Application for Enabling Development on land at Lodge Hill Centre, Watersfield, , West RH20 1LZ January 2021

1. History of Lodge Hill Trust

The main building at Lodge Hill was built around 1878 and since that time has been used as a private house and hotel as well as being requisitioned by County Council in 1939 for use as the headquarters of the mobile A.R.P. Reserve until 1945. In 1946 the house and 32 acres of surrounding land were purchased by the West Sussex County Council to provide a venue for education opportunities especially for young people, thus fulfilling the Council’s obligations under the 1945 Education Act.

The Centre was named “The Lodge Hill Residential Centre” and remained under West Sussex County Council ownership until the late 1990’s. The County Council was due to close the facility and dispose of the site when Penny Hardwick OBE set about establishing a charity and succeeded in raising the necessary funds within a short period of time to save it for the future of young people across the county. In March 1999 the newly formed Lodge Hill Charitable Trust purchased a 125-year lease of the Centre from the West Sussex County Council and in September 2005, West Sussex County Council sold the freehold of the Centre to the Lodge Hill Trust.

2. Lodge Hill Trust’s Charitable Objectives and the Public Benefits arising from it

Lodge Hill Trust is a company limited by guarantee and a not for profit registered charity.

The specific objects of Lodge Hill as set out in its Memorandum and Articles of Association are:

1. “ The advancement of the education of children and young people (primarily those resident in the county of West Sussex) by helping them so to develop their mental, physical and spiritual capacities that they may grow to full maturity as individuals and members of society and that their conditions of life may be improved and ……… 2. The provision of facilities for the further education of adults (primarily in the County of West Sussex) and in the furtherance of this object the Company shall during such period as it determines maintain a residential centre at Lodge Hill, Watersfield, Pulborough for courses meetings lectures classes and leisure-time occupation for the benefit of young persons and adults engaged in furthering their education.”

1 As with all charities Lodge Hill has a public benefit requirement (Charity Act 2011 s.4). Lodge Hill qualifies under several of the headings under the Charity Act 2011 section 3.1 namely:

3.1 (b) the advancement of education

(e) the advancement of citizenship or community development

(i) the advancement of environmental protection or improvement

(j) the relief of those in need because of youth, age, ill-health, disability, financial hardship or other disadvantage.

In addition the Charity Commission has set out two key principles of public benefit. The two key principles and how Lodge hill meets them are as follows:

Identifiable benefits related to the objects of the Trust are as follows:

1. Provision of Facilities

The 32 acre site at Lodge Hill includes a campsite and residential facilities within the main building, cottage and two Woodland Lodges, extensive outdoor activities, orienteering courses, meeting hall and conference facilities for use by the residents and members of the local rural community.

2. Giving an Education

Lodge Hill’s employees include activity instructors who are highly trained in the use of all the facilities at the site enabling all young people to be educated in their operation. The instructors are not only able to teach users how to achieve personal targets but also very importantly how to achieve those targets as a part of a group or team.

Lodge Hill has achieved accreditation with “Learning Outside the Classroom”, Adventure Activities Licencing Authority, Adventure Mark and the British Activity Providers Association

3. Preserving the Environment

Lodge Hill’s 32 acre site is mainly woodland which is maintained by Lodge Hill’s employees and volunteers for the benefit of all users generally, but also specifically allowing school groups to fulfil educational requirements arising from the national curriculum requirements.

The benefit for the public can be illustrated as follows:

1. Young People

In the year ended 31st December 2017 there were approximately 29,000 users from groups/businesses/schools (mainly young people) who visited Lodge Hill. Of those 71% were from West Sussex who used the facilities with the benefit of a subsidy from the Trust.

2 2. Outdoor Activities

Outdoor activities are a large part of the Trust’s business with instructors working either full or part time. In 2017 young people and adults participated in over 2800 activity sessions.

3. ChallengeU and Disabled Groups

The Trust is proud of its work with young offenders and young people who are disengaged with society or education.

The Trust has made it a particular priority to ensure that the Centre’s facilities are available for disabled users. Our work in this regard has been recognised by the “Go Easy Improving Access Awards” in conjunction with Chichester District Council. We have also made progress with WSCC & Short Breaks to gain contract funding for disabled activity days. Lodge Hill is registered with WSCC as a Preferred Provider of services to families with a disabled child

3. Lodge Hill Today

Penny Hardwick, OBE remained as President of the Charity until her recent passing in April 2018. Sir Brian Barttelot, who helped Penny raise the funds to save Lodge Hill in the late 1990’s, has now kindly taken over from Penny as President

Lodge Hill is now a 32 acre outdoor Activity and Education Centre set within the heart of the South Downs National Park providing educational day and residential breaks for schools and groups from all backgrounds, of all ages and all abilities from across the county and beyond. The charity has worked tirelessly over recent years to make its outstanding woodland site as accessible as possible; enabling it to welcome groups of children and adults of all abilities to participate in its extensive activities and enjoy being able to access its grounds.

The facilities include a main residential, a campsite, two woodland lodges, a conference and meeting centre (the Bradbury Hall), a recently added refurbished cottage and extensive outdoor activities for all. Lodge Hill is unique in the county in that it is the only centre that can offer such facilities and as a result experiences a strong demand. There are roads on two sides of the site and no public footpath or access making it a particularly safe site for those with mental health concerns, anxiety or learning disabilities, including autism due to the low sensory environment it enjoys. Lodge Hill regularly welcomes older people to its site who participate in memory walks with carers and some enjoy its exciting activities as an alternative to those often provided within care settings.

Groups who typically use Lodge Hill include:

Children and young people from schools and colleges as part of their Educational need and Learning Outside the Classroom curriculum residential stay and outdoor educational activities

Young offenders who attend our Challenge U Programme, to volunteer, participate in 1:1 support and for activity sessions

3 Those who have disengaged with education and/or society to attend our Challenge U programme and/or participate in 1:1 support and/or work experience

Lodge Hill runs its own model ChallengeU Programme for young people who have offended, are at risk of offending or who have disengaged with society and/or education. Lodge Hill’s new model was launched in 2014. After assessment it brings young people aged 13 – 18 to Lodge Hill to participate in a 6 day intensive programme of personal development when they are taken out of their comfort zones and into an arena of personal learning and development. Lodge Hill Instructors then take them on a climbing expedition to Wales to further their skills. The difference this programme has made to young people from West Sussex has been immeasurable with many now enjoying their lives with new skills and opportunities to take them into adulthood as fully participating members of their community.

Disabled children, young people and adults on family days, for activity sessions, residential stays, independent living skills training, work experience, respite care (accompanied by carers)

As well as the increase in school visits, not only in number but group size, we have seen a huge increase in the diversity of our visitors. We now regularly welcome older people, young offenders, disabled children and adults, team building groups and those seeking a central West Sussex venue to hold conferences, meetings and training. Two years ago we were successful at tender to be registered as a preferred provider with the West Sussex County Council Special Educational Needs and Disability Short Breaks team via their Dynamic Purchasing System and are now in contract to deliver Family Activity Days to families from West Sussex with a child or young person with a disability. These families are very often unable to attend generic events due to the additional needs of their family member and therefore, what Lodge Hill offers is very often their only family experience all together. The growth in attendance on these days at Lodge Hill has been immense with regular attendance of 150 participants.

Charity groups – for example Arundel Cricket Foundation brings a large group of young people each year from deprived areas of inner London to enjoy the Sussex countryside and learn to play cricket away from their usual chaotic lives. Most of these young people experience the countryside for the first time during these visits to Lodge Hill

Lodge Hill has proved itself to be a highly effective, valued and necessary facility. On average Lodge Hill experiences an annual footfall of approximately 29,000. Lodge Hill is highly regulated and inspected; receiving much praise from its assessors and associated professionals. Lodge Hill is not affiliated to any other charity or institution.

Everything Lodge Hill offers and does is based around the same outcomes. These are:

● To introduce new, challenging experiences with exposure to controlled risk

● Challenge negative beliefs

● Promote wellbeing and connectedness through outdoor activity and the willingness

to participate in diverse activities

4 ● Build self-worth, self-esteem and confidence

● Build and nurture relationships

● To develop and support positive attitudes to health and wellbeing

● Develop strong core values through mutual respect which will impact positively on everyday life

● To reduce anxiety, stress and challenging behaviours through outdoor activity

● To promote decision making, risk taking, self-care and understanding

● To promote positive mental and physical health in the short and longer terms

In addition, our outcomes for disabled, older and vulnerable groups are:

● To reduce isolation

● To reduce stress, anxiety and depression which in turn will reduce the dependence

on health and social services

● Improve emotional and physical health

● Lessen the reliance on social media, computerised and phone equipment

● Improve sleep patterns

● Introduce stealth skills in communication, team work and improved thinking

processes

● Improve cognition

● Promote independence and keeping safe

● Promote equality

● Promote and support physical activity and improve fitness, leading to better choices

in general life

Studies prove that the influence and effect of outdoor activity for children, young people and adults, such as Lodge Hill provides can be life changing. Evidence supports outdoor education and activity as a means of promoting positive engagement along with a decrease in tension, anger, depression and stress.

Lodge Hill charges those who use its facilities but has to rely on fundraising for project and capital expansion. Everyone at Lodge Hill has worked very hard to build its services to their current position where it is ready to make the next strategic step change to expand its operations to meet the growing demand and secure its long term financial and operational future for generations to come.

5 4. Future Plans

4.1 Buildings needed to enable Lodge Hill to continue as a viable outdoor activity centre

Apart from the Bradbury Building and the camp site lodges, Lodge Hill has not carried out any major improvements or repairs since the charity was formed.

Lodge Hill needs to extend and improve its facilities in order to meet increased demand. It has plans to:

• Extend its residential capacity in the main house from 78 to 110 • Add a disability suite with adjacent carer facilities • Refurbish and extend the kitchen in the main house • Extend its dining room to seat a minimum of 110 people. Extend its current library social space with an orangery structure

On 8th September 2017 Lodge Hill obtained planning permission for the “Proposed erection of front and rear ground floor orangerie extensions, erection of 2x elevated timber and steel platforms.” under reference SDNP/17/03341/FUL without any objections being lodged.

The costs of circa £750,000 for these much needed improvements are the subject of a major fund raising exercise from charities, foundations and other organisations, some of whom have supported Lodge Hill in the past. Lodge Hill has raised the money for these improvements but it will mean that it will not be able to approach the limited number of such donors that support charities like Lodge Hill for funds for many years to come. There is also difficultly in securing funds for general maintenance works, as donors generally want to see something new added to the site.

4.2 The current and future financial position of Lodge Hill

The Trustees of Lodge Hill who are also the directors of the company have a duty to all of Lodge Hill’s stakeholders to preserve the charity for the long term and manage the charity’s resources in a responsible manner.

During the early 2000’s Lodge Hill felt the effects of the recession with reduced bookings and had to use some of its reserves to survive whilst the business was restructured. Only emergency maintenance could be undertaken and reserves could not be rebuilt. During the rebuilding of the business it was important that Lodge Hill remained competitive in the market place and developed its activities to ensure it met customer demand.

Through cost savings, an increase in its customer base and the activities offered, the business has been stabilised and revenues increased to the point where it is now generating small surpluses before depreciation.

As at January 2021Lodge Hill’s audited accounts show that it has a reserve of £60,000 which is held as a continuity reserve. The sum would cover two month’s salaries

6 for permanent staff. That reserve will need to increase annually to ensure correct levels are maintained in line with staffing needs.

The Centre has been severely affected due to loss of income caused directly by the Covid pandemic. This has resulted in their reserve being halved (£124,000 in December 2017). The Centre has raised the funds from Trusts and Foundations to continue operating at a vastly reduced level to date and applications are ongoing to see us through to full operations again, hopefully by summer/autumn this year. However, this is just to keep the site operating and goes no way towards the infrastructure and capital works costs required.

The Trustees take the view that the continuity reserve should cover at least 9 months expenditure which based on last year’s accounts would be £592,911. Although with the additional proposed buildings there is a forecast improvement in the financial positon of Lodge Hill the necessary funds for required maintenance and future reserves cannot and will not be found from current trading. In addition the trustees consider that following completion of the works mentioned below that there should be a maintenance reserve of at least £150,000.

Lodge Hill is now faced with an ageing estate which together with increased wear and tear as our user numbers increase means that the trustees have identified existing and forecast infrastructure and maintenance costs that as mentioned cannot be met from income, funded from outside sources for the reasons mentioned and the charity has no reserves from which they can be funded.

A recent survey of the site shows that the following maintenance and works need to be carried out:

Estimated costs – for the 5 year period commencing in 2021 is

£1,016,950.00 A summary of maintenance and works is attached.

In addition the age of the main building and the maintenance demands of a 32 acre hill top site which will have much greater utilisation once the above building works have been completed means that the trustees should have reserves available to cover unforeseen maintenance or new regulatory requirements.

In addition, it is considered that the Trust should hold a continuity reserve for a period greater than for four months salaries for permanent staff of at least 6-8 months.

The Trustees have carefully considered all options as to how Lodge Hill can possibly generate the funds in order to carry out the necessary works and have the financial resilience going forward in order to have the capacity to manage unforeseen financial difficulties. The Trustees have identified that without an injection of funds, Lodge Hill’s ability to continue in the medium term would be problematical and that they would not be carrying out their duties if they did not take action. The charity has a valuable asset in its land holding which is fully utilised for the benefit of the charity except for an area of approximately 0.7 hectares forming a triangle on the eastern edge of the site bounded by London Road and Waltham Park Road.

The land formerly had a substantial wooden hut on it which has in the past been leased to Youth Club but the lease has now expired and the Youth Club decided not to 7 renew the lease but close and demolish the hut.

The Trustees have come to the conclusion that the only option available to Lodge Hill is to release a small parcel of land to realise the requisite funds. Lodge Hill has no use for the site, now or in the foreseeable future.

8 This parcel of land if sold for development would enable Lodge Hill to carry out the much needed infrastructure works, bring maintenance up to date, secure a more robust contingency reserve and establish a maintenance fund to support any works that could not be covered by the regular maintenance budget and in doing so secure the future of Lodge Hill.

5. Consideration by the Trustees of Lodge Hill with the aid of its advisors of the requirements for a planning application based upon an enabling development

a. It will not materially harm the heritage value of the place or its setting.

Response: The existing ageing building on the site is no longer required and is now past being of any significant use. The current emergency access for Lodge Hill will be retained in any development. The careful landscaping and design of the new development will ensure that the existing heritage value of the area will not be harmed or compromised.

b. It avoids detrimental fragmentation of the management of the place

Response: The area of land is on the eastern perimeter of Lodge Hill’s site and provided the emergency access is maintained will not give rise to any detrimental fragmentation of the management of the place

c. It will secure the long term future of the place and, where applicable, its continued use for a sympathetic purpose

Response: As set out above the Trustees of Lodge Hill are confident that the proceeds of the land for development will enable Lodge Hill to continue in its improved form once the extension works and essential maintenance repairs have been completed.

d. It is necessary to resolve problems arising from the inherent needs of the place, rather than the circumstances of the present owner, or the purchase price paid

Response: The Trustees have considered all other alternatives in order to secure the financial future of Lodge Hill arising from the needs of the business carried on by the charity but do not consider any other alternatives are available to them. It is the inherent need to maintain the facility up to modern day standards that has brought about the need to consider disposing of the parcel of land.

e. Sufficient subsidy is not available from any other source

Response: The major fund raising exercise to carry out the new works means that any opportunity for grants from such bodies will not be available for some years. In addition potential funders within Trusts and Foundations favour specific projects or services when looking to donate. We have been unable to

9 locate any potential funder who would be likely to fund these works at Lodge Hill or who would donate specifically for the purpose of building sufficient reserves.

Lodge Hill would find it very difficult to pay back any loan if a lender was available.

Lodge Hill has been in touch with West Sussex County Council, a major user of the facility, but the council is not in a position to assist Lodge Hill in any way due to their own financial constraints. The works and maintenance issues listed are not suitable for fundraising f. It is demonstrated that the amount of the enabling development is the minimum necessary to secure the future of the place, and that its form minimises harm to other public interests

Response: The area of land the subject of the application could be changed slightly without impacting upon Lodge Hill activities. As far as the trustees can tell at the present time the proceeds of the land with the benefit of residential planning permission would be sufficient to secure the future of Lodge Hill but until the type of development that will be permitted is known it is not possible to obtain an accurate figure for the proceeds of the sale of the land. West Sussex Council from whom Lodge Hill purchased the property have agreed to lift a covenant restricting the use of the land but will require a percentage of the proceeds in accordance with the sale and purchase agreement when Lodge Hill purchased the land. g. The public benefit of securing the future of the significant place through such enabling development decisively outweighs the negatives of breaching other public policies.

Response: The public benefits of having Lodge Hill as a financially stable charity are set out above. Although the development of the site for residential use may well be in breach of “other public policies” it is considered that the development of a small area of land for much needed housing where the area is no longer needed for Lodge Hill’s purposes, is well screened and has access on to a quiet country road decisively outweighs any negatives.

Matthew Wykes, Chairman Lisa May, CEO

January 2021

1

Maintenance & Development Programme - Lodge Hill 2021 - 2025

Ref. Building/Element Year 1 (2021) Year 2 (2022) Year 3 (2023) Year 4 (2024) Year 5 (2025) TOTAL Years 1 - 5 1.A Main House Building £20,000.00 £30,000.00 £50,000.00 £0.00 £20,000.00 £120,000.00 1.B The Limerick Studio £0.00 £20,000.00 £0.00 £0.00 £10,000.00 £30,000.00 1.C Toilet/Activities store £0.00 £5,000.00 £0.00 £0.00 £5,000.00 £10,000.00 1.D Garage/Workshop £0.00 £0.00 £10,000.00 £0.00 £0.00 £10,000.00 1.E Campsite- Classroom £0.00 £0.00 £30,000.00 £0.00 £0.00 £30,000.00 1.F Campsite- Cook house £0.00 £0.00 £20,000.00 £0.00 £0.00 £20,000.00 1.G Campsite- WC/Shower block 1 £0.00 £0.00 £0.00 £50,000.00 £0.00 £50,000.00 1.H Campsite- WC/Shower block 2 £0.00 £0.00 £0.00 £50,000.00 £0.00 £50,000.00 1.I Boilers £0.00 £0.00 £0.00 £40,000.00 £0.00 £40,000.00 1.J Bradbury Refurb- Floor/toilet extensions £0.00 £0.00 £100,000.00 £0.00 £0.00 £100,000.00 1.K Driveways £0.00 £45,000.00 £0.00 £0.00 £0.00 £45,000.00 1.L Roof repairs- Estimates 5 years £0.00 £10,000.00 £0.00 £10,000.00 £0.00 £20,000.00 1.M Activity additions- assault course £0.00 £0.00 £0.00 £75,000.00 £0.00 £75,000.00 1.N Existing activity repairs/renewals- Incl trail £5,000.00 £10,000.00 £5,000.00 £10,000.00 £5,000.00 £35,000.00 1.O Activity shelter and storage near climbing tower £0.00 £35,000.00 £0.00 £0.00 £0.00 £35,000.00 1.P WIFI/IT budget £5,000.00 £3,000.00 £3,000.00 £10,000.00 £3,000.00 £24,000.00 1.Q Perimeter re-fencing/hedging £0.00 £26,000.00 £0.00 £0.00 £5,000.00 £31,000.00 1.R Double glazing first floor- Main house £0.00 £0.00 £26,000.00 £0.00 £0.00 £26,000.00 1.S Additional seating- picnic around site & disabled facilities £6,000.00 £0.00 £0.00 £6,000.00 £0.00 £12,000.00 1.T Lodges refurb- internal work £0.00 £0.00 £15,000.00 £0.00 £0.00 £15,000.00 Subtotal: £36,000.00 £184,000.00 £259,000.00 £251,000.00 £481,000.00 £778,000.00 Builders Work on Service Items @ 10%: £3,600.00 £18,400.00 £25,900.00 £25,100.00 £480.00 £77,800.00 Preliminaries @ 12.5%: £4,500.00 £23,000.00 £32,375.00 £31,375.00 £6,000.00 £97,250.00 Contingency @ 5%: £1,800.00 £9,200.00 £12,950.00 £12,550.00 £200.00 £38,900.00

Allowance for Response Maintenance (to be confirmed by client - say £5,000.00) £5,000.00 £5,000.00 £5,000.00 £5,000.00 £5,000.00 £25,000.00

TOTAL: £50,900.00 £239,600.00 £335,225.00 £325,025.00 £492,680.00 £1,016,950.00 1 APPENDIX

APPENDIX 2

Explanatory Notes – Maintenance and Development Programme Lodge Hill 2020-2024

All costs gathered 2018 with estimated inflation added to the year stated

1A

These costs include general maintenance such as decoration, carpet replacements, lighting etc. and wear and tear works to all areas. Year 2022 (year 3) includes replacement bathroom fittings to all bathrooms (14 bathrooms at approx. £2,000 each).

1B

Costs are for wear and tear works and replacement heating in 2021 (year 2)

1C

Wear and tear maintenance works

1D

2022 (year 3) costs for replacement up and over doors and fittings internally

1E/1F/1G/1H

Portakabin estimates for up-front costs of replacement of current facilities on lease agreement. On-going cost to be funded from operating surplus

1I

2023 (year 4) estimated costs for replacement of all boilers/heating systems (current boilers are approx 10 years old and are not energy efficient. Parts are becoming obsolete already). Estimated costs SOWGA Ltd

1J

2022 (year 3) replacement of the Bradbury Meeting Hall floor (currently degrading due to the collapse of under screed). Estimates to extend and refurbish the current toilet facilities, including disabled toilets. Remodelling of the reception area.

1K

Extensive works to in and out drives which are crumbling and will be made worse by the heavy and large plant needed on site for the Vision works to be undertaken. Local repairs are being carried out at the end of 2018 which will give an estimated 3 year extension of life until comprehensive re-surfacing works can be undertaken. Quote given by A C Farley. 1L

Estimated repairs costs based on inspection of main house roof areas in 2018 by M.Douglas

1M

Estimate to install an Assault Course as an additional activity to encourage more diverse groups of visitors to Lodge Hill. Estimates from Assault Course Construction

1N

General wear and tear costs based on previous 3 years expenditure

1O

Estimate to improve facilities at the tower for team building activities and to accommodate climbing equipment within a controlled environment to prevent deterioration of equipment. Estimates from Garden Affairs

1P

Ongoing costs of maintaining IT to meet technical and legislative requirements. Estimated costs from Ed Lay, IT Consultant to Lodge Hill

1Q

2021 (year 2) is estimate from Nick Blunt Fencing and Architectural Plants to install new perimeter fencing/hedging to the entire site boundary. 2024 (year 5) is estimate to repair due unavoidable wear and tear.

1R

Estimated costs from Glass Tech for double glazing needed to finish the building refurbishment to the first floor as the only remaining floor without double glazed windows.

1S

Costs to replace all on site outdoor seating due to increased numbers of visitors and adding disabled access picnic tables. Estimated costs from Marmax

1T

Woodland lodges wear and tear works – flooring/decoration/kitchens and bathrooms. Also includes replacement of beds and furniture