Area in Context

Higher Openshaw is located in East Manchester on the border with Tameside.

The stock transfer involved 197 properties spread across two estates, the Old Lane estate and the High Legh estate.

The Old Lane estate is a typical Radburn layout built in the early 1970s and contains 52 properties. The High Legh estate was built circa 1919 and consists of 147 properties, 2 of which are currently being used as Mosscare’s area housing office and 1 is provided ‘rent free’ to local residents for their use as a Community House.

Although the estates were built some 50 years apart, both encountered similar failings such as rotten windows, out of date fixtures and fittings (kitchens and bathrooms), lack of insulation and poor security. The Old Lane estate in particular suffered vandalism from local youths and others due to the design layout of the original scheme with alleyways and walkways. With consultation with local residents, the estate layout was redesigned incorporating new front boundary fencing, provision of front gardens and closure of some of the estate ginnels.

Partnership Working

As a lead player in the Higher Openshaw area, Mosscare was chosen by Manchester City Council as preferred partner and a local residents steering group was established.

We worked with these partners using estate planning events, focus groups, public meetings, open days, a show house and regular steering group meetings. These events enabled us to listen and understand the key challenges and issues faced by residents. There was good support from residents for the transfer which resulted in a 96% voting in favour of transfer to Mosscare.

Members of the steering group were part of the interview panel for selecting Contractors for the tender list.

Our experienced project team of Architects, Quantity Surveyors and Structural Engineers designed and prepared the project specification aimed at meeting and addressing residents’ requirements and aspirations.

Interventions

• A capital investment of just under £6 million was spent on internal & external improvements - this included new kitchen & bathrooms (including decoration), gas central heating (where required), new roofs (where required), new upvc windows, new front and rear security doors and porches. Complete new re-wire which included the provision of extra sockets to reflect residents’ needs. Also provided were burglar alarms, canopies over porches, modernisation of communal entrances to flats, installation of door entry systems for flats, upgrading communal areas to flats and carrying out environmental works.
• Redecoration allowances of up to £100 per home were available to residents on completion of the internal works.
• Ensuring suitable lighting provision throughout the estate.
• Closely working with the local police on crime prevention initiatives.
• Working with the steering group.
• Use of vacant land (across 5 sites) which has led to the development of 45 new homes for rent.
• Re-modelling of the Old Lane estate including the legal closure of footpaths and areas to avoid the anti social behaviour element previously encountered by residents.

Aesthetically, the appearance of the whole estate has dramatically been transformed.

Several residents have exercised their right to buy, so owner occupation is on the increase.

At the time of handover, there was a void level of 25% across both estates. To date, this level has been significantly reduced to around 4%. There is a high demand for homes in High Legh and the letting of the properties is no longer a problem.

Photographs

Stenson Square - before works	Stenson Square - after works
High Legh - before works	High Legh - after works
Brock Close - during works	Ettrick Close - new porches

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