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

2. About Central Bedfordshire Population: 269,100 Households: 104, % 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, Housing Growth Areas: Leighton Buzzard Biggleswade Houghton Regis Wixams North of Luton Arlesey

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 specialist homes (11% of the planned housing growth)
We can demonstrate a need for 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?