It takes time to make sure that a property will be suitable for supported housing. Finding a building or land within the required location is just the start.
Location –
Proximity to transport links. Most people living in supporting housing will not have a car. It is also likely that many support workers will travel by public transport. A lack of good transport in the area not only limits a person’s ability to get out and about, but it can also mean the support provider will struggle to recruit enough staff.
Is the site near to railway lines, bodies of water, bridges, and could these be a risk to the people who may live at the property?
Community –
We want people to feel part of their community. Having access to local amenities such as shops, cafes, parks, and leisure facilities helps them to feel they are part of their community, rather than living in an isolated location. The freedom someone can feel from being able to walk down the road and go into a café, rather than needing to ask someone to drive them there is very liberating and does wonders for their confidence and independence.
We also need to consider the impact of the development on the community. Are there any other supported housing sites nearby? We want to avoid too many in close proximity.
Space –
Placing people in an unpleasant living environment can have a big impact on their mental health. Cramped apartments make people feel enclosed, which then leads to increases in challenging behaviour and destructive damage. We also need to ensure there is sufficient space not only for the person to live there but also for their support staff to be there without making the person feel like there is someone constantly looking over their shoulder. Support staff need to be able to move freely to give the person time alone and to have the ability to escape if needed.
Outdoor space is important, and lockdown restrictions showed us the value of people being able to spend time outside. This might be socialising with other people, or helping to grow plants, but any outside space is valuable. It isn’t always easy to get garden space if the site is in an urban area, so discussion needs to be had with all parties involved in the nomination process to decide if a location close to amenities is important enough to compromise lack of garden space.
Consideration should also be made to the number of apartments on one site. A large volume of tenants can cause increased pressure for support staff and increase the amount of anti-social behaviour. Despite apartments being self-contained, making sure that thought is put into the compatibility between nominations on the same site can make a real difference to the success of the site. A well-balanced mix of people, personalities and support needs can lead to a community feel between people living in the same block. A clash of personalities can lead to people withdrawing and staying in their flats or causing disruption to other people.
Internal specification – The standard to which general needs apartments are built is not usually sufficient for supported housing. Compliance standards such as fire strategy is higher and has requirements above meeting building regulations.
Designs to a building need to be discussed with commissioners and care providers to make sure the layout will work. Would tenants benefit from a spacious open plan kitchen living room, or should a kitchen be in a separate room to enable it to be closed off? Would a wet room be beneficial if they have reduced mobility, or do they enjoy spending time soaking in a bath?
The quality of materials used must also be high. Low quality materials will break quicker, resulting in repairs that cost money to fix and causing disruption the tenant.
Do the tenants have a history of damaging property, does it need to be of a robust design? We aim for a balance between long lasting design, whilst trying to avoid products designed for hospital type settings which give a clinical feel. Sometimes tenants may need more robust fittings to reduce the amount of damage caused. This might be reinforced walls or windows, additional hinges to doors, recessed light fittings, anti-tamper screws, anti-ligature fittings, water cut off valves etc. These products are not used as standard but are tailored for the individual needs of a tenant.
Value for Money – Specialist Supported Housing is exempt from the usual social rent restrictions as there is an understanding that the cost to provide good quality supported housing is much higher than general needs housing. The points listed above all result in added cost – a location in a desirable area, larger than average apartment footprint, high quality building materials, specialist materials, as well as space for support staff and communal facilities all result in the cost to develop a site increasing, and therefore resulting in higher weekly rent. This does not mean that there is no limit to the rent that is charged. An appraisal of all development costs must be assessed to ensure that value for money is being offered and is then assessed by the local authority and housing benefit before being accepted.
Sourcing and developing supported housing is not a quick process, but if time is taken to get the property right, it allows people the best opportunity to live in a positive environment. For some individuals good, supported housing gives the opportunity for them to increase their independence over time, and eventually be able to move on to general needs housing with support workers visiting them. For others their independence will not increase, and the housing will provide them with a safe place to call their home, an environment where they can receive the support they need to live a life enjoying the things that matter to them.
Care Housing are based in Lancashire but cover a large range of the North of England. If you have a development that you are interested in leasing to a Registered Provider, contact Care’s Business Development Manager – Claire@careha.org.uk