Capacity


in England. This revealed significant postcode disparities, where many areas with particularly large older populations also have comparatively low levels of care home capacity. The report identified 36 seats that are


in the bottom quartile for care beds (at or below 33.89 beds per 1,000 residents aged 65 or over) and in the top quartile for residents aged 65 or over (at or above 22.97 per cent of the total population). This mismatch has contributed to the


emergence of what we describe as ‘care deserts’ – communities where older populations are unusually large, but care home provision remains below the national average. For example, at a constituency level,


South Devon was shown to have the largest bed deficit among the report’s 20 highest- priority care deserts, with only 24.59 care beds for every 1,000 residents aged 65 or over. The seat would need an additional 532 beds – equal to more than a dozen new 40- bed care homes – to bring its provision up to the national average (43.32 beds per 1,000 residents aged 65 or over). ‘Care deserts’ are also emerging in coastal


communities where older populations are growing rapidly, but care infrastructure has not kept pace. Constituencies include Blackpool North and Fleetwood, Northwest Norfolk, Lowestoft, and Great Yarmouth. By offering a place-based lens on a


national problem, we can see that sector pressures are unevenly distributed and experienced across the country. These emerging care gaps in England highlight how a more geographically targeted approach is required, to ensure that capacity is met in the most in-demand areas.


Measuring the care gap Rural and coastal communities in England – many of which are popular retirement locations – are especially exposed to emerging care gaps. Long-term inward migration by retirees and older households in regions like the South West has coincided with younger people moving elsewhere, often in pursuit of education and employment opportunities. It is in these areas that the population


is projected to age significantly faster than England as a whole over the next two decades – exacerbating care home capacity pressures with protracted demand over time. This creates the longer-term risk of what


we describe as ‘care traps’ – places that are attractive retirement destinations in early later life but may struggle to support


From left: Jack Clews, relationship manager at Unity Trust Bank; Sena Satheswaran, owner of Y&M Care; Trish Kelly, operations director at Westcott House; Paul Kelly, healthcare lead at Unity Trust Bank


residents as their care needs intensify. Without major expansion in provision, some older people may be forced to move away from their communities and the support networks they have built during retirement, to access appropriate residential care. The demographic projections underline


this risk. Across England as a whole, the proportion of people above state pension age is projected to rise by around 1.6 per cent over the next two decades – but there are many constituencies expected to age substantially faster than this national trend. In one north Yorkshire district, for example, the share of the population above state pension age is projected to rise by 3.9 per cent, and in West Devon, by 3.6 per cent. New care homes can, however, take


several years to finance, plan, build, and staff, meaning the supply challenge is compounded by the time required to deliver additional capacity. Without significant intervention, today’s care traps and deserts are likely to become even more problematic.


Calling for change With more than 100 constituencies across England needing the equivalent of at least five additional care homes to meet the current national benchmark, immediate action is needed – not only to rectify immediate issues, but to adequately prepare for future demand too. Care homes should be given the status of


‘critical infrastructure’ within the planning system, extending the same support to the sector as energy, transport, water, and housing construction.


20 www.thecarehomeenvironment.com November 2026 Policymakers should also consider


establishing ‘care investment zones’ in the communities facing the sharpest pressures, which would provide new development with targeted support, including planning simplification and business tax reliefs. In 2025, of more than 1,600 bed spaces


supported by Unity lending, 63 per cent were available through local authority funding or concessionary rates, which illustrates the important role finance can play in expanding access, as well as provision, in the areas it is needed most. Adoption of these measures would better


reflect the critical role care homes play within their communities, and the wider social, economic, and environmental impact high-quality provisions are able to deliver. While meeting the needs of an ageing population, investment in the sector can coincidentally support employment, tackle loneliness, and help providers improve the environmental performance and long-term resilience of their estates – helping to future- proof both people and planet.


Providers in practice Across the country, care providers are already demonstrating what investment can deliver in practice. After securing an initial six-figure


funding package from Unity, Y&M Care was able to expand its provision in Surrey to redress the local capacity challenge. The operator successfully transformed a failing care facility in Betchworth, and has since added a further three properties to its growing portfolio, including a care home in


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