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4 HOUSING NEEDS OF SPECIFIC GROUPS

4.1 The NPPF states that where major development involving the provision of housing is proposed, planning policies and decisions should expect at least 10% of the total number of homes to be available for affordable home ownership¹¹. In the Royal Borough of Windsor and Maidenhead where meeting housing needs, particularly for affordable housing, is a strategic priority, Policy HO3 of the Borough Local Plan seeks a minimum of 30% affordable housing units on sites proposing more than 10 net additional dwellings. Key drivers for these policies are the demographic trends in the borough, the evidence of need for affordable housing set out in the strategic housing market assessment, and the needs of individual communities for additional housing of a range of costs and tenures as part of their development as communities and more sustainable places. For Datchet these needs apply but must be balanced against the significant constraints that are imposed by the Green Belt designation and the flood zones. It is therefore considered that housing development within the Neighbourhood Plan area will be relatively limited. The main location for new housing is expected to be on the land at Riding Court Road and London Road allocated in the Borough Local Plan (Policy ref AL39) which has a site-specific requirement that development should provide at least 40% affordable housing. Rather than seeking new sites for development, the focus of the Neighbourhood Plan is on ensuring that the right type of housing development is brought forward.

4.2 An issue raised by a large number of people in the community related to housing for older people. There is a concern that there is a lack of properties suitable for people’s needs as they age. This can take many forms from simple ‘downsizer’ housing which is more suitable in size and provision for people who previously raised families in a larger family home, to housing which is specifically designed to allow for people’s needs where their mobility is restricted, e.g. doorways wide enough for wheelchairs, stair lifts or simply single-storey housing.

4.3 Borough Local Plan Policy HO2 already requires developments of 20 or more dwellings to provide at least 5% of these as ‘accessible and adaptable dwellings’ (in accordance with Building Regulations M4(2)). It also supports the provision of purpose-built and-or specialist accommodation with care for older people, although no sites for such provision have been identified in Datchet.

4.4 The 2016 Berkshire Strategic Housing Market Assessment (SHMA)¹² identified a need for a focus on 2 and 3-bedroom properties in the market housing sector, with an emphasis on 1-bedroom units in the affordable sector. This supports the position in Datchet where 14% of the population was of retirement age (65+) in 2011, and a further 12% would have reached retirement age by 2020. Similarly, analysis of households in 2011 shows that one-third consisted of either one person of retirement age or a married couple with no dependent children.

4.5 By contrast, the proportion of dwellings that are of a size which tends to be sought by downsizers (2- and 3-bed properties) is low, whereas the proportion of 4-beds is relatively high (Figure 4.1).

4.6 If more downsizing units are provided, then that may mean that older people living in family-sized houses may move, so freeing up these units.

4.7 A research project at the University of Sheffield called ‘Dwell — designing for wellbeing in environments for later life’ had a report published in 2016¹³ which identified the ideal downsizer home as:

“A home that continues to allow people to pursue the pleasures of life today, while feeling secure that their homes can adapt to their future needs.”

4.8 While the report acknowledged that there is no one ‘ideal’ downsizer home, a number of common themes emerged through the co-design process undertaken with older people:

• Demand was strongest for accessible single-storey or two-storey properties, with a continuing appetite for bungalows.
• A willingness to consider apartment living, as long as the offer feels secure, spacious and is in a good location, and potentially provides extra facilities such as allotments and shared space to host social events.
• Demand for fewer bedrooms but more space and adaptability to accommodate separate living, visiting friends and family and grandchildren.
• Provision of manageable outdoor space for gardening and relaxation, such as courtyard gardens, roof terraces or generous balconies.
• The need for dedicated resident and visitor car parking in all but the most centrally-located sites.

4.9 The Neighbourhood Plan community survey and focus group results generally concurred with the findings of the Dwell research project. The following themes also emerged:

• Demand was strongest for spacious accommodation on one level with a willingness to consider apartment living with lifts to access upper floors.
• Demand for flexible space so rooms can serve a dual purpose, e.g. study- or spare bedroom.
• Demand for generous storage space.
• Bathrooms of a sufficient size to adapt for accessible bathing (e.g. walk-in bath) if required.
• A central location is preferred, within walking distance of key destinations and access to public transport.
• In Datchet there are several halls available for social events so a ‘shared space to host social events’ (as recommended by Dwell) was not considered a necessity.
• Demand for outdoor space. The size, aspect and orientation is important. Outdoor spaces and balconies should be a generous size, directly accessible from habitable rooms, and receive direct sunlight, not north-facing or overlooking a busy, noisy road. Also outdoor storage space, for example, a large garage or a shed should be provided where possible.

4.10 Policy DAT1 applies to all major residential development — ‘major’ is defined in the NPPF as sites of 10 or more homes or sites of 0.5 hectares or more.

New homes designed to meet the needs of older people may include the following:

• Step-free accommodation on one level, either on the ground floor or with lifts to upper floors.
• Spacious living areas and bathrooms which can be adapted as circumstances change.
• Generous storage space.
• Private outdoor amenity space such as a patio, small garden, roof terrace or balcony, directly accessible from habitable rooms. These should be large enough to accommodate outdoor activities, receive direct sunlight, and be located in quiet positions with a good outlook.

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¹¹ NPPF paragraph 65

¹² GL Hearn (2016) Berkshire (including South Bucks) Strategic Housing Market Assessment, for the Berkshire authorities and Thames Valley Berkshire Local Enterprise Partnership

¹³ University of Sheffield (2016) Designing with downsizers, UK Research Councils (EPSRC, ESRC, and AHRC)

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