Accommodation Market Position Strategy for Living and Ageing Well in 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 in the North of the

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 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, , comprising East Northants, Corby, and , and comprising , South Northants and .

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.

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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

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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 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, 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: Care Home beds per Total care homes Total care home beds for 2017 OP Population District/Borough 1,000 of the population for older people older people (POPPI) 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

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

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Northampton

Summary

The borough of Northampton is home to Northampton, the county town of Northamptonshire. It lies on the , 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:

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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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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:

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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:

66.69% owned, 18.95% social rented, 8.66% mortgage/loan/shared ownership, 2.70% private rented, 3.00% rent free

Current Developments There are pipeline plans for …

Housing with Care Supply & Demand Wellingborough currently has two housing with care facilities (Langdale Court and Rosewood Court) offering a total of 80 flats.

Residential Care and Nursing Home Supply & Demand

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Wellingborough currently has 284 residential care home places in 10 homes and 159 nursing home places in three homes.

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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: Kettering 60000

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2031 2037 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2032 2033 2034 2035 2036 2038 2039

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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:

69.80% owned, 14.81% social rented, 7.71% mortgage/loan/shared ownership, 3.84% private rented, 3.85% rent free

Current Developments 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.

Housing with Care Supply & Demand Kettering has one housing with care facility (Sunley Court) offering 40 flats.

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Residential Care and Nursing Home Supply & Demand Kettering currently has 482 residential care home places in 14 homes and 226 nursing home places in five homes.

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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: Corby 60000

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2031 2037 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2032 2033 2034 2035 2036 2038 2039

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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:

60.28% owned, 24.23% social rented, 8.83% mortgage/loan/shared ownership, 2.44% private rented, 4.23% rent free

Current Developments

Housing with Care Supply & Demand Corby has one housing with care facility (Swan Gardens) offering 35 flats.

Residential Care and Nursing Home Supply & Demand 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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East Northants

East Northamptonshire is a district to the north east of Northampton. The largest town in the district is 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: East Northamptonshire 60000

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2031 2037 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2032 2033 2034 2035 2036 2038 2039

65 to 74 75 to 84 85+

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:

68.91% owned, 16.56% social rented, 8.15% mortgage/loan/shared ownership, 3.40% private rented, 2.97% rent free

Current Developments 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 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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Housing with Care Supply & Demand 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.

Residential Care and Nursing Home Supply & Demand East Northants currently has 488 residential care home places in 18 homes and 362 nursing home places in 8 homes.

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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: Daventry 60000

50000

40000

30000

Thosands 20000

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2031 2037 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2032 2033 2034 2035 2036 2038 2039

65 to 74 75 to 84 85+

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:

68.89% owned, 15.89% social rented, 8.45% mortgage/loan/shared ownership, 3.45% private rented, 3.32% rent free

Current Developments 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.

Housing with Care Supply & Demand

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Daventry currently has one housing with care facility (Spring Gardens) offering 35 flats.

Residential Care and Nursing Home Supply & Demand 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.

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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 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: South Northamptonshire 60000

50000

40000

30000

Thosands 20000

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0

2031 2037 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2032 2033 2034 2035 2036 2038 2039

65 to 74 75 to 84 85+

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:

70.79% owned, 14.40% social rented, 8.54% mortgage/loan/shared ownership, 3.25% private rented, 3.03% rent free

Current Developments 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.

Housing with Care Supply & Demand

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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.

Residential Care and Nursing Home Supply & Demand 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.

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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.

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• 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.

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• 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 (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.

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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

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 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.

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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.’

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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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