Our new developments

Housing 21 is a leading not for profit provider of Retirement Living and Extra Care properties for older people of modest means.  As a registered provider, we are one of the largest developers of specialist housing for older people and the largest provider of Extra Care housing in England.

We operate in nearly 200 local authority areas, managing around 20,000 Retirement and Extra Care Living properties and providing over 42,000 hours of social care each week. Our Strategic Plan 2019 – 2022 sets out our strategic priorities and the targets we are working towards to achieve them.

As a charitable, not for profit provider led by our social purpose we are driven by providing high quality and affordable housing and care for those who need it most. Any profit we make goes into developing our properties and services and not into the pockets of shareholders.  We are also proud to be a dementia-friendly organisation and work hard to embed dementia-friendly design and services throughout the organisation to help support those residents living with dementia.

We are committed to development and will build 800 properties a year from 2021.

  • Schemes on Site
  • Development Brief

    Extra Care

    Typically our Extra Care sites are around 1.5 - 2.5 acres and support development of around 60 - 90 apartments.

    Our preference is for a serviced roadside site with all utilities. Ideally they will be within an established community and near to local facilities including shops, GP, other primary care facilities and public transport for both residents and potential employees.

    We aim to make all our new developments dementia-friendly environments incorporating the HAPPI principles wherever possible.

    Retirement Housing

    Our Retirement Housing brief requires slightly less land than Extra Care at around 0.75 - 2 acres. Our ideal option is to be able to develop around 40 - 70 retirement living properties in a scheme.

    They are designed for independent living, to be safe and secure, located close to local shops, town centre and essential amenities, including transport. Again our preference is for a serviced roadside site with all utilities. Internally, there needs to be informal seating areas for resident socialising opportunities, manager facilities and a secure buggy store.

    In both circumstances, we are keen to consider innovation and welcome discussions on Modern Methods of Construction and innovation through procurement that will improve speed of construction, improve value and the quality of the end product.

  • Structure of development deals

    We are flexible in our approach to how the legal structure of a property deal can be delivered. We have undertaken development in many different ways from package deals, turnkey development, a land and build approach, traditional local authority procurement competitions and off-market approaches to land owners.

    We’re very much in favour of the housing association model for Extra Care, and we’re certainly fans of the integrated approach.

    — Local Authority Manager
  • Planning status and conditions

    We believe our Extra Care schemes should be developed in line with the C3 use class definition of development (dwelling house) rather than C2 (residential home). However, we can work with C2 use where required. As a registered provider we are Community Infrastructure Levy exempt and need to build the process for claiming that exemption into our timelines for delivery. Given that our product is, in the main, an all-affordable product, we would look to discuss how we can mitigate against the majority of s106 requirements that would be imposed on a developer look to agree early our position on nomination rights with each Local Authority directly.

Work with us

Download a print friendly version of our Developing Together brochure

You can find out more about Housing 21 and our strategic direction in the About Us and Investors sections of this site.

Contact us

If you are interested in working with us or finding out more, please contact development@housing21.org.uk or our Head of Development, Deborah Hope.

We have a dedicated development contact covering each area of the country, ready to discuss potential opportunities for working together with you. Find out who is covering your area below.

Extra Care Development Team


Claire Hemming

Clare Hemming is our Senior Property Development Manager (PDM) in the North which covers Northumberland to as far south as Worcestershire, Warwickshire, and Lincolnshire. Clare would love to hear about any sites in the North, with particular focus on North / West Yorkshire and East Riding.

James Hogarth

James Hogarth is responsible for the area from Cheshire northwards. While he will consider anywhere in his area, his main focus is on Northumberland, Lancashire, Cumbria and Greater Manchester.


Assad Hamed is the PDM for the central regions, including Lincolnshire, Nottinghamshire, South Yorkshire, Derbyshire, Staffordshire and Shropshire. Assad is also the lead development manager for our co-housing initiative.


Nick Rees is the development manager for the South West. This includes Herefordshire, Gloucestershire, Somerset, Devon, Cornwall, Dorset, Hampshire, Berkshire and Oxfordshire.

Peter Smith has a strong focus on Norfolk, Suffolk, Essex, Northamptonshire and West Sussex.

We would love to make things work in London too!

Retirement Living team

Geoff Reynolds

Geoff Reynolds looks after the east of the country. His key priorities are Leicester, Luton, Bradford, Northumberland, South Cambridgeshire and Ipswich.

Rebecca North

Rebecca North is responsible for the West, and currently considers Devon, Dudley and Merseyside as areas where we are looking to grow.

Area map

Click on the image below to download a map showing each PDM's area.


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