What is Retirement Home Construction?

Retirement Home Construction that focuses on creating homes (housing) for older adults where they can live as independently as possible, however, within a structure built specifically for them. This type of construction is much broader than traditional construction (residential), and also wider in scope than typical care home construction.
Why does this matter?
Everything differs depending on whether you are doing retirement home construction or another type, including the planning submission, design specifications, build specification, procurement method, and how the building will be run after completion.

The Retirement Home Spectrum:
• Sheltered housing - Self-contained flat(s)/bungalow(s) for over 55's/over 60s who wish to remain independent with an alarm system and a Scheme Manager. Communal facilities are limited. Typically, either rented via Social Rent or Shared Ownership.
• Retirement Living Apartments - Private/Leasehold apartment(s) with additional communal features such as a Residents Lounge, Landscaped Gardens, Guest Suite, Café/Activity Space, etc. There is no On-Site Care.
• Extra Care Housing - Apartment(s) owned by the resident, with a greater degree of support available on site. Each owner has their own front door, yet there is access to the property's support services and care. Also includes communal dining and activities, as well as 24-hour staffing. May include Affordable Rents, Shared Ownership, and Private Sales.
• Assisted Living - An extension of Extra Care Housing. The owners/residents of each apartment require more personal support and/or assistance with daily tasks. The development requires adequate accommodation to deliver this support without a clinical feel.
• Retirement Villages - Large Multi-Building Communities incorporating Independent Living, Extra Care and possibly a Dedicated Care Home situated on the same Campus. Include large-scale Communal Infrastructure, i.e. Restaurants, Wellness Centres, Shops, etc., along with extensive Landscaped Outdoor Spaces.

As mentioned above, each model type will have its own specific Construction Requirements, Planning Classification(s), Cost Per Unit, and Operational Implications.

What We Build

Sheltered Accommodation and Retirement Living Schemes.
Sheltered accommodation for self-sufficient elderly or older people typically provides 30–70 self-contained flats at ground-floor and first-floor levels. Lifts, communal lounges, landscaped gardens and 24-hour alarm systems provide sheltered comfort. They may be available for private purchase/leasehold/rent/sales/, or shared equity. The buildings are designed with greater accessibility than general-purpose residential dwellings, i.e., wider entrance doors, adaptable bathrooms, and easy access to all flats via the car park.

Infill development is suitable. In addition to urban infill, sheltered housing may also be developed on brownfield land and in association with mixed-use developments incorporating market housing/commercial premises/community facilities, etc.

Extra Care Housing:
Apartments providing on-site care services. Normally, there will be 60–100+ apartments over 2 or 3 storeys. Compared with traditional residential construction, extra care schemes are much more complex. This includes: commercial kitchens/staff facilities/treatment rooms/24 hr call systems/mobility aids/car parking/charging points for scooters, etc. In addition, as these schemes are normally multi-tenure (i.e. affordable rent, shared equity/private sales), careful management of differing specification requirements between funding providers will be required.

Local Authorities now favour Extra Care as a means of supporting older people to continue living independently in their own homes, thereby releasing larger family houses and relieving some pressure on the NHS. We have experience in designing extra care schemes commissioned by both housing associations and local authorities through competitive tender processes.

Assisted Living Developments:
Provide an intermediate form of care. Whilst Assisted Living residents live in their own apartments, they receive greater day-to-day support. Therefore, the building must enable staff to make regular visits to deliver care whilst also allowing for the movement of medical equipment and staff in the corridors without giving a clinical feel or creating an institutional look. Decisions regarding layout/specification – e.g., corridor widths, door-to-door widths/design of bathrooms/, sight lines, etc, directly affect the ability to deliver care. We design the scheme with the intended delivery mechanism of care in mind rather than after the event.

Retirement Villages:
Multi-building communities incorporating multiple forms of housing and/or care provision on a single site. Retirement Villages are probably the most complex and expensive type of Later Living Development. An example of what could be included within a typical Retirement Village is as follows:-
Independent Living Units (ILUs): 80–150
Care Units: 40–60
Care Home: 40–60 beds
Village Centre: Restaurant/Spa/Wellness Suite/Library/Retail Units
Extensive Landscaping
Phase one of each development must be operational/income-generating prior to commencement of phase two build. We plan phased delivery to generate an income stream from early-completed phases whilst demonstrating the viability of the overall scheme during the latter phases. Site-wide road networks/utilities/drainage/village centre amenities are typically provided in phase one, enabling the subsequent construction of additional phases.

Inter-generational Schemes:
A new trend is developing in the UK: retirement housing located adjacent to other uses such as nursery schools/community centres, co-working spaces/market housing. Planning authorities increasingly see this type of intergenerational development as having wider community benefits and, therefore, are less likely to encounter NIMBY objections associated with stand-alone retirement developments.
We have previously worked on large-scale retirement schemes as part of mixed-tenancy residential developments, and on small-scale schemes that share community facilities with neighbouring residential areas. The main construction challenge is coordinating different building specification requirements and procurement methods within a single programme.

Contact Us

Planning Permission for Retirement Homes: What Developers Need to Know

Typically, planning permission is where retirement home development projects hit roadblocks. There are many ways in which planning authorities view retirement housing, and the planning environment is changing. This article explains what you need to know before starting.
Class Of Use
Class plays a major part. Typically, independent apartments for the elderly without on-site care would be classified as C3 (dwelling houses). Typically, extra care schemes or assisted living with considerable on-site care would be classified as C2 (residential institution). The class of use of the proposed scheme affects affordability requirements, car-parking standards, Section 106 contributions, etc. All factors that could affect the financial viability of the project.
National Planning Policy Framework Support For Later Living Schemes
Paragraphs 63 & 71 of the National Planning Policy Framework specifically endorse housing for older people. Authorities should identify housing needs for their elderly population and allocate suitable land. While support is provided by policy, we find that when it comes down to making an application, the support does not always materialise. Therefore, we provide guidance on the importance of pre-planning consultation to understand what the local authority will / will not support.
Transport And Highways
Later living schemes generally have lower levels of car ownership compared to standard residential schemes. However, evidence is needed to prove this. A Transport Assessment Statement is usually requested to demonstrate this fact. We have experience preparing realistic transport assessment statements that reflect the real-life travel behaviour of the elderly, rather than relying on default values from standard residential assessments based on TRICS data from similar schemes.
Design And Access Statements
A Design and Access Statement for a retirement home scheme needs to do more than just meet the usual requirements for a residential Development Plan Document. The statement should confirm compliance with HAPPI, describe how the design will help the occupier as they grow older, illustrate the way in which the design promotes access within buildings and outbuildings, and substantiate why a particular tenure split was chosen, along with a justification of why certain communal areas were included in order to meet identified needs locally.
Older Peoples Housing Taskforce
In May 2024, the UK Government published its “Report of the Older People's Housing Taskforce,” which sets out several recommendations for increasing the delivery of new homes designed for older people. These include encouraging planning authorities to identify plots for older people's housing, reducing planning hurdles, and supporting mixed-tenure schemes. The political climate appears to be supportive of these proposals. Operators and developers need to ensure they are well placed to benefit from them.

The Retirement Home Build Process: From Site to Handover

1. Site Analysis & Feasibility
An analysis of the feasibility of locating a new retirement home needs to go beyond what has been done for a typical residential plot. The site must be relatively flat or slightly sloping (to ensure no steps throughout) and easily accessible by foot, bus, etc. There also needs to be nearby amenities, such as a doctor's surgery, shops, and a post office. The area must allow enough room for the proposed building size/footprint, along with adequate off-street parking and an area for some form of garden/outdoor space. All of these factors must be assessed prior to making any commitments.
2. Design Development
Retirement Home Builders can begin working with the architectural team, developing the design immediately upon beginning the project, and continue throughout. They can offer their own experience and knowledge regarding construction during this development stage. How rooms are laid out for optimal use; where additional equipment may eventually be installed (e.g., hoist); how to design shared living spaces that people will use; and designing restrooms which comply with HAPPI Standards without causing an excessive increase in cost. If you involve us as early as possible in the design process, we will help create a much better overall product.
3. Planning
Your planning consultant will be supported throughout the application process. Your consultant will receive guidance from our staff on issues related to design, technical evaluation (energy efficiency, transportation studies, and access audit), and attendance at meetings with the local government prior to applying for permission. Our experience in how planners review applications for retirement housing projects provides guidance so that your project does not fall into one of the most common traps.
4. Pre-construction
This includes detailed design, structural engineer and mechanical/electrical engineer designs, building regulation compliance, procurement, and selection of the general contractor. For many years, Retirement Home Builders have developed relationships with various suppliers for specialised components of retirement homes, including nurse call systems, commercial kitchen installations, universal accessibility in restrooms, BREEAM evaluations, and landscaping. Typically, this phase takes anywhere from 12 to 18 months, depending on the number of units being built.
5. Construction Management
We manage every aspect of your retirement home's construction, from breaking ground to handing it over to you. One key to managing a successful program for retirement home construction is proper phasing, allowing some units to become livable while others remain under construction. We are responsible for coordinating all aspects of the build-out and ensuring a safe environment throughout occupied areas.
6. Final Inspection & Commissioning
Upon completion of your retirement home, there is far more than simply "practical completion". Upon handover of keys, we commission all building systems (nurse call system, commercial kitchen, HVAC system, security cameras and alarms, etc.), test all accessible features, complete landscape installation, and, if applicable, prepare your facility for the CQC Registration Inspection. We remain involved until all defects have been resolved prior to resident occupancy.

Talk to Our Team

Sustainability in Retirement Home Construction

The importance of energy efficiency cannot be overstated within retirement housing. Because residents are often at home during the daytime, they require a warmer internal temperature (usually around 23°C) than typical residential temperatures (18-21°C). Furthermore, many residents have limited disposable income, so they will want to limit their energy expenditure. As such, the building needs to protect its occupants financially.

Therefore, key features of sustainable retirement homes include:
• An all-electric approach using no fossil fuels on-site; utilising air-source or ground-source heat pumps along with photovoltaic panels and/or battery storage where applicable.
• High-performance building envelope designs, with insulation standards being greater than required by current Building Regulation Standards.
• Expecting 'Very good' or 'Excellent' BREEAM Ratings from planning authorities and institutional investors.
• Smart building management systems, which enable staff to control heating/cooling, ventilation, and lighting throughout the building.
• Targeting EPC ratings of 'A' or 'B'.
• Provision of EV charging facilities in car parks and enabling residents to use electric mobility scooters and wheelchairs etc.
• Landscaping schemes providing biodiversity net gains, exceeding the 10% BNG minimum planning application criteria.

Why Commission Care Home Builders for Your Retirement Home Project?

Commissioning us as your retirement home builders isn't something we do by chance; we're specialists in the care sector. We understand every part of the system: planning, design according to care industry standards, care delivery, CQC compliance, the needs of operators, and the commercial business models that support viability for this type of project.
• Sector-specific knowledge that will never be available to a generic contractor. We know the happi guidelines inside-out. We know what CQC inspectors look for when they inspect your facility. We know how extra-care schemes are funded and what the housing association's expectations are from their principal contractor.
• Carefully planned early involvement - the best retirement home projects are those which involve the builder at the feasibility stage. We assist you in determining which model of retirement home will meet the requirements of both your land/site and the market in which you wish to operate, prior to any spending being made on designing the project.
• Construction designed around the needs of the end-users - We plan and construct your scheme with the final users (residents) in mind. This enables us to provide communal areas used by residents, bathrooms designed so that care assistants can safely assist residents, and layouts that enable care staff to efficiently complete tasks rather than fighting against the building.
• Delivery of phased schemes - Larger schemes require delivery in phases whilst continuing to allow residents in previous phases to continue to live there. We program this aspect from day one.
• Sustainable development delivery - We don't simply include net-zero carbon specifications within our designs; we build sustainable developments. We have well-established supply chains for heat pumps, solar panels, electric vehicle charging points and other smart building technologies.
• Focus on London & South-East England - with a presence across the UK, also covering parts of the Midlands and beyond for large-scale schemes. We know all local authority planners, local market conditions, and site constraints in the regions where we operate.