Untold Living’s new MMC-built private retirement community in Shropshire aims to reshape what retirement living developments look like, away from a solely ‘care led’ model to promoting independence. Roseanne Field reports.
Providing a good range of retirement living options is increasingly important in the UK, with an ageing population together with a general shortage of housing stock forming a double-whammy of constraints. It’s estimated that by 2040, there will be a shortfall of one million ‘senior living’ homes, highlighting the urgent need to build suitable housing, and in turn free up homes for younger buyers.
Retirement living provider Untold Living focuses on serving the demand for good quality retirement housing; the company specialises in creating Integrated Retirement Communities (IRCs), which provide well-designed, as well as affordable housing options for older adults. The emphasis is on creating a community that allows residents to live as independently as possible, rather than being dominated by a ‘care-first’ philosophy.
Untold Living’s approach to finding new locations for developments means finding the areas most in need. This is how Shropshire came into contention, a county where over a quarter of the local population is aged over 65, and 44% are over 50. Untold Living set about acquiring a site to build a community that “can respond to the pressing need for more homes for older people in the county,” explains the firm’s CEO Scott Orr. He adds: “Ultimately, demand will be proven through occupation and long-term performance, but the early indicators
are encouraging.”
A site was available in the small market town of Newport, owned by a vendor who also owned Chantry Court, a retirement home in Wiltshire. Untold Living acquired both sites in one transaction which, says Orr, “provided a strategic opportunity to bring forward a complementary retirement living development in Newport.” The development – Sundew Court – is a 77 unit IRC, funded by OakNorth Bank and Matter Real Estate – backing which Orr says “reflects strong confidence in both the local market and Untold Living’s long-term operational model.” The project is being constructed by main contractor McPhillips, and project managed by TPI, who are overseeing delivery and coordination across both the professional and construction teams.
The team’s confidence in the local demand was boosted by a scheme located a mile away from the project that was completed recently and achieved full occupancy within 12 weeks. This was despite factoring in the difference in tenure between the two projects: “That scheme is partly supported by local authority nominations, whereas Sundew Court is a 100% private-pay product positioned at a higher price point,” explains Orr. He admits that “as a result, the expected fill rate is intentionally more measured, reflecting both the premium offer and the target market.”
A different approach
From the outset of the project, Untold Living applied the same strategy at Sundew Court that it does to all of its projects, namely “to create a high quality retirement community that prioritises independence, hospitality and long-term, bespoke care,” explains Orr. “This differs from the traditional care-led model, by providing care where necessary, and prioritising community as part of a good quality resident experience.”
While Untold Living’s provision caters to retirees who are able to continue living largely independently, the provider is simultaneously conscious that residents’ needs can change. It therefore sold the site’s adjoining land to Zephyr X to develop a 70-bed care home to be operated by care home group EQ Care. “By bringing together independent living, nursing care and specialist dementia care within a single site, we are delivering an integrated continuing care model,” says Orr. “This will allow residents to stay near their community as their needs change, and couples to stay together if their needs diverge.”
The 77 units at Sundew Court comprise 16 two and three-bedroom bungalows and 61 one and two-bedroom apartments. When designing the overall layout of the scheme, careful consideration was given to the distribution of the different home types. The development is arranged as three clusters of bungalows which are referred to as ‘lodges,’ and two large apartment buildings – one named Wren House, and the other partitioned into two (with no through access) named Swan House and Dove House.
The decisions on size and style of the units was made by “assessing local demand and long-term sustainability,” says Orr. Working within the parameters of the existing planning framework, he says that the mix of apartment type was “carefully considered,” and includes one and two-bedroom homes; “this was considered most suitable for assisted and independent living residents.”
It was decided that the bungalows – which will be for sale as opposed to rent – would be two and three-bedrooms to “appeal to a different purchaser profile, typically homeowners downsizing but still seeking generous internal space and privacy,” Orr explains.
The site came with existing planning consent, which had allowed for a “higher density scheme” – the team instead “prioritised a mix of spacious homes and ample community spaces,” says
Orr. Untold Living worked with Gaunt Francis Architects who were appointed to lead the architectural design, bringing their specialist experience in later living and “community-focused residential environments.”
The designers were conscious that to meet Untold Living’s goal of creating a community that prioritises independence, amenities needed to “support thriving daily life, social interactions and discreet care provision, rather than to replicate a clinical environment,” Orr says. The layout was therefore designed to offer every resident a private home they can live fully independently in, combined with communal areas that allow them to socialise, run groups and form friendships.
The existing planning permission on the site meant the team were able to avoid potential delays that could have arisen, with the caveat that they worked within the existing approved design parameters. It allowed the team to spend more time fine tuning other elements of the project without the constraint of planning approval, as Chris Walker, building director at McPhillips explains: “The ‘oven-ready’ planning consent provided a solid foundation that enabled the team to focus on refining the construction methodology rather than navigating complex planning processes.”
Preparing for an MMC build
Before construction could really begin, a large amount of groundworks had to be undertaken. A substantial muckshifting operation was followed by a significant installation of hardcore to create suitable working conditions for the project team.
However, as is often the case with large projects, the team faced some unexpected challenges when they discovered that “ground conditions varied significantly across the site,” explains Walker. “This phase wasn’t as straightforward as we initially anticipated. It resulted in us having to use different foundation solutions for the bungalows and the apartment blocks.”
Despite the complications, McPhillips were fortunate that the winter weather was mostly on their side, allowing them to make swift progress and ultimately finish this element ahead of schedule, meaning work could begin on the foundations in early 2025.
Another aspect that required careful and thoughtful planning was access to the site – which was only possible through an existing housing estate. Walker praises contractor McPhillips’ approach to this, saying it “exemplifies their commitment to considerate construction practices, particularly given the unique challenge of building within an established residential community.”
The team’s usual construction approach has had to be entirely reconsidered in order to minimise their impact on the site. A range of measures have been introduced to ensure potential or unavoidable disruption is minimal, including traffic marshals to direct vehicles during particularly busy times, and restricting delivery times. They are also continuing to strive to keep the road clean for nearby residents. “This considerate approach has extended beyond mere compliance, reflecting McPhillips’ philosophy that construction should enhance rather than disrupt local communities,” says Walker.
The decision by McPhillips and Untold Living’s decision to “embrace modern methods of construction (MMC)” for the project, with their offsite speed and effectiveness benefits, was in fact driven by the access challenges. “The challenge presented by the location and access to the site led to the decision,” Walker explains. The results “demonstrate how environmental considerations can lead to innovative solutions that benefit both the community and the construction process.”
The apartments have been constructed using a light gauge steel frame system, with the pre-manufactured steel panels supplied by specialist contractor Remagin from their facility in Leeds. The panels arrived onsite with windows, insulation, cavity trays and brick ties already installed, under “controlled factory conditions,” explains Walker. “The MMC approach delivered dramatic efficiencies, with the main apartment block structures erected in just 12 weeks – 40% faster than traditional construction methods,” he adds.
For the bungalows, McPhillips utilised timber frame, with the roofs built at ground level before being craned into position. “This technique not only speeds up the construction process but significantly improves site health and safety,” Walker says. “Using MMC enables us to significantly reduce the workforce required at height and provides superior quality control through factory conditions, rather than weather-dependent site work.”
Walker believes that harnessing the benefits of MMC is a “game-changer” for the sector, commenting that McPhillips are “proud” to demonstrate McPhillips’ commitment using the method to provide much-needed homes locally. “We’re not only helping meet the rising demand for retiree housing, but we’re also helping to address the wider housing needs in the Newport area by freeing up larger homes for younger families,” he says.
As well as benefitting the project from both speed of construction and safety points of view, Walker explains that it also has consequential sustainability benefits: “The factory-based manufacturing process reduces waste, while the reduced number of vehicle movements through the housing estate minimises carbon emissions and disruption for the local community,” he says. “The project is a replicable model that could be implemented across more towns in the UK to address the critical shortage of senior living accommodation.”
The project is due for completion in summer 2026; landscaping work is yet to be undertaken but plans include designated areas for wildlife such as bees and butterflies, a pond for the residents’ enjoyment, and tree and shrub planting around a wildlife path.
Accommodation a cut above
Swan House “forms the operational and social heart of the scheme,” says Scott Orr. It houses the development’s main communal facilities: the restaurant, bar, hair salon, town hall space, offices, sales office, plant rooms and the care and support teams. Closely adjacent to the onsite support services, the assisted living apartments are located within this block, allowing residents access to the services they need while retaining their privacy and independence. “The facilities in Swan House are core to Untold Living’s mission to create a place not only where residents live, but where they can thrive and develop the type of community they want to live in,” Orr says.
The safety and security of residents was also a priority throughout, with Orr describing them as “fundamental considerations.” There is controlled fob access alongside 24/7 onsite human support. There are also technological safety measures, including pendant alarm systems and a tablet-based communication platform in every apartment.
While residents’ safety was a priority, Untold Living were conscious of the overall aim to promote independence over nursing care. “The design deliberately avoids overtly clinical features,” Orr says. “Instead, safety is embedded discreetly through thoughtful planning, technology and staffing. Specialist architects and interior designers have been involved from the earliest stages to ensure that these measures are integrated seamlessly into the living environment.”
The promotion of independence extends beyond the design and physical elements of the scheme, forming the core philosophy of Untold Living’s model. At Sundew Court, the communal spaces allow residents to enjoy life while accessing care if they need it. “They are actively encouraged to shape the culture and daily life of the community,” explains Orr. “We want them to feel it’s their home, and that their involvement and contribution is valued. The aim is to avoid passive occupancy and instead foster a sense of ownership, belonging and shared purpose.” The presence of the neighbouring Zephyr X care home is emphasised by the operators, allowing residents to feel safe in the knowledge that they can stay within the community should their care needs ever evolve.
Though not yet fully completed, Sundew Court is currently “ahead of target in terms of prospect generation,” says Orr, adding that the local community has been engaging positively. “Overall the early reaction suggests strong interest and a positive reception to the scheme’s ethos and offer.”
A crucial role
Designing good quality retirement living is undoubtedly important for the UK as a whole, but it also presents unique challenges to developers. The proportion of so-called ‘non-saleable’ space at a retirement living development is one of the “most significant differences” when compared to a traditional residential development, Orr explains. At Sundew Court approximately 20% of the total area is for social and operational use, substantially impacting the gross-to-net economic viability of the project.
Aside from this, the key goal for Untold Living with their retirement living developments is to design a space that fosters community and social interaction in new ways. For this project these benefits are being trialled by events that have included musical performances and history talks ahead of the opening, to “give people a taste” of what retirement living can provide, Orr explains.
This philosophy is backed up by McPhillips’ Walker, who says the approach to retirement living versus a standard residential development is in the “emphasis on creating supporting communities rather than simply providing housing.”
Walker also points out how the project is in the context of a wider challenge facing the UK on meeting demand: “The fundamental challenge facing retirement housing delivery is the scale of national demand versus current supply capacity,” he says. “Currently as a nation we are falling woefully short of the Government target of 50,000 units per year for seniors housing and demand is only going to go up.”
Orr echoes this sentiment, but emphasises that this bolsters the case for good development, which is able to provide healthcare benefits to users: “Well designed schemes can reduce pressure on health and care services while significantly improving quality of life for residents.” He adds that it is a key responsibility of providers to think about the wider benefits: “A concerted effort to develop the quantity and quality of these options is not only good business, but socially necessary.”