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the future of existing sheltered housing: Ashford case studies Richard Robinson

the future of existing sheltered housing: Ashford case studies Richard Robinson Ashford Borough Council Patrick Devlin Pollard Thomas Edwards architects. Sheltered Housing ~ What are we doing?. Ashford – Some Background. largest borough (area) in Kent

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the future of existing sheltered housing: Ashford case studies Richard Robinson

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  1. the future of existing sheltered housing: Ashford case studies Richard Robinson Ashford Borough Council Patrick Devlin Pollard Thomas Edwards architects

  2. Sheltered Housing ~ What are we doing?

  3. Ashford – Some Background • largest borough (area) in Kent • growth area: popn expected to double between 2001 and 2031 • disproportionate increase in older people over and above ageing population • high percentage of owner-occupation • 5000 council homes: 1200 of these specifically for 50+ • ageing sheltered accommodation – some arguably unfit for purpose • recognise need to up our game in light of these issues, and likely future expectations (HAPPI etc)

  4. Different Schemes – Different Problems • We have 12 schemes (our 13th we’re demolishing to build a PFI-funded extra care scheme with the County Council) • 4 schemes are probably okay for the medium term • so we are focussing on improving 8 schemes • mix of urban and rural schemes; range of problems • How can we get this done?

  5. Farrow Court, South Ashford

  6. Farrow Court, South Ashford • reasonably modern (1986) scheme • all units self-contained 1 beds (built as a cat 2.5 but never truly operated to that level) • has 7 bed recuperative care facility built 2004 adjoining scheme and an Age UK day centre • so why do this scheme first?

  7. Farrow Court, South Ashford • key advantage is it has a significant amount of land around it • it is very close to an estate we have recently regenerated (Stanhope PFI project) • has potential for higher rise, possible mixed tenure, even mixed use development • for these reasons we feel it could sustain a significant degree of additional development (total of 83 units; 47 extra!) • and it becomes the CATALYST for everything else

  8. Farrow Court, South Ashford • likely to be around £6.5M build cost • will obviously need all the detailed things done i.e. design, planning permission, consultation etc • should involve no decanting though!!! • will create 40+ extra units and better communal facilities • but unlocks the potential to do the other 7 schemes by creating extra units at the beginning of the project • funding??? May be outside HRA (GF?) or more HRA borrowing • whole HRA reform issue creates uncertainties but ……

  9. Cotton Hill House, Hamstreet

  10. Cotton Hill House, Hamstreet • Built 1976 • mix of flats and bungalows; 5 x bedsits + 29 x 1 beds • access issues for clients with mobility problems: stairs everywhere with no possibility of lifts in current layout • rural location but reasonable facilities in village • excellent community feel to scheme; is part of village and village is part of scheme • some unique features (pond; wildlife)

  11. Cotton Hill House, Hamstreet • pleasant rural setting but needs access to facilities beyond village • has a good sense of community: what makes this scheme different? • in a sense the “isolation” promotes a sense of community and mutual support in addition to our Scheme Manager service

  12. Cotton Hill House, Hamstreet • of two options considered actively pursuing 2nd option • creates an extra 12 units with a mix of 1 and 2 bed flats, some 2 bed bungalows and some 2 bed houses • likely to be mixed tenure (including for sale) • dramatically improves the standard of communal facilities • addresses all current access problems and eliminates bedsits

  13. How have we got where we are now? • appointed PTEa to provide expertise • met with residents and staff to gauge views to support inspection findings • draft plans developed • further consultation with whole range of stakeholders: what would they value in redeveloping the schemes • next: member approval / finance

  14. Important Issues • Estimate cost of building works to be c. £42.5M • need to build in detailed design, planning costs • decanting costs, income loss etc • All of this at a time when Ashford is likely to have borrow £111m re: HRA buy-out • we’ve ruled nothing in or out • we may have to transfer Farrow Court to GF from HRA; or • increase the level of borrowing on the buy-out if possible

  15. Options • we will actively consider selling one site as we do not feel it is economic (for us) to redevelop • we will pursue mixed tenure options on every site for redevelopment to stretch what we can do as far as possible • we plan to build some units for sale as this will cross-subsidise the build/refurb cost on our own units • it may be we need to build first to generate funds • we will aim to shape our support services around the mixed tenure developments • could be the biggest “single” project we ever undertake (12 – 15 years!)

  16. Richard Robinson Ashford Borough Council richard.robinson@ashford.gov.uk Patrick Devlin Pollard Thomas Edwards architects patrick.devlin@ptea.co.uk

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