With an additional 9.7 million people expected to be living in England by 2039
[1], this is a key question for developers and policy-makers alike. In planning for new housing, it is important to identify who these homes are for and whether they are suited to the needs and aspirations of people in different age groups. Will the properties built today be the dream homes of the future, or will we just have to “make do” with those available?
A Centre for Cities report “
Urban Demographics – why people live where they do” analyses the results of two YouGov surveys which asked respondents why they chose to live where they did and for their least favourite aspects of their neighbourhood. The cost of housing was the most commonly selected factor in deciding where to live (28%), with proximity to friends and family a close second (28%). The size and type of housing was also a significant reason (22%), along with living close to the workplace (21%).
Figure 1: Most commonly selected reasons why residents chose to live in their neighbourhood
Source: Centre for Cities, Urban demographics: why people live where they do, November 2015
It should come as no surprise that people’s priorities in deciding where to live change over the course of their lives. According to the Centre for Cities research, younger age groups tend to value proximity to the workplace and being near leisure or cultural facilities, whereas those of middle age are more interested in the safety and security of their neighbourhood, as well as the quality of schools. Meanwhile, older people prioritise living close to the countryside and green spaces, and the size or type of housing.
The different priorities of these age groups broadly reflect the geography of cities, with younger people valuing the convenience and amenities of city centres, middle-aged groups opting for family-friendly suburbs and older people following their dreams in escaping to the rural hinterlands of cities for their retirement. According to the Centre for Cities research, this pattern is most prominent in larger cities, where city centres have recently seen huge growth in population, a large proportion of which has consisted of students and young professionals. The question is, whether the market is offering (a sufficient number of) homes in the locations where people want to live? Also, what are the implications of these preferences?
Research shows that, either by choice or necessity, a growing proportion of young people are living in private rented accommodation. The proportion of households in England aged 25 to 34 in private rented homes increased from 24% to 46% over the last 10 years. For households aged 16 to 24, the proportion increased from 43% to 71% during this period
[2].
Figure 2: Proportion of households (by age of household reference person) in private rented accommodation
Source: English Housing Survey 2014-15
This increasing demand indicates significant opportunities for the Private Rented Sector and Build to Rent – although it is important that these types of homes are provided in the right places.
Meanwhile, almost half of the projected population growth by 2039 is expected to consist of people aged 75 and over
[3]. Therefore, it is essential that the housing needs and preferences of older people are taken into account in planning for new homes. The national Planning Practice Guidance (PPG) states that plan-makers should identify the need for both general housing and specialist accommodation for older people, broken down by type and tenure. This guidance is intended to help older people live independently and safely, thereby reducing the costs to health and social services, and also free up houses that are under-occupied
[4].
While the Centre for Cities research applies a wide age bracket of 55 and over, housing needs for people in this category are diverse, reflecting the changing push and pull factors affecting priorities as people get older, including health, mobility and the desire to be close to family. The fact that people are continuing to work until later in life may also have an impact on housing decisions.
Although the Centre for Cities research indicates that people aged 55 and over value countryside living, the limited availability of public transport and distance from friends and family were cited as the main drawbacks of the areas where older people currently reside. Therefore, in planning for specialist accommodation for this age group, it is important to take into account factors such as proximity to public transport, amenities and health care facilities, which can increase in importance as people grow older. It may be that the provision of high quality landscaping and gardens could help to attract and retain older residents in city and town centres, suburbs and other areas that offer a variety of amenities and good access to public transport, thereby reflecting the desire for “countryside living”. Certainly, the more housing choice that can be provided for older people, the better.
While the planning system should continue to encourage and enable mixed communities, it is important to provide homes that reflect both the needs and priorities of different age groups. It is likely that city centres will continue to attract young people, and suitable rented accommodation should be provided there to accommodate them – indicating an increasing role for the Private Rented Sector and Build to Rent. Meanwhile, the needs and aspirations of older people should be better understood in order to enable independent living for as long a time period as possible. New development should take these preferences into account, providing an appropriate mix of housing types and tenures in the right locations to cater for all sections of the population. Otherwise, some of us may just be forced to settle for a home that is “not quite what we had in mind”.
Nathaniel Lichfield & Partners' CAREpacity toolkit aims to provide a helping hand to developers of housing for older people. It provides a specific package of tools aimed at helping developers assess the potential for specialist housing for older people and present a case for such development.[1] ONS 2014-based National Population Projections
[2] English Housing Survey 2014-15
[3] ONS 2014-based National Population Projections
[4] Planning Practice Guidance, Reference ID: 2a-021-20160401
