Housing in Later Life: Research in Central Bedfordshire

1. Housing in Later Life: Research in Central Bedfordshire Tim Hoyle Meeting the Accommodation Needs of Older People Team

2. About Central BedfordshirePopulation: 269,100Households: 104,40073% owner occupiedOver half the population is ruralMajor centres of population:Leighton Linslade:40,070Dunstable: 37,880Houghton Regis: 18,110Flitwick: 13,180Sandy: 12,210Housing Growth Areas:Leighton BuzzardBiggleswade Houghton RegisWixamsNorth of LutonArlesey

3. Context – The range of accommodation for older people

4. Central Bedfordshire Council’s approach • Approach to the whole market – not just those needing public support. • Addressing the entire continuum from general needs housing to care and nursing homes. • Keen to use Council assets where appropriate and to maximum effect. • Keen to engage with the market and to develop partnerships.

5. Extra Care example – Priory View • Developed and operated by Central Bedfordshire Council • 83 2 and 1 bedroomed apartments • Combination of affordable rental and shared ownership • Onsite care and support available 24/7 • Associated communal facilities open to the public • Opened April 2016

8. Care Home Example – Dukeminster Court • Developed and operated by Quantum Care • 75 places - focussing largely on people with dementia • Opened April 2015

9. An example – Dukeminster Court • Developed and operated by Quantum Care • 75 places - focussing largely on people with dementia • Opened April 2015 • Enabled council to close Caddington Hall

11. Achievements so far… • Programme of replacement care and nursing homes • Programme of new and replacement extra care and sheltered housing • But… • Little progress in the delivery of new homes suitable for older people • Progress in specialist housing mainly concentrated at the affordable end of the market

12. Our response • We want to get a clearer understanding of the needs and aspirations of older people and use this to: • Guide the Council’s priorities • Understand how to make best use of the Council’s assets and resources • Influence others (mainly through the planning system)

13. Research • Used national research: • Future of an Ageing Population • HAPPI 1, HAPPI 2& HAPPI 3 • Designing with Downsizers • Commissioned our own independent research in Central Bedfordshire of a representative sample of older people • 600 short interviews • 80 in-depth interviews • Stakeholder focus groups

14. Key Finding Areas • Propensity to move • Drivers for those considering a move • Preferred tenure type • Preferred housing types • Downsizing • ‘Segmentation’ of periods of later life

15. Propensity to Move Source: Assessment of the Housing Needs of Older People in Central Bedfordshire – ORS / Central Bedfordshire Council March 2017

16. Drivers for those planning or prepared to move Source: Assessment of the Housing Needs of Older People in Central Bedfordshire – ORS / Central Bedfordshire Council March 2017

17. Reasons for considering moving but those planning to move Source: Assessment of the Housing Needs of Older People in Central Bedfordshire – ORS / Central Bedfordshire Council March 2017

18. Type of property preferred by those planning or prepared to move Source: Assessment of the Housing Needs of Older People in Central Bedfordshire – ORS / Central Bedfordshire Council March 2017

19. Other key findings • Strong desire by owner-occupiers to retain this status… • …including a reluctance to consider leasehold purchase • The majority would prefer mainstream housing but about half would consider specialist housing • Even in schemes where there is guest space there was a strong preference for two bedrooms over one • Some respondents reported that they had looked unsuccessfully for somewhere to move to

20. Drivers for Downsizing Source: Designing with downsizers DWELL, University of Sheffield 2017

21. Summary • There is a clear untapped market for all types of accommodation for older people • The biggest shortfall is of mainstream housing • Many older people have a desire to downsize… • …but is has to be the right product: • Location • Design • Price • Tenure

22. Implications for Central Bedfordshire • In the period to 2035: • We can demonstrate a need for 3650 specialist homes (11% of the planned housing growth) • We can demonstrate a need for 4600 bungalows and 800 houses for downsizers (17% of the planned housing growth) • 80% of these homes are for owner-occupation • Delivering these would release an equivalent number of family homes reducing pressure elsewhere

23. So why is there such a shortfall of suitable mainstream housing? • Pressure on land for housing growth • Pressure to achieve high housing densities in new developments • Lack of innovation by housebuilders • Lack of clear market pressure • Inertia in the planning system

24. What can be done? • Locally-driven actions: • Promote innovation in the housing market • Councils working collaboratively with housebuilders • Use local planning policies to promote suitable developments • Provide more information and support for older people who need it

25. A couple of ideas: Courtyard bungalows Source: Designing with downsizers DWELL, University of Sheffield 2017

26. A couple of ideas: hillside ‘bungalows’ Source: Designing with downsizers DWELL, University of Sheffield 2017

27. What can be done? • Government could… • Provide clear national planning policy guidance to: • Ensure that planning authorities can and do take the needs of older people into account • Update use classes to acknowledge the costs involved in providing housing • Incentivise downsizing in the market – ‘Help to Downsize’ or changes to stamp duty • Fund innovation

28. What can older people do? • Think ahead: • plan for different scenarios • talk to partner, family and friends • be clear about your priorities • Be prepared to pay a bit more for the right home • Don’t discount leasehold • Find a collective voice to put pressure on local and national government

29. Thank you for listening Any questions?