Accommodation Market Position Strategy for Living and ... · Accommodation Market Position Strategy...

Accommodation Market Position

Strategy for Living and Ageing

Well in Northamptonshire 2018/19

Foreword

Northamptonshire’s growing older population is creating a demand for a

different mix of accommodation options going forward. Rising standards in

terms of quality of life, buildings and services are raising expectations and in

turn the demand for suitable solutions. Older people in Northamptonshire

have a variety of requirements and these can increase in complexity and

cost as people age. We want our residents to have good quality

accommodation options to choose from and to support their changing

needs, where possible without the need to continually uproot and relocate

them.

Northamptonshire County Council (NCC) envisages such options being

available across a number of accommodation types and tenures – including

accommodation that meets general needs homes for life, specialist housing

(with and without care), and residential care and nursing homes.

We are inviting engagement with organisations that are involved with, or

interested in moving into these sectors, such as landowners, developers,

house builders, architects, landlords, care providers, researchers, assistive

technology providers and beyond, to encourage innovation in our markets

and offers.

NCC has a key role as a commissioner of affordable housing options, as a

potential provider, and as commissioner of care services. Where it is right do

to so, with sensible investment proposals, NCC will look to invest money or

release land for affordable housing with care schemes. We expect to play a

central role in the development of new affordable ‘housing with care’

schemes, the majority of which will be led by the commercial sector and

which will deliver primarily into the open market. We recognise that all

developments need to be financially sustainable and we will seek evidence

to support this at planning stages.

Across six of Northamptonshire’s seven Districts and Boroughs, three-quarters

of our older people are already home-owners. This is very different to the

current split between homeowners and renters in Corby in the North of the

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county and we will work with stakeholders to ensure the development in

Corby is fit for purpose and aligned to its resident’s specific needs and

economics.

For general needs housing we want to work with the market to develop

homes that have been designed to be suitable for the changing

requirements and aspirations of older people. We want to increase standards

so that new homes are homes for life and can adapt to and accommodate

their needs. We will work to identify the gaps in provision and will work with

the market to influence development in these areas.

We believe that accommodation for older people presents exciting

opportunities for the Northamptonshire market. We are keen to help

proactively engage and create new partnerships to enable you to bring

innovative solutions that are financially viable and sustainable by sharing our

local knowledge, data and forecasts with you and to actively facilitate and

support innovation. We will continue to refine our forecasting assumptions

around the size and context of the market and will adapt our approach as

new policies are implemented by central government and based on lessons

learnt across the sector.

In addition to looking to the market, we want to jointly consult with, and listen

to residents. We recognise that in the past NCC has taken the lead role

working with Providers in identifying and organising the events and activities

that we thought people would like. We want to move forward to a future

where there is more focus on co-design and where our customers have the

opportunity to contribute to the County’s plans.

Particularly important in achieving positive outcomes for our older population

and avoiding escalating social care need, is creating solutions that support

people staying connected and linked to peer groups within their

communities. We know that social isolation is the cause of many underlying

issues and deteriorating health. NCC wants to help its communities to come

together and to recognise that they all have something to contribute, not

only within our older people’s accommodation, but throughout the local

community too.

We look forward to working collaboratively with you to build the solutions. Northamptonshire County Council envisages options being available across the range of

Councillor Elizabeth Bowen, Adult Social Care and Wellbeing, and Anna

Earnshaw, Managing Director Adults, Children’s and Wellbeing,

Northamptonshire County Council

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Northamptonshire: The Case for

Investment

Northamptonshire offers beautiful villages, attractive countryside, world class

gardens, magnificent historic houses & churches, a booming motorsport

industry and an award winning regional theatre, along the picturesque Nene

Valley.

We are geographically the central heart of the UK with excellent road and

rail systems, utilised by a large and growing logistics sector, and with easy

access to Luton, Birmingham and East Midlands Airports. Our central location

and connectivity makes Northamptonshire well-connected for accessing

your supply chain, your workforce and importantly for your customers; our

population.

Our Growing County

For strategic planning purposes, Northamptonshire has divided into two

delivery areas, North Northamptonshire, comprising East Northants, Corby,

Kettering and Wellingborough, and West Northamptonshire comprising

Daventry, South Northants and Northampton.

The North Northamptonshire Joint Planning and Delivery Unit has identified a

requirement of 35,000 new homes from 2011-2031 to meet the needs of the

county’s growing population. For 2017-22 a housing supply of 14,423 homes

has been identified. North Northants delivered 7,124 homes during 2011-2016,

missing targets by 1,626.

The West Northamptonshire Joint Planning and Delivery Unit has identified a

requirement of 58,130 homes from 2001-2029 to meet the needs of the

county’s growing population. West Northants delivered 9,875 homes from

2001-2006 and 6,495 homes from 2006-2011. The remaining requirement for

2011-29 is 41,760 homes and planning is well-underway to deliver on this

requirement.

These aims form part of a county-wide ambition to regenerate the

communities we have and create new, integrated communities, which

contribute to Northamptonshire. Accommodation for older people will be a

key and integral part of both this regeneration and of the development of

new communities. Although NCC is a major purchaser of care, most older

people (88%) of our older residents are self-funders and fund the total cost of

the care and support they need.

Further information on these two strategic delivery units is available in the links

below:

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http://www.nnjpu.org.uk/default.asp

http://www.westnorthamptonshirejpu.org/connect.ti/website

Our Engagement

As a two-tier authority, NCC will work with its district and borough councils to

identify the need, share data, develop forecasting assumptions and engage

with the market. We will build effective stakeholder relationships, share

information, best practice and lessons learnt.

We welcome engagement with new providers and will work collaboratively

and support them to ensure the county develops successful business models

that deliver the right services, at the right time, in the right place to meet the

needs of the county’s aging population.

NCC is keen to invite and encourage innovation in this area across business

models, building design, access to care, community engagement, assistive

technology and beyond.

Our Economic Growth

The Economy in Northamptonshire is growing at a rate of 3.41% pa

compared to the economic growth rate of 3.16% for Great Britain. The older

person’s population is generally affluent with three quarters of older people

owning their homes and, only 11.4% of adults aged 65+ residing in the top

20% of deprived areas of Northamptonshire.

Our Vision for Older People’s Accommodation

Our vision is to enable a good quality of life for our older people’s population.

We will actively work to deliver this by integrating our approach across

health, social care and the community. We will inform the market about best

practice, and the level and location of demand across the county to ensure

everyone has access to the right support regardless of tenure.

Northamptonshire’s Ambition

NCC will engage with relevant partners and stakeholders to facilitate

redevelopments of existing accommodation and new purpose built housing

stock for older people.

Ambition 1

NCC wants to enable people to stay living independently in their own

homes, with access to health and social care services when they are

required. NCC’s strategy is to ensure older people have timely access to

support within their community, avoiding hospital admissions or

residential care, and that we are helping to return them to

independence following a crisis.

http://www.nnjpu.org.uk/default.asp

http://www.westnorthamptonshirejpu.org/connect.ti/website

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Targets–

- Increase the availability of general needs homes for life

- Provide personalised and flexible care and support to enable

long-term independent living even with increasing care

needs

Ambition 2

Where individuals are unable to continue to live in their own homes we

want them to be able to access quality, purpose built, independent

living accommodation with onsite care (extra care/ housing with care)

and support that allows older people to retain their independence as

they age.

Target –

- Develop the market to ensure sufficient supply of

independent living accommodation with onsite care

(housing with care) across a range of tenures.

- Locate new facilities in locations with an identified

growing demand and suitable local facilities to promote

an active, independent lifestyle and access to health

and wellbeing support.

- Increase the physical and environmental standards in

existing and new older people’s accommodation.

Ambition 3

NCC will focus care homes on supporting the people with the most

complex needs to best meet the needs of older people who cannot

continue to live independently in their own home in safety.

Target

- To purchase more residential dementia and nursing

care placements in future and fewer residential care

home placements.

Ambition 4

We recognise that it will be essential for the care workforce to have the

capacity and capability to deliver high quality services to enable

people to maximise their independence. NCC will work with providers to

support them to attract, recruit and retain a care workforce that can

deliver good quality services.

Target

- Workforce development

- Recruitment and retention

Northamptonshire’s Objectives

Based on current best available data (which we will work with our

stakeholders to refine), the four ambitions above translate into the following

objectives:

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- Facilitate the development of seven affordable extra care schemes by

2028 (one medium scheme in each of the 6 outlying district authorities,

and a seventh larger facility in Northampton where the demand is

highest. These schemes should offer a range of tenure types.

- Share data with stakeholders and the housing and care sector market

to ensure the accommodation developed is of the right variety and

types of tenures to meet the demand across the county.

- By 2023 ensure that current NCC-owned care-homes have improved

modern physical and environmental standards, or are replaced, to

align with the new market supply on both quality of offer and costs.

- Work with private sector care homes to improve their accommodation

standards through remodelling and re-provisioning over time.

- Steer the housing market to build affordable, general needs homes as

part of new residential developments, that are suitable for living and

aging well and are an affordable, attractive option to older people.

Development and Investment Opportunities across Care and

Accommodation in Northamptonshire

Our analysts are working hard to combine our internal social care data, with

ONS survey data and the best available research in the sector to develop

comprehensive market intelligence. We are refining this data with local

knowledge from our colleagues in the seven district and borough authorities

and will share with our stakeholders the assumptions behind our data outputs

to give you the confidence to invest in Northamptonshire. As part of this

process, the information in this document will be reviewed and updated. The

current figures included here are from the recent report published on behalf

of Northants by The Three Dragons Associates, available here.

The views and direction of NCC are aligned to the position set out in the

recent ‘Improving Health and Care through the Home’ Memorandum of

Understanding:

https://www.gov.uk/government/publications/improving-health-and-care-

through-the-home-mou

We have assimilated local data and identified trends under key areas:

Mainstream Housing for Older People ‘Homes for Life’

The largest proportion of our older people live in general needs housing (lived

in by people of any age or ability). NCC supports our older people to remain

living independently in their own homes by offering services in the community

such as domiciliary care (provided in the person’s own home).

As age increases, complexity of needs may increase and health and mobility

can deteriorate. This can make it increasingly difficult for people to remain in

their own home equipped with standard facilities. People often choose to

http://www3.northamptonshire.gov.uk/councilservices/adult-social-care/policies/Documents/Study%20of%20Housing%20and%20Support%20Needs%20of%20Older%20People%20Across%20Northamptonshire.pdf

https://www.gov.uk/government/publications/improving-health-and-care-through-the-home-mou

https://www.gov.uk/government/publications/improving-health-and-care-through-the-home-mou

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adapt their homes so that they may continue to live there and not face the

upheaval of moving.

Decreased ability to use stairs to access upstairs bedrooms and bathrooms is

the main driver to older people making adaptations or moving house.

Common adjustments to enable people to remain in their own homes for

longer are installing stair lifts, grab rails and wet rooms. There is also an

increasing trend in applications for downstairs bathroom extensions and

‘granny annexes’.

When older people do move house it could be the result of life events or in

anticipation of changes. Everyone’s circumstances are individual to them

and their needs but common themes are:

People proactively planning for increasing care needs, or identifying

that their home can no longer accommodate their current needs.

People looking to downsize if their existing home is a burden,

financially, or to maintain, repair and heat.

People who live in a rural area, isolated from facilities and support

services and with poor transport links.

People who have lost a partner or carer.

People who want a change of environment or lifestyle, perhaps as a

result of retirement, or of increasing care needs.

There is a growing demand from local residents in Northamptonshire who

would like to purchase well-located, attractive, accessible, homes for life,

providing both housing and care at the right price.

Care and Support

As life expectancy increases and people are living longer, the complexity of

people’s needs is increasing. For a significant number of people, advancing

age increases frailty. Currently across Northamptonshire there are over 33,207

people aged 65 and over with a limiting long term illness whose day-to-day

activities are limited a little and by 2030 this is predicted to rise to over 47,379

people.

Numbers of people aged 65 and over with a limiting long term illness whose

day-to-day activities are limited a lot are forecast to increase from 27,929 to

41,805 by 2030.

The rising number of older people with growing care needs across

Northamptonshire is generating considerable demand for care and support

services and this demand is forecast to increase year on year. The existing

provision of services in the County will not meet this growing demand.

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As both a provider and a commissioner of these services to support our older

people, NCC spends significant amounts annually on direct service provision.

In 2016/17 this was £55,787,979.

Although NCC is a major purchaser of these services, most older people

(88%) or our older residents are self-funders and fund the total cost of the

care and support they need.

Specialist Accommodation for Older People – ‘Housing with Care’

The increasing complexity of care needs, and increasing numbers accessing

care cannot be sustainably met using current models to support older

people. Also, current models do not sufficiently promote enablement and

independence. If older people choose to relocate, NCC wants to enable

moves to homes that will remain suitable if care needs increase, with a

combined offer of ‘housing with care’ so people do not have to move again.

This ‘housing with care’ model for Northamptonshire is defined as purpose

built retirement housing for rent, shared ownership or market sale, providing:

Self-contained apartments (mainly one bed, some two bed)

Communal facilities (e.g. pay as you go restaurant, hairdresser etc.)

which may be part of an offer to the wider community.

Has an onsite care team available 24/7 to meet both response and

planned care needs.

The schemes are designed to accommodate people with a mix of low,

medium and high care needs (but not specifically nursing needs), potentially

including end of life care. The preferred development size for housing with

care is a minimum of 40 units, but may be much larger.

Research shows that living in a housing with care scheme is beneficial to the

health and wellbeing of the residents. The design of these schemes and the

level of care available mean that they can provide an attractive alternative

to residential care. Housing with care schemes enable people to stay active

for longer than residential care and reduce pressure on social care services

and hospitals. Due to the current low-level of provision of housing with care in

Northamptonshire our older residents that can no longer be supported in their

own homes often have no choice but to go into a care home. This can lead

to reduced independence, increasing frailty, and is very costly.

Unlike residential care homes, housing with care can also offer a solution for

couples where one or both have care needs – allowing them to continue

living together in their own home whilst getting the care and support they

need.

There are currently 908 units of housing with care in Northamptonshire

including leasehold, shared ownership and rented accommodation, and an

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older persons’ community of 92 units, with some of the units having access to

24 hour care but with many of the units being dispersed. These units are

located across three schemes in Northampton, two each in Wellingborough

and South Northants, and one in each of the other districts.

Additionally there are 7,697 units of specialist retirement accommodation

across the county – mainly in sheltered or retirement housing – however they

do not provide 24 hour on site care, or in some cases just have call care and

domiciliary services, with no on-site provision.

Future Demand for Housing with Care

The demand for housing with care essentially comes from three sources:

• Diverting people who would otherwise move into standard

residential care home (high care need)

• Moving people with home care packages who need a safe

environment (medium care need)

• People who want to plan for the future and want the assurance of

24 hour cover but have low or no care needs (low care need)

Most new housing with care schemes have a mix of units for sale and units for

rent. This means that self-funders will also move into these schemes.

The table below notionally applies a ratio 50 housing with care flats per 1,000

people aged 75 and over, which has been derived from the data in the 2015

Strategic Housing Market Assessment (SHMA) for the demand for housing with

care.

Projected demand for housing with – number of units

SHMA 2015 2017 2020 2025

Corby 195 210 225 275

Daventry NK 335 395 515

East Northants 366 400 470 615

Kettering 320 390 440 565

Northampton NK 725 795 1,000

South Northants 528* 395 465 610

Wellingborough 255 315 350 440

Total 2,770 3,140 4,020

*The data from South Northamptonshire came from the State of District

Housing 2014

NCC is pro-actively facilitating the development of new housing with care for

self-funders and social renters. NCC is engaging across all Borough and

District Councils to identify the need, tenure, location, developer and care

provider for future housing with care developments across the county.

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As three-quarters of our older residents own their homes there is a

considerable demand for open market, housing with care apartments and

NCC is keen to work with organisations interested in delivering this type of

accommodation, and in getting the balance right between outright

ownership, shared ownership, private rented and social rented models.

NCC recognises that a small number of older residents will require a level of

care that can only be met in a residential or nursing care home. As more

alternative accommodation for older people is developed, residential and

nursing care homes will increasingly focus on people that have complex

physical or medical care needs. In particular they will need to provide care

for those with moderate or severe dementia. In Northamptonshire as at

February 2018 there are 90 residential care homes and 53 nursing care homes

offering a total of 5247 places.

Rising expectations

NCC wants a good quality of life for its residents, and older people have

expectations about maintaining the living standards they are used to. We

want today’s older residents and future generations to have access to a

modern living environment as well as good quality care. Local and national

research shows that older people value the following design characteristics in

their accommodation:

Space: sufficient living space in which to sit, eat, do hobbies and host guests.

Older couples have a preference for accommodation with 2+ bedrooms.

Location: safe, attractive area, good transport links, easy access to local

services and facilities, and integration with the wider community.

Design: accessible, adaptable, attractive, comfortable, energy efficient, and

manageable with access to well-maintained outside space and welcoming

communal areas. It is important it does not look or feel institutional.

Services: tailored, personalised, flexible, varied, and a pay when used model.

Other important factors are:

• Maintaining independence – in well-designed homes where there is easy

access to care and support services.

•Opportunities for both peer supported, and staff supported activities to

promote community cohesion and reduce isolation.

• Permission for pets.

• Upfront and ongoing costs.

• Protect family inheritance.

• An ability to release equity at the time of purchase or in future.

• The impact of moving on relationships with family, friends and community.

• Opportunities to meet people and participate in hobbies, exercise etc.

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• Provision for help with the move.

In light of rising customer expectations and new specialist accommodation

for older people being built, NCC will review its own accommodation.

As replacement care home capacity becomes available we aim to

decommission NCC-owned care homes, where buildings are approaching

the end of their economic life and do not meet customer expectations or

modern standards.

We will work in partnership with new providers to share the risk and develop

sustainable care homes at a price that is affordable to NCC but still allows

investors to make a return on their investment. NCC is willing to discuss using

its own land. Some privately owned and operated older care homes in

Northamptonshire face the issue of outdated standards and we are keen to

work with operators who wish to improve conditions in their homes.

Living with Dementia

There are around 8,622 people living with dementia in Northamptonshire and

this number is predicted to rise to 14,818 by 2030. Dementia is a progressive

condition and the levels of care required increase over time. According to

Alzheimer’s UK people often live with dementia for 8 to 10 years from the time

first symptoms emerge and two-thirds of people living with dementia live in

the community and wish to continue doing so. Organisations like Housing LIN

have established design principles that make buildings more dementia

friendly. NCC is keen to work with the market to incorporate these in new and

upgraded facilities.

Tenure of Older People in Northamptonshire

Northamptonshire is a relatively affluent area where the majority of older

residents (76.42%) own their home. Of the remainder 17.29% rent from a social

landlord, 3.01% privately rent and 3.28% live rent free. We know that older

people prefer to retain the same tenure arrangement if they move. Residents

that own their home do not generally receive financial assistance from NCC

and many make their own housing and care arrangements. As these

residents makeup the majority of the market, more expensive residential and

nursing care homes make a higher proportion of places available to them

than NCC-funded customers. This trend is not reflected in housing with care

provision, where the majority of current schemes in Northamptonshire are

affordable or intermediate housing, with some assisted living. Nationally only

23% of housing with care apartments are for purchase. The primary reason is

that mainly local authorities and housing associations are investing in extra

care housing. There are models of open market housing for older people,

some of which include care, but outside of coastal ‘hotspots’ there are very

few providers in this market.

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Northamptonshire’s Local Districts

and Boroughs

Northamptonshire combines idyllic villages, busy market towns and attractive

countryside. With a total population of 723,000, Northants is made up of

seven district councils, each with their own unique locality and geography.

With the exception of Corby, all the districts have high levels of owner

occupation (Corby has a much greater proportion of renters), reasonable

levels of affluence, and a growing number of older people. They also have a

significant number of older people funding their own care.

In 2017, 131,700 people living in Northamptonshire were over 65 years of age.

This represents 17.94% of the county’s total population.

This chapter looks at the specific opportunities and challenges in each

locality. It also includes existing and forecast supply and demand for housing

with care accommodation, plus residential and nursing home placements.

The map below outlines current housing with care provider locations across

the county:

Rural areas such as Daventry,

South Northamptonshire, East

Northamptonshire and

Wellingborough have a higher

proportion of older people,

though actual numbers are

lower than Northampton.

The over 65 population of

Northamptonshire is 97% white.

The gender split is 49.2% male,

50.8% female. The gender split

of older people accessing

support from Adult Social Care

is around 66% female.

Life expectancy at birth and at

age 65 in Northamptonshire is

close to the UK and regional

averages, from birth the life

expectancy for

Northamptonshire is 79.1 for

males and 82.7 for females

(slightly lower than the national

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averages of 79.5 and 83.2 respectively). Peak demand for support from Adult

Social Care services occurs around age 75.

Northamptonshire is amongst the fastest growing areas in the country and

this trend is replicated by the older population of the county. People are

enjoying longer lives, but with this increase in life expectancy comes an

increase in need amongst an older population who will be becoming

increasingly frail, susceptible to diseases and incapacity.

This trend in the growth of the older population is illustrated in the graphs

below for those aged 65 and over and those aged 80 and over.

The table below shows the distribution of the supply of care homes across the

Districts and the Borough and the provision per of 1000 of people aged 65

and over:

Summary of key facts The fastest growth in older populations is anticipated in Daventry,

South Northamptonshire and East Northamptonshire

The growth in older populations will generate increases in demand

for all services, particularly in the above areas

The highest number of older people are in Northampton

Around 37% of over 65s live alone, nearly 26,000 of these are over 75.

Living alone increases the risks associated with falls, functional

impairment, poor diet and isolation

In September 2016, there were 7,086 people receiving long term

support from Northamptonshire’s adult social care service. Of these

4,322 were aged 65 and over.

The age of peak demand for adult social care is 75. Two thirds of this

over 65 cohort are female

The number of self-funders in Northamptonshire are estimated at

around 5,000 based on data in the JSNA

District/BoroughTotal care homes

for older people

Total care home beds for

older people

2017 OP Population

(POPPI)

Care Home beds per

1,000 of the population

aged 65 and over

Corby 10 410 9,700 42.27

Daventry 14 637 16,600 38.37

East Northants 26 850 19,200 44.27

Kettering 19 708 18,500 38.27

Northampton 44 1653 34,000 48.62

South Northants 17 546 18,800 29.04

Wellingborough 13 443 15,100 29.34

Total 143 5,247 131,900

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Northampton

Summary

The borough of Northampton is home to Northampton, the county town of

Northamptonshire. It lies on the River Nene, about 67 miles (108 km) north-

west of London and 50 miles (80 km) south-east of Birmingham.

Northampton has a shortage of housing with care accommodation

particularly that available for private purchase and shared ownership, a

shortage of nursing homes in place to meet planned need and a shortage of

suitable mainstream housing for older people who wish to live as part of a

mixed community in non-specialist housing. The shortage in nursing homes

may be managed through an increase in housing with care, rather than

through an increase in nursing home capacity.

Demography

As one of the largest towns in the UK, Northampton had a population of

227,300 (ONS 2014-based Subnational population projections) and has the

county’s most densely populated locality. Of Northampton’s total

population, based on 2016 mid-year population estimates 33,170 or 14.7% of

the population are over 65. The graph below shows the projected increasing

population of older people in Northampton from 2014 to 2039:

Housing

There are 88,731 dwellings in Northampton. There is a requirement for 25,758

new homes in Northampton from 2011-2029. The tenure mix for households

only occupied by people aged 65 is shown below:

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Northampton

65 to 74 75 to 84 85+

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67.06% owned, 18.23% social rented, 9.28% mortgage/loan/shared

ownership, 2.36%private rented, 3.07% rent free

Current Developments

One new housing with care facility, Foxfield’s opened in September 2017 in

Northampton and another, Balmoral, is scheduled to open in October 2018

providing 80 housing with care apartments. NCC is currently working closely

with Housing & Care 21 to allocate the right residents to this facility in Upton.

This high profile development generated over 800 enquiries from potential

occupants, emphasising the untapped demand for this type of housing. NCC

has also started an early engagement process for a development in

Kingsthorpe, Balmoral Court, scheduled to open in October 2018. In the

private sector Avery Healthcare is opening an over 55’s all-inclusive facility,

The Hawthorns in April 2018 with apartments for private rent.

Housing with Care Supply & Demand

Northampton currently has three housing with care facilities (Foxfields, St

Crispin Village and Wardington Court which is a private scheme) offering a

total of 467 flats, with a fourth, Balmoral court opening in October 2018.

Residential Care and Nursing Home Supply & Demand

Northampton currently has 959 residential care home places in 28 homes. 110

of these places are in Eleanor Lodge, Obelisk House and Southfields House

(Olympus Care Services Limited) which is owned by NCC. Northampton

currently has 694 nursing home places in 16 homes.

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Wellingborough

Wellingborough is a market town and county situated about 11 miles (18km)

from Northampton, on the north side of the river Nene.

Demography

ONS 2014-based Subnational population projections states the borough has a

population of 77,700, which the town itself accounts for 49,087. Of the

borough’s total population, based on 2016 mid-year population estimate,

14,750 or 18.9% of the population are over 65. The graph below shows the

projected population of older people in Wellingborough from 2014 to 2039:

Housing

There are 32,057 dwellings in Wellingborough. There is a requirement for 3,754

new homes in Wellingborough from 2017-22. The tenure mix for households

only occupied by people aged 65 is shown below:


ownership, 2.70% private rented, 3.00% rent free


There are pipeline plans for …


Wellingborough currently has two housing with care facilities (Langdale Court

and Rosewood Court) offering a total of 80 flats.


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Wellingborough currently has 284 residential care home places in 10 homes

and 159 nursing home places in three homes.

18 | P a g e

Kettering

Kettering is a town in Northamptonshire, 15 miles (24km) from Northampton.

The borough of Kettering has a population of 99,700 (ONS 2014-based

Subnational population projections).

Demography

Of Kettering Borough’s total population, based on 2016 mid-year population

estimates, 18,066 or 18.3% of the population are over 65. The graph below

shows population projection for older people in Kettering Borough from 2014

to 2039:

Housing

There are 39,701 dwellings in Kettering Borough. There is a requirement for

4,294 new homes in Kettering Borough from 2017-22 The tenure mix for

households only occupied by people aged 65 is shown below:




There are pipeline developments for a 42 bedroom housing with care facility

on Carey Street in Kettering (50% of which is likely to be for older people).

There are also plans for a 66 bedroom residential care home, and a 77

bedroom care home with an additional 42 bedroom dementia care

specialist facility.


Kettering has one housing with care facility (Sunley Court) offering 40 flats.

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Kettering

65 to 74 75 to 84 85+

19 | P a g e


Kettering currently has 482 residential care home places in 14 homes and 226

nursing home places in five homes.

20 | P a g e

Corby

Corby is a town and borough in the north of the county. It is located 23 miles

(37km) north-east of the county town of Northampton. Corby has a

population of 69,000 (ONS 2014-based Subnational population projections).

Demography

Of Corby’s total population, based on 2016 mid-year population estimates

9,582 or 14.1% of the population are over 65. The graph below shows the

projected population of older people in Corby from 2014 to 2039:

Housing

There are 25,215 dwellings in Corby. There is a requirement for 3,711 new

homes in Corby from 2017-22. The tenure mix for households only occupied

by people aged 65 is shown below:





Corby has one housing with care facility (Swan Gardens) offering 35 flats.


Corby currently has 162 residential care home places in six homes. 14 of these

places are in Pine Lodge (Olympus Care Services Limited) which is owned by

NCC. Corby currently has 248 nursing home places in four homes.

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Corby

65 to 74 75 to 84 85+

21 | P a g e

East Northants

East Northamptonshire is a district to the north east of Northampton. The

largest town in the district is Rushden with a population of 29,272 as at the

2011 census. East Northants has an overall population of 90,400 (ONS 2014-

based Subnational population projections).

Demography

Of East Northamptonshire’s total population, based on 2016 mid-year

population estimates 18,406 or 20.2% of the population are over 65. The

graph below shows that the projected population of older people in East

Northamptonshire is forecast to increase significantly from 2014 to 2039:

Housing

There are 35,662 dwellings in East Northamptonshire. There is a requirement

for 2,664 new homes in East Northamptonshire from 2017-22. The tenure mix

for households only occupied by people aged 65 is shown below:




One new housing with care facility, is currently being planned as part of the

SUE in Rushden East. A 56 bedroom nursing care facility is in development,

and a new garden village being developed at Tresham is likely to have some

accommodation provision for older people. Abbott House residential care

home in Oundle has applied to build 20 additional bedrooms and associated

ancillary spaces and eight, two-bedroom housing with care apartments, in

the grounds of the existing residential care home. New housing with care

facilities are also being considered at Kings Cliffe.

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East Northamptonshire

65 to 74 75 to 84 85+

22 | P a g e


East Northants currently has two housing with care facilities (Imperial Court

and Townsend Court which is a private scheme, both in Rushden) offering a

total of 110 flats. Similar facilities are needed in other parts of the East

Northants District.


East Northants currently has 488 residential care home places in 18 homes

and 362 nursing home places in 8 homes.

23 | P a g e

Daventry

Daventry is a market town and district in the West of Northamptonshire. The

town is situated 13.9 miles (22.4 km) west of Northampton, with a population

of 25,026 and a district population of 80,200 (ONS 2014-based Subnational

population projections).

Demography

Of Daventry districts total population, based on 2016 mid-year population

estimates 16,438 or 20.2% of the population are over 65. The graph below

shows the projected population of older people in Daventry from 2014 to

2039:

Housing

There are 31,647 dwellings in Daventry. There is a requirement for 6,984 new

homes in Daventry from 2011-2029. The tenure mix for households only

occupied by people aged 65 is shown below:




Crown Care has plans for a new housing development at Middlemore to

include an 83 bed residential care home and a housing with care facility

comprising 44 one bedroom and 32 two bedroom apartments. A further

facility is being developed at Welton Road to provide an 85 bedroom

residential care home and 24 housing with care apartments.


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Daventry

65 to 74 75 to 84 85+

https://en.wikipedia.org/wiki/Northampton

24 | P a g e

Daventry currently has one housing with care facility (Spring Gardens)

offering 35 flats.


Daventry currently has 204 residential care home places in six homes. 75 of

these places are in Boniface House and Evelyn Wright House (Olympus Care

Services Limited) which is owned by NCC. Daventry currently has 433 nursing

home places in eight homes.

25 | P a g e

South Northamptonshire

South Northamptonshire is a district to the south and west of Northampton

with a population of 90,000 (ONS 2014-based Subnational population

projections). The largest town in the district is Brackley with a population of

14,000 in 2008.

Demography

Of South Northamptonshire’s total population, based on 2016 mid-year

population estimates, 18,194 or 20.2% of the population are over 65. The

graph below shows the population of older people in South

Northamptonshire from 2014 to 2039:

Housing

There are 34,717 dwellings in South Northamptonshire. There is a requirement

for 9,018 new homes in South Northamptonshire from 2011-2029. The tenure

mix for households only occupied by people aged 65 is shown below:




A 62 bedroom care home is currently being developed in Brackley..

Culworth House nursing home in Culworth is undergoing a

change of use from a 35 bed nursing care home (Class C2) to single dwelling

(Class C3) accommodation.


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South Northamptonshire

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South Northamptonshire currently has four housing with care facilities

(Candleford Court, Leeson Court, Richmond Court and St Rumbolds Court)

offering a total of 141 flats.


South Northamptonshire currently has 208 residential care home places in

eight homes. 46 of these places are in Ridgway House (Olympus Care

Services Limited) which is owned by NCC.

South Northamptonshire currently has 338 nursing home places in nine

homes.

27 | P a g e

Housing Design Standards for

Older People’s and Dementia

Friendly Accommodation

Intelligent and thoughtful design standards can help the sector deliver

improvements in quality of life, falls prevention, enablement and keeping

people fitter, in their own homes for longer. This can reduce pressure on more

expensive residential care and nursing placements, on hospital beds and

deliver long-term financial benefits.

The following design standards are our preferred approach for new housing

for older people.

General Needs Homes

With good design, mainstream housing can be suitable for older people at

little or no additional cost. Appropriate design features include:

• Ground floor/avoiding stairs (provision for stair lift or platform lift)

• Smaller manageable homes, with two+ bedrooms and small

gardens that are easy to maintain.

• En-suite bathrooms or an easy route from bedroom to bathroom.

• Level access throughout.

• Layout, width of doors and corridors to allow for wheelchair access

and turning circles in living rooms.

• Walls able to support adaptations such as grab rails.

• Sockets, switches and other controls at a convenient height.

• Manageable, but full kitchens encouraging people to maintain

independence and shop, plan and cook their meals.

• Low window sills for natural light and wheelchair user visibility.

• Sufficient sized parking space close to the house.

• Bathrooms to include easy access shower facilities.

• Level or gently sloping approaches and accessible thresholds.

• Energy efficient buildings, heating and electricity systems.

Housing with Care

Good design is important to maximise the prevention offer and attractiveness

of housing with care. Appropriate design features include:

• Self-contained homes built with older people in mind, which can be

easily adapted to accommodate increasing frailty.

• Hardwiring and wi-fi enabled Telecare and Telehealth equipment.

• A restaurant to give residents the option to eat a hot meal with

friends and visitors.

• Modern building standards and energy efficient design to help to

keep energy costs as low as possible.

28 | P a g e

• En-suite bathrooms or an easy route from bedroom to bathroom.

• Level access throughout.

• Layout, width of doors and corridors to allow for wheelchair access

and turning circles in living rooms.

• Walls able to support adaptations such as grab rails.

• Sockets, switches and other controls at a convenient height.

• Manageable, but full kitchens encouraging people to maintain

independence and shop, plan and cook their meals.

• Maximise natural light through windows with low window sills to

allow people who are seated or in bed to see out.

• Low window sills for natural light and wheelchair user visibility.

• Sufficient parking provision and access.

• Bathrooms to include easy, level access shower facilities.

• Equipment, signage, décor and landscaping to promote

independence with physical, sensory or cognitive impairments.

• Fully accessible, landscaped outside space that is stimulating,

contains seating and opportunities to be active.

• Communal facilities that are sufficient for the size of the scheme

(ideally no less than 25% communal space), complimenting those

available in the local community and facilitating an active lifestyle.

• Located close to amenities to enhance opportunities for residents to

participate in the community. Residents should have easy access to

shops, doctors, pharmacists and leisure activities.

Care Homes

Good care home design can provide a better quality of life for residents and

reduce running costs. Appropriate design features include:

• En-suite facilities for all residents, including level access showers.

• Bedrooms that are no smaller than 12m².

• Bedroom layout to provide sufficient space for visitors and allow

carers to access both sides of the bed.

• Fully wheelchair accessible, with lifts to allow easy access

• Attractive, comfortable and homely shared spaces, including dining

facilities, sitting areas, activity spaces and space for receiving visitors

in private.

• Ceilings to support an overhead hoist and layouts that can

accommodate hoists.

• Equipment, signage, décor and landscaping to promote

independence with physical, sensory or cognitive impairments.

• Maximise natural light through windows with low window sills to

allow people who are seated or in bed to see out.

• Fully accessible and secure outdoor space that is designed and

landscaped to provide residents with useable space in which to

relax or take part in activities, with balconies to provide outdoor

access for residents living on the upper floors.

• Lighting that is domestic in character but sufficiently bright to

facilitate reading and other activities.

29 | P a g e

• Hardwiring and wi-fi enabled Telecare and Telehealth equipment.

• Ability for residents to control the temperature in their rooms.

• Design and layout should make it easy for the building to be

maintained and decorated.

Housing with Care

Commissioning Intentions

NCC is committed to a progression model across all groups including those

who may traditionally have not been considered as having potential for living

independently.

We plan to work in partnership with a range of providers to increase the

range of housing with Care housing options to our older people, as an

alternative to residential care. Due to the growing older person population,

over the next 5 years NCC plans to increase this provision.

A significant increase in housing with care is needed in Corby, Kettering,

Wellingborough, East Northants, South Northants and Daventry to meet

estimated demand. A specialist dementia housing with care should also be

considered for each District, including in Northampton – this type of scheme

tends to be smaller and specifically designed for dementia.

We would prefer Older Person’s accommodation to be delivered by the

District and Borough Councils or Registered Providers with a separate care

contract (though the Registered Provider for the accommodation could also

deliver this care contract). We will also work in partnership with private

developers and will agree on a case by case basis how the care will be

commissioned. NCC requires housing with care providers to engage early so

that contractual arrangements can be agreed well in advance.

Finance and Funding

With units for sale most housing with care schemes can be self-financing in

terms of capital. However NCC could potentially provide loans through its

Prudential borrowing facility to Registered Providers, whereby each proposal

will be considered on its own merits. Homes England (Previously The Homes

and Communities Agency) can also allocate funding to Registered Providers

for housing with care.

The care costs of eligible people for housing with care referrals will be met

from NCC’s home care budget as individuals are living in their own homes.

There are different models for funding care costs in housing with care

including a core and 1:1 model, spot purchasing and block contracts.

https://www.gov.uk/government/organisations/homes-england

30 | P a g e

People who aren’t eligible will have options to fund their own care whilst

living in housing with care accommodation, across a range of tenure types.

The government has withdrawn proposals to cap rents and service charges

for housing with care at the Local Housing Allowance and instead a

‘sheltered rent’ will be introduced for housing with care. NCC intends to work

with stakeholders to better understand this proposal, what this means for our

care provision and better understand the financing options for care.

Key messages for providers Key messages

Vision & Overview

We want to enable people to stay living independently in their

own homes as long as possible.

In the future we envisage purchasing more residential dementia

and nursing care placements and fewer residential care home

placements.

Housing with care is an option for those who are unable to live

safety in their own home and want access to on-site 24 hour

care.

Demographics

The population of older people is projected to increase

significantly in Northamptonshire as people live longer

There will be a significant increase in dementia amongst the older

population.

Home Care

The number of hours of home care delivered has increased over

the last few years with approximately 1.25M hours purchased

(excluding block) during 16/17

The demand for home care is projected to increase as people

stay longer living in their own homes and their needs become

more complex

There is currently a shortfall in supply of home care of about 1,700

hours a week

The self-funder market purchase about 46% of the home care

market

Older people with Direct Payments are likely to purchase some

care from home care agencies

Care Homes

There are 143 care homes for older people in Northamptonshire

providing 5,247 beds

31 | P a g e

The number of older people living in care homes has decreased

over the past few years

Nationally the proportion of the total population aged 65 and

over living in a care home has fallen and this demand trend is

likely to continue.

The supply of care homes in Northamptonshire is similar to other

County Councils.

We anticipate purchasing fewer residential care home

placements in the future and more residential dementia and

nursing home placements.

Housing with Care

We envisage that housing with care will provide an alternative to

a residential care home placement

There are 466 units in 11 schemes in management, which meet

our definition of housing with care. Another 180 units are in the

development pipeline

The demand analysis shows that 2,770 units of housing with care

are required in the County to meet current needs – a net

requirement of 2,124 units.

The challenges for providers

The challenges for providers can be summarised as follows:

Becoming part of a more integrated health and social care system

Attracting and recruiting a sufficient number of staff into home care

who have the appropriate values and behaviours

Ensuring that staff are retained and motivated by valuing then and

supporting them to do their work

Training staff to develop their knowledge and skills so that they

deliver high quality personalised care

How to care for people with dementia including the staff skills and

training required to care and support people through the

progression of their illness

Having access to a range of equipment to meet the needs of those

with more complex needs

Making the best use of new technology for working with individuals

for example home care workers using mobile technology to record

support plans and assistive technology in their own homes.

32 | P a g e

Work with Us

There are many ways in which NCC can work with you and a wide variety of

assistance is available.

NCC is dedicated to delivering its vision for accommodation for older people

and can provide you with information and support. NCC has a wealth of

knowledge and experience which can help forge successful partnerships,

understand the market, and clients are allocated into new suitable

accommodation in a smooth and timely manner. NCC can help you

connect with other organisations to explore options and develop

opportunities.

NCC is keen to discuss the opportunities outlined here and their application

to the Northants market while respecting commercial confidentiality.

Customer and Market Intelligence

We have access to a wide range of data about Northamptonshire and its

citizens. We are happy to share this with you.

Customer and Community Engagement

We can build on our existing customer and community engagement

activities and experience to help you reach local audiences, undertake

consultation activities and explore opportunities.

Partnership Development

We have contacts with a wide range of organisations in this field – architects,

consultants, developers and care providers. We can help you connect with

other organisations to develop commercial relationships and partnerships.

Planning

NCC offers pre-application advice on its own developments; those in which

NCC has a ‘significant’ interest (i.e. Capital funded schemes that NCC is

directly funding or which wholly relates to a statutory service we provide and

that NCC is paying for – known as Regulation 3 Development, see further

description in italics below). The Borough and District Councils provide pre-

application advice on the remainder of applications.

‘Regulation 3 of the Town & Country Planning General Regulations 1992 (SI

No.1492) enables Northamptonshire County Council to make such

planning applications, as long as the development is to be carried out by

(or on behalf of) the Council. The development may be on land in the

Council’s ownership or on any other land. Thus a Regulation 3 Application

can also be made where the promoter is the landowner.’

33 | P a g e

Land and Asset Management

NCC owns a significant amount of land in the area which may be available

to assist or influence developments, where there are clear deliverable

benefits . We also have an in-house team delivering land management, asset

management and facilities.

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