Policy H2: Housing Mix

The Retirement Housing Group represents a range of providers of accommodation for older people both in the private and public sectors. The Group's remit is to promote awareness of this sector of the market and ensure planning policies are put in place so as to ensure the delivery of an adequate supply of accommodation specifically designed to meet the diverse needs of older people.

There is an increasing awareness of the issues arising from our ageing population. There are now 8.76 million people aged 65 or over in the United Kingdom which represents 11% of the total population. This is projected to increase to 11.6 million or 33% by 2025. This presents significant challenges to the nation as a whole. The 2006-based household projections show that, by 2013 32% of households in the UK will be headed by someone aged 65 or over. This has enormous cost implications as although people are living longer, many will experience a long term period of deteriorating health. Britain current spends £12.8 billion on hospital and community health care for the over 65s. It is significant to note that it has been estimated that these older households own £1 trillion in housing equity and this will rise to £1.4 trillion by 2026. Research carried out by the Department of the Environment in 2009 revealed that over a million older people feel trapped in their own homes, lack social interaction and feel lonely and isolated. Under occupation of family housing is a significant problem.

In recognition of the issues the Government has now put forward specific planning policies in the National Planning Policy Framework. Firstly older people are identified and defined as a specific group in society. Secondly paragraph 50 requires that Local Planning Authorities should plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community such as the elderly. To that end paragraph requires that Strategic Housing Market Assessments should identify the mix of housing and range of tenures which addresses the need for all types of housing, including for the different groups in the community such as older people.

In November 2011 the Government published its Housing Strategy for England with its stated intention of unlocking the housing market and getting Britain building again. The Government will encourage local authorities to make provision for a wide range of housing types including retirement housing, sheltered and Extra Care.

It follows from the above that it is incumbent on the Local Planning Authority to include specific policies to ensure the delivery specifically designed accommodation for older people including sheltered accommodation, extra care developments and continuing care retirement communities in appropriate and sustainable locations within its administrative area. Policies should recognise the specific characteristics of such developments including location, environment, amount, layout and design.

Paragraph 2.12 of the Strategy notes by 2028 there will be a greater proportion of older people, with particular growth in the post retirement age group (29.3% in 2028, compared to 21.6% in 2011). The Strategy should plan for this group in society.

Clause [d]
This is not justified in only requiring a proportion of new dwellings to reach Lifetime Homes standard. This is because of
a] the large proportion of substandard properties in the borough
b] the high numbers of residents with health concerns
c] the need to attract a settled rather than a transient [population
d] the projected rise in elderly population
This might be left to the DMP, but in mentioning it as Planning Strategy, the Council flags its commitment to improving the home environment - but then perversely cuts that commitment away by reducing the requirement to a negotiable quota.
Other councils have successfully made this requirement mandatory, and there are exemplars demonstrating that extra expense need not be incurred to meet the standard if factored in at the beginning of the design process.
The NPPF [50, 205] requirement for flexibility to take account of changing market circumstances does not preclude setting the bar high at the outset; every other area of sustainable development covered by the Code for Sustainable Homes has been robustly addressed within the Planning Strategy, even though most of the Code remains voluntary. It makes compelling sense that not just the carbon emissions, the waste management, the low energy washing machines, the green roofs etc should be so dealt with, but also the day to day living environment.
Strengthening of this policy is in accordance with paras 2.61, 2.63 and 2.64 of the Vision of Hastings; para 9.6; Policy SC1[c]; HBC Emerging policy Design para 3.9 [e], Amenity para 3.17 [b] and Access para3.25 [c] and [d]; and SE Plan CC4 [iv]. 'designing for flexible use and adaptation to reflect changing lifestyles and needs and the principle of 'whole life costing'

See attached.

See attached.