Transcript Slide 1

Hartfields: Telling the Story
Karen Croucher and Mark Bevan
Centre for Housing Policy
University of York
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Outline
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What and where is Hartfields
Project aims and methods
Where did the idea for Hartfields come from
Partnership
Key decisions
External factors
Lessons for policy makers and practitioners
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Hartfields: what is it?
• Retirement village (Phase 1 opened 2008)
• Located in Hartlepool
• 242 units of mixed tenure accommodation (flats
and some cottages)
• High density
• Communal facilities
• Owned and managed by JRHT
• Partnership with Hartlepool BC
• £10M from DH
The Centre for Housing Policy
http://www.york.ac.uk/chp/
“Hartfields: Telling the Story”
• Project funded by the Joseph Rowntree
Foundation
• Track the early development of Hartfields
• Explore the key decisions and why they were
made
• Explore the expectations of key stakeholders:
partner organisations, service providers,
residents, local community
• Draw out practice lessons for similar
developments – “warts and all” account
The Centre for Housing Policy
http://www.york.ac.uk/chp/
2: Methods
• Collate documentation that recorded decision
making process
• Interviews with key stakeholders before scheme
opens and in first year of operation
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Hartlepool Borough Council
Primary Care Trust
Key managers at the JR Housing Trust
New staff at Hartfields
Other local stakeholders: community groups,
voluntary sector
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Concept: Building on Hartrigg Oaks
• Hartrigg Oaks, “the UK’s first CCRC” opened in
1998 by JRHT in York
• 150 units of leasehold accommodation
• Unique “insurance principle” financial model
• On-site care home/communal facilities
• High levels of satisfaction
• Homogeneous resident group
• Elitist and exclusive?
• How to make more accessible?
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Hartrigg Oaks
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Meanwhile in Hartlepool… future housing and care
needs
• Review of supported living options for OP (PFA,
2000)
• 7% increase in 65+ by 2016
– 14,408 to 15,460
• Growth in care needs (HBC, 2004)
• Poor local housing circumstances
• High levels of morbidity
– 11.3% PSD (5.6% E&W); 24.4% HP (18.2% E&W)
• Higher than national average standard mortality
rate (127)
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Key events
• Extracare Strategy (HBC, 2004): 200 extra care
units by 2016
• Planning Department proactive in bringing HBC
Adult Services and JRHT together, identifying
site (Middle Warren)
• DH Extracare Funding Programme (2005/6)
• DH funding Feb 2005, on site by 2006
• Partnership Committee first meet April 2005
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Hartlepool Extra Care Partnership Committee
• Hartlepool BC, JRHT, Hartlepool PCT, North
Tees and Hartlepool NHS Trust, and others as
agreed by Committee (community reps)
• Oversee the development of the Care Village
• Monitor funding agreement between DH and
HBC
• Conclude business when first residents arrive
• Final decisions on development with JRHT
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Pre- build phase
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Existing outline planning permission on site
Planning application submitted September 2006
Purchase land
Appoint architect and contractor
Design and build contract
Work on site by March 2006
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Financial model
• DH funding and JRHT investment
• Mixed tenure: 40% for sale, 40% for rent
(nominations from HBC), 20% shared ownership
• Mixed abilities across all tenures (40:30:30)
• Residents of Hartlepool
• “Pay as you go” care service provided by JRHT:
some self funders and some supported by social
services
• Supporting People funding
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Care and support services
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“Preventative” model of housing and care;
Initially 4 bands of care: low to high;
24 hr on site care staff/no care home;
Communal facilities
– Health spa, restaurant/cafe, craft rooms, TV room,
bar, shop, reception
• Other service providers on site: GP practice,
specialist nurse teams, day centre
• Community interface: restaurant and health spa
open to public, neighbourhood park etc
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Marketing
• Marketing strategy prepared 2006
• Mixed tenure + mixed ability = complex
application process
• HBC nomination rights for rented properties
• Expensive for self funders
• Expectation of how Attendance Allowance will
be used
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Costs
• Rents: £72 (1 bed flat) to £88
(cottage) per week
• Shared ownership: reduced
rents
• Full purchase: £140,000
• Maintenance Charge £17.60
per week
– Repairs to property
– Housing management
• Service Charge £32.00 per
week
– Communal facilities, gardens,
reception etc
• Support Charge: £21.75 per
week
– 24 staff and emergency call
– Advice/general counselling
and support
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Care Charges per person)
Determined by care plan
Low level £53
Moderate £158.50
High £250
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Wider community
• Middle Warren greenfield site,
• Local older people’s groups suspicious
– “posh people’s prison”
• Other providers worried about staff recruitment,
payments etc
• Introduction of charging for services “blamed” on
Hartfields
• Review of “traditional” sheltered housing
The Centre for Housing Policy
http://www.york.ac.uk/chp/
External factors
• Increase in site price
• Housing market collapse/recession
– Hard to sell properties
– Easier to recruit staff
– Surrounding site remain undeveloped
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Fair Access to Care
Personalisation/individual budgets
Local transport services
Purchase of additional land for car parking
The Centre for Housing Policy
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Hartfields (1)
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Hartfields (2)
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Hartfields (3)
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Hartfields (4)
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Reflections on partnership working
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Partnership Committee successful
Hartlepool small authority/town
Partnership working presented as successful
Public face of the partnership versus internal
concerns from different partners
– JRHT return on investment
– HBC reducing residential care placements
– Tensions reflected in attitudes of residents
• Change of staff throughout the process
The Centre for Housing Policy
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Housing management?
• Mixed tenure
• Mixed resident group
• Concentration of disabled/frail in rented
properties
• Initial HBC allocations to high level needs
• Who “polices” communal spaces, “anti-social”
behaviour (alcohol, dogs, noise)
• Parking
• Community interface
The Centre for Housing Policy
http://www.york.ac.uk/chp/
Messages for policy makers and practitioners
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Speed of development
Selling “extra care” to residents and providers
Different lifestyle choices
Resentment around self funding/benefits
Owners and renters
Disabled/non disabled “I didn’t come here to live
in an old people’s home”
• Neighbourhood/housing management
The Centre for Housing Policy
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Hartfields: the challenge..
“The very first day I went there, the marketing day…at five past ten,
the first person turned up in a brand new Mercedes, I thought it was
the Queen Mother they were so well dressed, they toddled out the
car, they thought it was fantastic. Fifteen minutes later a car turned
up there, honestly it was a great big charabanc, a lady got out there
and she’d gone up the stairs, and I thought she was a service user
in dire need, but she was coming for her mother, and they came
from the worst council area in the town by miles, and they wanted to
move into social rented, and I think that sums up Hartfields and the
challenge. It’s such a diverse community Hartlepool, and to meet
everybody’s needs is a bit of a challenge.. “
The Centre for Housing Policy
http://www.york.ac.uk/chp/
6: Challenges for researchers
• Documentation offers only a very partial account
of partnership working and decision making
process
• Interviews: how to report criticism both within
and across organisations
• Is a “warts and all” account possible and/or
desirable?
• Responsibility of researchers not to damage the
partnership process or threaten viability of the
development
The Centre for Housing Policy
http://www.york.ac.uk/chp/