Flexible Homes For Older People

Flexible Homes For Older People –
A Person Centred Approach
Future Proofing Your Asset
Housing Learning Improvement Network
Annual National Conference
Date:
Tuesday 17th February 2015
Mark Bugler (National Business Development Director)
SCAPE AMSandDS Framework, Faithful+Gould
Mark has over 30 years’ experience within construction delivering projects across Care, Housing, Health, Education, Local Government,
Regeneration and leisure sectors, He has advised many public sector organisations on best practice delivery mechanisms and is
experienced at managing multi stakeholder environments. He currently acts as Business Development lead nationally for the SCAPE
Asset Management, Surveying and Design Services Framework which Faithful+Gould deliver to public sector clients requiring
consultancy services. Mark remains an active member of the HLIN Network.
Darren Heffer (Director)
BA (Hons) BArch (Hons) ARB RIBA
Darren has 20 years of architectural experience delivering projects across a wide range of sectors and with a specialism in the
Residential and Care sector. As an active Housing LIN and National Housing Federation contributor working nationally, Darren’s projects
have been procured from both public and private finance and have ranged from £100k to £50m+ Continuing Care Communities. As coauthor of the Suffolk County Council Extra Care Design Guide, Darren’s expertise has led to the fruition of numerous specialist projects
for older persons and for individuals living with varying forms of physical and/or mental health conditions. He has worked with national
and regional Registered Providers, Local Authorities, Charities, and with private sector clients and funders. Darren also sits on a regional
Extra Care Strategy Group. Saunders Boston Ltd has just completed the development of a highly flexible older person’s apartment
prototype, suitable for both the public and private market.
Jason White (Technical Director, MLM Building Control Ltd)
BSc(Hons) FRICS MIFireE C.Build E FCABE
Jason has gained over 25 years experience as a Building Control Surveyor within Civil Service, private and public sector building control
bodies. During this time he has acquired a detailed understanding of the application of the Building Regulations within the building
procurement and design process, including sustainability and fire safety strategies. Jason leads a team of Building Control Surveyors in
MLM’s Cambridge Office and is responsible for the technical management and delivery of a variety of commercial and residential
projects, including sheltered housing and care home facilities. Jason is also an APC assessor for the Royal Institution of Chartered
Surveyors.
Flexible Homes For Older People
Fire Legislation for Care / Extra Care Housing
A Person Centred Approach Aims for:
Risk Reduction Measures to be assessed and
developed around:
• Health Changes – visual, aural, cognitive,
• Behavioural Changes - dementia
• Physical Needs
• Effects of medication
Leads to:
Maintaining Safety, Independence & Quality
of Life in an Ageing Society by:
• Addressing Fire Safety Risk by Appropriate Design
• Innovative Approaches to Flexible Living Apartments & Care Solutions
Flexible Homes For Older People
Fire Legislation for Care / Extra Care Housing
Current Situation:
• Divergent Regional Interpretations of
legislation when appraising designs
• Misunderstanding of Extra Care Housing
• Changes for Deteriorating Health required
• Understanding of Dementia requirements
• Responses to Physical and Sensory
problems required
• Need for Building Flexibility
• Recognition by Chief Fire Officers
Association (CFOA) & Fire & Rescue
Services (FRS)
Flexible Homes For Older People
Fire Legislation for Care / Extra Care Housing
• “Higher Risk Accommodation”
• CFOA Working Party will consider:
• Extra Care Housing Lifespan Changes
to the building fabric
• Increasing Residents Frailty
• Increasing Age Profiles & Fire Risk
• Measures being introduced by
forward thinking designers and
building owners in order to minimise
risk to residents.
Flexible Homes For Older People
Fire Legislation for Care / Extra Care Housing
• CFOA Positioning Statement aims to
support all building designer’s, developers
and responsible persons to:
“provide sufficient fire and safety measures
to reduce the incidence of death or injury
from fire to vulnerable persons, living in
domestic dwellings and high risk residential
accommodation”
“CFOA will actively seek to share information……develop and promote best
practice, to ensure that persons at high risk from fire are provided with adequate
standards of protection, prevention, monitoring and management, whilst still
maintaining their independence and quality of life”.
Flexible Homes For Older People
Fire Legislation for Care / Extra Care Housing
Benefits of CFOA Working Group
• More consistent approach to Prevention
Measures at Design stage in UK
• Design Team increased confidence of
approach by Fire Prevention Services
• Better understanding by Managers when
integrating Fire Risk Assessments with
Building Fire Strategies.
Consistent and enhanced Fire Detection, Protection and Management
Evacuation measures more appropriate to ageing residents in the UK.
Flexible Homes For Older People
Fire Legislation for Care / Extra Care Housing
The Way Forward
• Fire Suppression Systems (as yet nonmandatory) such as misting.
• Secondary detection allowing early
warning for staff.
• Fire Engineered solutions allowing greater
design flexibility in communal areas and
flexible lifetime apartments based upon
HAPPI principles with enhanced fire
security measures.
We will now consider some new flexible solutions being currently developed by
Saunders Boston Architects and how appropriate fire security measures are
being addressed by MLM Consulting Engineers.
‘CARE’ CLIENTS / PROVIDERS
(a select list)
Ashley House PLC
Bedfordshire Pilgrims Housing Association
Caring Homes
Community Solutions
Cross Keys Homes
e2 consortium
Essex County Council
ExtraCare Charitable Trust
First Care Homes
Hereward Housing (pre-Sanctuary)
Grand Union Housing Group
Guinness
Hanover
Havebury Housing Association
Housing 21
Kent County Council
Leicester City Council
Methodist Homes for the Aged
Metropolitan
Orbit
Orders of St. John Care Trust
Orwell Housing Association
Sanctuary Housing Association
Suffolk County Council
South Cambs District Council
Uttlesford District Council
The Backdrop
Demographic
•
30% of all householders are currently over retirement age: 48% of projected growth in households by 2026 will
be among people aged 65 or over, rising to 60% by 2033
•
There will be a increase in those aged 80 or more from 2.5m in 2011 to 4.5m+ by 2030 (POPPI, 2012)
Political
•
The NPPF headline is the presumption in favour of sustainable development. Some commentators view this as
“sustainable in the wider sense relating to longevity, flexibility and adoptability. For housing for older people
this is a ‘home for life’ – a building that is adaptable to an individuals’ changing physical, visual, aural or
cognitive needs”
•
Reduction of public money
•
Diversification of tenure mix / shift towards shared equity and market sale tenure
The Brief
•
Set by Jeremy Porteus (Director of Housing LIN) 2012 – ‘Breaking the Mould’ of existing Extra Care provision
•
Consideration of the equity rich older age bands / high proportion of home ownership
•
Discussions with RP’s and Private providers of older persons / retirement housing
•
My own experience of trends in the Extra Care developments over an 18 year period (design/layout, space
standards/size, funding, tenure mix etc.)
•
Understanding the desires / needs of my parents generation and their views on current housing models
•
What are my expectations likely to be?
•
Housing our Aging Population; Panel for Innovation (HAPPI) recommendations
Breaking the Mould / The Case for truly Flexible Life Time Homes
•
Shelter has found many people wish to stay in their own homes for as long as possible and find moving home
to be a daunting and stressful experience
•
Research (HAPPI et al) has disproved the assumption that people want less space as they grow old – many
wish to have just as much space to maintain their lifestyles or to accommodate elements of ‘normal’ life such
as visitors, possessions or hobbies or to cope with changing needs.
•
The Helen Hamlyn Centre research is based on the reality that ‘young-old’ people now in their late sixties and
early seventies are very different to people now over eighty in the way they relate to their attitude as
consumers and their tastes and preferences in home design and furnishings.
•
National Housing Federation (NHF) says housing for older people needs to be ‘more accessible, more flexible,
and more manageable, but not necessarily smaller’.
The Flexible Apartments
Flexible Apartment Plan (95sqm)
Layout 1
No/ low care need
For the Flexible Apartment Layouts 1-3 please contact Darren Heffer at Saunders Boston
Architects
Darren Heffer (Director)
BA (Hons) BArch (Hons) ARB RIBA
Saunders Boston
CHARTERED ARCHITECTS
Eastern Gate House
119 Newmarket Road
Cambridge
CB5 8HA
e. darrenh@saundersboston.co.uk
w. www.saundersboston.co.uk
t. 01223 367733
m. 07720 595956
For the M&E and Structural layouts 1-3 please contact Jason White at MLM
Jason White - Technical Director
BSc (Hons) FRICS MIFireE
MLM
Building 7200
Cambridge Research Park
Cambridge
CB25 9TL
E: jason.white@mlm.uk.com
T: 01223 815561
M: 07826946193
W: www.mlm.uk.com
Conclusions
•There is no ‘one –size-fits-all’ solution / no panacea to housing the older generation
•The Flexible Apartment increases the options and may provide one solution for one section of this demographic
•Provides an attractive future-proof alternative to larger family houses, enabling these to be freed-up for affordable homes
•Provides 3-in-1 alternatives
•A truly flexible ‘home for life’ has been achieved that adapts to the needs of individuals
•The concept is appropriate to the remodelling / re-cycling of existing sheltered housing stock
•A cost effective ‘exit-strategy’ is in place – two general needs flats can be accommodated with the footprint
Henry Ford after the first production run of the Model T Ford
“If I had asked the people want they wanted, they would have
answered faster horses”
“As a forward thinking organisation, ECCT is excited by the highly flexible
living accommodation this will offer many of our future residents”
Mark Curran, Director, The ExtraCare Charitable Trust
Fire Safety Considerations
Flexible Homes For Older People
Jason White
BSc(Hons) FRICS MIFireE C.Build E FCABE
Technical Director
MLM Building Control Ltd
www.mlm.uk.com
With 50 Years’ experience, MLM is a multidisciplinary engineering and environmental
consultancy and corporate approved inspector.
We provide professional services in all aspects of Environment Planning and Development,
Buildings and Infrastructure, Compliance and Sustainability.
We have over 350 employees operating out of thirteen UK offices. Our Extra Care
experience brings together all aspects of our Engineering Design Consultancy, Approved
Inspector, specialist Environmental and Acoustic services.
We have successfully completed over 70 Residential Care Facilities throughout the UK.
MLM is providing Engineering Design, Building Services and Building Regulation advice to
support the development of flexible design options.
Flexible Layouts – What are the fire safety considerations?
•
•
•
•
•
Building Regulations – meeting the functional requirements of B1.
Meeting the needs of occupants, how will these impact their safety?
What management strategy will you need?
Maximising both passive and active fire precaution measures.
Flexible Layouts – what are the options?
Meeting the functional requirements of the Building Regulations 2010
(England)
“The building shall be designed and constructed so that there are appropriate provisions for the early warning of fire, and
appropriate means of escape in case of fire from the building to a place of safety outside the building capable of being
safely and effectively used at all material times.”
There are two distinct components to planning means of escape from apartments:
Escape from within each apartment AND
Escape from each apartment to the final exit from the building
AD B1 guidance includes restrictions on inner rooms and provides three approaches
for internal layouts to:
1. Provide a protected entrance hall serving all habitable rooms with a maximum
travel distance to the entrance door from the door from any habitable room of
9 metres; or
2. Limit the travel distance to the entrance door from any point in any of the
habitable rooms to 9 metres and locate cooking facilities remote from the
entrance door; or
3. Provide an alternative exit or exits from the apartment.
Open Plan/Flexible Homes
The Building Regulations impose constraints on open plan apartments with ‘inner rooms’ for
reasons of fire safety.
We can utilise the guidance for open-plan apartments within British Standard 9991- 2011,
but need to fully understand the needs of the occupants.
This guidance can be adopted for traditional self contained use, and is not fully suitable for
either sheltered housing or where full care assistance is needed.
With additional care and assistance requirement, occupants will need greater time to egress
to a place of safety.
It is important that that potential care needs are fully reviewed for ‘extra care’ occupants and
a management strategy adopted where appropriate.
Appropriate passive and active fire precaution measures need to be considered.
Using British Standard BS 9991-2011
Apartments that do not have protected corridors or hallways but have bedrooms that are
inner rooms without an alternative means of escape, and that are accessed directly from a
lounge may be permitted. The guidance Under Section 9.7 states that these apartments:
1.
2.
3.
4.
5.
6.
7.
8.
Are fitted with a sprinkler system (BS EN 12845 or BS 9251);
Are fitted with an enhanced fire alarm system (BS 5839-6 Grade D, LD1);
Are limited in area. The size should not exceed 16 metres by 12 metres;
Are situated on a single level only;
Ceilings should have a minimum height of 2.25 metres;
Kitchen enclosed where apartment exceeds 10 metres by 8 metres;
Cooking appliances in apartments less than 10 metres by 8 metres should not be
adjacent to the entrance;
Open plan apartments are not compatible with small single staircase buildings, reliant
upon internal protected entrance halls for lobby protection to the communal staircase
enclosure.
Full Sprinkler and
Enhanced Detection
Area limited & min
ceiling height
Cooking Facilities
Remote
For the fire strategy layouts 1-3 please contact Jason White at MLM
Jason White - Technical Director
BSc (Hons) FRICS MIFireE
MLM
Building 7200
Cambridge Research Park
Cambridge
CB25 9TL
E: jason.white@mlm.uk.com
T: 01223 815561
M: 07826946193
W: www.mlm.uk.com
Fire Safety for Flexible Living
Where the design and needs of the occupants have been fully
considered, open plan flats with the appropriate passive and
enhanced active fire safety features can provide a level of safety
to meet the functional requirements of the Building Regulations.
Thank you, Any questions?