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WESTLANDS REDEVELOPMENT – PHASE B, RHEAST BRIDSON / TYNWALD CLOSE, PEEL
FOR
THE PEEL AND WESTERN DISTRICT HOUSING COMMITTEE
1501109
{{image:102093}} PLANNING & BUILDING CONTROL RECEIVED ON
DEPT OF ENVIRONMENT FOOD AND AGRICULTURE
Peel and Western District Housing Committee
Supported by
Department of Infrastructure – Housing Division
SEPTEMBER 2015
TO. The Planning Committee FROM: Peel and Western District Housing Committee. DATE: 14th September 2015 SUBJECT: Planning Application for Westlands Phase B, 32 Sheltered Apartments, Rheast Bridson, Peel. Client Statement of Need.
The existing Westlands sheltered housing scheme is located near the centre of Peel between Albany Road and Rheast Bridson. It comprises:-
The scheme is managed by the Peel and Western District Housing Committee (P&WDHC) which is a Housing Authority supported financially by the Department of Infrastructure (DoI – Housing Division) through the housing deficiency system.
There are 7 Committee Members representing Peel (2), Michael (2), Patrick (1), German (1) and Marown (1)
The Committee set out the reasons and proposals for redeveloping Westlands in a planning application for Westlands Phase A (40 sheltered apartments), which received planning approval in April 2015. For the sake of clarity the reasons and proposals are repeated in the following paragraphs, 1.3 to 1.5 and 2.1 to 2.5:-
The P&WDHC believe that this 44 year old sheltered scheme does not meet the needs of their existing tenants. It is also not attractive to applicants on the waiting list or tenants who could transfer from and release, general let, public sector houses in Peel and elsewhere.
a) The dwellings are very small. The floor areas are well below current standards (One Bed - 55sqm minimum) and those acceptable to future generations of people requiring sheltered accommodation. Floor area are:-
b) As a consequence of the dwellings overall size, many rooms are unacceptably small e.g. kitchens in the bungalows are tiny, there are still some bed-sits in Phase 2, etc.
c) The bungalows whilst reasonably attractive are particularly small and unsuitable for people with mobility problems. Asbestos removal is also required.
d) Phase 1, although extended by adding a first floor in 2007, is still compromised only having small communal facilities and an unappealing and institutional internal environment. The apartments in the new main core of Phase 1 are just about acceptable for single people but four apartments at the western end of the block are unacceptable as they are very small.
e) Phase 2/3 has no communal facilities.
f) Phase 2/3 is not very attractive, looks cheap and dated, the deck access is exposed and fairly narrow and there is only one lift.
g) Phase 2/3 plant room and equipment require upgrading and the heating system inside the scheme needs to be replaced along with tank fed cold water services.
h) Mains services across Westlands need upgrading.
i) Most of Westlands does not comply with DDA requirements or support the Government's aim to enable people to remain in their homes for as long as possible before moving to care homes or the like.
j) Access to Westlands and parking in particular, is unsatisfactory and does not meet modern parking space requirements.
k) Generally there is little in the way of community spirit or satisfactory facilities to support the promotion of community activities.
l) There is a problem of dwellings becoming more difficult to let which is demonstrated by the fact that several offers made to people on the waiting list have been rejected after these prospective tenants have visited the scheme.
1.4 The difficult to let problem is partly disguised by the fact that lettings are still possible because there is a high demand (need) for sheltered accommodation.
1.5 In summary, Westlands is dated and sub-standard and does not meet P&WDHC's vision for sheltered housing in Peel and the West, either for existing tenants at Westlands or for applicants on the waiting list.
2.0 Vision, Strategies, Key Objectives, Recommended Options 2.1 The P&WDHC has considered the best way forward taking into account the long-term view for sheltered housing in Peel and the West. 2.2 "Our Vision for Sheltered Housing in the West" is:-
"Provide quality homes in a village type environment, close to the centre of Peel, with a community spirit where existing and future tenants will desire to live"
2.3 "Our Strategies" for delivering our vision are:-
1) Demolish the "not fit for purpose" dwellings at Westlands and replace them with new homes and environments that will be fit for purpose for the next 50 years and more.
2) Obtain funding to carry out developments in a number of phases, over a number of years with the minimum of disturbance for the existing tenants.
3) Increase the total number of sheltered homes (by circa 30) to meet the demand on the existing waiting list, the needs of an aging population and to encourage existing older tenants to move and release public sector houses.
4) Locate a suitable site to build a new sheltered scheme to enable Strategies 2 & 3 to be achieved.
5) Replace the existing plant room and boilers serving existing phases 2/3 as soon as practical.
6) Take into account the recommendations in the Housing Review.
2.4 "Our Key Objectives" underpinning the strategies are:-
| Designs to be pleasing to the eye & light and airy | Mixture of one and two bed apartments | One bed a min of 55sqm Two bed a min of 63sqm |
|---|---|---|
| Not like a care home or to look institutional – no assisted bathroom | Encourage a mix of age groups, couples & more active tenants | Some wheelchair apartments |
| Safe and secure | Community facilities | Facilitate mobility & suitable door widths |
| Easy to maintain | Community lounge with French doors and garden area for sitting outside | Own sense of belonging e.g. front door to apartments |
| Green building | Parking suitable for higher car ownership and visitors | Living rooms to have a good aspect |
| Energy efficient | Guest bedroom | Showers with minimum |
| step into the tray | ||
| 2 Lifts per building | Plenty of communal storage | Plenty of personal storage |
| Internal buggy store | Multi-purpose room e.g. for hairdresser | Ability to grow flowers and plant pots by apartment |
| Wardens office | Room for visiting health and community workers to provide enhanced support | External clothes drying (where practical) |
2.5 "Our Recommended Options" in order to achieve the above are:-
a) Phase A – build a new 40 unit sheltered housing scheme on a new site at Douglas Road which is close to Westlands, to enable tenants to be moved from the existing Phase 2/3 at Westlands.
b) Phase B – move tenants to the new scheme at Douglas Road (Phase A), demolish Phase 2/3 and build a new 32 unit sheltered scheme.
c) Phase C – move tenants from existing Phase 1 & the adjacent 12 Bungalows at Westlands, to the new sheltered scheme at Westlands (Phase B), demolish the west end of Phase 1 & 12 bungalows and extend and refurbish the existing Phase 1 building to provide a circa 39 unit sheltered scheme.
d) Move tenants from the remaining 12 Bungalows and refurbish and convert to 6 mobility bungalows of approximately 70sqm.
The proposals would provide circa 118 sheltered apartments and bungalows to the DoI - Housing Division’s approved standards, compared with the existing 91 sub-standard apartments, bedsits and facilities, an increase of circa 27 dwellings.
3.0 Progress to Date
3.1 Phase A (40 sheltered apartments) received planning approval in April 2015 and the Douglas Road site was subsequently purchased by the P&WDHC. Detail design work has been completed and construction work is programmed to commence on the site in February 2016 with completion in August 2017.
3.2 Phase B (32 sheltered apartments) has been designed and is the subject of this planning application. The release of the site requires existing tenants to move to the new Phase A which will enable the old apartments to be demolished ready for redevelopment.
3.3 Phase C has had the sheltered housing brief confirmed by the DoI - Housing Division as circa 37 sheltered apartments and 6 bungalows. Design work will commence in the near future and the project will be subject to a separate planning application. The release of the site requires existing tenants to move to the new Phase B.
3.4 The Committee has liaised with tenants through their Housing Officer and Tenant Liaison Officer, newsletters and a public exhibition held at Westlands. A further exhibition is planned for October 2015 and an update newsletter is being sent to tenants to coincide with this planning application (see attached).
4.1 Government Housing Policy currently states that the provision of new public sector housing should be focussed on dwellings for the older people. The provision of new dwellings for older tenants not only supports demand from an ageing population but also enables existing older tenants to transfer to new more suitable dwellings and their houses then re-let to younger applicants on the waiting list. This policy ultimately allows better use and occupation of the housing stock.
Over recent years new schemes for older people have included non-sheltered bungalows and apartments, non-sheltered bungalows with community facilities, fully sheltered apartments with community facilities, guest rooms, warden’s office, etc. The schemes have been attractively designed and have been successful in persuading older tenants, living in larger public sector houses, to relocate to more appropriate accommodation.
4.2 The Housing Review report on “Transforming Housing for Older People on the Isle of Man” recommends that there should be a range of categories:-
The proposal for Phases A, B and C fall into category ‘C’.
4.3 This Phase B application site is near the town centre, close to public transport, shops & other services and is ideal for older tenants.
4.5 These housing proposals complement the recent investment in Peel’s general public sector housing stock and the construction of new non-sheltered dwellings for older people on the adjacent Blue Bell Close off Rheast Bridson.
4.6 This is an opportunity for partnership working between Government, PTC, Parish Commissioners and P&WDHC by sharing common housing objectives.
5.1 Public sector waiting list figures are high in Peel and the West, as stated in the Phase A planning application:-
Peel Town Commissioners - General List 82 applicants (25% of Stock)
64 applicants (70% of Stock)
5.2 The P&WDHC sheltered housing waiting list continues to grow and is high relative to the sheltered apartments available for this type of supported but independent living. Demographics indicate that the issues relating to an ageing population are not going to reduce demand in the foreseeable future.
The waiting list does not show the whole picture in terms of need and demand as existing tenants in large or unsuitable public sector accommodation, who are not currently on the waiting list, could benefit from being transferred into modern sheltered accommodation.
Redevelopment of Westlands and a new sheltered scheme would alleviate some of this pressure by producing circa 27 additional dwellings at the end of the redevelopment programme, in around mid-2020.
5.3 The provision of good quality/desirable sheltered accommodation encourages older tenants to transfer from public sector general housing before they are too old and frail. This gives sheltered communities more vibrancy, general waiting lists are reduced and occupancy numbers, in larger general let houses, are improved.
5.4 Housing Review – the Director of Housing has confirmed that even with a review of eligibility criteria and income related rents, the demand for inclusion on sheltered accommodation waiting lists will not significantly decrease because of the aging population and the cost of living in a care home.
5.5 The above paragraphs demonstrate that general and sheltered housing waiting lists are not being considered in isolation and support the “joined up” approach taken by PTC and P&WDHC with regard to managing and allocating public sector housing in Peel and the West.
6.1 External/Environment – Westlands is in an attractive location but with relatively unattractive, outdated sheltered apartments. The proposed Phase B, Rheast Bridson development continues the Westlands redevelopment proposals and will give a major aesthetic lift including enhanced open space, communal gardens and effective parking areas for the residents. The Phase B scheme therefore continues with an exciting opportunity for the design of a building of aesthetic merit and contributes to a major improvement to Westlands.
6.2 Social – In social terms Phase B is in an ideal location, close to community and health facilities, local shops, good public transport service, etc.
6.3 Sustainability - Construction – See Architect’s statement.
7.0 Government Support.
7.1 The Department and Treasury have considered the Peel and Western District Housing Committee's detailed business case for the redevelopment of Westlands and they fully support the proposals. Funding has been approved subject to planning approvals being granted for each of the three phases.
7.2 Phase B is critical with regard to rehousing tenants and enabling Phase C to be redeveloped in order to complete the redevelopment proposals for Westlands.
Chairman - Peel and Western District Housing Committee. Director of Housing – DoI Housing Division.
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