February 2015

HCA Housing Design Seminar

Urban Retirement Village, Stockton

Revision Date Revision Notes Prepared by Authorised by* 2 Feb 2015 Re-formatted from previous ‘Design Workshop’ Presentation RA MM

A 3 Feb 2015 Re-formatted and corrected RA MM

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Stockton Borough Council have embarked on a project to deliver an exemplar retirement village within the historic town centre. Creating a ‘state of the art’ extra-care facility in ‘Core and Cluster’ format will deliver a centre of excellence in retirement housing for the elderly in the heart of the town. It will benefit from easy access to amenities and services, whilst creating a safe and welcoming home environment for residents.

Developing the Aspiration

The Story So Far: Sketch Design

The Becker Model

Evolving the Design

Courtyards and Landscaping

Reconnecting with the Town Centre

IT and Telecare

The Next Stage

ContentsContents

Developing the Developing the Aspirational VisionAspirational Vision

• Deliver an exemplar Retirement Village of circa 300 homes in a Town Centre location

• Deliver a resident centred ethos utilising ‘Becker’ principles

• To develop a sustainable community in the Town Centre that is attractive to retirement and elderly residents, whilst open and inviting to family, friends and neighbours

• To deliver Extra Care and Assisted Living in a seamless and effective way

• To ensure that residents concentrate on living fruitful lives and enjoying their retirement rather than focusing on age and infirmity

• Encouraging interaction with the general community

• Finding activities and pastimes that deliver fulfilment

• Meeting new friends and forming sustainable, long term relationships

• Encouraging the elderly to continue participating in society

• Creating opportunities for the

elderly to pass on their knowledge and learning

• Creating an environment that is ‘hotel-like’, welcoming and pleasant for visiting family members and the general public

• Providing good quality food and drink at the centre of the hospitality and care offer

Developing the Developing the Aspirational VisionAspirational Vision

Developing the Developing the Aspirational VisionAspirational Vision

• Providing facilities for the elderly community within the Borough as a whole

• Providing better linkage to the Town Centre

• Increasing customer footfall to the Town Centre

• Providing enhanced passive surveillance to the Town Centre

• Ensuring that ‘Living Over The Shop’ (LOTS) becomes a viable retirement opportunity in Stockton Town Centre

• Ensuring that the Stockton Town Centre is ‘age friendly’

• Delivering a cutting edge, tele-care system throughout the Village which enhances care and minimises loneliness

• Demonstrating through the exemplar that Extra Care and enhanced Tele-Care create happier lives and reduces the costs of elderly on the NHS

• Develop a ‘Stockton Model’ for the delivery of public / private sector accommodation for the elderly

• Prepare a flexible and accessible ‘pathway’ to retirement housing and Extra Care

Reviewing Movers Reviewing Movers and Shakers for the and Shakers for the New ParadigmNew ParadigmResearch into European ‘Best Practice’Research into European ‘Best Practice’Plan B, with David Birkbeck of Design for Homes, researched the leading ‘movers and shakers’ in the provision of care for the elderly on a European wide basis

David BirkbeckDavid BirkbeckDavid Birkbeck was a major contributor to the ‘HAPPI Report’

Professor Dr Hans Marcel BackerProfessor Dr Hans Marcel BackerForemost in this field is Professor Dr Hans Marcel Becker - Head of the Humanitas Organisation in Holland

Plan BPlan BPlan B and Design for Homes, with David Waterhouse of CABE and the support of John Mather of the Design Council, have visited Dr Becker at his headquarters in Rotterdam to visit some of the latest Humanitas Care Villages

The Story So Far: The Story So Far: Sketch DesignSketch Design

SWOT Analysis and SWOT Analysis and Capacity StudyCapacity Study

A Care Village in A Care Village in Victoria EstateVictoria Estate

Capacity Capacity Study Study Massing Massing ModelModel

12:00

3:00

6:00

9:00

Mrs Elderberry goes out into the courtyard with her grand daughter to pot some plants.

In the dementia wing Mary sings with her husband John the songs he remembers from his youth.

Mary speaks to her daughter on the phone“I am so looking forward to our dance class tonight” she says, “I hope I get to dance with Roger again,”

Nigel turns to his carer after dinner and recounts a story from his working days on the Tyne. “I’ll have to go to work tomorrow” he insists” she smiles and nods as they continue their conversation.

Pupils from the local school choir come to entertain the residents in the hall. Mr Peters gets a photo outside with some of the boys to remember their visit.

Its nearly lights out but Rosemary stares out into the courtyard with a smile as she thinks upon what tomorrow will bring.

Mrs Murdock loves having the latest novel read to her.

A Typical DayA Typical Day

Precedent: Denham Precedent: Denham Garden VillageGarden Village

Precedent: Mere View Precedent: Mere View Garden Village, SuffolkGarden Village, Suffolk

Precedent: Hartfields Extra Precedent: Hartfields Extra Care Village, HartlepoolCare Village, Hartlepool

Current Model: Current Model: Not Fit For PurposeNot Fit For Purpose

The Becker ModelThe Becker Model

Evolving the ‘Becker Model’Evolving the ‘Becker Model’

Becker leading Dutch elderly Becker leading Dutch elderly care for over 20 yearscare for over 20 yearsDr Becker has revolutionised care for the elderly in Holland over the last twenty one years and is recognised as a leader on caring philosophies within Europe

32 Elderly care communities32 Elderly care communitiesDr Becker’s communities incorporate three thousand or so dwellings and it is this large critical mass that enables him to deliver the range and quality of services that has made his Humanitas Organisation a European leader

Chairman of HumanitasChairman of HumanitasHe is Chairman of the Board of Directors at the Humanitas Foundation

Ageing NOT a diseaseAgeing NOT a diseaseBecker has reacted against the 1970’s tendency to treat old age as a ‘disease’

Rejects 1970’s misery islandsRejects 1970’s misery islandsBecker considers the nursing homes of those days to be ‘misery islands’ or ‘towers of despair’

Wellbeing Wellbeing Overcomes Overcomes Chronic Chronic ConditionsConditions

Focus on enjoying the projectFocus on enjoying the projectBecker believes that once someone has Parkinsons or Alzheimers; helping them to enjoy their remaining life is the key driver

Don’t fixate on the medical Don’t fixate on the medical conditionconditionBecker believes constant amplification of medical issues will cause what left of a person’s positive image to disappear

Happiness as self determinationHappiness as self determinationBecker defines human happiness as “a state in which the individual is able to exercise control and live communally”

Concentrate on well beingConcentrate on well beingBecker’s Model concentrates on the ‘well-being’ which causes handicaps to be forgotten, enabling the client to live with often, what is a chronic condition

The Becker ‘Credo’. Dr Becker believes:The Becker ‘Credo’. Dr Becker believes:

By making life much more fun for clients:

Complaints and expenses are reduced• Residents become more active• The family and other volunteer workers like to come to • visitEverything becomes less expensive• Most importantly, a pleasant an inspiring environment • works wonders for residents and staff alikeIndividual care paths are enhanced• Sick leave is reduced• A happiness-focused organisation has reduced • personnel turnoverMedical Care is available when necessary, but is • deliberately relegated to the background

Maximise the Positive, Maximise the Positive, Minimise the NegativeMinimise the Negative

Residents Taking ControlResidents Taking Control

Self determinationSelf determinationBecker aims to encourage residents to control their own lives

ParticipationParticipationResidents actively participate with others

The extended familyThe extended familyResidents encouraged to engage in an extended family dynamic

The ‘yes culture’The ‘yes culture’Humanitas staff utilise a prevailing ‘yes culture’, designed to empower rather than marginalise

Apartments Apartments for Lifefor Life

‘Age-proof’‘Age-proof’Apartments are ‘age proof’

Hence Becker developments can Hence Becker developments can be occupied by be occupied by people of any age

Multi-generational communityMulti-generational communityBecker Homes are a mixed, multi-generational community

For sale or rentFor sale or rentApartments are For Sale or Rent with a variety of sizes and costs.

Public/Private partnershipPublic/Private partnershipCan be run by Housing Corporations and Care Providers other than Humanitas

Kitchen overlooks atrium

Balcony & Veranda

‘The Home is ‘The Home is the Castle’the Castle’

Fully AccessibleFully AccessibleAll Apartments are fully wheelchair and stretcher accessible

Spacious & FlexibleSpacious & FlexibleThey contain a minimum of three rooms, and a typical overall floor area of 72 m2

Self containedSelf containedEach Apartment has its own lockable front door

The home is the castleThe home is the castleCare Workers can only be admitted by ‘express invitation’. This enables the inhabitant to be a ‘true resident’ – and not an inmate of an institution

The Village SquareThe Village Square

Resident not inmateResident not inmateCommunal areas reflect this methodology

Participate if you want toParticipate if you want toEach complex contains an indoor Village Square on the ground floor, where all social and leisure amenities are concentrated

A Comprehensive A Comprehensive Range of AmenitiesRange of AmenitiesExcellent facilities open Excellent facilities open to the publicto the publicThe Square and many of its facilities such as the Restaurant, are open to residents and members of the public

A typical range of A typical range of amenitiesamenitiesA typical Becker development also contains the following:

Reminiscence Museum• Supermarket• Health and Fitness • StudioPhysiotherapy Suite• Music Room• Billiard Hall• Bar• Restaurant• Library• Hairdresser• Beautician• Diverse other • community services

Use It or Lose ItUse It or Lose It

Physiotherapy Keep Fit

A Typical DayA Typical Day

09:00 Shopping 10:30 A meeting with children at the museum

11:45 Hair appointment

Familiar everyday objectsFamiliar everyday objectsAn ingenious concept involving a room filled with familiar household and consumer objects

Spanning the last 60 yearsSpanning the last 60 yearsSpanning from the early 20th Century to the present day

Furnished by residentsThe rooms are furnished by resident’s objects donated to the Museum when they join the community

Expertly curatedExpertly curatedHousing interiors from the 1920s, 1930s, 1940s and 1950s, through to the present day, are well laid out and expertly curated

Trigger memoriesTrigger memoriesThey trigger the memory of Dementia or Alzheimer sufferers who often find it easier to recollect events from their youth, rather than the more recent past

A valuable local community A valuable local community resourceresourceThe Reminiscence Museum is also a valuable local resource, utilised by local schools and community groups

Drawing in public at largeDrawing in public at largeThis once again draws members of the public into the development

Reminiscence Reminiscence MuseumMuseum

The Becker The Becker RulesRulesNot an institutionNot an institutionBecker ‘Rules’; there are none, apart from the fact that it should not be institutional

The yes cultureThe yes cultureResidents being in control – The ‘Yes Culture’

Use it or lose itUse it or lose itActive participation – ‘Use it or Lose it’

Conversation piecesConversation piecesThe extended family – involving the family ‘conversation pieces’

No white coatsNo white coatsNo walking around in a ‘white coat’ for staff

Welcoming the New Welcoming the New Dawn of Elderly CareDawn of Elderly CareWell designedWell designed

SpaciousSpacious

Fit for PurposeFit for Purpose

Benefiting from economies of scaleBenefiting from economies of scale

FlexibleFlexible

EngagingEngaging

Community CentredCommunity Centred

LiberatingLiberating

Offering widest range of amenities Offering widest range of amenities and activitiesand activities

Individual homes within a functional Individual homes within a functional and supportive communityand supportive community

Best Practice Best Practice GuidanceGuidanceService ModelService ModelHumanitas’ Apartments for Life Business Mode has a four-point philosophy for how staff relate to residents. These are:

1. Boss your own Life1. Boss your own LifeIf you have the mental capacity, you are entitled to make your own choices. This means Humanitas sets the minimum of rules, with no one telling you what you should and should not do, unless you have asked for their advice.

2. Use it or Lose it2. Use it or Lose itResidents, their families and the staff are encouraged to focus on people’s strengths, what they can do rather than what they cannot do, and get them to keep doing it. Residents are also given

opportunities to try new experiences and learn new skills.

3. The Family3. The FamilyEveryone has something useful to offer other residents and staff, whether it is professional skills, years of experience living with a particular condition, or simply spare time. Staff are treated as part of the same social network as residents. No walking around in a ‘white coat’ for staff.

4. A ‘yes’ culture’4. A ‘yes’ culture’If residents want something, staff should ‘start with yes’ and then try to work out a solution, within reason. The ‘yes culture’ means that everyone should have a positive attitude towards resident preferences.

Evolving the DesignEvolving the Design

Central Extra Care Building, with additional 4 storey apartment blocks, including single aspect apartments backing onto Maritime Road

Total Units: Total Units:

Option 3Option 3

Option 3 Accommodation Option 3 Accommodation ScheduleSchedule

Artist’s Impression PlanArtist’s Impression Plan

1. Core building providing extra care

2. Main entrance through atrium

3. Show village demonstrating full range of retirement homes; bungalows, flats and houses

4. South facing community garden

5. Village green

6. Village park

7. South facing courts, courtyards and cloister

Massing Model Massing Model (of Option 2)(of Option 2)

66

77

77

55

11

22

4477

77

77

33

77

Artist’s Impression ViewArtist’s Impression View

SectionsSections

SectionsSections

Artist’s ImpressionsArtist’s Impressions

Indicative Visualisation

Artist’s ImpressionsArtist’s Impressions

Indicative Evening Visualisation

Artist’s ImpressionsArtist’s Impressions

Indicative Courtyard Visualisation

Indicative Interior Visualisation

Artist’s ImpressionsArtist’s Impressions

Indicative Interior Visualisation

Artist’s ImpressionsArtist’s Impressions

Interior Precedent StudiesInterior Precedent Studies

The following images show interiors of other extra care facilities Halton Court, Kidbrooke Village by Viridian Housing

Interior Precedent StudiesInterior Precedent Studies

Self determination Self determination creates specific design creates specific design standardsstandardsThis philosophy is reflected in the physical design of Becker’s homes

The apartment for lifeThe apartment for lifeHe has developed the ‘Apartment for Life’

Coping with the ups Coping with the ups and downs of ageingand downs of ageingThis enables residents to cope with the ‘ups and downs’ of the ageing process in harmony and confidence

Balcony & Veranda

Line of sight from bedroom

Sliding door promotes ‘line of sight’

Hallway

Study or second bedroom

External seating looking down into the atrium - village square or buggy park

Bay window

Access to balcony & veranda

Living room

Dining area

Wheelchair accessible bathroom

Kitchen

Kitchen window overlooks street

Landscaped external street overlooks atrium

Design That Supports Design That Supports IndependenceIndependence

The following floor plans illustrate that the apartments all achieve lifetime homes and Wheelchair Housing Design Guidance. The apartment layouts are flexible and in addition the kitchen can be designed to achieve Wheelchair House Design Guide Accessibility.

The apartments are ‘Care Ready’ to make them suitable for numerous care needs and disabilities, whilst maintaining a domestic appearance and hotel style amenities. The building is ‘future proof’ in terms of technology, infrastructure and has a layout which protects the building from future changes in housing and care trends.

The apartments themselves are open and generous in space terms

with at least one area for storage and a partially screened kitchen area. The apartments themselves have an indent and scalloped carpeting treatment to give a sense of ownership and arrival.

The resident’s personal experience in their own home is designed to be empowering and with a high level of personal control. All of the apartments are fully self-contained and have generous window proportions to let in light and air. They are also designed to allow for adaption to be either a more ‘open’ or more ‘closed’ layout depending on the personal requirements. The area around the door in particular has received attention. It is set back with a scalloped floor treatment to give ownership to this area.

For many a move to extra care represents a loss of independence and identity. This development will shatter that perception and represents an aspirational and positive choice with high-quality and responsive facilities.

The Design Team feel it is important to minimise corridors and unnecessary doors in the layout which can restrict free movement. The units also have an area for wheelchair turning at the door as well.

Floor PlansFloor Plans

1 Bed Apartment - 55.56sqm / 598sqft Birds eye view

Floor Plans: Floor Plans: 1 Bed Apartment1 Bed Apartment

Charge Charge PointPoint

Birds eye view

Floor Plans: Floor Plans: 2 Bed Apartment2 Bed Apartment

2 Bed Apartment - 65.36sqm / 704sqft

Although the ITT Brief suggests an area of 70 sqm for the 2 bed apartment, the relevant space standards are all met within a 65 m2 unit.

Charge Charge PointPoint

Flexible Kitchen Layout SpaceFlexible Kitchen Layout Space

1 Bed Apartment - Potential wheelchair accessible layout

2 Bed Apartment - Potential wheelchair accessible layout

Potential access flexible layout

Relocated sink to provide accessible sink and drainer

Relocated hob to provide drop down accessible unit

Relocated hob to provide drop down

accessible unit

Relocated sink to provide accessible

sink and drainer

Sliding door between bedroom and lounge

Evolving the Flat PlansEvolving the Flat PlansMaximising, Functionality, Flow of space and Connectivity

Courtyards and Courtyards and LandscapingLandscaping

Precedent: Staiths South BankPrecedent: Staiths South Bank

Landscape PrecedentsLandscape Precedents

Within the main garden it is envisaged there will be landscape ‘incidents’ that together makeup a sensory garden experience that will be beneficial to all residents but particularly those with dementia.

It is envisaged that residents are able to participate in the garden with areas ranging from pots, to planters to larger plots grow their own selection of plants, vegetables and flowers in a structured setting and on a sunny aspect.

Landscape: Sensory Landscape: Sensory ExperienceExperience• Human-scale and allows for neighbourly

socialising as well as personalisation and ownership.

• Developing a varied milieu of landscape elements and character will give identity and a sense of place.

• A wave of activity passing around the site.

• Drawing people outside and into a sequence of routine daily events.

• Residents would have a strong sense of identity for their own block.

• Meet and get to know friends across the estate.

• Come together around mutual interests - the bowling team, the gardening club.

• The dog walkers, the birdwatchers and the painting group.

• A magnet and a microphone - As a magnet, the residents will host and develop groups, spaces and events, including multicultural and inter-generational ones. The community is a microphone to the town, reaching out and drawing in people who are interested.

• Pride of place, growing your own, eyes on the street or making art.

• Parks, gardens, paths and active areas must beckon from when the first arrival moves in, so there is no perch upon which complacency (and subsequent disability) can roost.

• Spaces will be engaging and enjoyable - People will gain pleasure from taking charge and using them.

• Spaces will be enabling and vital for health - mental, physical and spiritual. Landscapes help us maintain our personal identity and sense of self by reflecting our effort back to us. They respond to love and attention, just like us.

• Landscapes also promote a lifestyle that preserves cognitive function and physical ability. For instance, being outside, getting fresh air, exercise and vitamin D helps to delay the onset of dementia.

• Staying physically active lowers the risk for falls and fractures.

• Sharing a common interest in the outdoors stimulates and improves communication. Each of these trends reduces the need and cost of services, support and intervention.

Reminiscence Museum

Supermarket

Health and Fitness Studio

Physiotherapy Suite

Music Room

Billiard Hall

Bar

Restaurant

Library

Hairdresser

Beautician

Gardening Clubs

Greenhouses

Sheds

Allotments

Drama

Music

Art

Dance

Poetry

Theatre

Pottery

Sewing and Needlework

IT

Bird Watching

Yoga

Pilates

Chess

Bowling green

Woodworking shop

Amphitheatre

Bistro

Fish pond

Zoo

Pets Corner

Hobby Rooms

Activities and Activities and Conversation PiecesConversation Pieces

Reconnecting with the Reconnecting with the Town CentreTown Centre

The scheme will:The scheme will:

Reinvigorate the Town Centre• Provide a safer environment for • village residents as well as elderly residents of the town itselfProvide retirement • accommodation close to the town centre and all its amenitiesProvide an increased footfall • within the town, making business more viableMake town centre living more • attractive once again

Reconnecting with the Reconnecting with the Town CentreTown Centre

Heritage Enhancements

Markets

Business and Enterprise Support

Cultural Venues

IT & TelecareIT & Telecare

IT & TelecareIT & TelecareHolistic approach to a total health service delivery. Digital Technology, which can be extended out to the wider community in Stockton Centre

IT & TelecareIT & Telecare

Providing appropriate and specific care packages with the assistance of digital technology

Further ResearchFurther Research

with economies of scale

Care and cost benefits of the care village by working closely with the local health authority to develop the model

Establishing a public/ private sector model for rent/share or out right sale of properties together with a sliding scale of care costs overheads.

The Next StageThe Next Stage

• Finalise the Brief

• Confirming the Operating Model

• Agreeing an Appropriate Scale

• Prepare Costings

• Prepare Viability

• Prepare Outline Planning Submission

The Next StageThe Next Stage