MovingForwardThe next steps for Banner Housing Association

Five year Strategic Plan: 2008-2013

It gives me a great sense of satisfaction and

hope to introduce you to this strategic plan for Banner Housing Association, which

aims to provide equality of housing

options primarily for people with an

intellectual disability in County Clare.

It gives me a great sense of satisfaction and hope to introduce you to this strategic plan for Banner housing association, which aims to provide equality of housing options primarily for people with an intellectual disability in County Clare.

Banner Housing Association LTD was established in 2002 as a social housing provider. The Association has been steadily working at improving the housing options available to people with an intellectual disability in the Clare region over the past number of years and to date has ensured that all tenants of the Association have a place they can call their own.

Traditionally people with disabilities lived in institutions and more recently in group-homes where they had to share with other people with a disability. They often did not have any choice of whom they lived with and usually had little in common with each other. People generally had very little choice of where they lived and what type of accommodation they lived in.

People with disabilities have been telling us that they do not want to live in groups, they want to live and be part of the community, they want choices of where to live and support to live in towns and villages throughout the county of Clare. They want housing that is accessible for wheelchairs so that people who have to use a wheelchair can have access to housing.

This strategic plan, which has been developed by the board and staff of the Housing Association, is an attempt to build a strong and effective housing organisation, which will meet the dreams and wishes of its tenants and potential tenants well into the future. It is my wish that this strategy will support the moves to support people with an intellectual disability find there rightful place in society and ensure that in the future they will have the opportunity of living a real life in a real place.

I want to thank all those who have been involved in developing this plan and I look forward with great hope that this strategy will strengthen Banner Housing Association to enable the delivery of real housing options for people with an intellectual disability in the future.

Eamon FinnChairman, Banner Housing Association

a note from the chair

DISCLAIMERGreat care has been taken to ensure the accuracy of this document, however Banner Housing Association does not accept liability for any inaccuracy and reserves the right to alter or amend the document as appropriate.

Unless otherwise stated, the copyright attached to this document is held by Banner Housing Association.

Moving Forward- The next step for Banner Housing Association.

Strategic Plan, 2008-2013

October 2007

Prepared by Banner Housing Association

Published byBanner Housing AssociationBanner House,Clare RoadEnnis

Contributor:Donna BrownePamela ClancyPauline CluneEamon Finn Rob HopkinsAoibheann LindsayEamon LoughreyGerard MinogueHelen Minogue

Design:Colm Brennan, Goldenegg Productions.

Print:Realprint, Ennis.

Banner Housing Association would like to thank the Brothers of Charity Services Clare Ltd. and in particular Mary Kealy, Tony Murphy from the Carmichael Centre, the ICSH and the Department of the Environment, Heritage and Local Heritage..

Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

History of Banner Housing Association . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4Significant Historic Events Timeline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5

Purpose of the Housing Association . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7Our Mission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7Our Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7Our Values . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7Services we provide. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7

Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8Company Appraisal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8

Strategic Aims and Priorities for 2008-2013. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10Aim 1: Increase housing Stock . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Aim 2: Develop the identity and profile of Banner Housing Association . . . . . . . . . . . . . . 13Aim 3: Establish financial stability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14Aim 4: Maintain and upgrade housing facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15Aim 5: Inform Directors and staff of up to date research, standards & legislation . . . . . . 16

Strategy Implementation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20

Contents

Introduction

This five year Strategic Plan, was developed from the outcomes of a governance workshop and the desire of the governing body to strengthen the foundations of Banner Housing Association as an independent company. It builds on the Brothers of Charity Draft National Strategic Plan and marks out clear directions for the company to follow over the next five years. It identifies the strengths and weaknesses of the company, describes clear aims and objectives to be prioritised and sets out actions and targets to be achieved between 2008-2013.

The document was adopted by the current board of Directors on the 5th of September 2007.

History of Banner Housing Association Banner Housing Association Ltd was established in 2002 as a Social Housing Provider, primarily for people with an intellectual disability. We are a sister company of the Brothers of Charity Services Clare Ltd. and both companies remain closely linked through our desire to support people with an intellectual disability to lead full and valued lives. The Housing Association is presently governed by a board of seven directors and is operated on a day to day basis by a Housing Officer. The association also benefits from the advice of a Financial Controller.

Banner Housing Association provides people with an intellectual disability the opportunity to establish their own home. Tenants are provided with the additional security that they have rights in their own home in the knowledge that they have a tenancy agreement and a rent based on their income.

4

In the late 1990’s the Brothers of Charity Services Clare began to look for better housing options for people availing of their services. They believed that people had a right to their own space and they sought to provide people with their own room.

2002A new company called “Brothers of Charity, Clare Housing Association” was formed with the support of a new governing body. The founding of the new company was to improve the quality and choice of housing to people through availing of social housing. Carramór was developed as a purpose built house for people with high dependency needs.

2005The Housing Association began to change direction from providing quality group housing to providing an individualised service for people wishing to live Independently. A house in North Clare and East Clare were purchased to suit the needs of the current tenants.

2006The name of the Housing Association was changed to Banner Housing Association Ltd. to assist the company to develop a corporate identity independent from the Brothers of Charity. The governing body also took their first step in hiring a member of staff to assist in their delivery of housing and their development of the company.

2007The first Independent Director was recruited by the Association to sit on the board and set a precedent in the restructuring of Governance Policy.

Significant Historic Events

‘…providing an individualised

service for people

wishing to live independently’

5

‘the type of home they

wish to live in, in a location of

their choice and to choose who

they wish to live with.’

6

Purpose of Banner Housing Association

Our Vision Is of an Ireland where people with an intellectual disability have a right to choose the type of home they wish to live in, in a location of their choice and to choose who they wish to live with.

Our Mission To provide equality of opportunity in housing, primarily for people with intellectual disability in County Clare.

Our ValuesOur work is informed and determined by:

We believe that our company should promote:

ensure that we promote inclusive Participation in everything we do.

Company

basis

Services we provide

Social Housing Provider: We rent long term accommodation to people primarily with an Intellectual disability in a fl exible, person lead approach. We purchase, build or refurbish property according to individuals needs.

Advice service: We offer an advice and information tailored to tenants and prospective tenants individual needs on maters such as housing, maintenance issues and advice in relation to peoples welfare entitlements.

Maintenance Programme: Our maintenance programme ensures that our houses are maintained to a high standard and takes place on a planned basis as well as when needs arise.

7

Company Appraisal

At Present…Banner Housing Association has established itself over the last five years as a registered social housing provider, a limited company and a registered Charity. Banner Housing Association is founded on the strengths that we are:1. An established company with a

track record in providing housing.

2. That we have a strong governing body in place to support the strategic development and of the company.

3. A Housing Officer has been employed to oversee the day-day running of the organisation.

4. We have retained support from the Brothers of Charity Services Clare. The Brothers of Charity has provided Banner Housing Association with resources enabling the company to firmly establish itself. Furthermore our connection with the Brothers of Charity Services Clare, secures our tenant base and links us with prospective tenants.

5. For a small company, Banner Housing Association has acquired ten houses in recent years, providing us with the potential to generate income.

Strategy8

We have the potential to…1. Increase our housing stock and

facilities, set an annual target of enabling five people with an intellectual disability the opportunity to establish their own home each year and seek potential tenants from outside the Brothers of Charity. Encourage tenants participation at every level and facilitate a Tenants Association. Implement an annual maintenance programme.

2. Increase the size of the board to ensure diversity on the board, prevent conflict of interest and assess risk management by enabling the Brothers of Charity Services Clare to nominate 60% of Directors on the board and for a nomination committee to be given the power to appoint Independent Directors as the remaining 40% of the board. Two tenants could have positions on the board.

3. To develop as a leading provider of social housing for people with an intellectual disability. Ensure we comply with best practice and social housing regulations. In the long-term we have the potential to employ professionals and researchers.

4. Achieve independence from the Brothers of Charity in the long term and widen our tenant base to other people with an intellectual disability and seek people from the community to house share.

5. We have the potential to strengthen our finances by developing a Fundraising strategy and charging the Brothers of Charity Services Clare for services such as rent and maintenance.

Challenges along the way…1. Addressing our financial stability

must be given a priority. We acknowledge the need for us to address our lack of income, within the timeframe of the Strategic Plan.

2. We recognise the difficulty in recruiting Independent Directors and Directors from the Brothers of Charity who can give sufficient time to the governing of the company. We acknowledge that getting a balance between the ratio of external Directors, Brothers of Charity nominees and potentially Tenants must be given priority over increasing the size of the board.

3. We recognise that the board are responsible for risk management and therefore finances may prevent the recruitment of more staff and that best practice, lack of finances and the requirement to comply with policy may require the Brothers of Charity and Banner Housing Association to develop a service agreement to resolve any conflict of interest between both parties.

4. We acknowledge our over reliance on Brothers of Charity Services Clare personnel in relation to the administration of finances and human resource functions.

9

Strategic Aims and Priorities for 2008-2013

Banner Housing Association has set itself 5 Strategic

Aims to be achieved within the time frame of the

strategic plan. Each aim is discussed in detail and

prescribes the actions and resources required to

reach set targets.

10

1. Increase our stock of quality housing for potential tenants.

2. To develop and promote the identity and profile of Banner Housing Association.

3. To establish financial stability.

4. To maintain and upgrade housing facilities.

5. To inform Directors and staff of up to date research, standards and legislation.

11

In order to for fill our mission it is vital that Banner Housing Association increases the number of quality housing options coming on stream on an annual basis. The purchase and development of housing is costly and consumes both human and financial resources. It is therefore vital that we are creative, dynamic and proactive in our provision of housing. Interaction with potential tenants and agencies from an early stage pre-empts the type of housing required over a set period of time and prevents the purchase of inappropriate housing. Banner Housing Association promotes the development of ‘life-time’ adaptable and sustainable homes.

Objectives for 2008-2013…a. Increase our housing stock in line with

the needs of prospective tenants.

b. Target cost effective housing with an emphasis on accessing units under Part Five of the Planning and development Act, 2000 and other new developments that will not require major investment or resources within the first ten years.

c. Project future housing needs for the duration of the plan and reassess needs on an annual basis. Involve potential tenants and care agencies in the planning of prospective housing needs.

d. Design adaptable and sustainable housing in line with ‘life time housing’ criteria.

What Actions will we take?

assessment of existing Brothers of Charity Clients and other prospective tenants on an annual basis.

to meet the needs of Association over the period of the strategic plan.

housing needs assessment and the housing strategy.

prospective tenants and management of care agencies to help set annual targets.

Aim 1Increase our stock of quality housing for potential tenants

12

Banner Housing Association is a small company associated with the Brothers of Charity Services Clare. It is vital for the company to establish a strong independent identity, to establish ourselves as a well respected company that is geared specifically to the housing needs of people with an intellectual disability. A strong coherent identity deliberately created is critical. Strengthening our identity will assist the professional image of the company along with strengthening the emotional response from the community.

Objectives for 2008-2013…a. Strengthen our corporate branding.

b. Increase our profile amongst people with an intellectual disability in County Clare.

c. Develop a profile at a local and National level.

d. Strengthen our independence from the Brothers of Charity.

What Actions will we take?

stationary with the names of the new governing body after each AGM.

posters to be dispersed through out the County promoting the services provided by the company by 2009.

promoting our services to prospective tenants, their care workers, friends and family in 2008. Ensure that it is updated at least every six months.

Association and social housing in news articles for local and national press and radio frequently within the timeframe of the plan

pad for promoting the company in 2008

agreement between the Brothers of Charity and Banner Housing Association 2008/2009

independent Directors on the board to 40% in 2008 to reduce the conflict of interest between the Brothers of Charity and Banner Housing Association

governance protocols and procedures on an ongoing basis

company and employ an appropriate candidate, when the company has become Financially secure

tenants on an annual basis to ensure that they are clear about the role of Banner Housing Association

Aim 2To develop and promote the identity and profile of Banner Housing Association

13

It is the responsibility of the governing body and staff members to protect the financial stability of the company. Furthermore the strength of our finances determines the quality of service we provide along with the quality and maintenance of our housing. Rent is our sole source of income to the company and this must be paid by each tenants inline with recommendations from the Irish Council for Social Housing and Clare County Council. Several revenue streams must be sought to strengthen the companies finances.

Objectives for 2008-2013…a. Secure and increase our income

derived from rent.

b. Explore other revenue streams.

c. Secure finances to increase staffing levels as appropriate.

d. Explore means of increasing our purchasing power.

e. Increase fundraising income.

What Actions will we take?

means of pursuing Supplementary Welfare Income to assist with rental payments at every level

Brothers of Charity Services Clare based on property management

for the provision of accommodation to support staff in the Brothers of Charity Services Clare

and other resources where applicable on an ongoing basis

in revenue to secure staffing posts and to increase the number of staff and professionals employed as the company develops

assist in the delivery of the strategic aims over the next five years

set an annual target by 2009

14 Aim 3To establish financial stability within the Company

Our company is founded on the premises that we provide quality housing and service to our tenants and prospective tenants. Tenants are entitled to receive comfortable, warm, clean accommodation, decorated and maintained to a high standard. Our houses aim to be cost efficient to run and built to sustainable standards. They aim to accommodate people in every stage of their life cycle and be designed with future adaptation in mind.

Objectives for 2008-2013…a. Promote tenant participation in

managing their homes.

b. Ensure houses are maintained to high standards.

c. Improve the energy efficiency of older housing stock.

d. Improve the accessibility of housing.

What Actions will we take?

property on an annual basis along with regular communication on a regular basis

on maintenance responsibilities

checklist of maintenance carried out

programme

work to be carried out

15Aim 4To maintain and upgrade housing facilities

Professionalism relies on the ability of staff and Directors to respond quickly to changing economic conditions, changing tenant circumstances and to changes in government policy. Banner Housing Association encourages staff and the governing body to embrace change and foster innovation, to provide a quality service, to promote the strategic development of the company and to adhere to best practice guidelines by encouraging continuing professional and personal development.

Objectives for 2008-2013…a. Promote continuing professional

and personal development.

b. Embrace the development of the company and foster innovation.

c. Encourage professionalism amongst Directors to promote strategic development.

d. Encourage professionalism of staff to promote best practice and provide a quality service.

e. Promote leadership amongst staff and Directors.

What Actions will we take?

report for the benefit of all stakeholders from 2008

training

Social Housing” compulsory for Directors and staff

voluntary sector provided by organisation such as “The Wheel” and the “Carmichael Centre”

to ensure individuals can access training opportunities appropriate to their own personal and professional development

organisations and umbrella groups on an annual basis

16 Aim 5To inform Directors and staff of up to date research, standards and legislation

Organisational Capacity

The innovation of staff and the Governing Body to maximise the organisational capacity of the company and to avail of resources and potential resources over the next five years will determine the success of the Strategic Plan. Similarly, it is vital that emphasis is placed on the organisational capacity of Banner Housing Association in order to limit risk management. Financial and human resources are the life-blood of the company

Human ResourcesBanner Housing Association has currently only one paid staff member. People however, are central to Banner Housing Association, from Tenants and Staff to the Governing Body and are therefore considered a valuable resource. Individuals involved in company should be valued and given the opportunity to use their skills for the benefit of the company and the management of property.

keep the Governing body, tenants and staff informed, feeling valued and connected to the organisation.

2008

circulated every six months

to the strategic development of the company and the strength of the board is highly valued within Banner Housing Association. It is important that duties of the governing body do not drain staff resources

with a clear function within the governing body and their skills, where possible, should be used to supplement staff resources

and the strength of the board it is important that Governance procedures be adopted at an early stage of the plan

Banner Housing Association has limited staff members at present and acknowledges the current reliance on resources from the Brothers of Charity. It is therefore important that as the number of tenants increase and the company develops, that priority is given to securing revenue to ensure that an appropriate staff: tenant ratio is retained. This will ensure a quality individualised services is retained and will promote the strategic development of the company.

appropriate staffing levels at an early stage of the plan

administrative support from Brothers of Charity Services Clare to be eliminated within the time frame of the plan

17

Financial Resources

Banner Housing Association relies on capital funding from the Department of the Environment, Heritage and Local Government to purchase or build housing for individuals. The overall capital or number of units approved by the Department per annum is not predetermined. It is vital therefore that good communication is retained between the Local Authority and Banner Housing Association when projects are planned in order to limit financial exposure.

Effective management, operation and strategic development of the company require a financial plan to be put in place. A financial budget must therefore be drawn up on an annual basis from 2008.

Innovative measures should be encouraged to increase financial resources

An independent financial advisor should be sought within the time frame of the plan in order to eliminate conflict of interest between the Brothers of Charity Services Clare and Banner Housing Association.

What Actions will we take?

property on an annual basis along with regular communication on a regular basis

on maintenance responsibilities

checklist of maintenance carried out

programme

work to be carried out

Organisational Capacity 18

This current plan prioritises goals to be achieved over the next five years. It is hoped that this plan will enable Banner Housing Association to strengthen its independence from the Brothers of Charity, increase the number and quality of homes available, improve the service available to tenants, establish financial stability and strengthen the skills of staff and Directors. It is acknowledged from the outset however, that as the company develops, further strategic aims may be identified. It important therefore, that the plan is monitored on an annual basis. It is also acknowledged that all stakeholders should be consulted including tenants, staff, the governing body, support agencies, the Local Authority and the Irish Council for Social Housing in all strategic development.

The overall success of the 2008-2013 Strategic Plan will be determined by the ability of Banner Housing Association to carry out the aims and objectives of the company over the next five years. Progress will be monitored on an ongoing basis with annual targets set by operating staff and the governing body. These targets will be reviewed and assessed in an Annual report. The documentation of progress will encourage the delivery of targets amongst staff and Directors alike.

A Tenants Association will be initiated in early 2008 to aid the consultation process and will also provide tenants with a forum to voice their opinions on issues they believe should be prioritised. These issues will be brought before the board to be considered in future strategic development.

Banner Housing Association consider good communication and the involvement of all stakeholders to be key to the success of the strategic plan.

Strategy Implementation 19

20

Department of the Environment, Heritage and Local Government (2004), Residential Tenancies Act 2004.

Department of the Environment, Heritage and Local Government

Irish Council For Social Housing (not dated), Tenancy Agreement.

Irish Council For Social Housing, Dublin

National Housing Federation (2004), Tenant’s Handbook; A Plain English Guide to: Your Tenancy. By Housing Options A Housing Advice Service for People with Learning Disabilities.

National Housing Federation,

The Wheel (2007), Solid Foundations.

The Wheel

References

21

Banner Housing Association Ltd

Gort Road Industrial EstateEnnisCounty Clare

Tel: 065 6823 127

Email: info@bannerhousing.ie

© 2

007

, Ban

ner

Ho

usi

ng

Ass

oci

atio

n L

td