Exclusive: MPs and peers back ‘essential’ planning reforms for older people’s housing

Their plan is backed by Lord Best, co-chair of the All-Party Parliamentary Group on Housing and Care for Older People, and Watford MP Matt Turmaine.

Lord Best said: “We need better housing options for older people to meet the dual demands on housing and social care, and the government’s new NDMPs should take this into account.

“An NDMP on older people’s housing is an essential key to unlock the development of high-quality, accessible homes for older people.”

ARCO’s draft policy document, seen by Inside Housing, says plans for specialist older people’s housing should be “encouraged and supported” by local planners, provided the schemes meet identified need and are well connected, with good accessibility to shops and services.

It believes the “specific and unique” characteristics of older people’s housing should be considered when assessing plans for new schemes. A “flexible approach” to some requirements – such as car parking, housing mix, design standards and viability – may be appropriate, which takes account of the potential social, economic and environmental benefits that older people’s housing can provide.

ARCO also suggested that to prepare for such a development plan, all local authorities should assess existing and future needs in their area for older people’s housing. Targets and site-specific allocations should then be put in place to ensure these needs are met.

Mr Turmaine said: “Britain has an ageing population and a housing crisis. It is essential that local authorities are mindful of their demographics when devising and implementing development.

“Integrated retirement communities offer a great opportunity to help fix this situation and I welcome the opportunity for the government to review all options available.”

Michael Voges, chief executive of ARCO, said: “We have a rapidly ageing population, but far too many local authorities cling to planning policies that make no reference to older people.

“As the government prepares for sweeping planning reforms, it’s vital ministers do not miss the opportunity to help the country adapt to societal ageing and enable more older people to access the benefits of specialist housing.”

In 2024, a survey by Knight Frank and Irwin Mitchell found that just under a third (32%) of local authorities do not have clear policies in place to support housing for older people.

Hardev Thandy, head of growth and construction at the ExtraCare Charitable Trust, said: “Evidence published by the government confirms that housing-with-care improves older people’s well-being and reduces demands on the NHS.

“However, far too few local planning authorities have adequate policies in place for older people, making it much harder for operators to bring forward new schemes.

“Something radical needs to change and it is vital that the government adopts an NDMP for older people’s housing.”

Professor Les Mayhew of City University, author of a 2022 review into older people’s housing, said: “We urgently need to build many more homes for older people, and… planning policy has a critical role in facilitating this to create age-friendlier walkable neighbourhoods and communities.

“This proposed model NDMP meets this challenge head-on: by promoting specialist housing for older people where there is an identified need, accounting for the social and economic benefits that this can deliver.”

The Mayhew Review of older people’s housing, published in 2023, recommended planning departments put retirement housing on a level playing field with other building developments, with a target for this housing of up to 50,000 new homes a year.

Iain Warner, senior director at Tetlow King Planning, said: “If the government is going down the NDMP route, it’s a no-brainer that one of the first NDMPs should be for older people’s housing so we can finally get this vital sector moving and meet a critical need.”

A Ministry of Housing, Communities and Local Government spokesperson said: “We inherited a broken housing system which has failed older people.

“Through our Plan for Change we’re taking urgent action to build 1.5 million homes, including more homes for older people, so that everyone has housing security.

“We also plan to launch a consultation on national policies for decision making by the end of the year.”