SECOND ADDENDUM to PLANNING POLICY STATEMENT
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SECOND ADDENDUM to PLANNING POLICY STATEMENT In support of an outline application for a Continuing Care Retirement Community on land north of Grovelands Way, Warminster. BA12 8TB. on behalf of Ace Retirement (Warminster) Ltd and Durmast Ltd The contents of this document must not be reproduced in whole or in part without the written consent of Tanner & Tilley Development Consultants October 2017 JM/1147/031I 1.0 INTRODUCTION 2.0 FORM OF DEVELOPMENT 3.0 NEED 4.0 WIDER PUBLIC BENEFITS 5.0 BUNGALOWS 6.0 THE SEQUENTIAL TEST 7.0 THE EXCEPTIONS TEST 8.0 THE MEDICAL CENTRE 9.0 THE WEST WARMINSTER URBAN EXTENSION 10.0 CONCLUSION APPENDICES Appendix 1 Carterwood Primary Catchment Area Plan Wiltshire Community Areas Plan (Figure 1.1 from Wiltshire Population 2011) Comparison Plan of Wiltshire Community Areas and Carterwood Primary Catchment Area Wiltshire Community Areas Population Estimates and Projections to 2026. Appendix 2 Definitions of older persons housing Need calculation Tables A, B and C. Appendix 3 Accommodation Search Listings EAC accommodation description reports – Chantry, Florence, Avonpark, The Courtyard Appendix 4 Spatial Planning Response Paper – 6th September 2017 Appendix 5 Housing Response Paper – 10th September 2017 1.0 INTRODUCTION This addendum is produced in response to the Spatial Planning consultation response dated August 20917 and the subsequent meeting held at the Council Offices on 19th September 2017. It should be read in conjunction with the applicant’s Response Paper dated 6th September 20017 a copy of which is appended to this addendum at Appendix 4. Also submitted with this addendum are a research publication titled ‘Extra Care Housing – where do residents come from?’ by Associated Retirement Community Operators (ARCO) & Carterwood and a publication titled ‘Continuing Care Retirement Communities’ (CCRC’s) which was produced on behalf of the Joseph Rowntree Foundation and the Planning Officers Society as a national good practice guide on planning for CCRC’s. The former publication explores catchment areas for extra care and CCRC schemes. The latter publication answers many of the general questions being raised about the ethos, the sustainability, the viability and the delivery of a CCRC. Similarly many of these questions have already been addressed in submitted documents such as the Design & Access Statement, the Original Planning Statement and various rebuttal documents. However for clarity the points in relation to the proposed CCRC are set out in detail below. 2.0 FORM OF DEVELOPMENT 2.1 There is no absolute definition of a CCRC. In 2004 the Department of Health described CCRCs as large-scale extra care housing comprising ‘an all-embracing, comprehensive alternative to both sheltered housing and residential care providing for a range of needs and individual circumstances.’ The Housing LIN, previously responsible for managing the Department of Health’s Extra Care Housing Fund, defines a Retirement Village as “purpose built extra care within a larger retirement village concept with a range of dwelling types and facilities”. The attached ‘Continuing Care Retirement Communities’ publication describes innovative models of housing for older people stating: ‘These models aim to accommodate both ‘fit’ and ‘frail’ older people, providing socially supportive, stimulating environments (our emphasis) in which older people may live wholly independently, and also receive extensive care and support services when required. Rather than simply focusing on care and support, these models address a range of needs: quality of accommodation; opportunities for social interaction; affordability; and continued independence.’ It goes on to state ‘CCRCs have all the usual features of ‘extra care’ housing, together with a commitment to supporting the vast majority of people in that community irrespective of needs. They comprise groups of self-contained properties designed for older people all on one site.’ (our emphasis). It describes key features of a CCRC (paras 2.8 – 2.11) and indicators of suitable sites (para 4.14) the majority of which apply to the proposed CCRC as follows. 2.2 The proposed CCRC will provide a mix of accommodation, tenure, supporting communal facilities, supporting care packages and economy of scale. 2.2.1 The accommodation comprises of the following: One and two bedroom self-contained apartments all with direct internal access to supporting communal facilities. Two and three bedroom self-contained terraced bungalows set in communal grounds and with access to the supporting communal facilities via the internal footpath network which also accommodates mobility scooters. Two and three bedroom detached bungalows with small manageable private gardens set within the communal grounds and access as above. Care bedrooms with en-suite bathrooms all contained within a care home building registered with the Care Quality Commission. A medical centre and pharmacy providing space for 16 clinical rooms. 2.2.2 The tenures will be as follows: Private for sale on a minimum 125 year leasehold basis Affordable shared equity or rented. 2.2.3 The supporting communal facilities available to all residents comprise of the following: Resident’s lounge and dining room within the private extra care building. Resident’s café and lounge within the affordable extra care building. Day Areas and Café within the care home building for residents and visitors. Guest rooms within the affordable and private extra care buildings. Hotel style reception entrance areas. A wellness suite and function suite within the private extra care building. Commercial kitchens and laundry within each building. Staff rooms, offices and sleepover rooms within each building. Mobility Scooter parking and charging 2.2.4 The supporting care packages are provided through service charges and will comprise of the following: A minimum care package and service charge for all residents of bungalows and apartments to cover the costs of the following: Domiciliary support (help with shopping and cleaning). On site manned 24 hour emergency call monitoring supported by experienced and qualified care staff. On site staff to facilitate and organise social activities and events. On site customer services staff providing reception and booking (concierge) services, resident’s access to on site services (care and wellness) and general administration. Hospitality staff (catering and laundry) Maintenance staff (buildings and grounds) Use of communal facilities for socialising, entertaining friends etc. Access to a subsidised meals service either within the dining/café areas or at home. Access to a maid service. Access to a laundry service. Availability of personal companion. Additional options for different levels of personal care and support. Pre-arranged nurse visits. Medication services. Assistance bathing. Transport to hospital etc. One to One care Overnight care End of life care 2.3 Economy of scale 2.3.1 It is a very simple calculation that the more residents available to contribute to the fixed overheads then the lower the cost will be for each resident or the more facilities/services that can be offered. Cost calculations were provided with the consultation response statement but clearly either the 91 apartments and bungalows or the 130 including the affordable extra care apartments make a significant reduction in costs compared to say a single extra care scheme of 50 units. Or they allow a wider range of facilities to be supported such as the wellness suite which would not be viable for a stand-alone scheme of 50 units. The bungalows are critical to this economy of scale because if say the alternative was 91 extra care apartments this would be too many apartments in one location. Clearly the bungalows give a choice and appeal to a wider market particularly couples where one person may be in more need of the care environment than the other. A bungalow within the CCRC allows the couple to stay together with accommodation and care suitable for their respective needs. 2.3.2 It should be noted that when developing the Wiltshire Housing Strategy many Registered Providers were supportive of the need specifically for CCRC schemes compared to stand-alone Extra Care schemes and that is directly as a consequence of the economies of scale that can be derived from having a larger community of end users who between them collectively contribute to and share the costs of the essential core service provision across a wider number of people. 2.4 The form of the development thus provides choices for older people in terms of accommodation and levels of care to suit their different needs and financial circumstances. It is essential for the accommodation to be on one site so that all of the residents can easily access the choice of accommodation, supporting facilities and services with the commensurate economy of scale. It is also important to understand that a CCRC is not just about the ‘bricks and mortar’, it is about the experiences and lifestyle that being part of the CCRC gives to residents and their relatives. Key benefits are as follows: Safety and security not just through physical design but availability of on-site staff and living alongside like-minded people. Health and wellbeing. It is well documented that living within a care community contributes to maintaining the physical and mental wellbeing of residents. Social inclusion. The opportunity for companionship and social interaction both formally through organised clubs or activities and informally within communal areas. Community spirit. The mutual support that exists between residents creates a true sense of place and community spirit. Choice of care. The ability to tailor care packages as needs change either within a resident’s home, moving from a bungalow into extra care, a temporary stay in the care home or in the event of more serious need a permanent move to a care bed. Flexibility for couples. The accommodation and care packages can offer flexibility for couples where one person may still be relatively fit and active but the other has care needs.