| The
NSE distributed an 8-page booklet entitled "Outlining the Need
for Change" (OTNFC) on the 4th and 5th of July 2003 when they
invited nearby local residents to the Epilepsy Centre to be appraised
of their development scheme. This
booklet explained the NSE's position from their perspective. sense
think it was biased, both in terms of how it presented they chose
to include and, perhaps more importantly, what they chose to leave
out. The following article looks at the NSE booklet page-by-page
to present an altogether different perspective.
sense
admit at the outset that we sometimes exaggerate to make the point.
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NSE's Perspective |
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sense's
Alternative Perspective |
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sense
have no issues on Page 1
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Our
History and Purpose
The National Society for Epilepsy(NSE) has been based at its Chalfont
site since 1892. Although originally a centre for the employment of
people with epilepsy, the NSE has evolved significantly over the years.
Today
it provides specialist residential care for 250 people with complex
epilepsy Our residents come from across the country, and the cost
of their care is covered by their local authority.
Our
medical facilities, which are world-renowned, form part of a co-ordinated
and comprehensive spectrum of clinical care and research between
the National Hospital for Neurology and Neurosurgery and the Institute
of Neurology of University College London.
Our
information, education and training functions are helping to change
attitudes towards epilepsy. Epilepsy is still misunderstood by large
swathes of the general public and the medical profession This is
despite the fact that over 300,000 people have the condition, and
that it is the most cornmon serious neurological disorder.
It
is no exaggeration to say that for many people with epilepsy, the
NSE at Chalfont remains their best hope.
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The
NSE in the community
The
National Society for Epilepsy(NSE) is an important and well-respected
member of the Chalfont St. Peter (CSP) community. It has been so
for a significant number of years. There are five main
functions performed by the NSE at CSP, viz:-
* Employment of epileptic people (its founding purpose)
* Long-term residential care,
* Information and awareness provision,
* Research into epilepsy, and
* Outpatient care.
Over
the last decade or so, the management of the NSE appear to have
concentrated on the latter three functions and have achieved recognition
for the technical excellence and high standards they have achieved
in these fields. It now appears that the standards of care for their
long-term care patients has not been of quite the same high standard
and they are now being called to account to new regulatory authorities.
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Our
Ageing Site
The NSE site occupies approximately 330 acres. The buildings on site
occupy about 46 acres, in one and two storey buildings The residential
care homes were built around the start of the 20th century with a
number of sub-standard non-residential buildings being added in the
1950s. Fitness and space standards are major issues and all buildings
are in urgent need of modernisation or demolition and reconstruction.
The
NSE must develop residential accommodation and linked services which
meet modern day standards and National Care Standards Commission
requirements. If this does not happen, the NSE will not exist in
its present form 10 years from now.
Our
Residents
Over the next decade the mix of people living in care at Chalfont
will evolve. Our philosophy is to ensure that as many people as
possible are able to live in their own community in some form of
supported living. Increasingly Chalfont will be home to people with
the most hard to control epilepsy so our staffing levels will remain
much the same as they are today. Over time the number of people
living in care at Chalfont will reduce to 150.
Our
Future
For the last 18 months the NSE has been establishing exactly how
the estate needs to change in order to comply with these demands.
The cost of redeveloping our site to meet modern standard, will
be in the region of £25 million, Some of our houses are listed
and will remain, typically converted into staff accommodation. Others
will be demolished. New purpose built accommodation will be built
in its place.
Our
Funding Dilemma
The fees paid by local authorities just cover the annual costs of
the NSE's residential care remit. But for many years fees paid haven't
covered costs. The NSE's unrestricted reserves therefore stand at
just over £1 million, equivalent to less than 4 weeks turnover.
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The
new Broom
The NSE is a distinct legal entity, like
a person, that can make contracts and agreements, etc. and be held
to account for their actions. Approximately three years ago the management
team underwent substantial change. The Governors have remained (mostly)
in place, but the day-to-day management changed.
The management of today have a history of 'property development' and
say that the actions of yesterday's management do not bind them at
all. It appears that the channeling of NSE funds into research and
outpatients is now 'water under the bridge' and the NSE's new management
assert they have an open chequebook with regard to long-term residential
care. It is sense's opinion that this open chequebook
ethos extends further still around their perceived remit.
The NSE site today
The NSE site is a mixture of new and old. Medical research and outpatient
facilities have been funded and built in recent years as has a bookbinding
plant. The residential care facilities have been much less fortunate,
having been neglected and permitted by management to decline over
a number of years. There is now a stark contrast in quality between
facilities on the site.
Most of the buildings are single storey and they are well spread out,
with large expenses of grass between them. The site has more in common
with a university campus than residential housing. The site is open
on two sides - the Colne Valley Park to the Northeast and playing
fields to the Northwest.
Residents
and staff
The NSE anticipate reducing the number of long-term residents from
around 270 to 150 over the next few years. They reasonably assume
that they will need to provide care for the most needy, so the reduction
will be in those residents who will be able to move out into the
community. There will clearly be scope for a large staff reduction
when these 120 people are no longer cared for by the NSE.
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| Our
fundraising efforts generate about £200,000 per year in unassigned
income. Even if we abandoned all other activities we could not hope
to reach a target of £25 million.
We
have investigated the possibility of seeking a bank loan, but this
would not be possible for us, as our income is not sufficiently
well guaranteed to provide the necessary collateral.
There
are no European funds available to us. Neither the Heritage Lottery
Fund or Community Fund would be able to give us anything like what
we require to complete this redevelopment.
To
summarise, the NSE is not a rich organisation, and has pursued all
possible avenues of funding.
Our Only Asset
The NSE's prime asset is its 330 acres of land. It is situated within
the Greenbelt although the 46 acres occupied by NSE buildings are
surrounded on three sides by the housing developments of Chalfont
Common. After researching all the options we feel that we have no
other means of financing this redevelopment than to apply for planning
permission to sell 16 acres of our land for private development.
Our
Proposal
Our redevelopment plans are full within the boundary of the existing
development. The redevelopment would involve the demolition of most
of the staff accommodation, day care buildings and some of the residential
homes.
They will be replaced with more appropriate new facilities. 16 acres
of our site, less than 5% of the total acreage, would be released
for private housing development. This would include approximately
200 two, three and four bedroomed homes, some of which would be
affordable and key worker housing, for people like teachers, nurses
and the police.
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One
obvious solution
A quick, direct and financially sound approach is to:
1 Renovate or rebuild as necessary care homes for 150
residents on the existing building footprints. (Preferably at locations
near to the NSE's central services.)
2 In parallel to the above, either
(a) 'borrow and build', or
(b) sell/lease the land and/or buildings vacated by the
120 care residents and (maybe 20) staff. (Preferably do so away from
the NSE's central services.)
3 Build single storey retirement bungalows/homes which
would fit in well physically and socially.
This
has the following benefits:
1 The greenbelt implications are relatively trivial.
2 There is minimal disruption on the site and its surroundings.
3 All services (gas, electricity, sewerage etc.) are
are already laid in.
4 The NSE has the option to retain ownership of all
land.
5 The usage is not that dissimilar to the use today.
Does
it work financially?
Building a three-bedroom house costs approximately £103,000.
With four people occupying that house the cost per head is £26,000.
On a similar basis for the long-term care homes the total cost would
be £4.5 million. There will be some economies of scale into
the building works on one side and making some buildings larger than
three-bedroomed. There will also be some special needs for the occupants,
so let's ballpark a cost of £5.5 million.
The space vacated by 120 residents plus associated staff should be
enough to build 40 bungalows for retired couples (i.e. some 80 people).
If the NSE retain ownership of land, and assuming £40,000
cost per head to build, they have a total cost of £3.2 million
to fund. Sale proceeds of 40 times £225,000 = £9 million.
There is accordingly a net inflow of £5.8 million to the NSE
to fund the complete redevelopment of their residential care homes.
In line with the NSE's thinking, they don't have to put their hands
in their pockets to contribute even a penny to fund this. |
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1.
Has the NSE explained clearly to you the need for it to upgrade
its accommodation for residents?
Tick
one box only
Yes  No
2.
What's your view on the NSE's proposals to seek planning permission
for private housing development as a means of paying for its redevelopment?
Tick one box only
I'm
in favour of it
I
don't mind
I'm
against it. The NSE needs to find an alternative solution
I'm
against it but can see the NSE has no other option
3.
Do any aspects of the proposals cause you concern?
Tick
one box only Yes
No
4.
If yes, please say which and why
.............................................................................................
.............................................................................................
5.
Are there any other facilities that you would like to see included
in the NSE's plans?
If
yes, please give details.
.............................................................................................
.............................................................................................
6.
Do you have any other suggestions for how the NSE could finance
the redevelopment of the site to respond to the requirements of
the Care Standards Act?
.............................................................................................
.............................................................................................
7.
What types of housing do you think are needed in Chalfont St Peter?
Tick
all boxes that apply
Large
detached executive homes
3
bed family homes starter homes
Affordable
housing* for rental
Affordable
housing for sale
Housing
for older people
* affordable housing means housing for key workers like nurses,
the police and teacher
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Fluff Questionnaire Side
1
1. Has the NSE explained
clearly to you
the extent and timings of the developments it is proposing? That:-
Yes No
The value of the developments exceeds £100Million
It involves 200+ houses, 700+ people and 400+ cars
The last development in the area of this scale was in 1969
It's a greenfield site on Green Belt land
If sanctioned, it would take 5+ years to complete
2. What's
your view on the NSE's proposal
to put a high density housing estate on a greenfield site within
the Green Belt?
It
sucks big-time; I just can't believe it's real
It's
only absolutely scandalous
It's
OK. Even though I've been turned down three times for a 6' x 4'
extension on Green Belt land, I realise the NSE is a special case
and should be able to do whatever it likes.
3. Do you believe that the NSE has taken into account the interests,
concerns and feelings of its neighbours and the Chalfont St Peter
community generally in proposing this development?
Tick
one box only No
No
4. If 'Yes', please describe the medical
condition that could have you 'Sectioned' under the Mental Health
Act.
............................................................................................
.............................................................................................
5. Are you clear from the NSE's clear, relevant and focussed presentations,
that their development proposals will have a positive (or at least
neutral) impact on:
Yes No
Traffic volumes
Pollution (incl. noise)
Schools
Medical services
Quality of life
Village character
6. Given that the NSE are seeking enough cash per long-term care
resident to build them all
a quality 4-bedroomed house, do you think:
Yes No
This will cost more than is necessary
Spare rooms should be let as affordable housing*
The NSE has an undeclared agenda
* affordable housing is a 'politically correct' term that
sounds good but doesn't mean what it says.
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8. Do
you feel traffic calming measures are needed on the following roads
in Chalfont Common?
Tick all boxes that apply
Chesham
lane
Denham
Lane
Rickmansworth
Lane
Junction
of Rickmansworth and Denham Lanes
Any
other roads (please add)
...........................................................................................
9.
What do you think of the NSE's proposals to create additional public
footpaths through its estate and farmland to the Colne Valley country
park?
Tick one box only
Good Idea Bad
Idea
Don't know
Name
....................................................................................
Address
.................................................................................
.....................................................
Postcode ........................
Telephone
..............................................................................
If you would like a written answer to any points you have raised
above please tick this box
Would you like to be kept informed of the progress of the NSE's
planning application? if yes please tick this box
Thank
you for taking the time and trouble to complete this response form.
All comments will be carefully considered before NSE takes its plans
forward.
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Fluff
Questionnaire Side
2
7. During the five or so years the development work would take to
complete there would be up to 8,000 HGV movements, roads dug up
all over the place and pavements, footpaths and verges decimated
big-time around the NSE's site. In this scenario, is considering
traffic calming important just now?
Yes (I'm
a hedgehog, this means a lot to me)
No (Damn!
Had to guess this one - and my guide dog's just seen
a hedgehog!)
8.
Are you entirely comfortable that the NSE have given you all the
facts about this proposed scheme, as early as possible and in a
way that you fully understand? For example, was appropriate mention
made about:
Yes No
Compulsory purchase of private land
Access
roads for the housing estate
Their future plans and aspirations
9.
Obviously the NSE could dedicate more footpaths right now. Is this
a bigger or smaller 'fluff' item than 'traffic-calming'?
Less fluff More
Fluff Equally
Fluffy
10. (Seriously)
Do you believe that the long-term care residents will benefit during
the works and longer term on the compressed site?
Answer according to your conscience. Yes
No
Name ....................................................................................
Address
.................................................................................
.....................................................
Postcode ........................
Telephone
..............................................................................
If you like ticking boxes, here's another one for you.
Thank
you for taking the time and trouble to complete this response form.
We're already two years down our planning route, so probably won't
heed you in any way. However, we may be able to use your responses
to our biased questionnaire to further our future case.
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This
is a good and helpful map.
It could have been improved by:
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Indicating
which buildings are planned to be demolished (or a 'before'
and 'after' map), and |
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Drawing
in the 'the boundary of the existing development' upon which
the NSE say their proposed housing estate falls within. |
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| Our
Thoughts
Considerable
measures will be taken to ensure that the essential character of
the NSE site is preserved. The site contains over 1000 mature trees.
These will be retained or, where they are past their best, replaced.
Many provide a natural mask around the site which will reduce the
visual impact of the redevelopment.
The
NSE also proposes to improve access to the Colne Valley Park by
improving and enhancing many of the pathways which are already well
used by the people of Chalfont St Peter and Chalfont Common.
The
new site would feature a Village Square near the site of the current
Recreation Hall, which is used by a number of local groups for events.
The new area would feature an enhanced meeting venue for 150 people,
an organic farm shop, a creche, a place of worship, and a cafe/restaurant.
Many
people who live near the NSE site are already concerned about speeding
traffic in the area. Although new homes will lead to more cars,
a local transport survey has predicted a relatively small percentage
of traffic increase on roads surrounding the NSE. The NSE proposes
to pay for an increased bus service to reduce the need for local
car journeys and to introduce traffic calming measures in Rickmansworth
Lane, Denham Lane and Chesham Lane, with substantial improvements
to the difficult Rickmansworth lane and Denham Lane junction.
What Happens Next?
We
would be grateful if you could complete and return the attached
set of questions.
During
the month of July we will be analysing the feedback we receive at
the public exhibition, and at subsequent meetings, before reporting
back to the local community. Invitations to the public exhibition
were hand-delivered to over 1000 homes nearest to the NSE site.
We will feed back the results of our consultation exercise to residents
at the end of July.
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Our
Thoughts
It was tempting to start this section by parodying the NSE's rhetoric
- "considerable measures need to be taken to ensure that the
essential character of Chalfont St. Peter is retained" and "the
greenfield site contains 10 million mature blades of grass which provide
a natural mask against concrete." Etc.
But that's not really the point. sense recognise that
the NSE have allowed the living standards or many of their care residents
to decline beyond the point of acceptability and that those people
deserve much better. sense
accept and agree some (or perhaps most) of the care residences should
be levelled and rebuilt. Obviously that costs money.
Who should pay? The NSE itself is an obvious candidate.
It's current proposal doesn't take a single penny from their own funds.
This is plain wrong. The local councils from which the care residents
came are another possible source - after all, they have a primary
duty of care for them. Then there are various source of capital -
e.g. the NHS, central government and lottery. sense
see no good reason to expect funding from these sources. Finally,
there's funding by imposition on the local community. This appears
to be the NSE's only vision at present.
How much? sense
have outlined a self-funding arrangement on Page 4. It requires only
a fraction of the £25Million the NSE say they need. It's direct,
focussed, achieves the stated need and involves zero waste. Best
of all for the NSE, it doesn't take a single penny from their coffers.
It is almost neutral both for the NSE's residents and the local community.
What Happens Next?
The initiative rests with the
NSE. But now that they have a 'property developer' mentality, we don't
expect too much too soon. We do, however, expect that the 'results'
from the sham consultation and questionnaire will duly be fed back
to the public in a sanitised form.
For sense, there is a clear stated need and solution
for that need that can be implemented quickly and to the benefit of
all concerned, particularly the residents. However, sense
fear that the NSE has a much larger and, as yet, hidden agenda. We
anticipate a long-term battle to ascertain the NSE's real objectives
and achieving a sensible outcome.
Sense
just wish the NSE could see sense now. |
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