new light through changing the old windows face of sheltered housing · 2016-04-19 · context •...
TRANSCRIPT
New Light Through
Old Windows Changing the face of
Sheltered Housing
Key to sustainable sheltered housing
Would you want to live in your sheltered housing?
Context
2
Context • The housing supply debate is not addressing older people’s
housing needs (supply, quality & adaptability)
o 1 in 4 over 60s are interested in a ‘retirement property’
& 1 in 3 want to downsize – but…
o Only 2% of UK housing is specialist older people – 450k
homes to rent & only 100k to buy (US = 17%, Oz = 13%)
o New build does not meet the needs/wants of older
people & existing homes are not readily adaptable to
meet needs & support independent living
• The UK has 12.2m pensioners – the same as Finland, Latvia,
Lithuania, Estonia & Genovia
• SW has UK’s highest proportion of older people (40 per cent)
& 6 of the top 20 retirement counties
• 23% of SW retirees have less than the 'Minimum Income
Standard' (£8,600 - single person or £12,500 for couple)
Context • Life expectancy has increased from 71 in 1960 to 79.5 for
men & 83.5 for women
• But HEALTHY life expectancy means men will have 15 years
& women 17 years of ill-health
• 4.6m pensioners experience disability/long-term illness –
this will double in the next 20 years
• One third of babies born today will live to 100
• We face a “silver tsunami” – large growth in older groups
especially 75+ - acute in rural areas (growth of 47% vs 90% by
2029)
0
1000
2000
3000
4000
5000
6000
Under 25 25-34 35-44 45-54 55-64 65-74 75-84 85+
2012
2037
Context
Who lives in sheltered housing? • Sheltered housing residents are increasingly diverse – wide
range of expectations, needs & ages
• Residents are older & frailer than those who lived in the
schemes when originally built – often living with dementia or
chronic ill-health
• Increasing numbers of younger people – most have no care
or support needs but others have complex needs
• More residents need to continue to work
• These ‘imbalances’ make it harder to provide a service that
meets all tenants needs & aspirations
Who lives in sheltered housing?
15%
26%
34%
26%
45-64 65-74 75-84 85+
The average age
of residents is
around 80
Small but
steady increase
in the number
of younger
residents Over a quarter
are aged 85
years & over
Who moves into sheltered housing?
1.04% 1.88%
7.44% 6.31%
4.14%
1.98% 1.22%
3.20%
19.77%
19.11%
16.20%
9.23%
0.28%
0.19%
1.04%
1.51%
2.54%
3.01%
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
under 45 45-54 55-64 65-74 75-84 85+
Low support Medium support High support
Over a
third of
new lets to
75+
Over a third of
new lets are to
under 65s
Less than 1 in 25
have ‘high’
support needs
Would you want to die in your sheltered housing?
What’s ‘wrong’ with sheltered housing?
• Still seen as ‘modern’ - often built in the late 60s as homes
for the children of the 19th century!
• Homes are often small – between 30m² & 35m²
• Bedsits? – conversion to one bed flats or ‘shoe-horning’ of
bathrooms to create self-contained unit
• Poor layout - communal doors difficult to use, changes in
levels & no lift access to first floor
• Problems with fire compartmentation & means of escape
• Services are out-dated (district heating, communal
laundries) difficult to access & repair (asbestos!)
• Under-utilised ‘guest’ rooms, scheme manager’s office &
external drying areas
• Capital improvements - new kitchens, bathrooms, heating
windows & roofs – but were these the ‘best option’?
What does it look like?
What do residents want?
• Nothing very specialised!
o ‘own front door’ with two bedrooms & modern &
spacious bathrooms & kitchens
o space for parking & mobility scooters
o attractive communal areas & grounds that are private &
in a quiet location
o regular contact with polite & friendly staff with
targeted support where needed
o access to shops & local amenities
o opportunities to choose to participate/socialise
o a landlord that keeps promises especially on repairs &
maintenance
o safe & secure – prevent neighbour problems & deals
with them if they arise – appropriate allocation?
Ark’s methodology
Continuous review & refinement
What are the typical options? • Re-defining the structure of the service
o Modernising the ‘scheme manager‘ role
o Hub & spoke model - providing support to residents in
the scheme or in the wider community
o ‘Floating’ support to all residents in an area
• Improved definition of the content of the service
o ‘Ring-fenced’ housing management service with link to
support services
o Use of assistive technology & telecare to augment
support
o More choice & personalisation of services (variable
charging using a ‘menu approach’)
What are the typical options? • The ‘as is’ option works where the building is fit for the
future & matches future local ‘demand’
• The ‘remodel’ option works where there is a clear demand
but work needed to meet modern standards:
o Remove bedsits & improve space standards
o introduce some 2 bed accommodation
o reduction in ‘specialist’ facilities like guest rooms or
communal laundries
o creation of scooter stores, better refuse storage & better
accessibility/fire safety
• The ‘remodelling’ plan often includes steps to allow future
exit from specialist use & could include changes in tenure
• Remodelling to extra care is rarely feasible or desirable -
requires scale– probably a minimum of 50 units
What are the typical options? • ‘Change of use’ where the building is ‘fit’ & matches an
unmet local ‘demand’
o Only minor improvement/adaptation needed to meet the
needs of another specialised group - temporary housing
for homeless households or for smaller schemes people
with learning difficulties or mental health issues
• ‘Redevelopment’ – may reflect condition/future
maintenance liabilities or low demand
o This option seeks to optimise development value
(difficult in some areas) and/or realigning supply to local
need/ demand
• ‘Disposal’ – as above driven by condition/demand factors
o likely to be with a view to its redevelopment or as part
of a stock rationalisation strategy - sold as a going
concern
Where next? • Agree a vision – what outcomes do you want sheltered
housing to deliver now & in the future
• Understand your housing market - ‘demand’ now & in the
future & competitors' relative position (& plans)
• Understand your stock – its condition, ‘attractiveness’,
performance & rate of return (sustainability)
• Challenge current service delivery (structure & content)
• Communicate! Create advocates among residents & partners
(social care, housing strategy, options & SP teams)
• Ensure you have capacity to deliver – finance & expertise
• Work with & learn from partners/peers/competitors (share
skills & resources)
• ‘Stick at it’ – maintain focus on the outcomes
• Challenge decision-makers to make the big decisions…
Are you balancing the needs of current residents with those of future users?
Contact Details
Kieran Colgan
Director of Housing
Ark Housing Consultancy
www.arkconsultancy.co.uk