Retirement Housing in Ashford

1. Retirement Housing in Ashford Richard Robinson

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3. The Way We Were • Before 2010 • in our own stock • 12 sheltered schemes (450 dwellings) • Most of this 25 – 40 years old • plus 720 older persons bungalows • Small amount of RP older persons stock in borough • very limited private sector provision specifically for older people

4. Welcome Home (?) • We recognised need for investment in our stock • We still had some bedsits • Many flats were very small and dark • Lots of steps in the schemes/inadequate lift coverage • Poor communal facilities – certainly by 21st century standards • Stock built late 1960s/early 70s was showing its age • Schemes had a sense of isolation

5. Under Pressure • Against this background of mixed quality stock we also had huge demographic change (now and coming) • Ashford was (is) a growth area • We were seeing a disproportionate increase in older persons’ inward migration to the borough • People were living longer • Increased expectations of sustaining independence for life or as long as possible • 20% over 65 by 2020

6. Think! • Credit crunch (2008) did force us to take a hard look at our planned maintenance programmes • Decided to suspend our remodelling of schemes with our then plans • Also did not know at that point the way HRA reform would pan out • Took the opportunity to begin thinking again – including seeing what standards extra care PFI was about to deliver • Stopping for a bit meant we could look upwards

7. Something Better Change • In 2010 things really started to change • HAPPI report came out and this really helped shift our focus on the value of investing in our sheltered stock • We commissioned PTEa Architects to do a feasibility study on 8 of our schemes • Their findings, based on HAPPI ratings, gave us a clear set of ideas as to what was possible and what it might cost • HRA reform began to look like an opportunity – if we were bold!

8. HAPPI Talk • The original HAPPI report helped us in several ways • It not only confirmed what we knew about the shortcomings in terms of accommodation, • it also helped us to see what sheltered housing ought to be in terms of • Quality (space, light, affordability, common space etc.) • Fit with the broader community • How investing in sheltered housing would have positive consequences in freeing up family accommodation

9. Money……. • PTEa architects were able to help us see what could be done on our existing sites but how could we fund this? • Whilst assessing what could be done, HRA reform was nearing a conclusion • Buying ourselves out of the subsidy system meant incurring a huge debt - £120m

10. …… Money, Money • servicing debt interest on £120m = £4m pa • had subsidy arrangements remained we would pay c. £8m pa • Officers and members saw this very much as an opportunity – to invest in our stock • Our gain in effect (paying interest only) was c. £4m pa • And £4m a year soon adds up!

11. The Long Run • working with members we agreed 5 key priorities for investment as a consequence of HRA reform • These included commitment to remodel 8 of our 12 sheltered schemes • The likely cost of this will be £50m over 12 -15 years • But the gain is significant

12. Every One’s A Winner • We increase our sheltered unit numbers • We increase the quality of our offer • We establish true homes for life in extra care quality settings • We provide better communal facilities • We ‘gain’ family units as these come back when older people move to the new units

13. Let’s Work Together • We see this project very much as an example of partnership working • Design panel – all agencies represented • FSC/ Health – crucial • Age UK • PRP Architects – amongst leaders in the field of OP housing/Instrumental in HAPPI2 report • Denne Construction • Tenant engagement

14. Back To Life • We plan to start work at Farrow Court in South Ashford: why? • Has significant council-owned land around the scheme • Can therefore build new before anything else which solves most of our decanting problems • Can also establish new day centre as high quality facility for both the scheme and wider community (Stanhope) • Can provide a new, better recuperative care facility and a wing dedicated for adults with learning difficulties

15. With A Little Help From My Friends • We estimate the cost somewhere between £12.5m and £12.8m • We can afford this through the HRA reform savings by appropriate phasing of the development and some use of our Affordable Homes Programme grant • But we are also looking to supplement funding where prudent and possible • S 106 contributions, CASSH Fund, possible lottery funding (via Age UK)

16. Wouldn’t It be Nice • Phase 1 should be complete by March 2015 • Phase 2 by early 2017 • The final scheme delivers just over 100 units of high quality ‘extra care’ accommodation built to HAPPI2 standards • We gain approximately 60 new units on the site • And that then enables decanting which in turn leads to redeveloping the 7 other sites we wish to develop on the same principles over the following 12 – 15 years

17. I Can See Clearly Now • That’s not all …….. • Reviewed work of our scheme management service in part to better align it to the future nature of our redeveloped schemes • Continuing to work with RP partners to deliver quality OP accommodation in both urban and rural settings • Actively involved in EHFA PFI project to deliver extra care facility to Tenterden • Looking at innovative ways to provide accommodation in villages through the Community Trust model

18. Move On Up • Some of where we are comes from good fortune • e.g. available land at Farrow Court • But a lot too comes from: • Seeing reform as an opportunity • Seeing investment in OP housing as a ‘win’ across the whole of our stock • Looking at the bigger implications and benefits of being bold • Being committed, and remembering…. • that what we build now will be for our benefit all too soon!

19. Any Questions