PLANNING DECISIONS
because of its Green Belt location, despite the strong arguments in support of its delivery. Whatever one’s view on the subject of development in the Green Belt, it must be acknowledged that where the needs for older people’s accommodation are fully addressed in a development plan, with clear allocations and development management policies, it is far less likely that sites within a Green Belt will need to be found to deliver such uses.
Conclusion
The importance of vaccination during COVID-19 has seen local authorities take a faster-track approach for vaccine manufacturing and medical R&D/trials facilities.
clearly too wide in the use characteristics that it encompasses if this is fuelling a misunderstanding about what retirement living schemes are – potentially contributing to the sort of short-sighted decisions referenced above. A new use class might be beneficial in preventing different local authorities from treating retirement living differently – something that is further complicated in the context of affordable housing and CIL contributions. There needs to be nationwide consistency if we are to avoid concentrations of retirement schemes, or areas where there is a total lack of provision, which forces families to live apart.
A year ago, the Government proposed some significant reforms to the planning system in its White Paper, Planning for the Future. While the proposals were radical enough to cause considerable, wide- ranging concern (even to have been cited as causing a lost Conservative majority in a by-election), the White Paper fails to mention retirement living or homes for older people.
It is likely that when a future Planning Bill comes forward, it may herald a new NPPF or alternative policy document which brings about change for the sector. A greater recognition of the issues might improve the likelihood of specific site allocations in development plans, as local authorities gain a greater understanding of the critical need for the delivery of such accommodation. Currently, the under- delivery of specialist older people’s accommodation is also due to market issues; at present specialist providers/developers are often outbid by traditional housebuilders, who do not need to allow for the cost of providing for specialist needs. Proper planning and allocation of such uses would help address this market imbalance, and would also mean that sites can be provided close to existing communities, where there is easier access to shops and services for their more independent residents, which contributes to the local economy, and further supports inter-generational interaction.
A balance to be struck
There are significant challenges in planning for adequate retirement living schemes. There is a need for a better understanding between the need for social care accommodation for older people and for private/self-funded accommodation for older people. All too often the bodies responsible for advising local planning authorities on need consider the question only on the basis of the need for social care accommodation, with little attention given to privately-funded accommodation. The reality is that there is critical need across the spectrum of tenures. Recent case law may lead to a challenge for operators moving forwards, both in operational and financial viability terms. There is often confusion as to what constitutes an appropriate level of care to be provided through the retirement communities, and service care, and whether there needs to be some on-site medical support at all times. Clearly, different operators provide care support in different ways. What is important is that there must be easy access to care, whether it is onsite or through a contracted domiciliary provider. In addition, homes must be designed to be easily adaptable to cater for the deterioration of an occupier’s physical and mental health.
Case study:
Cambridgeshire retirement home Carter Jonas recently sought planning permission for a new retirement village in Cambridgeshire on behalf of a national strategic land promoter. The local authority has no express allocations for older people’s accommodation, and no prescriptive policies to require delivery of such uses as part of general housing schemes. This is despite the acknowledgement of an ageing local population (the average age of which is already demonstrably above that of the national average), and a significant increase in the incidences of age-related illness and disability projected (by the authority itself) in the area.
The scheme was ultimately refused September 2021 Health Estate Journal 31 Huw Mellor
Huw joined Carter Jonas as a Planning Partner in May 2017. He has over 35 years’ experience in the provision of planning consultancy services, working both within consultancies and local authorities. Based in Carter Jonas’ Oxford office, he provides planning consultancy services to a variety of private and public sector clients, and works extensively with Oxford University Hospitals NHS Foundation Trust.
The past year has shown how a health crisis has exacerbated change in a way that is both immediate and long term, impacting not only on healthcare, but other sectors too. Just as hospital development has been brought forward to the benefit of the sector, its employees, and the population at large, so has change in legislation impacting on the high streets benefited a range of sectors, and potentially saved our high streets from extinction.
It is encouraging that those changes are here to stay, and that the built environment will benefit as a result, but the inconsistency in the retirement homes sectors demonstrates that the work is not yet complete. In the imminent Planning Bill, the Government has an opportunity to create consistency across the system, and to ‘build back better’ in such a way that recovery is widespread.
hej
Page 1 |
Page 2 |
Page 3 |
Page 4 |
Page 5 |
Page 6 |
Page 7 |
Page 8 |
Page 9 |
Page 10 |
Page 11 |
Page 12 |
Page 13 |
Page 14 |
Page 15 |
Page 16 |
Page 17 |
Page 18 |
Page 19 |
Page 20 |
Page 21 |
Page 22 |
Page 23 |
Page 24 |
Page 25 |
Page 26 |
Page 27 |
Page 28 |
Page 29 |
Page 30 |
Page 31 |
Page 32 |
Page 33 |
Page 34 |
Page 35 |
Page 36 |
Page 37 |
Page 38 |
Page 39 |
Page 40 |
Page 41 |
Page 42 |
Page 43 |
Page 44 |
Page 45 |
Page 46 |
Page 47 |
Page 48 |
Page 49 |
Page 50 |
Page 51 |
Page 52 |
Page 53 |
Page 54 |
Page 55 |
Page 56 |
Page 57 |
Page 58 |
Page 59 |
Page 60 |
Page 61 |
Page 62 |
Page 63 |
Page 64 |
Page 65 |
Page 66 |
Page 67 |
Page 68 |
Page 69 |
Page 70 |
Page 71 |
Page 72 |
Page 73 |
Page 74 |
Page 75 |
Page 76 |
Page 77 |
Page 78 |
Page 79 |
Page 80 |
Page 81 |
Page 82 |
Page 83 |
Page 84 |
Page 85 |
Page 86 |
Page 87 |
Page 88
