’s Supported Housing team helps people live independently. They provide accommodation for people with learning disabilities and mental health issues, for young people and young parents. They also provide care services in sheltered housing, and ‘extra care’ accommodation for older or more vulnerable people in greater need.

The team tailors support to individual need, from budgeting to accessing appropriate accommodation and educational services, and work-based or social- and

9 Getting communities involved Community involvement is crucial. Swan’s Resident Involvement and Communications team empowers residents to express and share their views – from our scrutiny framework to our annual resident conference and quarterly ‘Communicator’ newsletter – so that we can continue to improve the services we provide.

We offer a variety of activities and support to residents including fun days, training courses, community projects and summer schemes for children.

Swan creates commercial company, Swan New Homes, in April 2006

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‘IN THE FUTURE, I’D LIKE TO SEE HOUSING ASSOCIATIONS OUT-COMPETING DEVELOPERS ON BEAUTY, ON LOCALITY, ON SOCIAL CARE, ON SOCIAL CAPITAL’

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A conversation with Phillip Blond, Founder of think tank ResPublica

Radical remedies How can we ensure that there are enough homes for our rising population?

The most simplistic remark is the most apt – that we have to build the homes.

How can we ensure that new homes are affordable?

The real issue is the massive difference in price between land with planning permission and land without planning permission. That mark-up is obviously passed on to the consumer. In some senses, that’s the largest factor that makes building unaffordable – labour is fairly affordable, skills are available and materials are no more expensive here than anywhere else. Alongside a loosening of the planning system, I favour a land value tax, and that would in effect be a tax on large developers who hoard land. I rather like the idea that if you’re a large developer and you’ve been hoarding land, you should pay for that privilege.

What role do housing associations have in delivering homes?

Housing associations are in a much better position to be socially responsible developers than the major developers because, at their best, associations already understand the wider needs of communities.

A major problem is that many housing associations are building homes without aesthetic quality. If housing associations could market themselves as they should – building beautiful homes for people who need them, and helping those people with the wider problems they face – then that would be amazing and would be worthy of public subsidy.

Is there an innovative way of financing new development?

We can create development opportunities where the community itself gets a permanent return from the public subsidy it gives to Registered Providers (RPs) – for instance, through a future charge on the

2007

7,607 Swan homes

Swan launches its approach to Corporate Social Responsibility English for Speakers of Other Languages training begins on the Exmouth Estate in Tower Hamlets In March, Swan is awarded a Greater Haven Gateway

properties that are built, as a percentage of their worth further down the line.

I don’t see any reason why housing associations can’t create a larged mixed development that is partly funded by the private homes that are built on the site. There could be a permanent charge on those homes that accrues back to the housing associations whenever they are sold.

It could be part of creating a viable building model: how you produce a mix of social and private sector development whilst still generating a subsidy when private sector owners decide to sell their homes.

For instance, when you build and sell a house to the private sector, you could say that a certain per cent of the cost has to go to the housing association.

And that can be for ever more. Then you create a form of re-endowing your own community.

Is there enough accountability in the social housing sector?

Definitely not! At ResPublica we tend to make policy with the top ten or 15 per cent of housing associations, which really understand the wider agenda of accountability and social transformation.

The business of housing associations should not be only building houses. After all, if their properties are only ten per cent cheaper than market rent, that’s hardly worth the public subsidy they receive.

I would like to see RP’s assess the educational, health and social needs of their residents and try to broker solutions.

Phillip Blond founded ResPublica in 2009 and is an academic, journalist and author. He is the author of ‘Red Tory’ (Faber and Faber 2010), which sought to redefine the centre-ground of British politics around ideas of civil association, mutual ownership and social enterprise. He writes extensively for the British and foreign press.

‘floating support’ contract by Essex Council. This support service is available to anyone living within Brentwood, Colchester, Maldon and Tending, regardless of whether or not they are a Swan resident

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I’d also like to see elderly people become owners of the care homes where they are looked after – a type of insurance scheme where people sell their own equity into it, and the new care home makes an actuarial judgment, which ensures that this investment is not put at risk if you live longer. The remaining portion can then be distributed, as a legacy, at the time of death. We need to develop all kinds of mutual and cooperative models in this county, because all the current orthodox models are in complete crisis.

There are signs that house prices are ‘recovering’ – is that just further inflating the housing bubble?

Is it viable to reward community action with rent reduction?

Why not? I would like to see housing associations do exactly that. Some of the great housing associations have turned around whole communities – often by letting local people have real power to essentially run the association as a co-operative model. I think we can create all sorts of incentives. It’s up to local institutions to decide what works, as long as they get the right outcome.

How can we help people onto the property ladder?

We’ve got to create funding models for people on lower incomes. I know many associations offer part ownership and that is marvellous. A ‘help to buy’ programme focused on lower incomes and part ownership could be a great force for social good. If we create widely distributed ownership and unlock supply, then we tackle the inherent bubble economics present in the housing market.

How can we address the housing need of the growing older population?

What I would like to see on a design level is housing that can accommodate larger families and then also reduce. For example, if your child gets married, they can live, with their own family, below you.

2008

6,957 Swan homes

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Swan starts work on the Craylands regeneration scheme The Parent and Child Scheme is completed and opens to teenage parents

If we really want to prick the long-term housing bubble then we have to create new forms of capital assets, giving people different ways to invest to actually make a sizeable return. One option is to unlock the potential of investing in local businesses or start-up enterprises. In the last 20 years, if you had money, you put it into housing. But if you could easily invest in local business you believe in then that becomes another capital asset that can mature for people. This would take the pressure off housing, which is still the only way for ordinary people to make a transformative capital surplus.

Should housing associations be providing a wider range of services in partnership with communities and local government?

Yes. I’d like to see housing associations outcompeting private sector developers on beauty, on locality, on social care, on social capital.

There are places where conditions are so dire that you do need government intervention. But that should be on a ‘something for something’ basis – where the government gives grants in return for local economic development by the housing associations to minimise the benefit bill. Gone are the days when we can just house people in need and know that the bill would be paid by somebody else.

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At Bow Cross in Tower Hamlets, we start work on a £167m regeneration project to transform this large estate with new homes, refurbishment and better access

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New skills A partnership between Swan’s Foyers for young parents and Ford UK is helping residents build skills, improve their employability and understand the workplace Life was proving tough for young single mum Summer. After the birth of her daughter in April 2012, the stress of having a newborn in the house deepened existing tensions between Summer and her mother.

Eventually it was decided that Summer and her daughter should find somewhere else to live.

Fortunately, a place was found for them locally at Dove Cott House, one of two Foyers operated by Swan in Essex. Dove Cott is a scheme which offers childcare support and training, as well as vital accommodation for 16to 24-year-old parents with housing needs. Summer and her daughter were

2009

9,317 Swan homes

quick to settle in and have benefited from plenty of assistance.

“I feel a lot more optimistic,” says Summer. “The support workers have been really helpful, teaching me about budgeting my money and paying bills.

Dove Cott sometimes provides crèche facilities and my daughter likes being there, often with other kids.”

This childcare provision has freed Summer to take part in an initiative Swan is running with car manufacturer Ford UK. Working Assets, which is funded by the Society of Motor Manufacturers and Traders in partnership with the Foyer, is designed to give young people a flavour of

Swan signs the Forest Gate PFI contract worth £170m to improve 1,300 homes in Newham. The contract is for 20 years

Swan take ten women from the Exmouth Estate to Jamie Oliver’s restaurant, Fifteen, where they are shown how to cook three dishes from scratch by one of the chefs

how big companies operate and get them thinking about how they might manage a career.

Signing up for Working Assets has allowed Summer to learn about the workplace and take part in confidenceboosting team-building exercises. As a 19-year-old with a young child to look after, Summer is thankful that the childcare facilities offered at Dove Cott allowed her to take up the opportunity.

“I’ve really enjoyed learning new skills,” she says. “It’s been great seeing how things work at Ford. There was a wall art design project for the head office, learning how to do a presentation and interpret the Ford brand. It’s been really interesting.”

Summer says the experience has given her the appetite to make use of her new skills and do something positive with her life. Inspired by her experience at Ford, Summer would like to start her career. “I really want to get into retail,” she says. “I’ve done my Level 2 NVQ Certificate in Customer Service at college and I’m trying to find a job locally.”

Supporting young people Swan operates two Foyers in Essex. Both offer accommodation to 16- to 24-year-olds who are homeless, and require support to live independently and maintain longterm employment. The Foyers help young people to secure and retain employment, reinforcing the importance of commitment to work, education and training.

Swan Foundation, our charitable arm, is founded

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Changing lives

The Swan Foundation, our charitable organisation, aims to help communities achieve more – as these stories reveal

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12 Natasha Hart, Director of Newham All Star Sports Academy “I started Newham All Star Sports Academy (NASSA) in the park in 2005 because I wanted somewhere for my kids to play basketball and hiring a court was too expensive. After three or four weeks there were 30 to 40 kids taking part, just through word of mouth.

The Swan Foundation has really helped us grow and expand, across and beyond the borough of Newham.

It has supported our ‘Carry a Basketball Not a Blade’ campaign against knife crime – helping us fund it, by producing leaflets, assisting us with the annual report and with volunteering. It’s been an absolutely great partner and really helped us increase our membership.

With Swan’s support, we’ve been able to expand into Tower Hamlets. The aim is to launch in the four remaining Olympic boroughs, and eventually across London.

We’re all about community cohesion and helping young people realise their aspirations.

We’ve built up our partnerships with schools, so that now 2,000 young people a week enjoy a NASSA training programme.”

13 Artak Poghosyan, Manager at Signpost Basildon “Signpost is an independent charity that has been helping people get back to work for more than 16 years. We launched in Basildon in May 2012, and the £23,000 we received in funding from Swan Foundation for our first year made a huge difference, allowing us to stay open five days a week and paying part of the salaries of a full-time manager and careers adviser.

We attract an average of 200 to 250 people a month. In our

2010

9,387 Swan homes

first year we helped about 50 people get back into work, with services ranging from CV writing and completing application forms to IT training for job-searching and improving interview skills.

Swan Foundation helped us with free premises and the provision of ten mobile phones – donated by Olive Communications – that people could use to call up about jobs. It’s wonderful that we’ve secured funding from Swan for a second year. We’d all like to say a massive thank you.”

Swan opens Swan House a purpose built Foyer for homeless young people Swan in partnership with residents launches an internet café on the Craylands estate

Chef and Nutritional Therapist, Gary Baverstock, provides training at the Foyer to help young people learn skills and the benefits of eating healthy foods

Creating communities | 20 years | Swan Housing

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15 Robert Gonouya, Head of NEET Training Projects, Groundwork East of England “The first Groundwork Trust was set up in the early 1980s to help mobilise resources within communities. We’re part of a national network of local trusts and over the past five years we’ve expanded from Essex into Suffolk and Norfolk.

Part of our remit is to focus on young people, predominantly 16- to 24-year-olds, who often don’t have the qualifications they need to find entry-level jobs. We’ve taken over the running of the Basildon Trade School, which gives young people who are, or at risk of becoming NEETs (not in education, employment or training) the chance to learn skills from qualified tradespeople.

The Swan Foundation was instrumental in setting up the school and has contributed around £30,000 to its funding. The Foundation has also used its network to find opportunities for apprenticeships and has arranged for young people to work under the supervision of quality tradespeople on some of Swan’s housing schemes.

The Swan Foundation has been really supportive of our efforts to help local young people.”

14 Jan Sharkey-Dodds, Head of Young People’s Work at the Theatre Royal, Stratford East “We joined forces with the Swan Foundation to find a new way of inspiring young people in Newham to get involved with politics and their community.

One project, called the Poets’ Manifesto, asked 21 young people aged 16 to 21 to speak to their peers about their vision for Newham’s future, and use this to write and perform their own poetry. They worked closely with the Young Mayor’s Office in Newham, bringing a political dimension to the work.

The project provided them with a platform and introduced

them to the political landscape, helping address the welldocumented apathy and distrust among young people when it comes to voting.

The research found that young people want a voice, and someone to listen to them.

Swan Foundation listened, as did more than 250 local people who saw their work performed on our stage. The response was incredible, and the legacy of this partnership lives on.

Our relationship with the Young Mayor’s Office continues, with the young people meeting to share ideas, performing at council events and growing in confidence as artists.”

Swan enters into a formal 14 year partnership with Axis, our repairs provider Swan is awarded an ‘A’ grade by the Quality Assessment Framework for our excellent work supporting people

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In October 2010, we streamlined our structure by transferring the activities of Swan (Essex) Housing Association Ltd and Swan (London) Housing Association Ltd to Swan Housing Association Ltd

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Housing associations, regeneration and the economic recovery Three experts consider how housing associations might respond during times of scarce resources and diminishing subsidies

16 Lynsey Hanley, Author of ‘Estates: an Intimate History’ and a Visiting Fellow in Cultural Studies at Liverpool John Moores University In the last 20 years, housing associations have developed from their origins as alternative, often niche, providers of affordable housing into key organisations charged with

2011

10,431

regenerating areas in need of better housing, improved community life and greater opportunity.

They have replaced local authorities not only as house-builders and housing managers but, increasingly, as centralised public provision has receded, as job advisers and providers of community spaces and amenities.

And they have become, in many cases, recognisable ‘brand names’ in themselves, entrusted with largescale projects designed to transform the economic fortunes of entire neighbourhoods.

Regeneration policy has itself been transformed, in the last few years, by a change of government and a drastic change in the nation’s finances. Large-scale renewal schemes are limited in most cases to those that were finalised prior to recession, while the Housing Market Renewal scheme in areas of low or mismatched housing demand, was abolished altogether. Because of these changes, housing associations have been forced into a position of even greater responsibility, both towards the communities in which they are involved and the individuals who live in their homes.

Many areas that have undergone regeneration in the last two decades will have experienced greater levels of economic stress in recent years: more people will have lost jobs, and many of those who have been able to hold on to work will have done so

Swan is selected as the preferred developer to work on the regeneration of Blackwall Reach in Tower Hamlets

Swan homes

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at the expense of improved pay and conditions.

In spite of this, the work already undertaken by housing associations in areas of economic and social stress means that they are well placed to understand what needs to be done to relieve that stress. Many thousands of people are now better housed through the associations’ efforts; and as a direct result of being better housed, in areas with better amenities, may have been able to take up jobs and courses that once would have been inaccessible.

The impact of regeneration can be felt as well as seen: as an area improves, individual and community confidence improves, leading in turn to a greater sense of possibility.

The best thing that could happen to the economy would be for all areas to experience something like the uplifting, life-improving effects of successful regeneration. The only way for that to happen is to build all the new homes we need, where they are needed, without delay.

17 Paul Hackett, Director of think tank The Smith Institute The housing association sector is not what it was, and there seems little prospect of any return soon to the days of generous subsidy. The so-called ‘new normal’ is a harsher world with lower subsidies and fewer social protections, but with greater commercial freedoms and new market opportunities.

This changed environment has led to a lot of soul-searching. With scarce resources and residents struggling to make ends meet, where should housing associations’

Swan sells the Norfolk and Norwich Key Worker Accommodation The first phase of the regeneration of the Exmouth estate in Tower Hamlets is completed

Swan launches an online choice-based lettings scheme Swan achieves registration with the Care Quality Commission

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priorities lie? Should they be shielding residents from the worst of the cuts or investing in mixed-tenure building schemes, which provide private income to replace traditional housing grants?

Of course, many of the large associations can do both. However, the majority of associations seem to be waiting in the proverbial ‘bear cave’ and it will take innovative thinking and bold steps from housing associations to find new ways to build at scale with limited subsidy.

The new housing guarantee schemes and funding from the bond markets will help boost housing supply, but it remains unclear how many new homes will be truly affordable.

The Smith Institute’s report, ‘Social hearted, commercially minded’ (2013), based on interviews with leaders of housing associations in London and the south-east, concluded that the sector is willing to play its part to help kick-start the market where property prices and land values make development more viable. But there are limits to how far associations can combine their traditional social purposes with a new, harder

Swan wins the Care and Repair contract covering half of Essex.

The service provides home improvement agency and home from hospital services

commercial approach. Many are reluctant to cut back on the extra services they offer, such as afterschool clubs and apprenticeships.

Our study found that most associations are comfortable with ploughing back profits into local communities, as fits their social objectives. But how big those financial gains might actually be is uncertain. What is clear is that without adequate grants, associations will struggle to provide housing for those who wouldn’t otherwise be able to afford it.

The social conscience of housing association boardrooms is already being pricked and the focus is often on supporting residents and trying to

Vivo Support and Hera Property Management are established

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mitigate the risks. Some associations are also increasingly looking to deliver social value through new types of partnerships with health trusts and community services.

This is a challenging time. The sector is resilient but it remains to be seen how housing associations will be able to align their social ethos with increasing commercial activities, particularly in the private rented market.

18 Naomi Clayton, Senior Analyst for research organisation Centre for Cities The latest figures indicate that the UK economy is on the up but for many people – both in the capital

2012

10,979 Swan homes

Construction work is completed on the Streamlight Tower in the Isle of Dogs Swan is selected as preferred developer for the regeneration of Repton Court and Claire House estates in Redbridge

and elsewhere – the recession feels far from over. Economic recovery will always be uneven in terms of geography, as businesses favour certain locations for a variety of reasons – many of which are outside governmental control. Regeneration has a role to play in improving the financial fortunes of areas at risk of being left behind and this is where housing associations come in.

The UK’s 1,200 housing associations serve some of the most deprived communities in the country, providing homes to 2.7 million people. Given their unique relationship with residents, housing associations are well placed to deliver a range of benefits to the communities they serve.

The National Housing Federation estimates that housing associations invested £746.5m in local communities in 2010-11. Over £80m was invested in employment support and training, and more than £73m in learning opportunities. It is these types of regeneration activities

We start delivering care at The Cannons ‘extra care’ scheme in Colchester

that have an important bearing on individuals’ chances of finding and staying in work.

Clearly, housing associations also have a significant role to play in addressing the UK’s acute housing shortage. The latest estimates suggest we need to build at least 145,000 homes each year. In 2011-12, 23 per cent of new completions in England were delivered by housing associations. This activity helps create growth and jobs, and tackle issues of affordability. Yet housing associations are constrained by the amount of government funding being channelled into affordable housing, and by limits on their borrowing capacity. The government should support housing associations to build homes for full private sale or rent, where it helps meet the associations’ broader objectives.

Housing associations have a vital role to play in helping communities to maximise their economic potential. The cumulative impact of the benefits cap and the Affordable Rent Model means that this activity is becoming increasingly important to housing associations too, if residents are to avoid falling into rent arrears. Partners need to look at new ways to build on the work already being done by associations, make examples of best practice more mainstream, and join these up with other local initiatives.

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Swan New Homes reports a profit of £19.5m, to be invested in essential new homes for people in need

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Urban living How we turned Bow Cross, our high-rise housing estate, into a vibrant, mixed-tenure community

By early 2015, the Bow Cross estate in Tower Hamlets, London will comprise 681 new quality homes. A significant local landmark and an important symbol of regeneration close to the Olympic site, Bow Cross offers a mix of shared ownership and open market homes together with social rented housing.

In the late 1990s, Bow Cross had deteriorated to the point where total demolition and replacement with low density terraced housing was considered.

In 2005, Tower Hamlets took the bold decision to maintain the existing towers and instead initiated a major regeneration project.

Since then, Bow Cross has seen substantial improvement to infrastructure, with the towers fully re-clad and re-fitted internally, integrated landscaping, the creation of a community centre and play facilities with communal courtyards, remodelled grounds and much more.

Community regeneration is always a significant aspect of Swan’s mission. We have an onsite Housing and Estate Services team and support the local youth group. Activities to encourage social cohesion include the formation of a Resident Management Board, a community art project, fundays, a gardening project, as well as providing apprenticeships on site.

This page (left): Bow Cross Towers before the work was undertaken; above and opposite page: the regenerated estate, including a new play area for children

2013

11,018 Swan homes and counting

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A new Board structure is introduced to represent the Group Valerie Owen OBE is appointed as Chair of the Board

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Growing our services Swan has been proud to see the strong development of our subsidiary companies: Vivo, our domiciliary care company and Hera, a property management company, both of which will gift aid any profits back to the housing association.

We look forward to seeing these companies grow over the coming years, which will enable us to build more homes and deliver a range of services for residents.

Regenerating our communities

We have started some exciting regeneration projects, including Blackwall Reach in partnership with London Borough of Tower Hamlets and the Homes and Communities Agency, delivering up to 1,600 new, high-quality homes. We will also continue our work on the Craylands estate in Basildon to create 1,300 homes for the local community.

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Harnessing corporate social responsibility (CSR)

We would be nothing without the communities we serve. Increasingly residents are playing a more direct role in our business through our commitment to recruiting them as employees and apprentices. We also deliver on CSR through the Swan Foundation, which works to relieve poverty, increase employment prospects and reduce the effects of economic and social exclusion.

Swan’s future plans

Excelling as a landlord While our new ventures provide exciting new opportunities for Swan, we remain committed to our core function as a social landlord – delivering high-quality social housing and support for our residents. We are proud to have served our communities for 20 years, and hope to continue to do so for many more to come.

Here are our goals and plans for the years ahead

2014

Celebrating our 20th anniversary

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Sian, who lives at Dove Cott House, created this picture and won our art competition.

The swan represents a ‘2’ and the home a ‘0’, celebrating our 20 years in business.

Thank you to everyone who entered the competition, and well done Sian.

We hope you have enjoyed this publication.

Swan Housing Pilgrim House High Street Billericay CM12 9XY 0300 303 2500

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Swan www.swan.org.uk Residents’ website www.web4residents.org.uk Swan New Homes www.swannewhomes.co.uk Swan Foundation www.swanfoundation.org.uk Vivo www.vivosupport.co.uk Hera www.heramanagementservices.co.uk

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‘SWAN’S MISSION IS TO PROVIDE A COMPREHENSIVE SERVICE, NOT JUST COLLECT THE RENT. I WANT US TO IMPROVE RESIDENTS’ QUALITY OF LIFE’ JOHN SYNNUCK, SWAN HOUSING

‘THE GREAT THING ABOUT SWAN IS THAT IT’S DEFINITELY RESIDENT-LED. IF WE’RE NOT HAPPY WITH A POLICY THAT COMES THROUGH, IT GETS CHANGED’ STEVE FRANCIS, SWAN RESIDENT

‘I’D LIKE TO SEE HOUSING ASSOCIATIONS OUT-COMPETING PRIVATE SECTOR DEVELOPERS ON BEAUTY, ON LOCALITY, ON SOCIAL CARE, ON SOCIAL CAPITAL’ PHILLIP BLOND, RESPUBLICA

‘THE IMPACT OF REGENERATION CAN BE FELT AS WELL AS SEEN: AS AN AREA IMPROVES, INDIVIDUAL AND COMMUNITY CONFIDENCE IMPROVES’ LYNSEY HANLEY, AUTHOR

This publication is printed on paper made from 100% genuine de-inked post consumer waste. It is certified as FSC®, NAPM 50%, PCF, PAS 2020:2009 Level 3, ISO14001.

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