Designing housing for an ageing population: solutions for an inclusive future

By Jeremy Porteus, FRSA, Chief Executive at Housing LIN

As the UK’s ageing population grows more diverse and complex in its needs, the social housing sector stands at a critical crossroads. Meeting these needs isn’t just about creating more housing stock; it’s about creating the right kind of housing. From adaptable properties to community-centred housing solutions, we must design for today while preparing for the demands of tomorrow.

This blog explores the challenges and opportunities of housing for an ageing population, presenting innovative examples and actionable insights to inspire professionals in the sector.

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The Challenge of Housing an Ageing Population

The UK has approximately 12.5 million people aged 65 and over, a figure expected to climb dramatically in the next few decades. Yet, the supply of suitable housing lags behind. Fewer than 7,000 homes for older adults are currently built each year, barely scratching the surface of demand.

What makes this challenge more pressing is the diversity within this demographic. From individuals aged 55 to those in their 90s or beyond, the population spans a wide array of needs, preferences, and economic circumstances.

There’s also increasing diversity in gender, ethnicity, and sexuality, requiring housing solutions that are equally inclusive.

The question, then, is not just how we build more housing for older adults, but how we do so in a way that future-proofs our housing landscape.

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Why We Need Inclusive Housing Solutions

Building homes that support ageing populations meaningfully benefits not just older residents but also the economy and public services.

Research for the Local Government Association shows that well-designed housing for older people:

• Reduces reliance on healthcare services, saving an estimated £0.75 million per extra care scheme.
• Improves quality of life by enabling individuals to age safely and comfortably in their communities.
• Addresses under-occupancy, freeing up homes for younger families – what I call “an intergenerational dividend.”

As we learned in the Older People’s Housing Taskforce, countries like the USA and Australia already outperform the UK in terms of provision, with a per capita supply vastly higher than ours. Clearly, there is much work to be done if we are to close this gap.

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The Pillars of Excellent Housing Design for Later Life

Accessibility as the Standard, Not the Exception

Accessible housing goes far beyond just step-free entrances. For example, the HAPPI design principles include:

• Wider doorways for wheelchair use.
• Kitchens and bathrooms designed with mobility in mind.
• Energy-efficient features to reduce maintenance costs and ensure long-term affordability.

Moreover, design codes like Part M4 (2) and the Lifetime Homes standard offer great blueprints. These principles should be embedded in every new development – not just specialist housing.

Adaptability for Changing Needs

The best housing is designed not just for the present but with flexibility to adapt. Features like modular layouts and reconfigurable walls allow homes to evolve as residents’ needs change – futureproofing in “care-readiness” and reducing the likelihood of expensive modifications or forced relocations.

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Key Housing Models and Success Stories

Extra Care Housing

Focused on promoting independent living while offering tailored care, these facilities represent a step between fully independent housing and residential care homes.
United Saint Saviour’s Almshouse project in Southwark, Appleby Blue, excels by combining independence with community integration and award-winning design.

Community-Led Housing

Co-housing projects like Hazelmead in Bridport, Dorset, offer a unique blend of autonomy and community support. Residents share communal facilities while enjoying private homes, fostering strong neighbourly connections.

Intergenerational Living

The Melfield Gardens, Phoenix Community Housing project in Lewisham, London, is pioneering intergenerational housing, where older adults and students live side by side. The students provide low-level care and support, creating a mutual benefit that addresses isolation while building cross-generational bonds.

Urban Integration

The Pegasus Life Hortsley scheme in Seaford, Sussex, demonstrates how developments for older adults can revitalise high streets. By placing homes near amenities like cafes and shops, it ensures that older adults remain active contributors to their communities.

Rural Solutions

For less urbanised areas, retrofitting existing homes and creating bungalows on underused land provides viable solutions. Examples from Blackwood Homes’s Peoplehood scheme in Dundee show how every part of the UK can innovate, regardless of scale.

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Collaborative Approaches Are Key

Meeting the diverse needs of older adults requires more than just well-designed homes. It calls for a collaborative approach involving:

• Housing associations: Leveraging partnerships to offer affordable shared ownership or rental options.
• Local authorities: Conducting housing audits to identify gaps and prioritise accessible housing.
• Private developers: Moving away from profit-driven models to include impactful social value goals in their development plans.

Holistic collaboration across the public, private, and third sectors will pave the way for a truly inclusive housing market.

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The Role of Technology in Age-Friendly Housing

Smart home technology is reshaping housing for older adults and being co-produced with them. As evidenced in our TAPPI Project, this includes:

• Voice-activated assistants to manage lighting, heating, and medication reminders.
• Remote health monitoring tools to ensure well-being and reduce safety risks.
• Building management systems that optimise energy efficiency and reduce bills.

These solutions not only enhance the convenience of ageing in place but also drastically reduce the burden on social and health services.

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A Call for Policy and Action

Policymakers must prioritise age-friendly housing in national strategies. Key steps include:

• Embedding accessible design principles into all new developments.
• Creating incentives for private developers to include affordable older-adult housing in their portfolios.
• Expanding funding for community-led and intergenerational housing projects.

Organisations like Homes England have already taken meaningful action, with the announcement in the Spending Review of a £39bn, 10-year Affordable Homes Programme. However, long-term success depends on embedding these goals into a comprehensive national housing strategy, due out this autumn.

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How Housing Professionals Can Lead the Way

If we want to ensure that the UK’s housing is fit for an ageing population, the opportunity to act is now.

My Five-Point Plan for the Housing Sector:

1. Design in accessibility from the outset, adopting the HAPPI design principles as a minimum.
2. Assess the housing needs and preferences of older people to ensure that there is the right “offer” in your locality – from mainstream to specialist housing.
3. Advocate for new mixed-tenure developments to increase choice and affordability of housing supply for an ageing population.
4. Support retrofit programmes to make existing stock more suitable for ageing populations.
5. Explore innovative funding models and housing typologies, more community-led developments and how technology can best be utilised to widen access and improve independent living solutions.

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The challenge is daunting, but the rewards – for residents, communities, investors and the economy – are too significant to ignore.

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