- Количество слайдов: 32
the future of existing sheltered housing: Ashford case studies Richard Robinson Ashford Borough Council Patrick Edwards architects Devlin Pollard Thomas
Sheltered Housing ~ What are we doing?
Ashford – Some Background Ø largest borough (area) in Kent Ø growth area: popn expected to double between 2001 and 2031 Ø disproportionate increase in older people over and above ageing population Ø high percentage of owner-occupation Ø 5000 council homes: 1200 of these specifically for 50+ Ø ageing sheltered accommodation – some arguably unfit for purpose Ø recognise need to up our game in light of these issues, and likely future expectations (HAPPI etc)
Different Schemes – Different Problems Ø We have 12 schemes (our 13 th we’re demolishing to build a PFI-funded extra care scheme with the County Council) Ø 4 schemes are probably okay for the medium term Ø so we are focussing on improving 8 schemes Ø mix of urban and rural schemes; range of problems Ø How can we get this done?
Farrow Court, South Ashford
Farrow Court, South Ashford Ø reasonably modern (1986) scheme Ø all units self-contained 1 beds (built as a cat 2. 5 but never truly operated to that level) Ø has 7 bed recuperative care facility built 2004 adjoining scheme and an Age UK day centre Ø so why do this scheme first?
Farrow Court, South Ashford Ø key advantage is it has a significant amount of land around it Ø it is very close to an estate we have recently regenerated (Stanhope PFI project) Ø has potential for higher rise, possible mixed tenure, even mixed use development Ø for these reasons we feel it could sustain a significant degree of additional development (total of 83 units; 47 extra!) Ø and it becomes the CATALYST for everything else
Farrow Court, South Ashford Ø likely to be around £ 6. 5 M build cost Ø will obviously need all the detailed things done i. e. design, planning permission, consultation etc Ø should involve no decanting though!!! Ø will create 40+ extra units and better communal facilities Ø but unlocks the potential to do the other 7 schemes by creating extra units at the beginning of the project Ø funding? ? ? May be outside HRA (GF? ) or more HRA borrowing Ø whole HRA reform issue creates uncertainties but ……
Cotton Hill House, Hamstreet
Cotton Hill House, Hamstreet Ø Built 1976 Ø mix of flats and bungalows; 5 x bedsits + 29 x 1 beds Ø access issues for clients with mobility problems: stairs everywhere with no possibility of lifts in current layout Ø rural location but reasonable facilities in village Ø excellent community feel to scheme; is part of village and village is part of scheme Ø some unique features (pond; wildlife)
Cotton Hill House, Hamstreet Ø pleasant rural setting but needs access to facilities beyond village Ø has a good sense of community: what makes this scheme different? Ø in a sense the “isolation” promotes a sense of community and mutual support in addition to our Scheme Manager service
Cotton Hill House, Hamstreet Ø of two options considered actively pursuing 2 nd option Ø creates an extra 12 units with a mix of 1 and 2 bed flats, some 2 bed bungalows and some 2 bed houses Ø likely to be mixed tenure (including for sale) Ø dramatically improves the standard of communal facilities Ø addresses all current access problems and eliminates bedsits
How have we got where we are now? Ø appointed PTEa to provide expertise Ø met with residents and staff to gauge views to support inspection findings Ø draft plans developed Ø further consultation with whole range of stakeholders: what would they value in redeveloping the schemes Ø next: member approval / finance
Important Issues Ø Estimate cost of building works to be c. £ 42. 5 M Ø need to build in detailed design, planning costs Ø decanting costs, income loss etc Ø All of this at a time when Ashford is likely to have borrow £ 111 m re: HRA buy-out Ø we’ve ruled nothing in or out Ø we may have to transfer Farrow Court to GF from HRA; or Ø increase the level of borrowing on the buy-out if possible
Options Ø we will actively consider selling one site as we do not feel it is economic (for us) to redevelop Ø we will pursue mixed tenure options on every site for redevelopment to stretch what we can do as far as possible Ø we plan to build some units for sale as this will cross-subsidise the build/refurb cost on our own units Ø it may be we need to build first to generate funds Ø we will aim to shape our support services around the mixed tenure developments Ø could be the biggest “single” project we ever undertake (12 – 15 years!)