Important Notice to

Tenantson the plan for Bellsmyre to transfer to Caledonia

Bellsmyre Housing Association is proposing to become part of Caledonia Housing Association through a transfer of engagements arrangement. This will ensure the regeneration of the Bellsmyre area and support further investment in our remaining homes and local neighbourhood and improved rent affordability and service delivery.We joined the Caledonia Group in 2016 through a constitutional partnership. This involves Caledonia operating as the parent organisation and Bellsmyre, as a subsidiary company, being responsible for the management of our Association and the delivery of our key housing services.

Over the past three years we have benefited from the service and business support arrangements of this partnership. Average rent increases have been below inflation, and there has been over £3m invested in modernising homes and achieving improvements in satisfaction levels with our services. Despite these improvements, there continues to be problems with low demand for some of our homes, tenancy sustainment levels and service performance. The low demand for our homes effects the longer-term sustainability of our Association and our future ability to improve homes and services.

We have recognised that the ‘do nothing’ scenario is not a practical long term option, and that a comprehensive strategy is necessary to address these issues. Clear feedback has also been received from tenants and other residents that they would like to see major improvements in the quality of the homes provided in the area and the quality of the wider neighbourhood.

Given this, our focus going forward will be on strengthening demand, improving tenancy sustainment and increasing tenant satisfaction through a large regeneration programme. This will involve replacing up to 250 unpopular tenement flats with 150 new high quality two storey homes. The transfer of engagements proposal will enable this major positive change to be achieved.

The proposed transfer will involve the ‘next step’ development of the existing group partnership we have in place with Caledonia. It will involve Bellsmyre formally becoming part of Caledonia. This will mean that Bellsmyre will no longer exist as a housing association and Caledonia will become directly responsible for the homes and services we provide.

This Consultation Notice sets out what the proposal involves, the benefits for tenants and how you can have your say. We have also included some information on Caledonia Housing Association.

We ask you to read this Consultation Notice, and get back to us with your thoughts and views. We are committed to an open consultation process and will provide you with information, support and guidance. This includes access to impartial advice about the proposal from the

Tenant Information Service, your independent tenants’ advisor.

The consultation will run from now through to 7th February 2020. The final decision on whether or not the transfer goes ahead will be yours, through a formal tenants’ ballot conducted soon after. The Bellsmyre Management Committee has given detailed and careful consideration to the benefits and implications of the transfer of engagements. We believe it will enable us to transform the Bellsmyre area and deliver real benefits for our tenants.

An overview of the transfer offer is provided on the next page and more detailed information is provided in this booklet. It is important to highlight that the benefits of the proposed transfer will only be achieved if existing tenants vote YES in favour of the proposal and Bellsmyre then transfers to Caledonia Housing Association.

Our Offer to Tenants

If tenants vote YES for the transfer to Caledonia

If tenants vote NO to the transfer to

Caledonia

Delivering the regeneration of the Bellsmyre estate

• The regeneration of the Bellsmyre estate through plans to replace up to 250 properties with 150 new homes developed to reflect specific resident feedback on design and layout issues and assessed levels of demand for housing in the area.

• Phases 2 – 5 delivered over the next 5 years

• Investing over £30 million in the next 5 years to transform the Bellsmyre estate and create new, quality homes

• Phase 1 completed with no guarantee of future regeneration due to limited borrowing capacity of BHA

Keeping rents affordable

• Rent Freeze for all tenants 2020/21

• Full rent review based on affordability and value for money

• Annual rent increase for all tenants 2020/21

In addition to the existing partnership promises, a YES vote for the transfer will bring

• Additional planned investment in the remaining stock of a further £3 million in the next 5 years which will include £500,000 allocated for local neighbourhood projects

• Options Appraisal within the first year of the transfer on Non Standard Construction (BISF) housing stock

• A strong ‘residents voice’ on the implementation of the regeneration plans and other service improvements through supporting and developing the Bellsmyre Residents Forum.

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If you would like this publication in a different format or language, please phone 01389 765179

Formal Consultation Notice The Transfer Promises – An Overview

Louise SpenceChairperson BHA

The Tenants Information Service (TIS) has been appointed as your Independent Tenant Advisor for the regeneration and Transfer of Engagement proposals. It can provide you with advice and information on the proposals and answer any questions you may have.

You can contact TIS on FREEPHONE 0800 488 0982 or Email:info@TIS.org.uk

TIS will work closely with you to help shape the regeneration and transfer proposals and has independently assessed the Business Case for the transfer that has been developed by Bellsmyre and Caledonia.

This notice marks the start of the ‘formal’ consultation process. This is another opportunity for you to let us know your views on the proposed transfer. Over recent months, we have been talking with and listening to tenants views through ‘drop in’ events and meetings, a tenants’ survey and holding discussions with the local Residents Forum. Your views have helped formulate our Business Case which has now been approved by Bellsmyre’s Committee, submitted to the Scottish Housing Regulator and has also been scrutinised by TIS, your independent tenant advisor.What happens next:• We will provide you with at least 28 days to respond with any representations on the transfer proposals.• This notice details the reason for the transfer and what it means for you, your homes and services. • We will be out and about in the community to fi nd out what you think, listening to any ideas and suggestions

you may have.• We will feedback your comments to the Bellsmyre Management Committee.

Once this period of consultation is concluded we will look to hold a ballot on the transfer proposal.• All Bellsmyre tenants will have a vote in the ballot – you will be asked if you are in favour of the transfer of

engagements to Caledonia.• We will write to all tenants to provide information on the ballot arrangements.• The Ballot will be conducted by the Electoral Reform Service, an independent provider of voting services – it

will ensure the ballot process is completely fair and independent and straightforward for you.• The Scottish Housing Regulator (SHR) will consider the outcome of the ballot results.• The proposal will then be considered by the members of Bellsmyre Housing Association at 2 Special General

Meetings – if the members approve the proposal, the transfer will go ahead.

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‘I would encourage every tenant to carefully read about the proposed transfer and take the opportunity to give your thoughts and ideas. As well as speaking to staff from Bellsmyre and Caledonia, you can also speak to the TIS team for impartial advice on the proposals’.

Sharon Donohoe, TIS Development Director

Consulting With You

Tenants Information Serviceyour independent advisor

About Caledonia Housing Association…

Caledonia is one of Scotland’s leading providers of affordable homes for people in housing need. They own and manage over 4000 homes across 8 Scottish local authority areas. Along with Cordale Housing Association, Bellsmyre became part of the Caledonia Housing Group in 2016, giving a combined total of over 5500 homes in management across the Group.

Like Bellsmyre, Caledonia are a registered charity and are registered and regulated by the Scottish Housing Regulator (SHR). Caledonia, as parent of the Group, is committed to providing homes and services that make life better. They have developed a Customer 1st approach to service delivery using technology to support service improvements with an approach that ‘keeps it simple, keeps it personal and makes it right’.

Delivering the regeneration of the Bellsmyre EstateOur Transfer Promise – Delivering the Regeneration of the Bellsmyre estateOne of the main reasons for the Bellsmyre Committees decision to proceed with a transfer was to ensure the regeneration of Bellsmyre estate could be delivered, it recognised the level of investment needed, over £30 million, was more than they could hope to fund.

As an existing partner in the Caledonia Group, it knows Caledonia has the resources and experience to deliver this level of investment and is committed to building good quality homes that transform communities. As a developing organisation, Caledonia has the expertise to carry out the regeneration and will look to achieve wider community benefi ts as they build.

BHA regeneration planPhase Demolished* New Homes*

1 56 31

2 52 35

3 69 30

4 19 17

5 45 37

Total 241 150

*subject to planning and consultation

Keeping rents affordableOur Transfer Promise – Rent freeze for all Bellsmyre tenants in 2020/21We commit to ensuring rents are affordable, on the basis that the transfer proposal will drive effi ciencies all tenants will have rent frozen in 2020/21 in advance of a full rent review the following year. Caledonia can offer this rent freeze due to their fi nancial strength and by the savings generated by spreading costs over a large number of properties.

Investment in your communityA further £3million of planned improvements in core housing stock over the next 5 years, which includes

up to £500,000 for estate improvements to create a safe, welcoming and vibrant community. Caledonia will work with tenants and the local Residents Forum to agree how and where this investment will be made.

Bathrooms 9

Heating Systems 64

Electrical Re-wiring 104

Kitchens 82

Roof Coverings 62

Roughcast/Render 232

Total 553

Delivering excellent local servicesThe local offi ce will ensure services are delivered in the community. We will review the offi ce opening hours to ensure we provide value for money for tenants and tailor service to local needs. Along with access to the offi ce, tenants will also be able to use Caledonia’s Connect tenants self-service portal to access a range of services 24/7.

You will continue to receive all the same services, your rights as a tenants are protected and you won’t need to sign a new tenancy for this. Your existing tenancy agreement will simply transfer over to Caledonia.

Managing what we doBellsmyre Housing Association is currently governed by its own Management Committee. If the transfer goes ahead Bellsmyre HA will no longer exist. Existing members of Bellsmyre will become members of Caledonia. This means they will have the opportunity to stand for future membership of the Caledonia Management Board.

Caledonia has a good reputation as a well-managed, fi nancially strong housing association. Its Management Board is made up of volunteers who have a wide range of skills, knowledge and expertise. Caledonia will become responsible for the services you receive and the management of your homes.The local Residents’ Forum will continue to receive support and will be kept informed, along with all tenants to ensure the transfer promises and commitments are delivered in full.

Our Tenants As we developed the Business Case on the transfer proposals, we undertook a range of consultation with tenants.

Here are some of the things we heard: Q: You wanted to know why you had to vote again

and you had already supported a partnership with Caledonia in 2016.

You voted for Bellsmyre to become part of the Caledonia Group but to remain as a separate, independent organisation.

Q: You wanted to see the regeneration of Bellsmyre delivered and further improvement in the estate

Caledonia has the resources, skills and capacity to deliver the regeneration of the Bellsmyre estate

Q: You wanted to ensure rents remain affordable for all tenants with 96% of tenants who replied to our survey saying this was your top priority.

Caledonia has committed to a rent freeze for all tenants in 2020/21 and a review of rents based on affordability and value for money

The Scottish Housing Regulator (SHR)The Scottish Housing Regulator is responsible for regulating the work of Scotland’s housing associations and the housing services provided by local authorities. Its objective is to safeguard and promote the interests of current and future tenants of social landlords.

We have submitted the business case to the SHR to ensure they are informed about the Transfer Proposal. Within the business case we demonstrated the transfer is in the best interest of our tenants and that we have provided good opportunities for tenants to have their say.

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A transfer to Caledonia –the benefi ts for you

Views on theTransfer Proposals

Come along to our ‘drop in’ open afternoon at the Cutty Sark Community Centre on Tuesday 14th January 2020 from 2pm to 6pm where you can talk to staff from Bellsmyre, Caledonia and the Tenants’ Information Service.

Or come to the Residents Forum meeting at 6.15pm on the same day to discuss the transfer proposals

This is open to all tenants

INFORMATION IN OTHER FORMATS

If you have diffi culty in reading or understanding English and require help in translating or interpreting any information that Bellsmyre Housing Association provides, or if you have other special requirements and need further help, please ask at reception or contact us on 01389 765179.

How You Can Get Involved

Your thoughts and views on the transfer proposal are very important for us. You can let us know what these are in a number of different ways:

16 Merkins Avenue, Bellsmyre, West Dunbartonshire,G82 3EB

Call us on 01389 765179

Email usenquiries@bellsmyre-ha.org.uk

Get in touch via social media@bellsmyreha

@bellsmyrehousing

Visitwww.bellsmyrehousing.org.uk

Complete and return one of our pre-paid

feedback forms

CONTACT US

Bellsmyre Housing Association,16 Merkins Avenue, Bellsmyre, West Dunbartonshire G82 3EB

Telephone: 01389 765179Email: enquiries@bellsmyre-ha.orgwww.bellsmyrehousing.org.uk

Bellsmyre Housing Association is registered with the Scottish Housing Regulator: Reg No HCB 235; Financial Services Authority: Reg No 2380 R (S) and Scottish Charity No SC038496. Property Factor Registered Number: PF000266

You can also contact TIS, your independent tenant advisors on 0800 488 0982

Come along to our ‘drop in’ open afternoon at the Cutty Sark Community Centre on Tuesday 14th January 2020 from 2pm to 6pm where you can talk to staff from Bellsmyre, Caledonia and the Tenants’ Information Service.

Or come to the Residents Forum meeting at 6.15pm on the same day to discuss the transfer proposals

This is open to all tenants