Proposals for Settle and Paradigm to form a new housing association

We believe that by working together we would be able to provide better services to residents and invest more in our communities.

Building a better future - togetherMatthew Bailes, Chief Executive at Paradigm, and Rod Cahill, Interim Chief Executive at Settle

Matthew Bailes, Chief Executive at Paradigm, and Rod Cahill, Interim Chief Executive at Settle

We announced on our website a few weeks ago that we are planning to form a partnership with another housing association, Paradigm Housing Group, to create a new group. Joining with another organisation in this way is often called a merger. We believe this will allow us to provide better services to residents and invest more in our communities.

We are now consulting with all Settle residents formally about our proposal and letting you know how you can give us your views. On this page we include:

  • More details about the proposal - what this means for you and what we believe the benefits will be. As part of this, we explain how Settle would join with Paradigm – by becoming a subsidiary by late Autumn 2025 before a complete merger occurs within 18 months.
  • Ways you can find out more about the proposal including a webinar and face to face events.
  • Answers to some frequently asked questions.
  • Links to a questionnaire for you to complete with your views on the proposal.

All residents will also receive copies of this information and questionnaire by post. Please complete the questionnaire either online or post it back to us by Sunday 8th June.

How to get involved

Engagement has started with Settle resident groups, including the Voice of the Resident and Green Panel members. The proposal has been shared, and feedback has been collected. This process will continue throughout.

There are several ways you can share your views on the proposal listed below:

You will see details of a webinar and events in person where you can hear directly from senior leaders of both organisations and have the chance to ask questions. You may want to join these before giving us your feedback.

Webinar

Wednesday 21 May 2025, 5:30pm to 6:30pm

You can sign up to attend the webinar here.

Need help registering? Email us at engagement@settlegroup.org.uk or call 0330 343 0016 (local rate), and we’ll make sure you’re signed up.

Face to Face events

You can attend any of the following events. You don't need to register beforehand.

Online questionnaire

You can get involved by taking the survey in less than 10 minutes. Click here to get started.

By post

We are also posting a letter to all residents with a questionnaire enclosed. This will be sent out on Tuesday 22nd April and should be received within two to three days. You can complete it and return it using the prepaid envelope provided.

Didn't receive a letter in the post? Please let us know by emailing engagement@settlegroup.org.uk or call us on 0330 343 0016 (local rate).

You can also complete the online survey to give us back your feedback - it includes the same questions as the printed questionnaire. Click here to complete the survey online.

Please complete the questionnaire either online or post it back to us by Sunday 8th June.

A note from Dean Anderson, Managing Director at Settle
“It will only take a few minutes of your time to give us your feedback. We want to hear what you think about our plans. All views will be considered when the Boards of our organisations discuss whether to go ahead with the proposal, later this year. We are very excited about this proposal and believe that it will benefit both you and all Settle residents. We look forward to hearing your feedback.”

Accessibility of information

Do you or someone you know need this information in another format? We can provide translations of this information into another language or copies in Braille or large print. We can also arrange for our colleagues to talk through this information with you and to arrange for a call with a British Sign Language Interpreter.

Please call us on 0330 343 0016 (local rate) or contact us online at www.settlegroup.org.uk/contact-us. Please let us know as much as you can about your circumstances, and we will do all we can to help.

More details about the proposal

We're exploring a possible partnership with another housing association called Paradigm Housing Group - this means we would join together to form a new merged Group.

Paradigm Housing Group is a housing association with almost 17,000 homes mainly in Buckinghamshire, Bedfordshire and Hertfordshire. Settle Group has over 10,000 homes across Hertfordshire, Bedfordshire, Buckinghamshire and South Cambridgeshire.

At the time we announced our proposals to merge, Paradigm also announced their intention to buy almost 3,500 homes in South Buckinghamshire from the housing association L&Q.

This means that the new organisation formed through the merger between Settle and Paradigm, would own and manage over 30,000 homes and would be the largest housing association working in the region.

We believe that by joining together we could provide better services to residents and invest more in our communities.

Why we chose Paradigm

We have a lot in common, including where our homes are based. We wanted to partner with an organisation that shares our vision and values. Like Settle, Paradigm understands the importance of remaining rooted in local communities. We both believe in excellent services and working closely with residents to improve services. And we both want to build more homes to address the housing crisis. We are both committed to providing repairs and ASB services that residents really value.

Benefits of the proposed merger

By joining together we would:

  • be able to provide better value for money by working more efficiently and cost-effectively
  • be big enough to cope with challenges such as improving the energy performance of our homes
  • be able to build more affordable homes to help address the housing crisis
  • be able to combine resources to have more impact in our communities and to make significant improvements to a number of our estates
  • develop better partnerships with organisations to support residents
  • combine the in-house repairs teams in both organisations to carry out more repairs and investment in homes ourselves.

Potential disadvantages of the proposed merger

We strongly believe that a single, bigger organisation would allow us to do more of the things that matter to you. This proposal is at an early stage, but we know there is a lot of work involved in joining two organisations together. It's important that this doesn't distract us from delivering excellent services and we will do everything we can to make sure this doesn't happen. While work and resources will be required in the short-term to deliver the merger, we are confident that there will be a number of benefits for residents in the longer term.

How we propose to join together

The final decision to go ahead would only be made following consultation with our residents and final Board approval from both organisations.

The next step would then be to form a legal partnership which we propose would complete by late Autumn 2025. At that point your landlord would not change, and you would continue to be a resident of Settle, within the new group structure.

We would then work on integrating our two businesses (Settle and Paradigm) which might take up to 18 months, at which point your landlord might change, if Settle and Paradigm Homes Charitable Housing Association (Paradigm) were to fully merge together as a result of a process called a ‘Transfer of Engagements.’

What this would mean for you

Until any full legal merger of Settle and Paradigm Homes, your landlord would remain as Settle. If the proposal goes ahead, and even if your landlord does change the following would remain:

  • Your right to live in your home would stay the same
  • The rent and service charges you pay would stay the same, aside from the annual increase made in line with the guidance set by the Government (in line with inflation)
  • If you are a shared owner or leaseholder, the terms of your lease and the services you receive would stay the same.

So, if the proposal goes ahead, nothing would change with your tenancy agreement, rent (which would still be increased in the same way it is now), or rights as a tenant. We will still be providing services as usual while we explore the partnership. You should still contact Settle with any issues including repairs, anti-social behaviour and for any support you need.

If the proposal goes ahead, the longer-term plan would be for Settle and Paradigm Homes to legally merge together, to form one charitable housing association. This would be in up to 18 months’ time and we would provide more details closer to that time.

We are looking carefully at the consequences of this proposal and through a process known as due diligence we will ensure that the merger would be of no material detriment to our residents.

More information about this consultation

The letter you received marks the start of a six-week consultation process. The aims of the consultation are to:

  • make sure that you have all the information you need to understand the merger proposal
  • make sure that we have been clear on what the proposed changes may mean for you in the short term
  • find out how you feel about the proposed merger and give you the opportunity to share any concerns or raise any questions
  • understand what you feel are the priority areas for the new merged group to focus on.

Once the consultation closes, we will share a summary of your feedback on our website and send your responses to our Boards for them to consider prior to any final decision being made to approve the merger. We will keep you updated throughout the process, the next step will be for our Boards to decide later in the summer whether or not to go ahead.

We believe that by working together we would be able to provide better services to residents and invest more in our communities.

Building a better future - togetherMatthew Bailes, Chief Executive at Paradigm, and Rod Cahill, Interim Chief Executive at Settle

Matthew Bailes, Chief Executive at Paradigm, and Rod Cahill, Interim Chief Executive at Settle

We announced on our website a few weeks ago that we are planning to form a partnership with another housing association, Paradigm Housing Group, to create a new group. Joining with another organisation in this way is often called a merger. We believe this will allow us to provide better services to residents and invest more in our communities.

We are now consulting with all Settle residents formally about our proposal and letting you know how you can give us your views. On this page we include:

  • More details about the proposal - what this means for you and what we believe the benefits will be. As part of this, we explain how Settle would join with Paradigm – by becoming a subsidiary by late Autumn 2025 before a complete merger occurs within 18 months.
  • Ways you can find out more about the proposal including a webinar and face to face events.
  • Answers to some frequently asked questions.
  • Links to a questionnaire for you to complete with your views on the proposal.

All residents will also receive copies of this information and questionnaire by post. Please complete the questionnaire either online or post it back to us by Sunday 8th June.

How to get involved

Engagement has started with Settle resident groups, including the Voice of the Resident and Green Panel members. The proposal has been shared, and feedback has been collected. This process will continue throughout.

There are several ways you can share your views on the proposal listed below:

You will see details of a webinar and events in person where you can hear directly from senior leaders of both organisations and have the chance to ask questions. You may want to join these before giving us your feedback.

Webinar

Wednesday 21 May 2025, 5:30pm to 6:30pm

You can sign up to attend the webinar here.

Need help registering? Email us at engagement@settlegroup.org.uk or call 0330 343 0016 (local rate), and we’ll make sure you’re signed up.

Face to Face events

You can attend any of the following events. You don't need to register beforehand.

Online questionnaire

You can get involved by taking the survey in less than 10 minutes. Click here to get started.

By post

We are also posting a letter to all residents with a questionnaire enclosed. This will be sent out on Tuesday 22nd April and should be received within two to three days. You can complete it and return it using the prepaid envelope provided.

Didn't receive a letter in the post? Please let us know by emailing engagement@settlegroup.org.uk or call us on 0330 343 0016 (local rate).

You can also complete the online survey to give us back your feedback - it includes the same questions as the printed questionnaire. Click here to complete the survey online.

Please complete the questionnaire either online or post it back to us by Sunday 8th June.

A note from Dean Anderson, Managing Director at Settle
“It will only take a few minutes of your time to give us your feedback. We want to hear what you think about our plans. All views will be considered when the Boards of our organisations discuss whether to go ahead with the proposal, later this year. We are very excited about this proposal and believe that it will benefit both you and all Settle residents. We look forward to hearing your feedback.”

Accessibility of information

Do you or someone you know need this information in another format? We can provide translations of this information into another language or copies in Braille or large print. We can also arrange for our colleagues to talk through this information with you and to arrange for a call with a British Sign Language Interpreter.

Please call us on 0330 343 0016 (local rate) or contact us online at www.settlegroup.org.uk/contact-us. Please let us know as much as you can about your circumstances, and we will do all we can to help.

More details about the proposal

We're exploring a possible partnership with another housing association called Paradigm Housing Group - this means we would join together to form a new merged Group.

Paradigm Housing Group is a housing association with almost 17,000 homes mainly in Buckinghamshire, Bedfordshire and Hertfordshire. Settle Group has over 10,000 homes across Hertfordshire, Bedfordshire, Buckinghamshire and South Cambridgeshire.

At the time we announced our proposals to merge, Paradigm also announced their intention to buy almost 3,500 homes in South Buckinghamshire from the housing association L&Q.

This means that the new organisation formed through the merger between Settle and Paradigm, would own and manage over 30,000 homes and would be the largest housing association working in the region.

We believe that by joining together we could provide better services to residents and invest more in our communities.

Why we chose Paradigm

We have a lot in common, including where our homes are based. We wanted to partner with an organisation that shares our vision and values. Like Settle, Paradigm understands the importance of remaining rooted in local communities. We both believe in excellent services and working closely with residents to improve services. And we both want to build more homes to address the housing crisis. We are both committed to providing repairs and ASB services that residents really value.

Benefits of the proposed merger

By joining together we would:

  • be able to provide better value for money by working more efficiently and cost-effectively
  • be big enough to cope with challenges such as improving the energy performance of our homes
  • be able to build more affordable homes to help address the housing crisis
  • be able to combine resources to have more impact in our communities and to make significant improvements to a number of our estates
  • develop better partnerships with organisations to support residents
  • combine the in-house repairs teams in both organisations to carry out more repairs and investment in homes ourselves.

Potential disadvantages of the proposed merger

We strongly believe that a single, bigger organisation would allow us to do more of the things that matter to you. This proposal is at an early stage, but we know there is a lot of work involved in joining two organisations together. It's important that this doesn't distract us from delivering excellent services and we will do everything we can to make sure this doesn't happen. While work and resources will be required in the short-term to deliver the merger, we are confident that there will be a number of benefits for residents in the longer term.

How we propose to join together

The final decision to go ahead would only be made following consultation with our residents and final Board approval from both organisations.

The next step would then be to form a legal partnership which we propose would complete by late Autumn 2025. At that point your landlord would not change, and you would continue to be a resident of Settle, within the new group structure.

We would then work on integrating our two businesses (Settle and Paradigm) which might take up to 18 months, at which point your landlord might change, if Settle and Paradigm Homes Charitable Housing Association (Paradigm) were to fully merge together as a result of a process called a ‘Transfer of Engagements.’

What this would mean for you

Until any full legal merger of Settle and Paradigm Homes, your landlord would remain as Settle. If the proposal goes ahead, and even if your landlord does change the following would remain:

  • Your right to live in your home would stay the same
  • The rent and service charges you pay would stay the same, aside from the annual increase made in line with the guidance set by the Government (in line with inflation)
  • If you are a shared owner or leaseholder, the terms of your lease and the services you receive would stay the same.

So, if the proposal goes ahead, nothing would change with your tenancy agreement, rent (which would still be increased in the same way it is now), or rights as a tenant. We will still be providing services as usual while we explore the partnership. You should still contact Settle with any issues including repairs, anti-social behaviour and for any support you need.

If the proposal goes ahead, the longer-term plan would be for Settle and Paradigm Homes to legally merge together, to form one charitable housing association. This would be in up to 18 months’ time and we would provide more details closer to that time.

We are looking carefully at the consequences of this proposal and through a process known as due diligence we will ensure that the merger would be of no material detriment to our residents.

More information about this consultation

The letter you received marks the start of a six-week consultation process. The aims of the consultation are to:

  • make sure that you have all the information you need to understand the merger proposal
  • make sure that we have been clear on what the proposed changes may mean for you in the short term
  • find out how you feel about the proposed merger and give you the opportunity to share any concerns or raise any questions
  • understand what you feel are the priority areas for the new merged group to focus on.

Once the consultation closes, we will share a summary of your feedback on our website and send your responses to our Boards for them to consider prior to any final decision being made to approve the merger. We will keep you updated throughout the process, the next step will be for our Boards to decide later in the summer whether or not to go ahead.

We announced on our website a few weeks ago that we are planning to form a partnership with another housing association, Paradigm Housing Group Limited, to create a new group. We are now consulting with all Settle residents formally about our proposal and letting you know how you can give us your views. You can find out more about the proposal here in our FAQ's.

  • Would my landlord/freeholder change if the proposal goes ahead, and would there be changes to my tenancy/lease agreement?

    9 days ago

    There would be no immediate transfer of the ownership of your home and no change to the terms of your tenancy or lease. Settle would continue to be your landlord, but Settle would become part of the merged group structure, as a subsidiary of Paradigm until further integration of the new merged group is complete. You would continue to pay your rent and service charges to Settle following legal completion. Once integration is completed your landlord/freeholder may change but the terms and conditions of your lease would remain. We will consult with you further about any proposed change to your landlord/freeholder in due course.

  • If approved, when would the proposals take effect?

    9 days ago

    Legal completion of the partnership is planned for late Autumn 2025. That is the point where we would legally become one group. There would then be a period of time to integrate services to function as one organisation. Typically, this takes 12 to 18 months post legal completion.

  • Would my rent or service charges be affected?

    9 days ago

    No.  The way your rent and service charges are calculated will remain the same. We would continue to review charges every year, as we do at the moment, in line with your current tenancy agreement or lease.

  • Would there be a change to how I pay?

    9 days ago

    You would be able to continue to pay your rent and service charges to Settle in the way that you do now. We would tell you nearer the time about any changes you need to make to the payee’s details.

  • What about the right to buy/acquire?

    9 days ago

    If you already have the right to buy or acquire, you would not lose the right and you would continue to be able to exercise the right in the same way as before.

  • Will I have the same contact at Settle?

    9 days ago

    There would be no changes to how we manage your home at the moment. Settle colleagues will continue to provide services to you. Over time, as we introduce improvements, staffing arrangements may change but we will always make sure you know who any new contacts are.

  • Would the way I contact you change?

    9 days ago

    No. You will continue to contact us in the same ways that you normally do.  
    Email addresses and telephone numbers may change in time but we will make sure any changes are communicated with you in advance of any changes.

  • How would residents be able to influence the way the new group operates?

    9 days ago

    Both Settle and Paradigm work closely with resident groups who actively help shape our services by sharing their feedback. 
     
    In our survey about these proposals, we have included a section under your priorities, where we are asking for your feedback on your priorities for investment in future service improvements. We also ask if you would be interested in getting involved in shaping what the new group, and its resident engagement mechanisms, look like.

  • What will it mean for me if the partnership goes ahead?

    9 days ago

    The important things to note are:  

    • Your right to live in your home would stay the same  
    • The rent and any service charges you pay and the way future charges are calculated would also stay the same, with annual increases made in line with the guidance set by the Government (in line with inflation)  
    • If you are a shared owner or leaseholder, the terms of your lease would stay the same. 

    If the partnership goes ahead, the new organisation would have 30,000 homes, mainly in Buckinghamshire, Bedfordshire and Hertfordshire. Our aim is to be larger but to retain our local focus. 

  • What are the benefits of a partnership?

    9 days ago

    We have set out some reasons in the background to these proposals but also:  

    • We would be able to build more new homes to help address the housing crisis in the areas where we work, where the cost of housing is high  
    • We would develop better partnerships with organisations to support residents   
    • We would become a more significant local employer, giving us improved ability to recruit, retain and develop skilled staff at every level and lean on support from the wider group. 
Page last updated: 23 Apr 2025, 10:05 AM