The document summarizes plans for an urban retirement village in Stockton, UK following the "Becker model" of retirement housing developed in the Netherlands. Key aspects of the Becker model include apartments for independent living that are accessible for all ages, a focus on resident well-being over medical conditions, opportunities for participation and community, and care available when needed without making residents feel like patients. The Stockton project aims to deliver 300 homes in a central location with amenities to support independent living and interaction with the wider community.

1. February 2015
HCA Housing Design Seminar
Urban Retirement Village, Stockton

2. Revision Date Revision Notes Prepared by Authorised by
* 2 Feb 2015 Re-formatted from previous ‘Design Workshop’ Presentation RA MM
A 3 Feb 2015 Re-formatted and corrected RA MM
Idpsvr01projectsN82-37Victoria Estate - Stockton Borough CouncilDocuments & Presentations2015-02 Presentation to HCA2015-02 HCA Housing Design Seminar.indd,
[Modified: 2015-02-03 14:42], [Output: 2015-02-03 14:42]
Stockton Borough Council have embarked on a
project to deliver an exemplar retirement village
within the historic town centre. Creating a ‘state
of the art’ extra-care facility in ‘Core and Cluster’
format will deliver a centre of excellence in
retirement housing for the elderly in the heart
of the town. It will benefit from easy access to
amenities and services, whilst creating a safe and
welcoming home environment for residents.

3. Developing the Aspiration
The Story So Far: Sketch Design
The Becker Model
Evolving the Design
Courtyards and Landscaping
Reconnecting with the Town Centre
IT and Telecare
The Next Stage
ContentsContents

4. Developing theDeveloping the
Aspirational VisionAspirational Vision

5. • Deliver an exemplar Retirement
Village of circa 300 homes in a
Town Centre location
• Deliver a resident centred ethos
utilising ‘Becker’ principles
• To develop a sustainable
community in the Town Centre
that is attractive to retirement and
elderly residents, whilst open
and inviting to family, friends and
neighbours
• To deliver Extra Care and Assisted
Living in a seamless and effective
way
• To ensure that residents
concentrate on living fruitful lives
and enjoying their retirement
rather than focusing on age and
infirmity
• Encouraging interaction with the
general community
• Finding activities and pastimes
that deliver fulfilment
• Meeting new friends and
forming sustainable, long term
relationships
• Encouraging the elderly to
continue participating in society
• Creating opportunities for the
elderly to pass on their knowledge
and learning
• Creating an environment that
is ‘hotel-like’, welcoming and
pleasant for visiting family
members and the general public
• Providing good quality food
and drink at the centre of the
hospitality and care offer
Developing theDeveloping the
Aspirational VisionAspirational Vision

6. Developing theDeveloping the
Aspirational VisionAspirational Vision
• Providing facilities for the elderly
community within the Borough as
a whole
• Providing better linkage to the
Town Centre
• Increasing customer footfall to the
Town Centre
• Providing enhanced passive
surveillance to the Town Centre
• Ensuring that ‘Living Over The
Shop’ (LOTS) becomes a viable
retirement opportunity in Stockton
Town Centre
• Ensuring that the Stockton Town
Centre is ‘age friendly’
• Delivering a cutting edge, tele-
care system throughout the
Village which enhances care and
minimises loneliness
• Demonstrating through the
exemplar that Extra Care and
enhanced Tele-Care create
happier lives and reduces the
costs of elderly on the NHS
• Develop a ‘Stockton Model’ for
the delivery of public / private
sector accommodation for the
elderly
• Prepare a flexible and accessible
‘pathway’ to retirement housing
and Extra Care

7. Reviewing MoversReviewing Movers
and Shakers for theand Shakers for the
New ParadigmNew Paradigm
Research into European ‘Best Practice’Research into European ‘Best Practice’
Plan B, with David Birkbeck of Design for Homes,
researched the leading ‘movers and shakers’ in the
provision of care for the elderly on a European wide
basis
David BirkbeckDavid Birkbeck
David Birkbeck was a major contributor to the ‘HAPPI
Report’
Professor Dr Hans Marcel BackerProfessor Dr Hans Marcel Backer
Foremost in this field is Professor Dr Hans Marcel
Becker - Head of the Humanitas Organisation in Holland
Plan BPlan B
Plan B and Design for Homes, with David Waterhouse
of CABE and the support of John Mather of the Design
Council, have visited Dr Becker at his headquarters in
Rotterdam to visit some of the latest Humanitas Care
Villages

8. The Story So Far:The Story So Far:
Sketch DesignSketch Design

9. SWOT Analysis andSWOT Analysis and
Capacity StudyCapacity Study

10. A Care Village inA Care Village in
Victoria EstateVictoria Estate

11. CapacityCapacity
StudyStudy
MassingMassing
ModelModel

12. 12:00
3:00
6:00
9:00
Mrs Elderberry
goes out into
the courtyard
with her grand
daughter to pot
some plants.
In the dementia wing Mary sings
with her husband John the songs he
remembers from his youth.
Mary speaks to
her daughter on
the phone
“I am so looking
forward to our
dance class
tonight” she says,
“I hope I get to
dance with Roger
again,”
Nigel turns to his
carer after dinner
and recounts a
story from his
working days on
the Tyne. “I’ll have
to go to work
tomorrow” he
insists” she smiles
and nods as they
continue their
conversation.
Pupils from the
local school choir
come to entertain
the residents
in the hall. Mr
Peters gets a
photo outside
with some of
the boys to
remember their
visit.
Its nearly
lights out but
Rosemary stares
out into the
courtyard with
a smile as she
thinks upon what
tomorrow will
bring.
Mrs Murdock loves having the latest
novel read to her.
A Typical DayA Typical Day

13. Precedent: DenhamPrecedent: Denham
Garden VillageGarden Village

14. Precedent: Mere ViewPrecedent: Mere View
Garden Village, SuffolkGarden Village, Suffolk

15. Precedent: Hartfields ExtraPrecedent: Hartfields Extra
Care Village, HartlepoolCare Village, Hartlepool

16. Current Model:Current Model:
Not Fit For PurposeNot Fit For Purpose

17. The Becker ModelThe Becker Model

18. Evolving the ‘Becker Model’Evolving the ‘Becker Model’
Becker leading Dutch elderlyBecker leading Dutch elderly
care for over 20 yearscare for over 20 years
Dr Becker has revolutionised care for the elderly in Holland
over the last twenty one years and is recognised as a leader on
caring philosophies within Europe
32 Elderly care communities32 Elderly care communities
Dr Becker’s communities incorporate three thousand or so
dwellings and it is this large critical mass that enables him to
deliver the range and quality of services that has made his
Humanitas Organisation a European leader
Chairman of HumanitasChairman of Humanitas
He is Chairman of the Board of Directors at the Humanitas
Foundation
Ageing NOT a diseaseAgeing NOT a disease
Becker has reacted against the 1970’s tendency to treat old
age as a ‘disease’
Rejects 1970’s misery islandsRejects 1970’s misery islands
Becker considers the nursing homes of those days to be
‘misery islands’ or ‘towers of despair’

19. WellbeingWellbeing
OvercomesOvercomes
ChronicChronic
ConditionsConditions
Focus on enjoying the projectFocus on enjoying the project
Becker believes that once someone has Parkinsons or
Alzheimers; helping them to enjoy their remaining life is the key
driver
Don’t fixate on the medicalDon’t fixate on the medical
conditioncondition
Becker believes constant amplification of medical issues will
cause what left of a person’s positive image to disappear
Happiness as self determinationHappiness as self determination
Becker defines human happiness as “a state in which the
individual is able to exercise control and live communally”
Concentrate on well beingConcentrate on well being
Becker’s Model concentrates on the ‘well-being’ which causes
handicaps to be forgotten, enabling the client to live with often,
what is a chronic condition

20. The Becker ‘Credo’. Dr Becker believes:The Becker ‘Credo’. Dr Becker believes:
By making life much more fun for clients:
Complaints and expenses are reduced•
Residents become more active•
The family and other volunteer workers like to come to•
visit
Everything becomes less expensive•
Most importantly, a pleasant an inspiring environment•
works wonders for residents and staff alike
Individual care paths are enhanced•
Sick leave is reduced•
A happiness-focused organisation has reduced•
personnel turnover
Medical Care is available when necessary, but is•
deliberately relegated to the background
Maximise the Positive,Maximise the Positive,
Minimise the NegativeMinimise the Negative

21. Residents Taking ControlResidents Taking Control
Self determinationSelf determination
Becker aims to encourage residents to
control their own lives
ParticipationParticipation
Residents actively participate with others
The extended familyThe extended family
Residents encouraged to engage in an
extended family dynamic
The ‘yes culture’The ‘yes culture’
Humanitas staff utilise a prevailing ‘yes
culture’, designed to empower rather than
marginalise

22. ApartmentsApartments
for Lifefor Life
‘Age-proof’‘Age-proof’
Apartments are ‘age proof’
Hence Becker developments canHence Becker developments can
be occupied bybe occupied by people of any age
Multi-generational communityMulti-generational community
Becker Homes are a mixed, multi-
generational community
For sale or rentFor sale or rent
Apartments are For Sale or Rent
with a variety of sizes and costs.
Public/Private partnershipPublic/Private partnership
Can be run by Housing
Corporations and Care Providers
other than Humanitas
Kitchen
overlooks
atrium
Balcony &
Veranda

23. ‘The Home is‘The Home is
the Castle’the Castle’
Fully AccessibleFully Accessible
All Apartments are fully wheelchair
and stretcher accessible
Spacious & FlexibleSpacious & Flexible
They contain a minimum of three
rooms, and a typical overall floor
area of 72 m2
Self containedSelf contained
Each Apartment has its own
lockable front door
The home is the castleThe home is the castle
Care Workers can only be admitted
by ‘express invitation’. This enables
the inhabitant to be a ‘true resident’
– and not an inmate of an institution

24. The Village SquareThe Village Square
Resident not inmateResident not inmate
Communal areas reflect this methodology
Participate if you want toParticipate if you want to
Each complex contains an indoor Village
Square on the ground floor, where all social
and leisure amenities are concentrated

25. A ComprehensiveA Comprehensive
Range of AmenitiesRange of Amenities
Excellent facilities openExcellent facilities open
to the publicto the public
The Square and many of
its facilities such as the
Restaurant, are open to
residents and members of
the public
A typical range ofA typical range of
amenitiesamenities
A typical Becker
development also
contains the following:
Reminiscence Museum•
Supermarket•
Health and Fitness•
Studio
Physiotherapy Suite•
Music Room•
Billiard Hall•
Bar•
Restaurant•
Library•
Hairdresser•
Beautician•
Diverse other•
community services

26. Use It or Lose ItUse It or Lose It
Physiotherapy Keep Fit

27. A Typical DayA Typical Day
09:00 Shopping 10:30 A meeting with
children at the museum
11:45 Hair appointment

28. Familiar everyday objectsFamiliar everyday objects
An ingenious concept involving a
room filled with familiar household
and consumer objects
Spanning the last 60 yearsSpanning the last 60 years
Spanning from the early 20th
Century to the present day
Furnished by residents
The rooms are furnished by
resident’s objects donated to
the Museum when they join the
community
Expertly curatedExpertly curated
Housing interiors from the 1920s,
1930s, 1940s and 1950s, through
to the present day, are well laid out
and expertly curated
Trigger memoriesTrigger memories
They trigger the memory of
Dementia or Alzheimer sufferers
who often find it easier to recollect
events from their youth, rather than
the more recent past
A valuable local communityA valuable local community
resourceresource
The Reminiscence Museum is also
a valuable local resource, utilised
by local schools and community
groups
Drawing in public at largeDrawing in public at large
This once again draws members of
the public into the development
ReminiscenceReminiscence
MuseumMuseum

29. The BeckerThe Becker
RulesRules
Not an institutionNot an institution
Becker ‘Rules’; there
are none, apart from the
fact that it should not be
institutional
The yes cultureThe yes culture
Residents being in control
– The ‘Yes Culture’
Use it or lose itUse it or lose it
Active participation – ‘Use
it or Lose it’
Conversation piecesConversation pieces
The extended family
– involving the family
‘conversation pieces’
No white coatsNo white coats
No walking around in a
‘white coat’ for staff

30. Welcoming the NewWelcoming the New
Dawn of Elderly CareDawn of Elderly Care
Well designedWell designed
SpaciousSpacious
Fit for PurposeFit for Purpose
Benefiting from economies of scaleBenefiting from economies of scale
FlexibleFlexible
EngagingEngaging
Community CentredCommunity Centred
LiberatingLiberating
Offering widest range of amenitiesOffering widest range of amenities
and activitiesand activities
Individual homes within a functionalIndividual homes within a functional
and supportive communityand supportive community

31. Best PracticeBest Practice
GuidanceGuidance
Service ModelService Model
Humanitas’ Apartments for Life
Business Mode has a four-point
philosophy for how staff relate to
residents. These are:
1. Boss your own Life1. Boss your own Life
If you have the mental capacity,
you are entitled to make your own
choices. This means Humanitas
sets the minimum of rules, with no
one telling you what you should
and should not do, unless you have
asked for their advice.
2. Use it or Lose it2. Use it or Lose it
Residents, their families and the
staff are encouraged to focus
on people’s strengths, what they
can do rather than what they
cannot do, and get them to keep
doing it. Residents are also given
opportunities to try new experiences
and learn new skills.
3. The Family3. The Family
Everyone has something useful
to offer other residents and staff,
whether it is professional skills,
years of experience living with a
particular condition, or simply spare
time. Staff are treated as part of the
same social network as residents.
No walking around in a ‘white coat’
for staff.
4. A ‘yes’ culture’4. A ‘yes’ culture’
If residents want something, staff
should ‘start with yes’ and then
try to work out a solution, within
reason. The ‘yes culture’ means
that everyone should have a
positive attitude towards resident
preferences.

32. Evolving the DesignEvolving the Design

33. Central Extra Care Building, with
additional 4 storey apartment
blocks, including single aspect
apartments backing onto Maritime
Road
Total Units:Total Units:
Option 3Option 3

34. Option 3 AccommodationOption 3 Accommodation
ScheduleSchedule

35. Artist’s Impression PlanArtist’s Impression Plan

36. 1.Core building providing
extra care
2.Main entrance through
atrium
3.Show village
demonstrating full range
of retirement homes;
bungalows, flats and
houses
4.South facing community
garden
5.Village green
6.Village park
7.South facing courts,
courtyards and cloister
Massing ModelMassing Model
(of Option 2)(of Option 2)
66
77
77
55
11
22
44
77
77
77
33
77

37. Artist’s Impression ViewArtist’s Impression View

38. SectionsSections

39. SectionsSections

40. Artist’s ImpressionsArtist’s Impressions
Indicative Visualisation

41. Artist’s ImpressionsArtist’s Impressions
Indicative Evening Visualisation

42. Artist’s ImpressionsArtist’s Impressions
Indicative Courtyard Visualisation

43. Indicative Interior Visualisation
Artist’s ImpressionsArtist’s Impressions

44. Indicative Interior Visualisation
Artist’s ImpressionsArtist’s Impressions

45. Interior Precedent StudiesInterior Precedent Studies
The following images show interiors
of other extra care facilities Halton
Court, Kidbrooke Village by Viridian
Housing

46. Interior Precedent StudiesInterior Precedent Studies

48. Self determinationSelf determination
creates specific designcreates specific design
standardsstandards
This philosophy is
reflected in the physical
design of Becker’s homes
The apartment for lifeThe apartment for life
He has developed the
‘Apartment for Life’
Coping with the upsCoping with the ups
and downs of ageingand downs of ageing
This enables residents to
cope with the ‘ups and
downs’ of the ageing
process in harmony and
confidence
Balcony & Veranda
Line of sight from bedroom
Sliding door promotes ‘line of
sight’
Hallway
Study or second bedroom
External seating
looking down
into the atrium -
village square or
buggy park
Bay window
Access to balcony & veranda
Living room
Dining area
Wheelchair accessible bathroom
Kitchen
Kitchen window overlooks street
Landscaped external street
overlooks atrium
Design That SupportsDesign That Supports
IndependenceIndependence

49. The following floor plans illustrate
that the apartments all achieve
lifetime homes and Wheelchair
Housing Design Guidance. The
apartment layouts are flexible and
in addition the kitchen can be
designed to achieve Wheelchair
House Design Guide Accessibility.
The apartments are ‘Care Ready’ to
make them suitable for numerous
care needs and disabilities, whilst
maintaining a domestic appearance
and hotel style amenities. The
building is ‘future proof’ in terms of
technology, infrastructure and has
a layout which protects the building
from future changes in housing and
care trends.
The apartments themselves are
open and generous in space terms
with at least one area for storage
and a partially screened kitchen
area. The apartments themselves
have an indent and scalloped
carpeting treatment to give a sense
of ownership and arrival.
The resident’s personal experience
in their own home is designed to
be empowering and with a high
level of personal control. All of the
apartments are fully self-contained
and have generous window
proportions to let in light and air.
They are also designed to allow for
adaption to be either a more ‘open’
or more ‘closed’ layout depending
on the personal requirements. The
area around the door in particular
has received attention. It is set back
with a scalloped floor treatment to
give ownership to this area.
For many a move to extra care
represents a loss of independence
and identity. This development
will shatter that perception and
represents an aspirational and
positive choice with high-quality and
responsive facilities.
The Design Team feel it is
important to minimise corridors and
unnecessary doors in the layout
which can restrict free movement.
The units also have an area for
wheelchair turning at the door as
well.
Floor PlansFloor Plans

50. 1 Bed Apartment - 55.56sqm / 598sqft Birds eye view
Floor Plans:Floor Plans:
1 Bed Apartment1 Bed Apartment
ChargeCharge
PointPoint

51. Birds eye view
Floor Plans:Floor Plans:
2 Bed Apartment2 Bed Apartment
2 Bed Apartment - 65.36sqm / 704sqft
Although the ITT Brief suggests an area of 70 sqm for the 2 bed apartment, the relevant
space standards are all met within a 65 m2
unit.
ChargeCharge
PointPoint

52. Flexible Kitchen Layout SpaceFlexible Kitchen Layout Space
1 Bed Apartment - Potential
wheelchair accessible layout
2 Bed Apartment - Potential
wheelchair accessible layout
Potential access
flexible layout
Relocated sink to
provide accessible
sink and drainer
Relocated hob to
provide drop down
accessible unit
Relocated hob to
provide drop down
accessible unit
Relocated sink to
provide accessible
sink and drainer
Sliding door
between bedroom
and lounge

53. Evolving the Flat PlansEvolving the Flat Plans
Maximising, Functionality, Flow of space and Connectivity

54. Courtyards andCourtyards and
LandscapingLandscaping

55. Precedent: Staiths South BankPrecedent: Staiths South Bank

56. Landscape PrecedentsLandscape Precedents

57. Within the main garden it is
envisaged there will be landscape
‘incidents’ that together makeup
a sensory garden experience that
will be beneficial to all residents but
particularly those with dementia.
It is envisaged that residents are
able to participate in the garden
with areas ranging from pots, to
planters to larger plots grow their
own selection of plants, vegetables
and flowers in a structured setting
and on a sunny aspect.

59. Landscape: SensoryLandscape: Sensory
ExperienceExperience
• Human-scale and allows for neighbourly
socialising as well as personalisation and
ownership.
• Developing a varied milieu of landscape
elements and character will give identity
and a sense of place.
• A wave of activity passing around the site.
• Drawing people outside and into a
sequence of routine daily events.
• Residents would have a strong sense of
identity for their own block.
• Meet and get to know friends across the
estate.
• Come together around mutual interests -
the bowling team, the gardening club.
• The dog walkers, the birdwatchers and the
painting group.
• A magnet and a microphone - As a
magnet, the residents will host and
develop groups, spaces and events,
including multicultural and inter-
generational ones. The community is a
microphone to the town, reaching out and
drawing in people who are interested.
• Pride of place, growing your own, eyes on
the street or making art.
• Parks, gardens, paths and active areas
must beckon from when the first arrival
moves in, so there is no perch upon which
complacency (and subsequent disability)
can roost.
• Spaces will be engaging and enjoyable
- People will gain pleasure from taking
charge and using them.
• Spaces will be enabling and vital for
health - mental, physical and spiritual.
Landscapes help us maintain our personal
identity and sense of self by reflecting our
effort back to us. They respond to love
and attention, just like us.
• Landscapes also promote a lifestyle that
preserves cognitive function and physical
ability. For instance, being outside, getting
fresh air, exercise and vitamin D helps to
delay the onset of dementia.
• Staying physically active lowers the risk for
falls and fractures.
• Sharing a common interest in the outdoors
stimulates and improves communication.
Each of these trends reduces the need
and cost of services, support and
intervention.

60. Reminiscence
Museum
Supermarket
Health and Fitness
Studio
Physiotherapy Suite
Music Room
Billiard Hall
Bar
Restaurant
Library
Hairdresser
Beautician
Gardening Clubs
Greenhouses
Sheds
Allotments
Drama
Music
Art
Dance
Poetry
Theatre
Pottery
Sewing and Needlework
IT
Bird Watching
Yoga
Pilates
Chess
Bowling green
Woodworking shop
Amphitheatre
Bistro
Fish pond
Zoo
Pets Corner
Hobby Rooms
Activities andActivities and
Conversation PiecesConversation Pieces

61. Reconnecting with theReconnecting with the
Town CentreTown Centre

62. The scheme will:The scheme will:
Reinvigorate the Town Centre•
Provide a safer environment for•
village residents as well as elderly
residents of the town itself
Provide retirement•
accommodation close to the town
centre and all its amenities
Provide an increased footfall•
within the town, making business
more viable
Make town centre living more•
attractive once again
Reconnecting with theReconnecting with the
Town CentreTown Centre

65. Heritage Enhancements
Markets
Business and Enterprise Support
Cultural Venues

66. IT & TelecareIT & Telecare

67. IT & TelecareIT & Telecare
Holistic approach to a total health service
delivery. Digital Technology, which can be
extended out to the wider community in Stockton
Centre

68. IT & TelecareIT & Telecare
Providing appropriate and
specific care packages
with the assistance of
digital technology

69. Further ResearchFurther Research
with economies of scale
Care and cost benefits
of the care village by
working closely with the
local health authority to
develop the model
Establishing a public/
private sector model for
rent/share or out right sale
of properties together with
a sliding scale of care
costs overheads.

70. The Next StageThe Next Stage

71. • Finalise the Brief
• Confirming the Operating Model
• Agreeing an Appropriate Scale
• Prepare Costings
• Prepare Viability
• Prepare Outline Planning
Submission
The Next StageThe Next Stage