Specialist housing

H08 Specialist housing HO8: Specialist housing 1. The Buckinghamshire LHNA 2026 sets out a high level of need for specialist and supported accommodation. This includes housing that meets the needs of older people and other groups of people, such as those with disabilities. 4 Designing Gypsy and Traveller Sites – Good Practice Guide, CLG, 2008; revoked 2015 2. Policy HO1 Housing Mix sets out that sites should provide a range of housing types, including a proportion of specialist older person housing and supported housing, as evidenced by the LHNA 2026. Older person accommodation 3. On sites delivering more than six hundred dwellings, at least 10% of homes should be provided to meet the housing needs of older people as C3 specialist older persons accommodation and/or C2 older person accommodation. For larger schemes, a mix of both C3 (including market and affordable) and C2 accommodation, unless robustly justified otherwise, should be provided. 4. Proposals for older person accommodation will be supported, provided the following criteria are met: a) The proposal is in a sustainable location for amenities and services and does not cause harm to residential amenity or the surrounding area for example impacting local character or causing an excessive impact on the availability of existing parking, b) There is an identified package of care provided on site, and c) Facilities for social and recreational activity are provided. Other groups of people needing specialist and supported housing. 5. On sites delivering more than 150 homes, at least 4% of the affordable housing provision must be to meet the needs for other specialist and supporting housing (this includes, but isn't limited to, people with mental health needs, learning disabilities, autism, substance misuse issues, and people fleeing domestic abuse). 6. Where on-site provision of specialist and supported homes is not feasible, financial contributions will be sought to enable provision of specialist and supported homes off-site. 7. Proposals for specialist and supported housing will be supported, provided the following criteria are met: a) It should be in a location that encourages active lifestyles, and independent living, with access to public transport as well as services and facilities, and b) particularly for those who have a need for quiet environments, housing should be in a rural, semi-rural, or edge of development location with adequate secure outdoor space and in a low stimulating environment from noise and lighting. 8. Development proposals that would result in the loss of specialist, or supported housing, will not be permitted, unless alternative provision of an equivalent or better-quality facility is provided in the vicinity, or it can be demonstrated that the existing use is no longer viable. 7.42 As set out in paragraph 63 of the NPPF, local planning authorities should plan for a mix of housing to meet the needs of different groups in the community, including older people, students and people with disabilities. Housing to meet these needs will be provided, as part of larger housing sites, as outlined in Policy HO8, alongside windfall development in other locations that meet the criteria in policy HO8. If there are justifiable reasons why the required provision of this housing on site is not deliverable, the Council will consider, as an exception, a financial contribution to enable provision of this accommodation off site. The Buckinghamshire LHNA (2026) identifies a need for specialist older person housing and supported housing that equates to 4% of market housing and 2% of affordable housing and 2% of affordable housing respectively of the overall housing need, as set out in the table 6. But to achieve closer to the required number of homes, an allowance must be made for the developments which will be below the thresholds and will not deliver any of this type of housing, therefore the percentage requirements in policy HO8 are higher. 7.43 The Council has produced some Design Templates5 to inform the delivery of supported and specialist accommodation. The Council may also, from time to time, publish further evidence to help provide clarity on the type and distribution of specialist housing provision required. Older persons 7.44 The Buckinghamshire LHNA 2026 shows that the population of people aged seventy-five or over is projected to increase by 30,900, which is over 25% of the total population growth. Therefore, there is likely to be a significant need for housing which will be able to meet the needs of older people. The provision of specialist older person housing schemes will form an important part of the overall housing mix. The Buckinghamshire LHNA 2026 identified the demand for this housing as: Table 7: Mix of specialist housing for older people by tenure Housing type Market Housing Affordable Housing Total number of units Specialist Older Person Housing (C3) (Housing with Care and Housing with Support) 2,343 (75%) 753 (25%) 3,096 C2 bedspaces (equivalised to dwellings) n/a n/a 1,539 7.45 The housing needs of older people span the C2 and C3 use classes and take a variety of forms. There are different types of specialist housing designed to meet the diverse needs of older people: a) Age restricted general market housing – may include some shared amenities but does not include care or support. b) Housing with support - such as retirement living or sheltered housing, with some support provided to help residents live independently. These would all fall into Use Class C3, as they have facilities not shared with other households, although community facilities may be available. 5 Working with us: social care | Buckinghamshire Council c) Housing with care - such as extra care housing and retirement villages. They have access to support services with staff typically providing 24-hour onsite care, allowing residents to still live independently. These would all fall unto Use Class C3, as they have facilities not shared with other households, although community facilities may be available. d) Bedspaces in communal establishments in Use Class C2, such as residential care homes and nursing homes. 7.46 The types of accommodation set out above, are mostly provided through the private sector, particularly those in use class C3. However, Buckinghamshire Council may commission services to provide an element of C2 care. 7.47 The LHNA analysis concluded that it would be appropriate for all specialist older person housing to comply with Requirement M4(3), where it is practical for this to be achieved. The requirement set out in policy HO3 is for 5% of market homes to meet M4(3) standards, and 7% of affordable homes. The delivery of specific schemes for specialist older person housing need should be considered in partnership with other agencies, particularly those responsible for older person support needs. The Housing our Ageing Population Panel for Innovation (HAPPI) has some principles 6 based on design criteria on how housing for older people can achieve a good standard for those living in them. 7.48 Providing suitable general needs housing for older persons could release up to 12,300 family homes of either 3 or 4 bedrooms. The LHNA sets out that providing general needs housing that older persons would choose, such as two- and three-bedroom bungalows would meet the needs for older persons downsizing from family homes. Other groups of people needing specialist and supported housing. 7.49 The Buckinghamshire LHNA 2026 sets out a need for additional units of supported housing for people who need help to live independently, typically vulnerable groups such as people with disabilities including a learning disability or autism, mental health needs or those at risk of homelessness. 7.50 Support does not always involve personal care, and it may include help with managing health or daily living. Supported housing is normally needed as single units for individual people living in small cohorts, for example groups of 5-10 people works best for people with autism and learning difficulties. Single storey accommodation is often needed for those with severe autism but not necessarily for those in other vulnerable groups. Homes provided to meet specialist accommodation needs should be of good quality to prevent a worsening of health and wellbeing. 7.51 The size and type of accommodation on sites should be agreed with the Council, to ensure that the most up-to-date needs are considered. 1. 6 HAPPI - Design - Topics - Resources - Housing LIN Table 8: Mix of specialist and supporting housing for other specialist and supporting housing by tenure. Housing type Market Housing Affordable Housing units Housing needs for those with a mental health need n/a 60 Housing needs for those with a learning disability n/a 463 Housing needs for those with substance abuse issues n/a 223 Total n/a 746 7.52 Early engagement with the Council, the health service and other social care providers is recommended. Considering these requirements early in the planning process allows them to be addressed more effectively. 7.53 The Buckinghamshire LHNA 2026 concludes that housing for students is likely to have a very limited impact on the general needs housing stock in Buckinghamshire.