Housing – Supplementary Planning Guidance for London November 2012 – implications for older people’s housing Margaret Edwards Housing LIN.

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Presentation transcript:

Housing – Supplementary Planning Guidance for London November 2012 – implications for older people’s housing Margaret Edwards Housing LIN

Context London Plan - target of 32,200 new homes per year 2011 – 2021 Each LA has target for minimum numbers of new homes over 10 years incl. annual target with scope for flexibility year to year. Local Development Frameworks must include new housing. ‘Optimising’ housing output per site (not ‘maximising’) ‘Opportunity Areas’ – capacity for 2,500 homes and/or 5000 jobs with infrastructure ‘Intensification Areas’ – good transport access and location allows for higher density development

Housing market in London Surplus of large market houses (but shortage of social/affordable) Falling demand for small retail units (potential for housing) Unused space above low density commercial units ‘Airspace’ By 2025 expect 37% households - private renting High density does not always = most financially viable. Planners should: ‘understand the financial drivers behind partners’ positions and focus on trying to find workable solutions’

General housing design Standards for dwellings reflect diverse needs for access & incl Lifetime Homes standards to account for changing needs, For example: Potential for stair or through floor lift Space on entrance level for bed 10% new home wheelchair accessible /adaptable (Annex 2) Good levels of natural light Developers encouraged to provide charging facilities for mobility scooters LDFs should include telecare, home improvement

Specialist housing for older people Boroughs need to ‘take a particularly pro-active approach to increase provision of C3 sheltered and extra care accommodation’ Most future demand for private specialist housing. Estimates of need per year up to 2021: 1500 private units, 500 shared ownership, 350 affordable The planning system (and use classes) should not be used to restrict development. ‘The Mayor seeks to encourage rather than restrain development of specialist housing and – this requires a thorough appreciation of viability’ (p98) Bespoke viability assessments (and S106/CIL charges) may need to be applied to reflect higher development costs and different funding streams. Suggests borough wide monitoring of provision levels by type, tenure, location.