illiamsburgh Annual Report 04

Transcription

williamsburgh housing association • annual report 2006
contents
Chairperson's Remarks
2
Administration Report
6
Director's Report
8
Finance Report
16
The Statistics
19
Williamsburgh Housing Association Limited is a non-profit
Development Report
22
making, locally-based housing association. We are a Scottish
Charity (Registered Number SC 035350), registered under the
Housing Management Report
26
Industrial and Provident Societies Act 1965 (Registered Number
1991 R(s)) and as a registered social landlord with
Maintenance Report
32
Community News
37
Staff/Committee Members
39
Communities Scotland under the provisions of the Housing
(Scotland) Act 2001 (Number HAL 207). Having our registered
office at Ralston House, Cyril Street, Paisley, our VAT
Registration Number 659 3677 80, we are also a member of
the Scottish Federation of Housing Associations.
chairperson’s remarks
Foreword by Williamsburgh Housing
mainstream housing and specially-adapted homes to meet the
Association's Chairperson – Mr Trevor Hewitt
needs of households wanting to live within the community,
Welcome to Williamsburgh
Housing Association’s Annual
Report for 2005/2006. This is
my first opportunity to
address the residents and
membership, having taken on
near the support available from family and friends. While
considerable resources are made available, through our
development activity, to produce quality homes, we recognise
the importance of providing high standards in the
management and maintenance of our properties. Supportive
housing officers, a responsive repair service and an ongoing
the position of chairperson
programme of planned maintenance feature prominently
following the Annual General
amongst our major priorities.
Meeting in September 2005. As many of you will be aware, I
In regard to housing management, I would like to take this
follow in the footsteps of
opportunity to record the Association’s concern about the
Eric Graham. Eric was obliged to
stand down, as our rules stipulate that the chairperson cannot
apparent increase in anti-social behaviour within our
remain in office continuously for more than five years. This
properties. Our sympathies lie entirely with those suffering
gives me the opportunity to pay tribute to the part Eric has
from the actions and thoughtlessness of others. We do not,
played in guiding the Association over the past few years.
however, expect people to suffer in silence. Please let us
While under Eric’s stewardship, the Association has made
know. Residents have my assurance that we will investigate
tremendous progress and I can only hope that, in looking back
on my time as chairperson, I can suggest that we have been
able to maintain the standards set.
and implement the appropriate response. This might range
from a housing officer simply speaking to a neighbour,
through to inviting the anti-social investigation team (A.S.I’S.T)
While my input to this report is limited to an overview
or the police to investigate serious concerns. Everyone has the
recording some of the highlights and achievements of the past
right to the peaceful enjoyment of their own home. If others
12 months, I trust that readers will find the detail contained
impinge on that right, we will take action. In serious cases
within the rest of the report informative.
this can involve extreme measures. We have, for example,
I am delighted to be able to report that in the financial year
promoted an ‘anti-social behaviour order’ in one instance, as it
2005/2006 we built 84 new homes at:
was felt that the behaviour involved merited this response.
I Moorpark, in Renfrew
Financially, the Association remains sound with substantial
I Rankine Street, in Johnstone, and
surpluses being generated to support the funding of new
I Cyril Street, in Paisley.
development projects and re-investment in the maintenance of
existing properties. In this regard, we have had to consider
A healthy development programme has meant a substantial
growth in the number and type of houses we can make
page 2
available. As is our practice, this work encompasses both
the requirements of the ‘Scottish Housing Quality Standards’
introduced by the Scottish Executive. The impact of this
obligation on all social landlords to ensure that their stock
meets the designated standards by 2015 has been significant
While our primary activity is the provision, management and
and was a major factor in Renfrewshire Council promoting the
maintenance of quality homes, the Association, concerned
transfer of all Council stock to a housing association. It has
with the overall wellbeing of our communities, will actively
been disappointing to hear so much misinformation and
promote the social and economic benefits to be derived from
criticism of housing associations generated as a result of this
the substantial resources we are committing in our areas.
proposal. From our perspective, I am happy to be able to
Activities, aimed at maximising the economic advantages to
report, however, that the required expenditure has been built
be enjoyed by residents and fostering sustainable, healthy
into our plans. We are well ahead of schedule with our
communities, which are attractive, vibrant and safe have
programme of major repair and planned maintenance, to
included:
ensure that all Williamsburgh Housing Association properties
meet the quality standard within the required timescale.
Relations with our main parties remain strong. Communities
Scotland continue to support our efforts to rebuild local
communities not only through their ongoing significant levels
of financial contributions towards our development activity (as
outlined later in the report) but in the assistance provided for
I our maintenance contractors offering apprenticeships to
local youngsters,
I our development contractors offering local people jobs on
our building sites,
I the Association delivering opportunities for residents to
access IT training, as well as
I offering home safety and security audits.
our wider role in terms of community regeneration.
page 3
This activity continues to be delivered, primarily, through
organisations involved, but more importantly for those in
partnerships with the other locally-based housing associations
receipt of the services provided. It is the strength of these
(FLAIR). Joint ventures, in the areas of neighbourhood
partnerships that they can be the vehicle to deliver real
renewal and community empowerment, have evolved to the
change and stronger communities.
extent that a joint wider action strategy encompassing the
activity of the Renfrewshire based housing associations has
now been drafted.
organisation’s last year and our plans for the forthcoming
twelve months and beyond. It also presents a performance
In recording the co-operation of our partners, I have to
report for the financial year 2005-2006, indicating how we
mention Renfrewshire Council with whom we have a long
have spent the funding made available to us and how we
established working relationship. While the Council continue
performed in the activities critical to the Association’s well-
to support our activity, we in turn seek to play our part, for
being.
example, in delivering Renfrewshire’s Housing Strategy by
ensuring that our investment programme is targeted to areas
of greatest housing need and helping to tackle the problem of
homelessness within Renfrewshire. We have recognised that
joint working offers significant benefits not just for the
page 4
Our annual report is effectively an account of the
As usual, we would welcome your comments on the report, or
indeed on any other issue which you consider important.
Accordingly, you will again find within this year’s report a
response slip and I would encourage you to make your
comments known to us by returning it to our office.
Alternatively, you can contact the office by telephone or e-mail
register of interested parties, area committees, management
on [email protected].
committee, all aimed at involving our members and those to
In conclusion, I am delighted to be in a position to present a
positive report on the activities of Williamsburgh Housing
whom we provide services, and offering them the opportunity
to influence the Association’s operation.
Association. Despite the constant and ever-challenging
In bringing my remarks to a close, I would like to record my
environment in which we work, our performance report
sincere appreciation of the support I have enjoyed from
indicates another successful year. Our Association continues
Williamsburgh Housing Association’s committee and staff.
to flourish. We face the future with confidence and our
Without their hard work, commitment and enthusiasm the
commitment to community regeneration, responding to
organisation would not be nearly so well regarded and
customer expectations and the promotion of social inclusion
successful as it is today.
remains steadfast.
As the Association has grown, we have remained committed
Trevor Hewitt
to our community-based origins and are working hard in the
area of resident participation. This can take a variety of forms;
Chairperson
page 5
administration report
Shareholding Membership
as at 31st March 2006
Change of Address
Members are asked to advise the Association of any change of
Tenants of Williamsburgh Housing Association
98
address in order to keep our records up-to-date.
Non-Tenants
65
Office Opening Hours
Renfrewshire Council Representatives
Total Number of Shareholders
2
165
Total Number of Shares Issued 01.04.05 - 31.03.06
21
The Association's office in Cyril Street is open to the public
each weekday. The opening hours are as follows:
9.00 am - 12.30 pm and 1.30 pm - 5.00pm
Telephone No:
0141 887 8613
Membership Policy
Fax No:
0141 848 6624
Williamsburgh Housing Association is a democratic organisation,
E-Mail:
[email protected]
accountable to our members. The Association aims to encourage
Website:
www.williamsburghha.co.uk
as wide a membership as possible within the communities we
serve.
A £1.00 share secures life membership, enabling participation in
The management committee operated with 13 members
the election of the management committee and/or candidacy for
throughout most of last year.
election to the committee. The management committee are
During the year the Association's committee kept active with
responsible for making important policy decisions and employing
the management committee meeting on 12 occasions, and the
staff.
It is extremely important that we have a large and active
membership in order to reflect adequately the wishes of the
communities in which we operate and to support the
management committee in their efforts to secure improved living
conditions in these areas.
Election to the management committee of Williamsburgh Housing
Association takes place at the Association’s Annual General
Meeting. Each year, one-third of the committee must retire to
allow nominees from the shareholding membership to stand for
election. Nominations for the committee must be made in writing
and received at least 7 days before the general meeting.
Anyone interested in applying for shareholding membership
should contact the Association's office, where information leaflets
page 6
Committee Structure
and application forms are available.
sub committees meeting 18 times.
A list of our current management committee is provided on
page 39 for your information.
Training
Williamsburgh Housing Association is committed to enhancing
the knowledge and skills of our staff members by encouraging
appropriate training and development. This is addressed either
During the past year, this included an up-date of our
comprehensive Health and Safety Manual and a review of our
risk assessment procedures.
Furthermore, in order to comply with requirements of the
in-house (the Association's office is closed on the first Tuesday
Disability Discrimination Act, the Association carried out an
morning of each month for training purposes) or externally, by
access audit of our office building at Ralston House. This has
allowing staff to attend relevant training events.
resulted in some improvements to our reception area to
Events attended by staff during 2005/06, included:
I Customer Care
facilitate access for any of our visitors and staff who may be
wheelchair users or have limited mobility.
I Gas Safety
Customer Information
I Homelessness Legislation
Residents should be aware that the Association is happy to
I Housing Benefit
provide any of our publications in large print and Braille. You
may also be interested to note that we have a number of
I Health and Safety
An analysis of the committee’s training needs is also carried
out and an annual schedule of training is prepared
accordingly.
Committee members have attended training on subjects, such
as:
documents available on tape. Similarly, we have a translation
service available, whereby, publications or correspondence
issued, can where necessary, be translated into other
languages.
The Association can also call upon interpreters and signers
where this would assist communication in face-to-face
interview situations.
I Asbestos Management
Please speak to a member of our customer services team or
I Anti-Social Behaviour
your housing officer should you be interested in any of these
I Homelessness Legislation
services.
I Maintenance Procedures
Health and Safety
Williamsburgh Housing Association recognises the importance
of stringent and regularly monitored health and safety
procedures. The safety of our residents and staff is
paramount, and accordingly, our procedures are constantly
under review to ensure that health and safety legislation is
adhered to.
page 7
director’s report
Introduction
encouraging that the Association’s achievements continue to be
As indicated in our chairperson’s opening remarks, the past 12
acknowledged, in a very public way by our assessors and funders,
months has been a particularly challenging period for our
our real satisfaction derives from our recognition as an
Association. The management
organisation that provides quality services to our customers.
committee and staff team have had
a busy year and have worked hard
Funding
not only to provide a quality service
The Association continues to rely heavily on the funding made
but to promote our aim of
continuous improvement in this area.
available from Communities Scotland and Renfrewshire Council to
support our activities. I am delighted to be able to report that
I believe we can claim that it has
been a successful period as we build on our service strengths and
develop our strategy for the future. We have maintained a
significant levels of financial support from Communities Scotland
were made available during 2005/2006. I can advise that at the
vigorous capital programme and laid foundations for substantial
beginning of the financial year we received a grant planning
development in the future, we have altered our structure in line
target of just over £4m from Communities Scotland. With careful
with the recommendations emerging from an organisational
planning and a massive effort on the part of our staff we were in
review and we have implemented changes required by new
a position to make use of additional funding which became
legislation. While coping with all these demands, the year ended
with the Association maintaining a strong balance sheet, healthy
available later in the year. As a result, we were able to invest
nearly £5m in the provision of new homes, implementing major
surpluses and promising prospects for the future. I derive
enormous pride from the Association’s continued growth and
increasing prominence as a local social housing provider within
Renfrewshire’s Housing Strategy. In this regard, while it is
repair schemes and promoting wider role activity.
While we have accepted that due to budgetary constraints, the
level of financial support which we have received from
Renfrewshire Council in the past cannot be maintained, we
continue to work closely with the Council in the promotion of
tenement rehabilitation and area regeneration. The successful
outcome of this mutually supportive partnership working is clearly
illustrated by the comprehensive regeneration of former run down
local authority estates, such as Moorpark in Renfrew and Rankine
Street in Johnstone. In both these areas we have seen a
comprehensive strategy of extensive renovation, demolition and
new build transform unpopular, neglected estates into strong
communities with modern homes in a quality environment. Given
the evident success of these initiatives, we would expect the
page 8
Association to be involved in similar activity in the future.
Customer Satisfaction
Clearly, given their role as custodians of public monies, in
monitoring the performance of both housing associations and
local authorities, we would not be receiving the levels of
financial support indicated, if Communities Scotland were not
happy with our performance. While it is obviously important
that our funders are confident in us, it is equally important
that those to whom we provide services are satisfied and are
given the opportunity to advise us as to whether we are
meeting our goal of continuous improvement.
It is no accident that, the fundamental goal of providing the
best possible service we can, is embodied in the strategic
objective within our business plan, which commits us to
building on the high levels of satisfaction being recorded.
In this regard, we are:
I implementing the recommendations contained in the
action plans derived from our last resident satisfaction
The feedback we receive indicates high levels of satisfaction,
survey,
however, we greatly appreciate customers taking the time to
I we are continuing to collect feedback from residents
taking occupancy of recently built homes,
I we have introduced a customer care contract, which
indicates a commitment our customers as to the level of
service they can expect and what to do if they feel we
have not delivered, and
I we are continuing to publicise our complaints procedure
communicate with us. We have a suggestion scheme. Visitors
to our office at Ralston House are encouraged to offer views
on our performance, both positive and negative, by posting
their comments in the suggestion box situated in our
reception area.
Our philosophy is to offer assistance and treat our customers
with respect. If, however, you feel aggrieved or have a
both as a means to address problems and monitor our
problem, it is important that let us know. If it is serious, there
performance.
is a formal complaints procedure. A customer guide, available
from the office, details the process for making a complaint,
Complaints and Suggestions
who to complain to and what to do if you are dissatisfied with
While we are anxious to provide a quality service and involve
the response. The role of the Scottish Public Services
our customers, we are not infallible and like everyone else, can
Ombudsman is also explained.
make mistakes. We have invested heavily in our staff and
If you let us know that you are unhappy, we can try to do
procedures, in order to offer our customers a good service.
something about it and hopefully prevent a similar situation
We expect our staff to be readily accessible and responsive.
arising in the future.
page 9
Formal Complaints
been reviewed in light of matters highlighted by the
Dealing with complaints is part of our general customer care
investigation of the complaint.
policy to ensure that services are delivered in line with stated
commitments. Monitoring complaints enables us to identify
Tenant Participation
problems and take action to deal with them. The management
In terms of tenant participation, we are taking forward our
committee considers, on an annual basis, a report which identifies
strategy which:
all formal complaints received. The report for 2005/06 records
I promotes shareholding membership of the Association,
only one such complaint:
I promotes committee membership,
I Williamsburgh Housing Association tenant complained
regarding the misuse of a play area situated adjacent to their
home i.e. that over a lengthy period of time the play area was
being used by rowdy teenagers rather than young children,
resulting in damage to fencing, litter etc.
Further to acknowledging the letter, the case was passed to
Renfrewshire Council’s Anti-Social Investigation Team
encourage tenant involvement,
I promotes customer feedback through various means
including our newsletters, suggestion scheme, register of
interested parties etc.,
I we are committed to the area surgeries and area committees
(A.S.I’S.T) who subsequently met with the resident and
introduced for residents of properties located some distance
agreed a course of action including the involvement of local
from the Association’s office, and
police officers.
page 10
I promotes residents meetings at local venues in order to
I development of our annual residents conference. Introduced
In reviewing the complaints report, the Committee recorded
only two years ago, it has quickly became established in the
their satisfaction with the action taken by the Association to
Association’s calendar, given its obvious popularity with
resolve the complaint. In addition, certain procedures have
delegates.
Planning Process
Williamsburgh Housing Association's fundamental
The Association has acknowledged that like any modern
business, in order to maintain a successful operation we must
purpose and the focus of our strategy is the
plan. As part of our ongoing efforts to improve performance
effective provision and continuous improvement of
and service delivery, the Association undertakes a continuous
a quality service and good quality housing at
review of the planning process by which we establish a
affordable rents for people in housing need.
strategy for achieving our objectives, while reviewing,
monitoring and evaluating our performance in relation to the
targets set.
(1) Mission Statement
The following statement of purpose indicates the reasons for
the Association's existence and highlights the fundamental
values, which act as a guide to those actions and decisions,
Working with our partners and the local
community, we aim, not only to regenerate the
physical and environmental aspects of the areas in
which we operate, but to enhance the quality of
life, social wellbeing and economic competitiveness
of the residents.
which form our vision of future success.
page 11
(2) Business Objectives
The Association identified nine strategic objectives within our
Internal Management Plan. These are an attempt to translate
our ‘vision’ into more specific statements of intent and guide
our operational priorities aimed at implementing the
Association's twin strategies of growth and diversification in
2005/06.
Business Objective No.1
We will build/improve 110 houses for rent by 31st March 2006.
The Association will promote our engagement in the delivery of a wider range of services in the
local communities which we serve. Any such work will, however, be consistent with the
Association's objectives and will not detract from the provision of the core housing service.
We will support the promotion of a wider action strategy for Renfrewshire which will seek to
maximise our impact in the area of social inclusion. We will continue to explore within our
wider action initiatives such things as supporting enhanced community facilities, in addition to
building upon our employment related activity. This specifically relates to the provision of x2
maintenance apprenticeships, and work experience for x40 unemployed people by 31st March
2006.
page 12
We will review our business processes in a concerted effort to manage and subsequently reduce
arrears in the following areas: current/former tenant, sales ledger, and factoring, by 31st March
2006.
We will, along with our partners, promote the introduction within Renfrewshire of a Common
Housing Register, by 31st July 2005. In addition, we will contribute towards achieving the
objectives, for 2005/06, as outlined within the adopted Local Housing Strategy for Renfrewshire.
We will seek to maintain or improve upon the high levels of customer satisfaction with
Williamsburgh Housing Association, as measured by our comprehensive resident satisfaction
survey (2004). In addition, the introduction of a Service Level Agreement (Customer Care
Charter) will allow us to monitor our commitment to customer care, by March 2006.
We will review the contents of both the new ‘Performance Standards’ and ‘Raising
Standards in Housing’ documents to ensure that all the Association's policies and procedures
comply with requirements, by March 2006.
We will alter our policies and procedures to ensure the efficient implementation of the measures
required to comply with all relevant legislation (such as the Co-operatives and Community
Benefit Societies Act 2003, Building (Scotland) Act 2003, Disability Discrimination Act, Data
Protection Act 1998, Freedom of Information (Scotland) Act 2002), and compliance requirements
(such as the new Scottish Housing Quality Standards, good practice in sustainability, and the
achievement of the government’s e-business targets), by March 2006..
We will seek to implement the approved recommendations emanating from our organisational
review, encompassing such matters as: charitable status/subsidiary, structure, service delivery,
tenant participation, membership policy, stock transfer/new initiatives, by March 2006.
We will mainstream into all our policies, practices and services, our commitment to the concepts
of: equal opportunities, sustainability, risk assessment, tenant participation and continuous
improvement, by March 2006.
A new initiative to tackle sales ledger arrears is being
Assessment Of Our Performance In
Relation To Our Business Objectives
The Management Committee throughout the year, review and
promoted.
I
While considerable efforts have been made to progress the
introduction of a Common Housing Register (CHR) for
at the end of the year evaluate, our performance against the
Renfrewshire, for example, through applications being
business objectives set out in our Internal Management Plan.
accepted at any of the partners’ offices and the
Our year-end assessment is summarised as follows:
establishment of a central processing unit, the Common
Housing Register will not be fully operational until
I
Due to slippage in the development programme, handover
Renfrewshire Council’s new computer system goes live.
dates were delayed. As such, the number of houses added
to our housing stock (x84) did not meet that envisaged.
I
I
The output target for 2006/07 has been increased
successfully updated and subsequently approved by
accordingly as all pipeline schemes have been progressed.
Communities Scotland/Scottish Executive.
Our overriding objective is to produce high quality homes
The action plan relating to the strategy is implemented
even if this results in a delay in achieving our target.
and monitored through the Housing Information
Partnership (HIP) group.
The opportunity meantime for the Association to offer
facilities for local groups in the East End of Paisley has
FLAIR has presented a case as to where the Local Housing
been lost with the failure to secure the acquisition of the
Strategy should change emphasis/priorities.
building adjacent to Ralston House. Upgrade of existing
I
facilities and work to the new sports hall at the Lagoon is
Association to monitor feedback. The action plan
The Association has successfully promoted youth training
produced from our analysis of the last resident satisfaction
and employment through the Youthbuild and REALM
survey is being implemented. A customer care contract
(environmental) projects and through the partnering
has been approved by the Management Committee
agreement with the contractor employed to undertake our
subsequent to resident consultation and is now being
cyclical paintwork. We will be exploring further
delivered.
opportunities through potential FLAIR joint procurement
Area surgeries in Johnstone and Renfrew are being held
initiatives.
I
Community Links Scotland (CLS) have assisted with the
fortnightly.
I
development of individual strategies for FLAIR members
Standards built into our review schedule for 2006/07.
The Association has successfully promoted:
Williamsburgh Housing Association’s performance in
I
the installation of energy minders,
respect of the standards is addressed within our ongoing
I
home safety and security audits, and
programme of internal audits.
I
Communities Scotland has provided funding to
implement a pilot digital inclusion scheme.
I
The review timetable for Raising Standards has proved
successful with ongoing consideration of the Performance
plus a Wider Action Strategy for Renfrewshire.
I
High levels of customer satisfaction continue to be
recorded in the various methods employed by the
to proceed.
I
Renfrewshire’s Local Housing Strategy (LHS) was
I
Legislation and compliance requirements are being taken
into consideration when reviewing all policies and
We have evidence of significant progress in tackling
procedures.
factoring arrears as a result of implementing our revised
The Association has made good progress with the
strategy. While there has been a concerted effort to tackle
recommendations arising from our audit of the
current and former rent arrears, significant levels still
requirements placed on us by the Disability Discrimination
prevail. This remains a priority area for ongoing attention.
Act.
page 13
I
I
Our SHQS standard delivery plan has been accepted by
and maintained. It also helps us focus our attention on those
Communities Scotland.
areas of our operation that require extra attention to improve
We continue to promote Williamsburgh Housing
performance.
Association’s web site.
Annually, our external auditors examine our financial
I
The Association, having successfully obtained charitable
status in February 2004, has now set up Williamsburgh
Property Services Ltd. as a factoring subsidiary.
I
The elements of our tenant participation strategy are now
being implemented along with promotion of shareholding
and committee membership.
I
statements for adequacy and accuracy, in order that the
membership are provided with a clear picture of the
Association's financial wellbeing. The auditor’s Management
Letter in respect of the recent year end confirms that they
found the principal internal controls to be working effectively
and that there were no issues requiring management action.
The recommendations of our organisational review are
being implemented.
During the course of the year, our internal auditors examine
the Association’s practices and subsequently advise
I
The senior management team are promoting the
management on the quality of the Association’s operation
mainstreaming of the concepts of equal opportunities,
sustainability, risk assessment, tenant participation and
with particular emphasis on systems of control. Their annual
continuous improvement within our ongoing programme
report concludes that no significant control weaknesses were
of policy reviews.
found which would give rise to a loss to the Association and
Having considered the year end evaluation, the
that, in making provision for a regular review of its operation,
Association’s management committee recorded their
the Management Committee has fulfilled its responsibility to
satisfaction both with the progress made against the
ensure that there is an adequate system of controls in place.
objectives set and the planning process itself.
Subsequently, agreement was reached on the Association’s
As has been my practice in recent years, I conclude my report
strategic objectives for 2006/07.
with an indication of the Association's efficiency. Certain
indicators can be considered as a measure of how well we are
Measuring Performance
There is a great deal of emphasis these days on efficiency. The
performance culture in which we operate, means that we are
performing in key areas. While they cannot tell the whole
story, they are useful pointers as to the Association's
effectiveness. As such, they are of interest not just to our
obliged to constantly monitor and benchmark our operation in
customers but to those from whom we seek funding both in
relation to the performance of other organisations and
recognised standards. While this effort in itself can be
page 14
the form of public subsidy and private investment. I,
demanding and resource-intensive, it gives reassurance to
therefore, record on the following page, a selection of the key
ourselves, our customers and assessors that the service levels
performance indicators as included in our annual return to
which we have set for ourselves are actually being achieved
Communities Scotland:
Targets / Performance Indicators
1994/ 1995/ 1996/ 1997 1998/ 1999/ 2000/ 2001/ 2002/ 2003/ 2004/ 2005/
1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006
General
New Members (x10)
3
15
6
37
1
3
8
22
0
4
11
13
Committee Members (x15)
12
13
12
15
11
11
12
13
12
12
13
13
Attendance at A.G.M. (20%)
24
24
16
30
18
18
23
22
23
18
21
25
(16%) (16%) (12%) (18%) (12%) (12%) (15%) (13%) (14%) (11%) (13%) (16%)
Attendance at
Committee Meetings (66%)
53%
59%
66%
70%
64%
68%
71%
61%
60%
69%
63%
66%
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
3
3
4
4
4
4
4
4
4
4
4
4
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Grant Planning Target Spent (100%) 110% 123% 123% 141% 100% 100%
86%
85%
Publications
(i) Annual Report (x1 Per Annum)
(ii) Business Plan/
Internal Management Plan
(Committee approval by 31 March)
(iii) Strategy and Development
Funding Plan
(submitted to Communities Scotland
within timescale)
(iv) Newsletters (x4 Per Annum)
(v) Residents’ Handbook
Residents’ handbook last reviewed,
updated and re-issued Spring 2003.
Due for review
Development
99% 134% 129% 112%
Management and
Maintenance
Actual Rent Arrears (<2.3%)
5.25% 5.93% 4.64% 4.01% 4.27% 5.15% 3.98% 3.94% 3.35% 2.19% 6.12% 8.95%
Void Rate (<1%)
0.1% 0.15% 0.15% 0.26% 0.3% 0.4% 0.4% 0.45% 0.3% 1.04% 1.00% 0.98%
Routine Repairs in 10 Working Days
95% 93.6% 98.4% 98.8% 91.5% 92.4% 94.3%
96%
94%
96%
98%
95%
Urgent Repairs in 2 Working Days
97% 93.7% 97.2%
99% 91.1% 88.5% 90.8%
93%
93%
95%
94%
90%
Emergency Repairs in 4 Hours
98% 93.4% 98.2% 99.5% 91.6% 91.3% 93.8%
98%
97%
99% 100%
97%
page 15
finance report
The financial statements for 2005/06 demonstrate yet another
continued growth and financial stability of the organisation.
accomplished year in the Association’s history.
The increased growth is necessary to service loans taken out
A sum of £927,000 was spent on the cyclical and reactive
to assist in funding the continued capital growth.
maintenance of the Association’s rental properties to ensure
income 2005/2006
their continued good condition. A further £1.1m was spent on
the management of our properties.
Rental and related income
Factoring Income
The surplus for the year to 31st March 2006, before transfers
Wider Action Revenue Grants
to reserves was £982,000.
Investment Income
Of the surplus, £347,000 has been transferred to reserves set
aside specifically for the upkeep of the Association’s existing
Other
Total income
£3,324,114 = 92.4%
£58,179 = 1.6%
£15,000 = 0.4%
£199,191 = 5.5%
£8 = 0.01%
£3,596,492 = 100%
housing stock. These funds are intended to be used as and
when required to fund capital expenditure for future major
repair schemes to our properties (e.g. windows, kitchens,
roofing etc).
In 2005/06, £1.2m was invested in major repairs as follows:
I
Central heating systems (upgrade)
I
Central heating systems (full replacement)
I
Double glazing (full replacement)
I
Stone repairs
I
Close tiling
expenditure 2005/2006
The gross book value of the Association’s housing stock has
increased by a net £7.637m (9.39%) after Right to Buy
disposals. The increase relates to expenditure on the 2005/06
major repairs programme and on our refurbishment and new
build housing projects which are explored in detail within the
Development Section, later within the annual report.
During 2005/06 a total of £7.8m was invested in housing
capital expenditure. This was possible through the support of
£5.3m in grant funding, £4.9m was received from
Communities Scotland and £0.4m from Renfrewshire Council.
Loans as at 31st March 2006 have shown a net decrease of
£264,000 in the year. This is due to capital repayments made
in respect of current loan facilities. Cash balances held,
although healthy at £4.1m, have decreased by £1.8m over the
financial year, mainly due to the capital investment
programme and capital loan repayments made.
The Association’s Capital and Reserves have grown from
page 16
£9.43m to £10.4m (10.4%) during 2005/06 reflecting the
Property Management
Property Maintenance
Provisions
Factoring
Wider Action Revenue Costs
Interest payable
Other
Total expenditure
£1,138,301 = 43.5%
£927,300 = 35.5%
£17,266 = 0.7%
£58,161 = 2.2%
£27,530 = 1.1%
£438,731 = 16.8%
£6,766 = 0.3%
£2,614,055 = 100%
Income and Expenditure for the Years ended 31st March 2005 and 2006
2005/06
2004/05
£’000s
£’000s
Turnover
3,397
3,101
income from rents, factoring, and agency services.
Operating costs
2,170
1,864
deduct salaries, housing/estate costs, depreciation
Guide for Non Accountants
and office overheads
Operating surplus
1,227
1,237
Bank interest receivable
199
209
add interest on monies invested
Interest payable
439
423
deduct interest payments on mortgages
(5)
(1)
deduct the net cost of fixed asset sales
Net surplus for year
982
1,022
Transfer to designated reserves
347
388
Fixed asset disposals
which leaves this amount
leaving this amount
this is the amount set aside from the current year’s
net surplus for future repairs to our properties
Transfer from Sales Reserve
(5)
(8)
this is to fund losses incurred in relation to
Right to Buy sales
Retained in revenue reserve
640
642
which leaves this amount in
non designated reserves
Revenue reserve brought forward
4,468
3,826
we then add prior year’s surpluses
Revenue reserve
5,108
4,468
to give our total reserves shown
carried forward
on the balance sheet
page 17
Balance Sheets at 31st March 2005 and 2006
2005/06
2004/05
£'000s
£'000s
Guide for Non Accountants
Housing properties at cost
88,956
81,319
cost of building our houses
Housing association grant etc
73,555
68,469
government grants received to build them
1,196
921
Fixed Assets
Depreciation
cumulative charge to expenditure in respect
of the properties
Net housing property assets
14,205
11,929
net cost of properties taking account
of the above
Other fixed assets
165
186
what our offices, vehicle, furniture and
equipment are worth
Total fixed assets
14,370
12,115
net cost of all our fixed assets
Debtors
1,352
4045
money owed to us
Cash at bank and in hand
4,093
5,894
funds in various bank accounts
Creditors: due within one year
2,439
1,754
money we owe to others
Net current assets
3,006
4,544
current assets less current liabilities
17,376
16,659
6,964
7,228
Current Assets
Current Liabilities
Total assets less
current liabilities
Creditors: due after one year
what we owe on loans received for building
and rehabilitating our houses
Total net assets
10,412
9,431
5,108
4,4686
Financed By:
Revenue reserves
reserves built up from this and previous
year's surpluses
Designated reserves
5,304
4,963
reserves set aside specifically for future
planned repairs to our houses
Total Reserves
page 18
10,412
9,431
The Statistics
Address
No. of
Improved
Units
Improvement Schemes Completed
Completion
Date
Address
No. of
Improved
Units
Completion
Date
1981
29. 29-33 Cochran Street
& 40-44 Bank Street
47
December
1992
September
1981
30. 46-54 Bank Street
32
February
1993
30
May
1982
32
October
1993
4. 15-19 Seedhill Road
17
February
1983
28
March
1995
5. 40-46 McKerrell Street
34
May
1983
26
April
1995
48
August
1983
39
April
1995
33
September
1983
31
September
1995
35
February
1984
36. 42-44 Love Street
14
May
1995
36
September
1984
31
May
1996
26
November
1984
49
September
1996
11. 23-29 Kilnside Road
26
April
1985
39. 37-47 Caledonia Street
38
August
1997
23
September
1985
40. 49-57 Caledonia Street
45
August
1997
6
February
1986
41. 16-18 Clarence Street
21
April
1998
15
August
1986
40
January
1999
15. 18 Dunn Street (3/1)
1
December
1986
43. 3-19 Buchanan Street,
Johnstone
23
October
1999
15
March
1987
35
November
2000
17. 63 Kilnside Road
9
April
1987
18. 2-8 Dunn Street
38
September
1987
45. 2 Thomson Street/
8 Porterfield Rd,
Renfrew
13
June
2001
19. 28 Love Street
6
December
1987
38
July
2001
20. 1-7 Dunn Street
39
February
1988
47. 98 / 100 Renfrew Road
7
August
2001
21. 10-16 Dunn Street
37
September
1988
22. 9-17 Dunn Street
50
March
1989
33
December
1989
12
November
2001
49. Love Street Lodges
2
March
2002
& 3 Albion Street
31
June
2002
29
August
2003
1. 48,50 McKerrell Street
& 7 Ladyburn Street
27
September
2. 4,6 & 8 Lang Street
18
3. 2,12-18 Lang Street
13. 10 Lang Street
48. Miller Street
(Renfrewshire Council
Transfer), Johnstone
& 39-43 Bank Street
39
June
1990
33
August
1990
24
August
1990
29
November
1990
51. 98-116 Paisley Road &
2-4 Porterfield Road,
Renfrew
32
November
1991
Sub Total
1,422
page 19
Newbuild Schemes Completed
No. of
Newbuild Units Completion Date
Address
1. Kilnhill Court
2. Unsted Place
3. Seedhill Road 65(a) and (b) (57-73)
4. 7-9 Williamsburgh Terrace
5. Buchanan Way, Johnstone
6. Rankine Place, Johnstone
7. Broomlands Lane
8. Wallace Street
9. St. Margarets Court
10. William Street
11. Love Street / Glen Street
12. Underwood Court
13. 74-80 New Sneddon Street
14. Miller Street, Johnstone
15. Alloway Drive (Mortgage to Rent)
16. Moorpark, Renfrew
17. Lacy Street
18. Park Avenue (Mortgage to Rent)
19. Rankine Street, Johnstone (in part)
Sub Total
24
31
16
12
24
24
16
23
23
6
14
47
30
64
1
54
12
1
22
July 1989
July 1994
September 1996
August 1999
September 2000
November 2000
March 2001
July 2001
July 2001
July 2001
March 2002
December 2003
March 2004
October 2004
April 2004
September 2005
December 2005
March 2006
March 2006
444
Total
1,866
Number of Improved and Newbuild Units
page 20
Year End
31st March
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
Total
Total No.of Units
51
50
141
74
43
31
92
87
57
125
32
79
32
82
115
68
93
51
35
99
138
31
144
32
84
1,866
W.H.A. Units
Improved
Newbuild
51
50
126
65
38
22
54
54
26
24
68
23
44
18
23
31
75
33
16
61
24
20
12
25
64
56
66
20
25
115
32
84
1,001
444
Owners
15
9
5
3
30
33
7
57
9
29
14
19
37
9
26
27
2
10
16
11
4
372
Improved
For Sale
6
8
6
9
4
9
6
1
49
Sales To Tenants Under
Right To Purchase
1
13
8
20
5
14
3
4
4
5
1
2
1
2
4
4
2
3
96
Right to Purchase Sales
1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006
Number of Units
1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006
page 21
development report
Introduction
Our principle objectives in 2005/2006 were to complete the
newbuild regeneration project in Moorpark, Renfrew and to
progress the Rankine Street new build scheme, while at the
same time advancing a number of smaller scale, but
nevertheless important developments.
Completions in 2005/2006:
and 4 person houses, faces onto Lacy Street, the other block,
of 2 person houses, turns the corner between Lacy Street and
Cyril Street. The site start was delayed to allow the
introduction of additional precautions necessary due to the
condition of the adjacent buildings. No sooner had work
started then an uncharted culvert was discovered below the
ground. This necessitated ‘moving’ one of the buildings and
seeking a revised planning consent. After this problematic
start, however, progress was good and completion of the 12
Moorpark, Renfrew: This regeneration project was
flats in this project was achieved by early December 2005.
originally expected to be completed in March 2004, however,
progress was delayed. This related principally to difficulties
with the electrical supply to some of the properties and the
Projects Currently ‘On-Site’:
We currently have four projects at the construction phase.
construction of the access stairs to first floor flats proving
more complicated than originally envisaged.
Rankine Street, Johnstone: Work on this regeneration
project, in the centre of Johnstone, commenced in the summer
All 54 new homes were, however, handed over by the autumn,
allowing us to organise in September 2005 a formal opening
ceremony to celebrate their completion.
page 22
of 2004. The proposals were developed in conjunction with
the local community, Renfrewshire Council and Communities
Scotland and consist of 65 new houses, including a significant
Lacy Street, Paisley: This new build project consists of
proportion of special needs properties and houses for elderly
two 3-storey blocks, each containing 6 flats. One block, of 3
people, as well as new homes for returning residents.
Four houses are also included for residents who require use of
94 Paisley Road, together with a new build development on
a wheelchair. The original completion date was late 2005,
vacant land where the tenement at 5 Victoria Drive East
however, this project suffered from substantial delays,
formerly stood. This phase will provide much needed
particularly in obtaining connections for new water supplies.
accommodation for people who need support. Phase 2
These connections only started in November 2005, meaning
consists of the rehabilitation of the intervening closes at
that by the end of March 2006, only 22 of the 65 new homes
88–92 Paisley Road and 3 Victoria Drive East.
had been completed. The impact of the delays on this project
were significant with the final completions not achieved until
October 2006
Phase 1: The proposals for this phase have been developed
in close collaboration with Renfrewshire Council and tender
approval from Communities Scotland was obtained at the end
Miller Street – Phase 2, Johnstone: This project will
of March 2005. Construction commenced in October 2005
provide 15 houses built on three separate pieces of vacant
and although progress has been slightly delayed due to skilled
land in Miller Street. It is intended to complement the New
labour shortages and additional work to the foundations, the
Housing Partnership project that was completed in October
project is now running well. Completion is anticipated in
2004. Work on site commenced in October 2005, with
December 2006.
completion anticipated by early 2007.
Phase 2: Detailed discussions with Renfrewshire Council and
Moorpark, CTI, Renfrew: This project has suffered delays,
private owners took place early in 2005. This resulted in
however, work on site re-commenced in August 2005. The
Williamsburgh Housing Association agreeing to acquire the
project consists of 16 housing association homes and 2
properties owned by Renfrewshire Council and some of the
properties improved on behalf of private owners. It is due for
flats owned by individual owners. Agreement was reached
completion in November 2006
with the other owners that their homes should be included in
88-94 Paisley Road & 3-5 Victoria Drive East,
the improvement scheme. Work commenced on site in
Renfrew: This project is being promoted in two distinct
February 2006. Initial progress has been good with
phases. Phase 1 consists of the rehabilitation of the close at
completion anticipated in the spring of 2007.
page 23
Future Development Projects
upgrade the new facility. Overlooking the new pitches, this would
82-84 New Sneddon Street, Paisley: The site lies next to
provide a level of informal security lacking at present. The
our recently completed development and will form a second
proposals for this site were developed during 2005/06. Amongst
phase consisting of thirty flats. Arranged in 4 blocks, each 3-
other things, this established that the land would be very
storeys high, two face onto New Sneddon Street, while the other
expensive to develop and that, as a result, it may prove difficult
two overlook the White Cart River. There have, however, been
to produce a viable development here. Despite this, the
significant delays in obtaining planning approval for this
development. As a result, although the demolition of the existing
buildings took place as planned in the summer of 2005, the site
preparation work was not able to be carried out until February
overcome the high costs of developing this site and it is hoped
that tenders can be sought within 2006/2007 to allow this
2006. Before the construction of the new houses can start,
project to move forward.
planning approval is required and this may not be available until
Blackford Road, Paisley: Renfrewshire Council have
2007.
Victoria Drive East, Renfrew: Williamsburgh Housing
Association has been approached by Renfrewshire Council to
explore the possibility of extending our role in this area of
Renfrew. The proposal is essentially that Renfrewshire Council
aim to upgrade and improve the run down pitches adjacent to
page 24
Association remains confident that a way can be found to
developed an Area Development Framework to guide the
regeneration of the Blackhall area of Paisley. This framework
includes the role of a housing association developing new homes
for rent in the Blackford Road area, as part of the overall
regeneration strategy. Discussions with Renfrewshire Council
Moorpark and St. James’ Primary School. To help them do this,
have resulted in Williamsburgh Housing Association being invited
they are keen that part of the existing land should be made
to develop a proposal to provide approximately 60 socially rented
available for housing and that this, in turn, could bring income to
houses.
Summary of Development Projects
Rehabilitation : Completions to 31st March 2006
No. of
Schemes
Housing
Association
Other
Owners
I.F.S.
Right
to Buy
Commercial
Total
51
907
372
49
94
36
1,458
Newbuild : Completions to 31st March 2006
No. of
Schemes
Housing
Association
Other
Owners
Right
to Buy
Total
18
420
0
2
422
*22 properties achieved practical completion as at 31st March 2006
Total
No. of
Schemes
Housing
Association
Other
Owners
I.F.S.
Right
to Buy
Commercial
Total
69
1,327
372
49
96
36
1,880
*22 properties achieved practical completion as at 31st March 2006
Current Development Programme
Projects scheduled for completion within financial year 2006/2007
Regeneration
Scheme
Address
Rankine Street
TOTAL
Housing
Association
65
119
Other
Owners
-
I.F.S.
-
Commercial
-
Total
65
119
Housing
Association
16
11
27
Other
Owners
-
I.F.S.
-
Commercial
-
Total
16
11
27
Housing
Association
16
7
Other
Owners
2
-
I.F.S.
-
Commercial
-
Total
18
7
25
48
140
2
4
4
-
2
2
2
29
54
146
Site
Start Date
July 2004
Completion
Date
October 2006
Site
Start Date
October 2005
September 2005
Completion
Date
January 2007
December 2006
Site
Start Date
August 2005
September 2005
Completion
Date
November 2006
December 2006
February 2006
March 2007
Site
Start Date
Completion
Date
May 2007
May 2007
June 2008
May 2008
Site
Start Date
September 2007
Completion
Date
January 2009
New Build
Scheme
Address
Miller Street Phase 2
5 Victoria Drive East
TOTAL
Rehabilitation
Scheme
Address
Moorpark
94 Paisley Road
88-92 Paisley Road &
3 Victoria Drive East
TOTAL
TOTAL (all)
Projects scheduled to be ‘on site’ within financial year 2007/2008
New Build
Scheme
Address
Pirie’s Yard,
New Sneddon Street
Victoria Drive East
TOTAL
Housing
Association
Other
Owners
I.F.S.
Commercial
Total
30
24
54
-
-
-
30
24
54
Housing
Association
60
60
114
Other
Owners
-
I.F.S.
-
Commercial
-
Total
60
60
114
Regeneration
Scheme
Address
Blackford Road
TOTAL
TOTAL (all)
page 25
housing management report
The office is open each day from 9.00 am – 12.30 pm and
Each housing officer has responsibility for the housing
1.30 pm – 5.00 pm. Your enquiries will, in the main, be dealt
management issues within their patch, including estate
with by the Customer Services Team. Should they be unable
management, complaints, neighbour disputes, anti-social
to deal with your query, you will be seen by a member of our
behaviour, rent arrears prevention and recovery and general
housing management staff.
tenancy issues.
Appointments are not necessary but should you wish to see
The responsibility for allocating homes, however, lies with our
your housing officer, it is advisable to arrange an appointment
lettings staff.
as they are often out of the office, working within their areas.
Housing Officer Areas
Area 1:
Sandra Docherty
I
Area Surgeries
For our residents in the Johnstone and Renfrew areas, we
Rankine Street/Rankine Place/
Brewery Street/Clark Street/
Cassidy Drive, Johnstone
provide an area surgery on a fortnightly basis which is staffed
I
Miller Street/Broomward Drive/
John Lang Street, Johnstone
Appointments are not necessary, and residents attending
I
Broomlands Lane, Paisley
these surgeries will receive the same high standard of service
I
William Street, Paisley
that they would by visiting our office.
I
Underwood Court, Paisley
I
Park Avenue, Elderslie
Surgery Location
Area 2:
I
Caledonia Street, Paisley
Cherrie Centre, Renfrew Thursday
Robert McManus
I
Love Street/Albion Street, Paisley
I
Wallace Street/New Sneddon Street, Paisley
I
St. Margarets Court, Paisley
I
Renfrew Road, Paisley
I
Moorpark Square, Renfrew
I
Birch Place/Birch Way, Renfrew
I
Thomson Street/Porterfield Road
Paisley Road, Renfrew
Area 3:
I
McKerrell Street, Paisley
Louise McDonald
I
Kilnside Road, Paisley
I
Bank Street, Paisley
I
Cochran Street, Paisley
I
Crossflat Crescent, Paisley
I
Howard Street, Paisley
I
Ladyburn Street, Paisley
I
Alloway Drive, Paisley
Area 4:
I
Lang Street, Paisley
Elaine Hannigan
I
Seedhill Road, Paisley
I
Clarence Street, Paisley
I
Williamsburgh Terrace, Paisley
I
Dunn Street, Paisley
I
Lacy Street, Paisley
I
Unsted Place, Paisley
I
Glasgow Road, Paisley
I
page 26
Buchanan Street/Buchanan Way
Thomson Street, Johnstone
by the local housing officer and other members of staff.
Surgery Day
Housing Officer
Robert McManus
2.00pm-4.00pm
Town Hall, Johnstone
Wednesday
2.00pm-4.00pm
Sandra Doherty
Housing Priority
The Association operates a needs-based allocations policy
designed to allocate houses on a fair and equitable basis. The
Williamsburgh Housing Association gives priority to those
system is designed to compare the needs of all applicants, to
residents of Housing Action and Regeneration Areas whose
homes are about to be modernised or demolished. This is to
exclude discrimination and to ensure houses are allocated to
assist the development programme to run smoothly and as
those in the greatest housing need.
quickly as possible. This priority is given only to the main
Housing Lists
resident. Where a separate application is accepted from a
household in these areas, this will be placed on the general
Williamsburgh Housing Association operates an open housing
housing list.
list with access being available to those in housing need
Once the needs of the Housing Action and Regeneration Areas
regardless of ethnic origin, disability or sexual orientation.
have been met, the Association is obliged to seek nominations
The Association's allocations policy is designed to cater for
from Renfrewshire Council. We also at this stage select from
those most in housing need. As such, although open, priority
our own appropriate housing list.
will be given to the following categories:
Priorities
Applications accepted from
1. Residents of Housing Action / Regeneration Areas in
which the Association is currently working.
Notes
It should be noted that separate applications from one household will only
be accepted if the applicants were present at the time of the resident survey.
2. If you require daily support from a relative, or give
daily support to a relative.
Where either party reside in areas which contain W.H.A. properties
3. If you are homeless or threatened with homelessness.
4. If rehousing is needed because you have a
medical complaint.
Your doctor must confirm that rehousing will alleviate your medical condition.
5. If there is overcrowding in your present home.
6. If your present home lacks any of the following:
W.C. • Bath / Shower • Running Hot Water
or is subject to a Demolition Order.
7. If you are disabled and, therefore, require a house which
has been adapted to suit your needs.
8. The Association will accept referrals from other agencies.
The Association has a current list of approved agencies. Referrals from any
agency outwith the Association’s approved list will be accepted at the
discretion of the Housing Management Sub Committee.
9. Persons fleeing violence.
10. Victims of harassment.
11. Persons moving into the area to take up employment
or a further education course.
Supporting evidence may be required in order to confirm the award of points for any or all of the above categories.
The Association has a limited stock and, as such, is unable to reach all potential applicants who express an interest in rehousing by
Williamsburgh Housing Association. Those applicants who have little, or no points, will be advised that it is unlikely that they will be
reached for housing and a request will be made that they confirm their wish to remain on the Association's housing list. Those applicants
who do not respond within the timescale given, will be removed from the list.
Williamsburgh Housing Association currently participates in the Renfrewshire Common Housing Register. This has involved the creation of a
common application form where applicants need complete only one form, and can select the preferred landlords of their choice, including
Williamsburgh Housing Association. The application form can be returned to any office of the participating local landlords.
Our involvement in the Common Housing Register has resulted in a significant increase in demand for our properties.
page 27
Allocations
A total of 217 new tenancies were created throughout the
year, this represents 15.76% of our total stock. They are
Forty-nine new properties were built in Moorpark Renfrew, 22
broken down as follows:
in Rankine Street, Johnstone and two 3-storey blocks each
containing 6 flats in Lacy Street, Paisley. In addition, a further
General Housing List (Common Housing Register)
property in Park Avenue, Elderslie was acquired through the
Existing Tenants Transferring
11
Mortgage to Rent Scheme. There were 3 sales to sitting
Renfrewshire Council Nominations
28
tenants exercising their Right to Buy, thus reducing the total
Section 5 Referrals
21
increase in the Association’s housing stock to 81.
Other
11
Williamsburgh Housing Association, like all other social
Total
landlords, has a duty to assist the local authority with the
146
217
Type of Tenancy
provision of housing for homeless people – Section 5 referrals.
Tenancies Created
During 2006, we received a total of 64 Section 5 referrals
2005/2006
from Renfrewshire Council. Our table below, gives details of
Scottish Secure Tenancy
215
how our allocations were made and demonstrates our
Short Scottish Secure Tenancy
ongoing commitment to the provision of housing for homeless
Total
2
217
people.
Equal Opportunities Monitoring Statistics
Ethnic Groups
Asian, Asian Scottish or
Asian British
Indian
Pakistani
Bangladeshi
Chinese
Any other Asian
Background
Caribbean
African
-
-
-
-
-
-
-
2
-
-
1
Housing List
3,099
69
10
2
-
2
3
-
8
1
2
29
1
39
589 3,854
Existing Tenants
1,339
-
4
5
2
1
-
-
-
-
-
7
1
0
- 1,359
Allocations
(New Lets & Re-Lets)
44
Housing Lists
592
Existing Tenants
368
Total
1,004
-
Total
Mixed
-
Unknown
Irish
-
Other Ethinic
Background
Other British
214
Any other Black
Background
Scottish
Black, Black Scottish
or Black British
Allocations
New Lets &
Re-lets
Disability
page 28
Any other White
Background
White
217
Housing Stock • As at 31st March 2006
New / Improved Housing Stock
Size
Units
No. of
Properties Type of Property
88
House
1,206
Tenement Flat
1 Apartment
8
41
4 in a Block
2 Apartment
625
56
Maisonette/Other Flat
3 Apartment
505
1,391
4 Apartment
199
Total Number of New/Improved and
Unimproved Properties
5 Apartment
12
Total
1,349
Number of Properties on Site 31st March 2006
(Nos. after improvement)
Rehabilitation Newbuild
Williamsburgh Housing Association Unimproved
Permanent Lets
28
Decant Lets
0
Unfit for Let
14
On-Site – Rehab. (nos. pre-improved)
Total
0
Williamsburgh
Housing Association
Total
48
70
118
Other Owners
4
0
4
Improvement for Sale
0
0
0
52
70
122
Total
42
No. of
House Type
Properties New/Improved Housing Stock
299
Amenity
69
Wheelchair
981
General Needs
1,349
Total Units
96
Right to Purchase
421
Other Owners (Does not include 36 Commercial)
1,866
Total
page 29
Factoring
The Association currently factors 560 properties.
I Rot Guarantees (please note reports relating to guarantees
are NOT included. Where such reports are required the
charge will be increased to cover the additional
Management Fee
This represents the annual cost of administering and carrying
out various property management duties. This fee includes (1)
administration involved).
Mutual Exchanges
the regular inspection of properties and organising day-to-day
The current mutual exchange list is available in the
repairs (2) the programming and carrying out of cyclical
Association's office. If you are interested contact our lettings
maintenance, for example, paintwork and gutter cleaning and
desk for further information.
(3) planning and implementing long-term major
Money Problems
repairs/replacements. It also includes preparing quarterly
factoring invoices, arranging buildings insurance, carrying out
procedures to recover unpaid monies and dealing with
enquiries.
It is not charged during the development period.
Management and insurance charges are reviewed annually.
A prompt payers discount amounting to a 5% reduction in
charges has been introduced in appreciation of those owners
who pay their invoices within 14 days of issue, via payment
card, or if payment is made by direct debit.
If you are having difficulty making ends meet, don't leave it
until the situation is out of control before you seek help.
Advice Works, 42 High Street, Paisley, will help you claim any
benefits you may be due or, alternatively, will assist you with
budgeting advice, contacting creditors to reduce payments etc.
The telephone number is 0141 887 7632. Alternatively, you
can e-mail: [email protected]
All enquiries are dealt with in complete confidence.
The Association seeks to provide welfare rights advice to those
experiencing serious rent arrears or problems with housing
Service Charge
benefit. Should you require such advice, please contact the
Each resident will be charged a relevant percentage of the
office on 0141 887 8613
actual costs incurred in the provision of any service (for example,
electricity consumed by the communal ventilation unit, door
Rents/Rent Payments
entry system etc.).
The annual rent review begins in January, with a period of
consultation with tenants. The increases are passed on in
Administration Fee
rents due from 28th March. Those tenants whose rents are
An administration fee will be passed on to any owner who is
set by the Rent Officer will continue to have increases
selling when the final account is issued by Williamsburgh
implemented every three years.
Housing Association. This charge is necessary due to the
demands made on the Association by solicitors seeking
information in relation to the ownership of the property,
outstanding fees/works, apportionment of costs and details of
improvements to the building.
Williamsburgh Housing Association offers a variety of
convenient payments methods including:
Method of Payment
Direct Debit
Copies of the undernoted documentation will be covered by
this charge:-
Weekly, fortnightly or monthly payments
can be arranged.
Payment Card
Can be used at Post Offices, Pay Points
Internet Payments
Through our website:
I Certificate of Practical Completion
I Completion Certificate (Renfrewshire Council)
I Building Warrant
page 30
I Planning Permission
www.willilamsburghha.co.uk
Directly by Telephone Interactive Voice Response Service
The Association does not accept cash payments at the office.
Rent Arrears
Williamsburgh Housing Association is committed to rent
arrears prevention and control. Our team of housing officers
operate regular arrears monitoring duties. Unfortunately,
during 2006, 3 evictions for non payment of rent were carried
out.
Additional Needs
In addition to producing mainstream housing, the Association
has acknowledged the shortfall in specially designed housing.
As such, we have made a commitment to provide for the
special needs of applicants such as, the elderly, disabled or
persons leaving institutional care. The Association has also
adopted the principle of barrier-free housing and is seeking to
adhere to it wherever practicable. This means that as far as
possible, houses do not contain unnecessary features which
restrict movement or access and are designed to help people
who perhaps use a walking frame or parents with prams.
Community Alarms
attractive rates and details are available by telephoning 0141
420 3686
Anti-Social Behaviour
The Association is determined that our tenants should not
The Association can supply a community alarm to any older or
have to tolerate the anti-social behaviour of neighbours and,
vulnerable tenant who may wish to take advantage of this
as such, has policies towards addressing neighbour disputes
system. The costs involved in this provision are added to the
and anti-social behaviour. To assist us in tackling this
service charge element of the rent and are eligible for housing
problem, legislation has been introduced which now allows
benefit. If you are interested in this facility, please contact your
housing associations to promote Anti-Social Behaviour Orders.
housing officer at the Association's office.
In the worst instances court action can be raised to prevent
threatening behaviour or damage to property. A proven
Contents Insurance
breach of this could see offenders lose their homes, or be
The Association would strongly advise all residents to make
subject to imprisonment.
sure that they have sufficient cover for the contents of their
flat. In the event of a serious fire you could lose everything
and buildings insurance will only cover the property itself. It
is, therefore, in your own interest to take out insurance cover
for your belongings.
To support the Association, we work closely with Renfrewshire
Council’s Anti-Social Investigations Team (A.S.I’S.T) which also
includes mediation services. The process of building an antisocial case involves several steps. This can include warnings
issued in relation to breaches of the tenancy agreement,
The Scottish Federation of Housing Associations runs a low
mediation services, where an impartial third party helps
cost scheme for housing association tenants and owners. This
residents work towards a mutually acceptable agreement, or
is a scheme specifically designed with low minimum sums
referrals to the A.S.I’S.T team who have a particular expertise
insured, an easily affordable payment plan, no security
in gathering evidence against nuisance neighbours. They can
requirements and no excess. It is an excellent scheme and
also be called upon as professional witnesses to give evidence
highly recommended to all residents. Details are available
at court.
from their offices by telephoning 0845 6016006.
Age Concern also run a scheme for the elderly at very
The Association is, however, keen to resolve disputes without
resorting to such extreme measures.
page 31
maintenance report
Williamsburgh Housing Association's Maintenance Section is
required or it may be passed directly to the relevant contractor
responsible for the maintenance and general upkeep of some
to carry out the necessary repair.
1,391 housing association properties (907 improved, 442
Our current targets for the four categories of reactive
newbuild and 42 unimproved), plus 560 other owners
maintenance are
(including 36 commercial units) for whom the Association
Response Times: Emergency
provides a factoring service. It is the Association's aim to
provide a high quality maintenance service to our residents
which is efficient and effective, not just in terms of our
1.
Reactive Maintenance (day-to-day repairs)
2.
Cyclical Maintenance
3.
Planned Maintenance (major repairs)
48 Hours
Routine
10 Working Days
1 Day, 3 Days & 7 Days
and targets which we have set ourselves.
of activity:
Urgent
Right to Repair :
statutory obligations, but also in terms of the high standards
The maintenance service is broken down into three main areas
4 Hours
Reactive Maintenance Costs 2005/06
Works Costs
57%
£347,782
Management Costs
24%
£145,941
8%
£50,536
Finance/Admin. Costs
11%
£ 64,256
Total
100%
£608,515
Office Overheads
1. Reactive Maintenance
Reactive Maintenance is that part of the Section's activity
which is most apparent to residents, given that it deals with
typical repairs which are reported to the Association on a daily
basis. Repairs are processed, categorised and should be
attended to within set response times as indicated below.
Repairs will be recorded and tenants advised as to when and
how the matter will be dealt with. This may involve an
inspection by a maintenance officer to assess the work
During 2005/2006, 5,755 repair orders were issued. 447 of
these related to properties within the Defects Liability Period
(D.L.P.: i.e. the twelve months immediately following the
completion of the rehabilitation/building of the properties
when the main contractor is responsible for repair work). The
remaining 3,308 repair orders were issued to our approved
maintenance contractors. Of these, 248 (5%) fell outwith the
page 32
designated response times.
Response Times Analysis
2. Cyclical Maintenance
The repair response times are illustrated below:
Cyclical maintenance is the systematic servicing, checking and
Total
Successes
%Successes
Emergency
202
196
97%
Urgent
166
149
90%
Routine
4,151
3,961
95%
The cyclical maintenance work is carried out as part of a
Void (5 Days)
469
440
94%
regular schedule of work, over a 5 year period.
Right to Repair
(1 Day)
304
300
99%
Right to Repair
(3 Days)
16
14
87%
We believe that by adopting a rigorous selection process,
Total
5,308
5,060
95%
based on an assessment of the contractor’s quality and price,
renewal of elements in those properties outwith the 'defects
liability period'.
The Association has adopted a ‘partnership’ approach to the
elements that make up our cyclical maintenance programme.
we can improve quality, reduce costs and continuously
Right to
Repair (3)
improve. Following an assessment of a pilot partnering
14
16
agreement in relation to cyclical paintwork, it is intended to
introduce partnership working to the remaining elements that
300
304
Right to
Repair (1)
make up the cyclical maintenance programme.
440
469
Void
Emergency
196
202
Urgent
149
166
Cyclical Maintenance Costs 2005/2006
Works Costs
3961
4151
Routine
0
500
1000
1500 2000
2500
3000 3500
4000
91%
£292,581
Management Costs
5%
£14,743
Office Overheads
2%
£5,105
Finance/Admin. Costs
2%
£6,356
100%
£318,785
Total
4500
Contacts for Emergencies Outwith Office Hours
Emergency contact telephone numbers are provided in our
residents' handbook and are regularly updated within the
Association's newsletters. Copies are available from the office
on request.
Examples of Emergencies
Contact
Burst pipe/flooding
Plumber
No electricity
Scottish Power/Electrician
No heating
Gas Service Engineer
No water
Plumber
Gas leak/smell of gas
Scottish Gas
Broken window
Glazier
Break in
Police/Joiner
Locked out – which will be rechargeable Joiner
page 33
Cyclical Maintenance Programme
The following items were carried out
during 2005/2006:
Common Area Inspections
Frequency
in Years
1
The common areas of all properties are inspected on an
The following items are scheduled
for 2006/2007:
Common Area Inspections
All properties
annual basis and any repairs identified are included within the
annual work schedule.
Cleaning Gutters
1
All properties
Gas Fires/Boilers Annual Service
All properties
1
All properties which contain a gas fire or boiler
Communal Ventilation Units Annual Service
Cleaning Gutters
Gas Fires/Boilers Annual Service
As per 2005/2006
1
All properties served by a communal ventilation unit
Communal Ventilation Units
Annual Service
As per 2005/2006
Smoke Detector/Carbon Monoxide
1
Smoke Detector/Carbon Monoxide
Alarm Check and Service
Alarm Check and Service
All properties
All properties
Drainage Overhaul
3
Drainage Overhaul
23-51 Kilnside Road, 1-18 Dunn Street,
1-4 Unsted Place, 40-44 Bank Street,
28 Love Street
29-33 Cochran Street, 4-50 McKerrell Street,
7 Ladyburn Street, 21-29 Seedhill Road
Broomlands Lane, Buchanan Way/
Thomson Street, Rankine Place
Electrical Installation Test and Inspection
5
Electrical Installation Test and Inspection
42-44 Love Street, 24-36, 39-45 Kilnside Road
29-33 Cochran Street, 40-62 Bank Street
39-43,55-61 Bank Street, 39-55 Seedhill Roadt
1-16 Dunn Street
Paintwork
5
1-17 Dunn Street, 23-37, 38-54, 57-61 Kilnside Road
Paintwork
1-4 Unsted Place, 39-62 Bank Street,
7-55 Seedhill Road, 2-18 Lang Street
3 & 17 Crossflat Crescent, 6 Howard Street
Landscape Maintenance
1
7-93 Seedhill Road (front gardens), Kilnhill Court,
Landscape Maintenance
As per 2005/2006
McKerrell Street: streetscape, 1-4 Unsted Place,
Buchanan Way, Thomson Street, Broomlands Lane,
St Margaret’s Court, Love Street Lodges,
Wallace Street, Underwood Court, Miller Street
Backcourt Maintenance (Grasscutting)
All properties participating in the
page 34
Association-run scheme
1
Backcourt Maintenance (Grasscutting)
As per 2005/2006
3. Planned Maintenance
(Major Repairs)
The Association has undertaken a comprehensive review of its
properties in relation to the requirements of the recently
introduced Scottish Housing Quality Standard (SHQS).
The Standard sets out the basic requirements that properties
must meet in terms of:
I
Being free from serious disrepair.
I
Being energy efficient.
I
Having modern facilities and services.
I
Being healthy, safe and secure.
Chargeable Repairs
Housing Associations and Local Authorities have until 2015 to
Tenants should be aware that they have a duty and
ensure that all their properties comply with the Standard.
responsibility to keep their properties in a good condition.
They are required to produce a Standard Delivery Plan (SDP)
which identifies how each organisation will achieve the
standard in its properties by that date.
Any damage to the fittings and fixtures of the property which
are the result of abuse or misuse will have to be repaired at
the tenants’ own expense.
A programme of work has been identified in order to ensure
that our properties comply with the Scottish Housing Quality
Standard by 2015.
Any damage or breakage which is caused as the result of an
accident should be reported to the Association immediately, as
the repairs required may be able to be claimed through the
In 2005/2006 this involved the Association installing new,
Association’s insurance. The tenancy agreement clearly
efficient gas central heating systems in 86 properties and new,
defines the responsibilities of both tenant and the Association
double glazed windows in 78 homes.
Maintenance of Privately Owned Properties
Adaptations
The Association is one of the main providers of wheelchair and
amenity accommodation in Renfrewshire. There remains a
significant demand for this type of accommodation from our
The Association is keen that private owners benefit from the
competitive costs obtained by the Association and participate
in:
(a)
the gas service contract,
(b)
electrical installation test and inspection, and
(c)
the cyclical paintwork programme.
housing list applicants. As a result of this demand, the
Association has been able to secure funding from
Communities Scotland to allow the installation of:
To encourage uptake, arrangements can be made for the
(i)
level access showers,
(ii)
over the bath showers,
(iii)
handrails, and
Any owner interested in participating should contact a
(iv)
additional handsets for door entry.
member of our maintenance team at the Association’s office.
costs incurred to be spread over the quarterly factoring
accounts.
The Association will continue to undertake such work in
In order to qualify and participate in these schemes, your
response to the on-going demand for these adaptations.
factoring account must not be in arrears.
page 35
Right to Repair and Right to Compensation
Monitoring Performance
for Improvements
The Association sees as a high priority, the provision of a
Statutory schemes for the Right to Repair and Right to
responsive repair service to tenants. In this regard, we would
Compensation for Improvements were introduced in September
appreciate your assistance. Part of the monitoring of our
service and our contractor's performance, involves obtaining
2002, under the Housing (Scotland) Act 2001
The Right to Repair Scheme enables tenants to receive a
The contractor carrying out repair work will invite tenants to
compensation payment if the Association fails to achieve its
complete a questionnaire, asking their views on how the work
predetermined response times, which are 1, 3 and 7 days,
was undertaken. Residents may also receive requests from
dependent on the type of repair involved.
our maintenance officer to allow access to inspect completed
The Right to Compensation Scheme allows tenants to
claim, at the termination of their tenancy, recompense for
improvements they have undertaken within the property.
page 36
feedback.
repairs. Your co-operation in this regard is much appreciated.
Tenants who are unhappy with any aspect of the contractor’s
or the Association's performance and who feel uncomfortable
about completing the contractor's repair order slip, can return
Both schemes are subject to qualifying conditions. Full details
their own copy directly to the Association, or simply inform us
are available from the office.
through the usual channels.
community news
Advice and Information
Williamsburgh Housing Association is keen that residents
receive accurate information and appropriate advice.
Residents should be wary of listening to gossip, or accepting
information about Housing Association activity from anyone
other than those directly involved. The Association is only too
happy to help where it can. Rather than listen to rumours you
should visit the office where trained staff will try to assist with
problems or give appropriate advice.
Security/Crime Prevention/ Police Liaison
Given the apparent increase in crime and vandalism, we
would remind residents to close front entrance doors and lock
back doors. There is no point having a controlled entry system
if doors are left open.
Information on types and costs of locks, or questions on
personal or home security are welcomed by Community
Involvement 0141 532 5938.
You are reminded that most of our areas have Community
Anyone who has been a victim of crime can receive help from
Police Officers, who can be contacted at the following
the Victim Support Group. Practical help and advice is offered.
telephone numbers:
Telephone:- Freephone 0845 6039213
Area
Name
Telephone
Rankine Street/ Rankine Place P.C. Gareth Cardoo 01505 404022
/Miller Street, Johnstone
Vandalism and Graffiti
The Association is concerned about damage to gardens,
hanging baskets and street planters. These areas are an
Buchanan Way/
Thomson Street, Johnstone
P.C. Stuart Cluckie 01505 404022
attractive asset to the local environment. In order to keep
Moorpark, Renfrew
P.C. Hugh Gilbert
0141 532 6118
them in good condition for everyone's benefit, we would ask
East End
P.C. Billy McKie /
P.C. Kirsty Armit
0141 532 5900
residents to ensure that their children do not cause damage to
West End
P.C. Iain Renfrew/ 0141 532 5900
P.C. Gordon Gibson/
P.C. Iain McLelland
plants or shrubs.
The increasing incidents of graffiti are as much a concern to
the Association, as they must be to residents. While we are
doing our best to remove graffiti as quickly as possible, we
The Association is in regular liaison with the police regarding
crime in our areas but the co-operation of local residents is
vital.
would ask all residents to report incidents to both the
Association and the police, as only by doing so can we seek to
discourage those who perpetrate this ongoing problem.
page 37
Good Close and Best Garden
Competition
To recognise the efforts made by residents, the Association
you have not moved to another property since 30th
September 2002.
I If your tenancy began between 2nd January 1989 and the
presented gift tokens and plaques to the winners of these
present day, other than by stock transfer, you may qualify for
competitions, at our Annual General Meeting held in September
the modernised Right to Buy. This is restricted, however, until
2006.
September 2012. Even then, the Association could obtain
The winners included:
Ministerial consent to further delay the Right to Buy or the
Good Close
40 Kilnside Road, Paisley
local authority may declare the area to be a “pressured
2 St. Margarets Court, Paisley
area”, in which case the Right to Buy is suspended for
98 Paisley Road, Renfrew
renewable periods of 5 years.
5-15 Rankine Place, Johnstone
Best Front Garden: Joyce Brown, Seedhill Road, Paisley
I If your tenancy began after 30th September 2002 and was in
a newly built or renovated property, you will be entitled to
Lesley Montague, New Sneddon Street,
Paisley
Andrew McCrudden, Birch Way, Renfrew
Marion Cumming, Miller Street, Johnstone
Best Back Garden 40 Kilnside Road, Paisley
rule will apply to the discount.
If you are interested in buying your home you should contact the
Association’s office. Staff are available to guide and advise you
51 Caledonia Street, Paisley
on the eligibility criteria and the terms that would apply, given
Lilian Ewing, Birch Way, Renfrew
your individual circumstances.
Tommy & Elizabeth Smith,
Broomward Drive, Johnstone
There was a very high standard of gardening achieved and it is
greatly encouraging for the Association to see the efforts made.
The Association in turn, is continuing to do its bit to improve the
environment and bring colour to our streets through the reintroduction of hanging baskets again this year.
Right to Buy : Eligibility
The right to buy applies differently depending on your tenancy.
The following is a summary of the main categories:
I If your tenancy began before 2nd January 1989, you will be
entitled to the Right to Buy on the original terms.
I If you became a Housing Association tenant between 2nd
January 1989 and 29th September 2002, as a result of a
stock transfer from a local authority or Scottish Homes
(formerly Scottish Special Housing Association), you will be
page 38
the modernised Right to Buy, however, the 10 year cost floor
entitled to the Right to Buy on the original terms as long as
Committee
2005/2006
Eric Graham (1995)
Staff
DIRECTOR
Gordon Williamson (1979)
CORPORATE
ADMIN. SECTION
Admin. Officer
BA, Diploma in Housing Studies,
Sheena Gordon (1979)
Lily Chau (1997)
FIH, M Phil
Admin. Assistant
Iain Hogg (2003)
FINANCE/IT SECTION
Gaynor Corry (1982)
Councillor Rayleen Kelly (2003)
Finance Manager
Admin. Assistant
Joe McBride (2002)
Lesley Adie (1991)
Member CIPFA
Clerical Assistant
Finance Officer
Ronnie Innes (2002)
Trevor Hewitt (1999)
Adam McCann (2001)
Charles Creran (2003)
David Smith (2003)
Helen Burns (1993)
Finance Assistant
Helen McGowan (1988)
MAINTENANCE SECTION
Maintenance Manager
Owen McMillan (1982)
David Paterson (2003)
IT & Systems Officer
Phil Daws (2004)
Colin Jack (2006)
Tom Muir (2005)
DEVELOPMENT SECTION
Jimmy Usher (1998)
Development Manager
Clerk of Works
John Livingstone (2002)
Gordon Russell (1989)
Sandra Brownlie (2005)
John Graham (2005)
Auditors (Internal)
Alexander Sloan & Co.,
144 West George Street,
GLASGOW, G2 2HG.
B Sc, B Arch, Member RIBS, RIAS
Development Officer
Helen Collins (1988)
Development Officer
Graham Scott (2001)
Member ICW
Maintenance Officer
Clerk of Works
Bill McGugan (1999)
Maintenance Assistant
Julie Wilson (2001)
CUSTOMER SERVICES TEAM
Auditors (External)
HOUSING MANAGEMENT
SECTION
Scott-Moncrieff,
Housing Manager
Amanda Browne (2004)
25 Bothwell Street,
Lesley Ferrie (2004)
GLASGOW, G2 6NL.
Lorna Barclay (2004)
Kimberley Sweenie (2006)
Housing Officer
Bankers
Sandra Doherty (1982)
Royal Bank of Scotland plc,
Housing Officer
Paisley Chief Office,
Suzanne Sweenie (1990)
1 Moncrieff Street,
Housing Officer
PAISLEY, PA3 2AW.
Robert McManus (1990)
Solicitors
Housing Officer
Cochran Dickie & Mackenzie,
Elaine Hannigan (2000)
21 Moss Street,
Housing Officer
PAISLEY, PA1 1BX.
Louise McDonald (1991)
Harper Macleod,
Housing Officer
The Ca’d’oro,
Suzanne Plimley (2005)
45 Gordon Street,
Clerical Assistant
GLASGOW, G1 3PE
Roni Gallacher (2005)
page 39
page 40
page 41
Ralston House • Cyril Street • Paisley PA1 1RW • tel 0141 887 8613
fax 0141 848 6624 • email [email protected]
website www.williamsburghha.co.uk.

illiamsburgh Annual Report 04

Transcription

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