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

About Central Bedfordshire Population: 269,100 Households: 104,400 73% owner occupied Over half the population is rural Major centres of population: Leighton Linslade:40,070 Dunstable: 37,880 Houghton Regis: 18,110 Flitwick: 13,180 Sandy: 12,210 Housing Growth Areas: Leighton Buzzard Biggleswade Houghton Regis Wixams North of Luton Arlesey

Context – The range of accommodation for older people

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.

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

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

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

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

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)

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Thank you for listening Any questions?