REPRESENTATIONS on Behalf of Our Client, Charterhouse Strat

Home , Esher railway station, Reigate Heath, Wentworth Club

Planning Policy Elmbridge Borough Council Civic Centre High Street Esher Surrey KT10 9SD

By email [email protected] 5 March 2020 29360002

Dear Sir or Madam

ELMBRIDGE LOCAL PLAN REGULATION 18 CONSULTATION - REPRESENTATIONS

On behalf of our client, Charterhouse Strategic Land (CSL) and Moore Place Holdings LLP (MPH), we write in response to the consultation of the new Local Plan prepared by Elmbridge Borough Council (EBC): “Creating our vision, objectives and the direction for development management policies 2020”, under Regulation 18 of the Town and Country Planning (Local Planning) (England) Regulations 2012.

CSL and MPH are promoting the former Moore Place Golf Club, Portsmouth Road, Esher for residential development. A site location plan is included in Appendix 1. Representations have previously been submitted in relation to this site during the August – September 2019 Regulation 18 consultation which have been attached in Appendix 2.

We have reviewed the Regulation 18 draft Local Plan and respond to each main point below.

Housing Need

Under Question 1, EBC is asking for thoughts on the key issues and challenges facing Elmbridge. One of the key issues stated is:

“Providing the right types of homes to ensure housing choice to meet the needs of the community.”

CSL and MPH are of the view that this issue should acknowledge the high level of housing need within the Borough and should state that Council will seek to meet this need.

Paragraph 11(b) of the National Planning Policy Framework 2019 (NPPF) is clear when it states that “strategic policies should, as a minimum, provide for objectively assessed needs for housing and other uses, as well as any needs that cannot be met within neighbouring areas”, unless there is a strong reason for restricting

development and the impacts would significantly and demonstrably outweigh the benefits.

The Office for National Statistics (ONS) places the affordability ratio in EBC at 15.8, well above both the Surrey and national averages. EBC itself, puts the affordability ratio even higher at 18.8 (x the average income). As stated in our previous representations on the August 2019 Regulation 18 consultation, in order to try and address affordability, it is crucial that EBC meets, as a minimum, its housing need.

EBC currently assesses its housing need at 623 dwellings per annum, although it should be noted that the need should be based on the most up-to-date data, including using the 2014 based household projections, the most recent affordability ratios and using data for the 2019-2029 period.

EBC’s critical housing need is further compounded by the results of the first Housing Delivery Test published in February 2019. EBC delivered only 62% of its housing target. In an appeal decision issued in September 2019, EBC stated that it was only able to demonstrate a housing land supply of 2.75 years (see Appendix 31).

It is, therefore, critical that EBC seeks to meet its objectively assessed need in full, and this should be stated as the key issue to address in EBC’s Local Plan. The Moore Place Golf Club is an appropriate site that can be developed on to help EBC meet its housing need and should be recognised as such within the emerging Local Plan.

Specialist Housing Need

In addition, EBC should also recognise specialist housing need as a key issue within the Borough. The Planning Practice Guidance (PPG) identifies that the need to provide housing for older people is critical, and an understanding of how the ageing population affects housing needs should be considered in the early stages of plan-making (paragraph reference ID: 63-001-20190626).

The PPG further highlights that Local Planning Authorities should set clear policies to address the housing needs of groups with particular needs, including older people (paragraph reference ID: 63-006-20190626).

The current wording states that EBC will seek to meet the housing needs of ‘the community’. This statement needs to be finessed because different groups in the community can have different housing needs. It is fundamental that EBC acknowledge that the range of homes will need to include specialist housing and should highlight this through its own separate policy within the Regulation 19 version of the emerging Local Plan.

Other Policies

It is important that EBC ensures that all policies are in compliance with the

1 Appeal Ref: APP/K3605/W/19/3226776 3 New Road, Esher KT10 9PG

guidance set out in the NPPF. In particular, the Plan should have regard to policy wording which incorporates flexibility and allows for viability to be assessed. This will enable the Plan to deliver development, including housing, which is so desperately needed in the Borough.

Moore Place Golf Club

Moore Place extends to approximately 13 hectares and is located along the A307 (Portsmouth Road) between the main settlement of Esher and the adjacent neighbourhood of West End. The site fronts Portsmouth Road and was a short nine-hole golf course with a small practice area, a small clubhouse and car parking, linked to the adjacent care home.

CSL’s vision for Moore Place is to provide 300 new high-quality and sustainable homes, together with assisted living accommodation to the north of the site. The scheme can also provide accessible public open space for the wider community.

Moore Place Golf Club does not meet the purposes of including land in the Green Belt – as confirmed by EBC’s emerging Local Plan evidence base – and is in a sustainable location for development (as explained in our previous representations provided at Appendix 2). The recent closure of the golf course at Moore Place follows a number of years of unprofitability and was unable to sustain further losses. Evidence in the form of a Golf Need and Viability Assessment prepared by WYG on behalf of CSL and MPH clearly demonstrates there was no over ridding need to retain the golf course given the quantity, quality, access and availability of course in the local area. Further, this evidence clearly demonstrates that the course was not viable in the long-term with no alternative golf offer likely to be viable given the existing market supply covering all bases. Accordingly, since the closure of Moore Place Golf Course there has been no impact on the provision or accessibility of courses to local residents.

The site can contribute 300 high quality residential dwellings to help meet to EBC’s critical housing need, as well as delivering assisted living dwellings for the elderly. Providing specialist accommodation can help increase the supply of family housing as older residents move out of larger properties that are no longer suitable for them. The allocation of Moore Place will help to ensure that EBC can deliver their housing targets.

We request that Moore Place is allocated within the emerging Local Plan for residential development as the Plan progresses through to the Regulation 19 stage.

We trust our representations will be taken into account in preparing the next version of the Local Plan. CSL are keen to engage with EBC and wish to continue to be involved in further consultations on the Local Plan process moving forward.

Yours faithfully

Sean McGrath

Enc: Appendix 1 – Site Location Plan Appendix 2 – Previous representations on the Regulation 18 Local Plan consultation (between August and September 2019) Appendix 3 – 3 New Road, Esher KT10 9PG Appeal decision (Appeal ref. APP/K3605/W/19/3226776) cc: Mr O Taylor - CSL

Appendix 1

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Planning Policy Elmbridge Borough Council Civic Centre High Street Esher Surrey KT10 9SD

By email [email protected] 30 September 2019 let.001.SM.AW.29360002

Dear Sir or Madam

ELMBRIDGE LOCAL PLAN REGULATION 18 OPTIONS CONSULTATION

MOORE PLACE GOLF CLUB, ESHER (PART OF GREEN BELT BOUNDARY REVIEW (DECEMBER 2018) REF. RSA-50)

We write, on behalf of our client, Charterhouse Strategic Land Ltd, in response to the consultation of the new Local Plan for Elmbridge Borough Council (EBC) under Regulation 18 of the Town and Country Planning (Local Planning) (England) Regulations 2012.

Charterhouse Strategic Land Ltd are promoting land at Moore Place Golf Club, Portsmouth Road, Esher for residential development. A site location plan is included in Appendix 1.

Assessment of options

The Regulation 18 options consultation document sets out five strategic options for residential development in EBC in the next plan period. The first three options formed part of the EBC’s previous regulation 18 consultation in 2016 with a two further growth options added for this round of consultation. In the 2016 consultation, EBC stated that its preferred option was option two. However, the Leader’s Forward to the latest consltation makes clear that EBC does not have a preferred option at this stage.

The housing requirement for EBC is 623 dwellings per annum (dpa) which equates to 9,345 dwellings across the plan period. EBC acknowledges that it cannot ask its neighbouring authorities to help in meeting any shortfall as these authorities are also struggling to meet their own needs. EBC’s affordability ratio is 18.8, meaning that the average house price is 18.8 times the average annual salary. On average, only 282 homes are built each year in EBC, making the need for a greater supply of homes within the local area extremely acute.

It is clear that despite EBC constraints, EBC needs to boost the supply of housing not only to help meet the Government’s policy ambition to deliver 300,000 homes per year, but also to help address the historic undersupply and critical affordability

levels in EBC. To highlight the critical affordability issue Charterhouse commissioned Tetlow King Planning to prepare an Affordable Housing Statement. This statement confirms:

1. There is a need for 332 net affordable homes per annum between 2015 and 2035;

2. Over the 12 year period that EBC hold detailed records for affordable housing delivery, only 784 affordable homes have been delivered, equivalent to an average of just 65 per annum.

3. The affordable housing stock levels are now lower than they were in 1981 because of the devastating impact on social housing stock that Right to Buy has had.

4. Since the base period of the Strategic Housing Market Assessment in 2015, EBC has failed to meet identified affordable housing need every single year resulting in a shortfall in delivery of some 1,073 affordable homes against an objectively assessed need for 1,328 over the same period.

5. EBC’s Housing Register now stands at 2,017 households, a 35% increase since the start of the Plan period. Some 76% of these households have identified a need for an affordable home in Esher.

6. If average affordable housing delivery rates were to continue, it would take an astonishing 31 years to house everyone on the Housing Register, unrealistically assuming there would be no new registrations during this period.

7. The average house price to income ratio stands at 18.8 in Elmbridge, meaning an average earner would need almost 19 times their annual salary to purchase an average priced home.

8. The situation is not much better for those on lower incomes with the lower quartile house price to income ratio now 15.29, meaning that the lowest earners in EBC would need more than 15 times their annual income to purchase a home at the lower end of the market.

9. Both lower quartile and average private market rents in EBC have far outstripped the rate of increase in Surrey, the South East and England, increasing by 32% and 38% respectively since the start of the Plan period in Elmbridge.

10. Given these statistics it is perhaps unsurprising that homelessness has increased by 255% since the start of the Plan period, compared to a 13% nationally over the same period.

11. The average price paid for a house in Esher over the past 12 months was £933,883. Over the past five years the average was £905,746.

Accordingly, there is a wide range of evidence which points to the fact that EBC is in the midst of an acute affordable housing crises. We therefore submit that EBC

should be doing everything in its power to address this, including allocating sites in sustainable locations capable of helping to deliver a significant boost in the delivery of affordable homes in EBC.

We set out our comments on the five options below.

Option 1 – intensify urban area.

The first option looks to deliver 9,345 homes within the urban area by increasing densities to 85dph. Whilst this meets the housing requirement for EBC, the increase of densities to more than twice the current density average will represent a significant and harmful change in the character of the local area. This strategy will also lead to more tall buildings in EBC where building heights are generally low-rise.

This approach would result in the relocation of some allotments and playing fields to the Green Belt which would likely result in a decrease in accessibility and a loss of open space in the urban area. Further, this option assumes that all potential sites would be developed to their maximum potential and does not factor in contamination and any other issues or costs associated with development on brownfield sites which may impact on the viability of sites and reduce housing numbers. The strategy could easily result in the Plan quickly becoming out-of-date and failing to deliver the much- needed housing EBC needs.

Accordingly, we do not considered that this approach appropriate or justified and it does not represent a reasonable or realistic option for meeting EBC’s objectively assessed housing need.

Option 2 – optimise urban area and three areas of Green Belt release.

The second option would deliver 6,800 homes within the urban area and within three Key Strategic Areas. This option will fail to meet the housing requirement for EBC by more than 27% and is not in compliance with the NPPF, the Planning Practice Guidance (PPG) and the Government’s overarching ambition to build 300,000 homes a year.

EBC’s neighbouring authorities have made it clear that they will be unable to accommodate on any of EBC’s unmet need. As a result, this need will not be met anywhere within EBC’s Housing Market Area which is contrary to national policy and is not a justified spatial strategy.

This option assumes that all potential sites would be developed to their maximum potential and does not factor in contamination and any other issues or costs which may impact on the viability of sites and reduce housing numbers. The strategy could easily result in the Plan quickly becoming out-of-date and failing to deliver the housing EBC needs.

For these reasons this approach is not appropriate or justified and does not represent a reasonable or realistic option for meeting housing need.

Option 3 – optimise the urban area and large Green Belt release.

The third option looks to deliver 16,300 homes in the urban area and release 618 hectares of land from the Green Belt. This will involve a release of approximately 11% of land from the Green Belt but, will meet and significantly exceed the housing requirement. The delivery of this target will go a significant way to helping meet the housing needs of neighbouring LPAs which are all struggling to meet their own housing requirements within their district.

This approach represents positive plan-making by looking to meet and exceed the housing target within the Plan period. This will help address the critical affordability levels in EBC and with the historic undersupply. This option also ensures the deliverability of the housing target. We therefore support this spatial option.

Option 4 – optimise urban area.

The fourth option would deliver 5,300 homes by optimising density in urban areas, but not at the same level of density proposed as the first option. This option would fail to meet the housing need by 43% and as such is not in compliance the NPPF, the PPG and the Government’s overarching ambition to build 300,000 homes a year.

As set out in respect of the second option, neighbouring authorities have made it clear that they will be unable to take on any of EBC’s unmet need. As a result, this need will not be met anywhere with EBC’s Housing Market Area which is contrary to national policy and is not a justified spatial strategy.

Further, as with the second option, this option assumes that all potential sites would be developed to their maximum potential and does not factor in contamination and any other issues or costs which may impact on the viability of sites and reduce housing numbers. The strategy could easily result in the Plan quickly becoming out- of-date and fail to deliver EBC needs.

For these reasons, this approach is not appropriate or justified and does not represent a reasonable or realistic option for meeting housing need. This option does not constitute positive plan-making. Delivering such a low target also has the potential to worsen affordability levels and does not address the historic undersupply of EBC.

Option 5 – optimise urban area and small areas of Green Belt release.

The fifth option seeks to deliver 9,400 homes across the urban area and removes 338 hectares of land from the Green Belt. This will involve the release of approximately 6% of land from the Green Belt, but will meet the housing requirement and be in compliance with national policy.

It is essential that EBC meets its housing requirement and applies a positive approach to plan-making in order to address historic undersupply and the acute affordability levels in EBC.

This spatial option releases Green Belt sites which have been considered in the

Green Belt Boundary Review (2019), including the Key Strategic Areas, other weakly performing Local Areas and the sub-division of parcels that are not considered necessary for the Green Belt to function properly. Sites such as Moore Place Golf Club (references SA-50 and RSA-30) which perform weakly against purposes of the Green Belt, have the capacity to deliver homes sustainably and preserve the long- term function and integrity of the Green Belt.

Development would be evenly spread across EBC and this approach protects the urban area from significant change in character. This option will enable the new Green Belt boundaries to function properly and be clearly defined, in compliance with paragraph 139 (f) of the NPPF. This option also scores well in the accompanying Sustainability Appraisal against the 16 defined objectives.

We strongly support Option 5 as the preferred spatial option for the emerging Local Plan. This option allows for housing growth whilst protecting EBC’s urban character and it releases areas of the Green Belt which perform weakly against the purposes. This option also ensures the deliverability of the housing target. It represents the most reasonable and realistic spatial strategy.

In order to support Option 5, EBC should publish a document setting out the exceptional circumstances for the release of land from the Green Belt.

Conclusions of options

In light of the above, we support option 3 and strongly support option 5 of the Regulation 18 consultation as we consider that these options will allow for flexibility during the plan period, but also release land from the Green Belt and allocate brownfield sites to help meet the housing needs for EBC within the plan period.

The merits or otherwise of releasing Moore Place Golf Course for residential development

The site

Moore Place Golf Club extends to approximately 13 hectares and is located along the A307 (Portsmouth Road) between the main settlement of Esher and the adjacent neighbourhood of West End. The site fronts Portsmouth Road and until recently comprised a short nine-hole golf course with a small practice area, a small pavilion style clubhouse and car parking, linked to the adjacent care home.

Mature vegetation screens the site along all boundaries with the densest vegetation at the rear of the site along the north and western edges. The site is characterised by a gentle undulating, landscaped topography.

A well-lit public footpath links the site to the District Centre of Esher. Esher is recognised as a having a growing importance in EBC economically, providing high quality office space to local and large businesses.

Esher has good education facilities with both state-run and independent primary and secondary schools. The main convenience store (Waitrose) is located within a five-

minute walk from the middle of the site with a post office, several banks, pharmacies and a GP surgery a short distance away along Portsmouth Road. A large range of restaurants, coffee shops and shops are located along the High Street. Sandown Park Racecourse is located immediately to the north of Esher, less than a 20-minute walk from the site.

Esher railway station is located approximately a 25-minute walk from the site which provides regular services to London Waterloo and Woking. Bus stops are located along the site’s frontage onto Portsmouth Road with services to larger town centres such as Kingston and Guildford.

The site has a semi-urban feel due to the presence of residential development on all sides and the close proximity of Esher town centre. This makes it a sustainable location for residential development.

Current use

The site until recently was in use as a short nine-hole golf course which operated primarily as a ‘pay-and-play’ facility as opposed to a membership-only club. The Club has been in financial difficulty for a number of years and is unviable. The constraints of the site mean that there is no realistic prospect of the course being modified to make it viable. The decision by the owner to close the course was, therefore, taken. This decision was not made lightly but when having regard to the Golf Needs and Viability Assessment (GNVA) prepared on behalf of our client by WYG (see Appendix 2), it became clear that there was no over ridding need to the course open given the quantity, quality, access and availability of better courses in the local area.

The purpose of the GNVA was to explore the need for golfing facilities in the area and assess whether the Club was deemed to be surplus to requirements. The report also included a viability assessment that was undertaken to establish the future sustainability of continuing to provide a golf course on the site.

When assessing the need for a sports facility such as a golf course, the following four factors are to be considered: quantity; quality; accessibility; and availability. The following sections summarise the findings of the assessment.

Quantity

The assessment shows that there is a good level of provision of golf courses in the area when compared against the regional and national average. Within a 10 or 20- minute drive-time catchment of the Club there are over 50 standard courses and 17 driving ranges demonstrating that the provision of golf courses is very high and will remain high if Moore Place Golf Club were to be closed. The assessment states that:

“In terms of overall supply, there is no persuasive argument to retain the Moore Place course, given the number of alternative facilities nearby. There are a number of similar facilities nearby offering pay and play on a short, easy to access course, which

might be able to absorb any usage displaced from Moore Place. These courses are within the 20-minute catchment of Moore Place, and may well therefore offer alternative venues if Moore Place were to close. They are relatively informal, learning facilities available to all at a reasonable cost, with a full range of playing, teaching and social opportunities. Suitable for the beginner and occasional golfer, very much the same market as Moore Place.”

Quality

The assessment states that whilst the reviews of Moore Place are generally good and the course appears well regarded, it is evident that there is nothing outstanding about the quality aspects of the course which would draw players to the club over other facilities. Further, there are numerous other courses within the catchment area that are comparable with the facilities that Moore Place offer, with many nearby courses offering better facilities.

Accessibility

There are 51 standard courses, three par-three courses and 17 driving ranges within the 20-minute catchment of the Moore Place course. The assessment demonstrates that the whole population of EBC can access a golf facility within a 20-minute drive and there are no areas that are not accessible. The loss of Moore Place Golf Club would not negatively impact this level of accessibility.

Availability

The assessment highlights that there has been a decline of membership numbers across all courses located in EBC. Moore Place is only operating at 17% of the potential membership benchmark. The most recent membership totals from other local affiliated clubs demonstrates a drop off in membership and a declining trend over the past four years. This is a strong indication of spare capacity/availability for new members. There is clearly significant spare capacity at local clubs and there is no lack of availability for traditional 9-hole golf for Moore Place members and users to access.

In short, there is a high level of availability in the market and capacity to absorb Moore Place users and members if the course was to close, meaning that the impact of closure on golf participation would be very limited. Indeed, the users of Moore Place were to use alternative courses, it would increase the viability of alternative facilities.

Viability

As demonstrated in the accompanying assessment, Moore Place Golf Club in its current physical configuration and is not financially viable on a stand-alone basis. It is only able to stay afloat with the substantial financial support of its parent undertaking, Moore Place Holdings.

Green Belt Assessment

The Green Belt assessment undertaken by EBC to identify weaker areas that can be removed from the Green Belt assesses parcels against three of the five purposes set out in paragraph 134 of the National Planning Policy Framework (NPPF) (February 2019). Parcels are assessed against the following purposes:

• Purpose 1 – to check the unrestricted sprawl of large built-up areas.

• Purpose 2 – to prevent neighbouring towns merging into one another.

• Purpose 3 – to assist in safeguarding the countryside from encroachment.

The Green Belt assessment does not evaluate parcels in relation to the fourth and fifth purposes, these being: to preserve the setting and special character of historic towns; and to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

In the Green Belt Boundary Review – Supplementary Work undertaken in December 2018, Moore Place Golf Course is assessed under sub-area parcel SA-50 (see Appendix 3 for a map of the parcel). The parcel is assessed as playing a minimal role with respect to the Green Belt Local Area and to the wider strategic Green Belt. The parcel scored zero against the first and second purposes of the Green Belt meaning the parcel makes little or no contribution to meeting these purposes. The sub-area was assessed as performing weakly against the third purpose.

The parcel was recommended for further consideration for release from the Green Belt in its entirety as RSA-30. The assessment of parcel RSA-30 notes that the site is not at the edge of a distinct, large built-up area and makes no contribution to the separation of the settlement of Esher with other neighbouring settlements. Parcel RSA-30 is enclosed by Esher on three sides and its removal from the Green Belt is unlikely to harm the integrity of the wider strategic Green Belt.

Indeed, the removal of parcel RSA-30 from the Green Belt would result in the creation of stronger boundary definitions by virtue of the outer boundary of the sub- area comprising the edge of dense woodland which is readily recognisable and likely to be permanent. This is in compliance with paragraph 139 criteria (e) and (f) of the NPPF which requires councils to demonstrate that Green Belt boundaries will not need to be altered at the end of the plan period and should be likely to be permanent.

The Green Belt – Overview Paper (June 2019) confirms that sub-area SA-50 performs weakly in relation to the Green Belt and that there is PDL on the site (in the form of the golf club, a retirement home and a few residential properties). The site is assessed as having a ‘fair’ accessibility score and was recommended for release.

The emerging redevelopment proposals

As part of our representations, we have prepared a Vision Document, prepared by Mosaic which provides an overview of what can be delivered on site (see Appendix

4). The Vision Document propose approximately 300 new high-quality and sustainable homes at Moore Place Golf Club, with assisted living homes to the north of the site whilst also providing public open space for the residents as well as the surrounding area. To evidence the need for housing for the elderly population Charterhouse commissioned Contact Consulting to prepare a Social Need Report. A copy of this report can be found at Appendix 5.

Conclusions

EBC needs to deliver significant numbers of housing within the Plan period. EBC have set out a number of options to address the lack of supply of housing. We have reviewed EBC’s options and support Options 3 and 5 as they are the only options which seek to meet and exceed the housing target that is required to meeting the demand for housing for EBC over the Plan period.

Both Option 3 and 5 would require the release of sites from the Green Belt and EBC will need to demonstrate exceptional circumstances. EBC has recognised that there are exceptional circumstances that justify their release from the Green Belt. This recognition needs to be formalised in an “exceptional circumstances” document.

Moore Place Golf Club does not meet the purposes of including land in the Green Belt and is in a sustainable location for development. The Club is unviable, surplus to requirements, and there are plenty of alternative golf courses nearby. The loss of the Club would have no impact on the provision or accessibility of courses to local residents.

The Club is in financial difficulty and there are no viable options to reconfigure the site to make it profitable. The site can, therefore, contribute 300 high quality residential dwellings to EBC’s housing need, as well as delivering assisted living dwellings for the elderly. A Vision Document has been prepared in support of our representations to remove Moore Place Golf Club from the Green Belt.

The allocation of the site would also provide a significant amount of public open space which can be accessed by the residents of the site and the surrounding area.

We strongly urge EBC to adopt option 5 (or option 3) to make the Local Plan sound to ensure that EBC can deliver much needed housing within the plan period.

Yours faithfully

Sean McGrath

Enc: Appendices cc: Mr O. Taylor - Charterhouse Strategic Land Ltd

Appendix 1

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.000000 .000000 .000000 .000000 .000000 .000000 .000000 Appendix 2 Golf Needs and Viability Assessment

Moore Place Golf Club Golf Needs and Viability Assessment

September 2019 Prepared on behalf of Charterhouse Strategic Land & Moore Place Holdings LLP By WYG Environment Planning Transport Limited and Smith Leisure

Quay West at MediaCityUK, Trafford Wharf Road, Trafford Park, Manchester, M17 1HH Tel: +44 (0)161 872 3223 Fax: +44 (0)161 872 3193 Email: Website: www.wyg.com

WYG Environment Planning Transport Limited. Registered in England & Wales Number: 03050297 Registered Office: Arndale Court, Otley Road, Headingley, Leeds, LS6 2UJ

1 www.wyg.com creative minds safe hands

Golf Needs and Viability Assessment

Introduction

Moore Place Golf Club occupies a site of around 30 acres and is located on the south western edge of Esher town centre, within the Green Belt.

The Club was founded in 1926 and includes a short 9-hole course with a small practice area, a small pavilion style clubhouse and car parking linked to the adjacent care home. The 9-hole course is set within a mature parkland landscape and has a length of 2,210 yards from the white tees. There are six par 4s and three par 3s, so no par 5s. The 18-hole length (by playing the 9-hole course twice) is therefore 4,420 yards with a par of 66 and a standard scratch score of 62.

Elmbridge Borough Council granted planning consent for the clubhouse in 2009 (ref 1401) and it opened for use in 2016 (via a further planning consent: ref 2012/3266). It replaced the previous clubhouse, which was demolished. According to the design and access statement, the floor area of the new clubhouse was 85.25 m2 plus a covered veranda extending to 31 m2. It is a single storey timber building, and the accommodation inside includes a small reception/golf shop with seating area plus male and female toilets.

The course has always catered for the ‘open to all’ public golf sector (as opposed to predominantly membership-based golf clubs). It is therefore more suited to beginners and occasional golfers rather than avid players. Moore Place only has a small membership and has been operating at a loss for a number of years.

Given the issues with the course Charterhouse Strategic Land (Charterhouse), in partnership with Moore Place Holdings LLP (MPH), is seeking to promote the site for development through the emerging Elmbridge Local Plan. To inform the site’s promotion Charterhouse has sought to commission this needs assessment and viability report looking at the existing level of golf course provision, its quality benchmarked against the alternative supply, and long-term sustainability, to understand whether Moore Place can be deemed surplus to requirements.

Charterhouse & MPH are keen to understand whether the site is a viable or sustainable option as a golf course going forward. Before bringing forward any plans for the site, it is acknowledged that there needs to be a detailed assessment of the quantitative and qualitative supply of golf courses in the area, with a view to understanding local needs and whether the loss of the use of the site for golf could be justified and in turn, if a golf course would be viable.

Purpose of the Report

To support the decision wyg were approached by Charterhouse in June 2019 to undertake a needs and viability assessment for golf. The key tasks were two-fold, as follows:

• A Sports Needs Assessment (SNA) demonstrating the need for golf in the area and whether or not the 9-hole course is required in the future or surplus to requirements;

• A viability assessment on the future sustainability of providing a golf course on the site.

Cleary the two issues are connected but also have some distinct elements, which are set out in the relevant sections of this report.

2 www.wyg.com creative minds safe hands

Golf Needs and Viability Assessment

Our Credentials wyg sports planning was formed following the acquisition of Neil Allen Associates (naa) in May 2018. naa was a specialist sports consultancy, formed in March 2007, which worked extensively with local authorities, Sport England, governing bodies of sport, education establishments and with private sector partners to deliver strategic planning solutions for sport. naa was the only sports consultancy to have been accepted by Sport England on its ‘Strategic Planning Framework’ across all four sports lots; strategic planning, needs assessments, playing pitch strategies and sport specific strategies, reflecting the status of naa as one of the leading deliverers of strategic sport and leisure planning consultancy. For several years naa worked alongside Sport England, adding capacity to the organisation and supporting local authorities with all forms of strategic planning for sport.

The former naa team has now all moved to wyg and the skills, experience and track record are therefore now part of the wyg multi-disciplinary offer. wyg (as naa) have completed numerous golf studies. The Bracknell Golf Study in 2012, where wyg appeared at the Public Inquiry. Central Bedfordshire Golf Study in 2015. wyg also completed a study on behalf of Morris and Persimmon Homes, making the case for the disposal of Standish Golf Course in Wigan. Both studies involved consultation with Sport England, who accepted the approach adopted in terms of the supply and demand for golf. wyg have completed further golf assessments including; a 9-hole courses at Reasheath College in Nantwich, Ferrybridge Power Station in Wakefield, Ingol Golf Course in Preston, Tea-Green Golf Centre in Hertfordshire, Windmill Golf Centre in Coventry, Channels Golf Course in Chelmsford, Leigh Golf Course in Warrington, Eccleston Park in St Helens, Fishwick Golf Course in Preston and Horwich Golf Course in Bolton, variously making the case for retention and development or closure.

Smith Leisure was formed by Mark Smith in 2004. Mark has over 25 years of experience in dealing with virtually nothing else but golf related properties and their associated businesses within the UK. Smith Leisure has created a niche position within its marketplace choosing to focus its business activities on very specific areas within the UK golf market. The aim of Smith Leisure is to provide market leading advice backed up with practical experience in very specific areas within the golf market. Mark is now acknowledged as a leading authority on golf finance and business. wyg led on the need’s assessment work, whilst Smith Leisure undertook the viability report. The two strands of work have been developed jointly to form an overall view, as set out in this report.

Planning Policy Context

The needs assessment has been produced in line with the National Planning Policy Guidance (NPPF), which requires that:

‘………planning policies are based upon robust and up-to-date assessments of needs for open space, sport and recreation facilities and opportunities for new provision.

Furthermore Paragraph 97 states that existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless:

• an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or • the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or • the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss.

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Golf Needs and Viability Assessment

Sport England published two new guidance documents in 2013 for how NPPF compliant needs assessment work should be undertaken; The Assessing Needs and Opportunities Guide (ANOG), The Playing Pitch Strategy methodology (PPS). Essentially these form the new ‘how to do’ needs assessments for indoor / outdoor sport and pitch sports in England and represent Sport England’s response to the NPPF. The ANOG methodology is used to assess the need for outdoor / indoor / built facility provision (not including pitch sports) and has therefore been used for this assessment.

Elmbridge Council do not appear to have an updated Playing Pitch Strategy (PPS). As part of the Local Plan Evidence Base there is a study dated April 2013, titled Playing Pitch Needs Assessment Study. A 2017 update is variously muted, but this does not appear as part of the Local Plan evidence. There is also an Elmbridge Open Space and Recreation Assessment dated October 2014. Both these would now be considered to be out of date and neither tackle the issue of golf within their scope.

In the absence of any local up-to-date local policy for golf in Elmbridge, a local assessment such as this, carried out robustly and using nationally recognized methodologies should carry weight in any planning policy consideration.

Golf does not operate on the basis of Council boundaries. The primary catchment area for a golf course is a 20-minute drive time. Normally over half of a-clubs regular golfers live within this drive time. In undertaking an analysis of need it is therefore far more relevant to consider catchment areas as opposed to local authority boundaries.

Sport England has a statutory responsibility for planning applications involving sports provision. The golf needs assessment therefore adopts an appropriate approach, considers supply and demand, consultation and utilises Sport England planning tools in arriving at the assessment.

Sport England would only consider the loss of the golf course (without replacement) to be justified if it could be satisfactorily demonstrated that the facility is ‘surplus to requirements’ based on a thorough local assessment. Without this, the Local Plan allocation could be considered to be contrary to NPPF guidance paragraph 97.

Assessing Needs and Opportunities Guide (ANOG)

Assessing Needs and Opportunities Guide (ANOG) has been developed by Sport England and sets out an approach to undertaking needs assessment for sport and recreation facilities, in order to be compliant with the NPPF. The approach adopted to develop this needs assessment has utilized the broad process set out in the ANOG guide, as illustrated in the diagram below. It is therefore planning policy compliant.

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Golf Needs and Viability Assessment

A Needs Assessment using the ANOG framework is required to consider whether the course fulfills a role in the catchment in line with needs. This should comprise the following elements:

• Quantity – what facilities and how many there are in the area. It is necessary to look at different catchments to challenge this and assess the quantity in a more segmented way e.g. ratio of ‘pay and play’ courses as opposed to all courses.

• Quality – how good they are. Accreditation by England Golf will help the quality argument, but it may also be necessary to provide some further external validation. In terms of this assessment, it is necessary to look at quality from a wider perspective and argue the case around courses being ‘fit for purpose’ in meeting the strategic need for golf in the area.

• Accessibility – where they are located. This will include catchment areas and demonstrate whether there are sufficient courses in the area.

• Availability – how available they are - e.g. whether is any spare capacity in the surrounding courses, in terms of traditional 9/18-hole golf or for those looking to start and take-up the game.

The first element of ANOG seeks to tailor the approach to reflect the geographical and sporting nature of the local area. In this context, as set out the assessment looks at catchment areas around Moore Place as opposed to Council boundaries.

ANOG also stresses the need to consider strategic issues. The work has therefore also considered the strategic context, what are the trends in golf? Golf participation profile across the area, looked at supply and demand of golf facilities in terms of quantity, quality, access and availability and utilised Sport England planning tools to develop the needs and evidence base and subsequent conclusions.

This report therefore sets out a needs assessment for golf in line with the NPPF, to support, or not, the need for a golf course and in-turn inform the viability assessment. The analysis concludes by looking at both need and viability, to inform the future use and planning for the site.

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Golf Needs and Viability Assessment

This report does not look at wider Green Belt or open space / amenity issues. These are dealt with in other supporting evidence. This report concerns itself solely with the issue of sporting (golf) need and viability in line with paragraph 97 of the NPPF.

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Golf Needs and Viability Assessment

Needs Assessment

Context

Moore Place Golf Course (info taken from club website) was opened in 1926 by Harry Vardon, the six times Open Champion and apart from some holes being lengthened, the course has changed little today. The parkland course comprises 9 holes, and from the White Tees, measures 2,103 yards/ 4,206 yards for 18 holes (par 66 – sss 62). It is an undulating course with mature trees, one of the more established 9-hole courses in Surrey, suitable for players of all abilities, beginners and experienced players alike.

Moore Place has a small membership. The joining fee is £50 (waived for juniors under 16) and membership is currently £50 per year. The 7-day season ticket is £625, offering unlimited golf all year- round Green fees are £12 for 9 holes, £17 for 18 holes Monday – Friday The membership year runs from April and the club is affiliated to the English Golf Union.

A new clubhouse was opened in 2016, which also incorporates the pro shop. The new location also gives views overlooking the course from the veranda.

The counties of Berkshire and Surrey accommodate the UK’s largest concentration of heathland golf courses. Between 1890 and 1910, as the game of golf rapidly developed throughout Britain and Ireland, land was eagerly sought for the creation of many new golf courses. The fast draining undulating open heathland found in the area was ideal terrain for the creation of new courses to serve the local area and in particular the needs of London, and some of the most famous courses were established in these years. More recently in response to the demand for golf expressed by the R&A in 1989, new courses have been developed. It is against this background that the needs assessment is undertaken.

SUPPLY

Sport England Active Places Power (APP) allows an assessment of relative provision/supply to be undertaken. A check has been made of the courses on the APP database and no further courses have been identified. However, some details have changed as the result of the audit as part of the study, and these are addressed in the review of individual courses below.

QUANTITY

The following golf facilities are identified in APP within a 20-minute driving catchment of Moore Place GC. The description of access type is considered inconsistent (in line with all golf data in APP), as some courses are described as pay and play when they are clearly members’ courses where visitors are permitted/encouraged on payment of a green fee. A more accurate description of accessibility to courses is set out below, based on additional information on local courses, but the APP categorisation has to be used if a comparison with provision in other wider areas is to be undertaken (see below). Most information below has been updated in the last 9 months.

Standard Golf Courses

There are 51 standard courses within the 20-minute driving catchment of Moore Place GC (including Moore Place itself), which is normally accepted as a reasonable time that golfers will travel to play. These comprise 792 holes. 37 of these are 18-hole courses, the remainder being smaller 9-hole facilities. Within the more local 10-minute catchment, there are 8 standard courses, 5 of which are 18 holes, with 117 holes in total.

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Golf Needs and Viability Assessment

Range Length Ownership/ Year Local Site Name mins Holes m Access management Built Authority Sports Club/ MOORE PLACE GOLF CLUB 0-2.5 9 1922.98 Pay and Play commercial 1926 Elmbridge SANDOWN PARK GOLF CENTRE 0-2.5 9 2625.24 Pay and Play Commercial 1977 Elmbridge HERSHAM GOLF CLUB 2.5-5 18 4892.04 Pay and Play Commercial 1996 Elmbridge Local THAMES DITTON & ESHER Authority/ GOLF CLUB 2.5-5 9 2377.44 Pay and Play sports club 1892 Elmbridge BURHILL GOLF CLUB 5-10 18 5924.4 Pay and Play Commercial 1907 Elmbridge SILVERMERE GOLF COMPLEX 5-10 18 5857.65 Pay and Play Commercial 1976 Elmbridge SURBITON GOLF CLUB 5-10 18 5537.61 Pay and Play Sports Club 1895 Elmbridge Registered BURHILL GOLF CLUB 5-10 18 6032.3 Membership use Commercial 2001 Elmbridge Commercial/sp ABBEY MOOR GOLF CLUB 10-15 9 2286 Pay and Play orts club 1991 Runnymede COOMBE WOOD GOLF Kingston upon CLUB 10-15 18 4832.6 Pay and Play Sports Club 1904 Thames DRIFT GOLF CLUB 10-15 18 5875.02 Pay and Play Commercial 1975 Guildford Richmond FULWELL GOLF CLUB 10-15 18 5911.6 Pay and Play Sports Club 1904 upon Thames HORTON PARK GOLF AND Epsom and COUNTRY CLUB 10-15 9 2476.2 Pay and Play Commercial 2005 Ewell HORTON PARK GOLF AND Epsom and COUNTRY CLUB 10-15 18 5495.54 Pay and Play Commercial 1984 Ewell LEATHERHEAD GOLF CLUB 10-15 18 5669.28 Pay and Play Commercial 1903 Mole Valley Local Authority/ Kingston upon MALDEN GOLF CLUB 10-15 18 5726.89 Pay and Play commercial 1926 Thames Local STRAWBERRY HILL GOLF Authority/ Richmond CLUB 10-15 9 2144.27 Pay and Play sports club 1900 upon Thames SUNBURY GOLF CENTRE 10-15 9 2234.79 Pay and Play Commercial 1994 Spelthorne SUNBURY GOLF CENTRE 10-15 18 4711.9 Pay and Play Commercial 1994 Spelthorne DAVID LLOYD CLUB Registered Richmond (HAMPTON) 10-15 9 2549.35 Membership use Commercial 1977 upon Thames HAMPTON COURT PALACE Registered Richmond GOLF CLUB 10-15 18 5760.72 Membership use Commercial 1895 upon Thames Registered WISLEY GOLF CLUB PLC 10-15 9 3095.24 Membership use Commercial 1991 Woking Registered WISLEY GOLF CLUB PLC 10-15 9 3175.71 Membership use Commercial 1991 Woking Registered WISLEY GOLF CLUB PLC 10-15 9 3140.96 Membership use Commercial 1991 Woking Sports Club / ST GEORGES HILL GOLF Community CLUB 10-15 9 2935.22 Association Sports Club 1913 Elmbridge Sports Club / ST GEORGES HILL GOLF Community CLUB 10-15 18 5967.37 Association Sports Club 1913 Elmbridge BANSTEAD DOWNS GOLF CLUB 15-20 18 6492.24 Pay and Play Sports Club 1890 Sutton Epsom and EPSOM GOLF CLUB 15-20 18 5285.23 Pay and Play Sports Club 1889 Ewell FOXHILLS 15-20 18 6190.49 Pay and Play Commercial 1985 Runnymede FOXHILLS 15-20 18 5900.62 Pay and Play Commercial 1985 Runnymede

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Golf Needs and Viability Assessment

Range Length Ownership/ Year Local Site Name mins Holes m Access management Built Authority HOEBRIDGE GOLF CENTRE 15-20 9 2097.63 Pay and Play Commercial 1982 Woking HOEBRIDGE GOLF CENTRE 15-20 18 5976.52 Pay and Play Commercial 1981 Woking PYRFORD GOLF CLUB 15-20 18 5799.12 Pay and Play Commercial 1993 Woking Richmond RICHMOND GOLF CLUB 15-20 18 5569.61 Pay and Play Sports Club 1891 upon Thames RICHMOND PARK GOLF Richmond COURSE 15-20 18 5017.31 Pay and Play Other 1925 upon Thames RICHMOND PARK GOLF Other/ Richmond COURSE 15-20 18 5577.84 Pay and Play commercial 1925 upon Thames TWISTED STONE GOLF CLUB 15-20 18 5764.38 Pay and Play Commercial 1999 Woking WEST BYFLEET GOLF CLUB 15-20 18 5666.54 Pay and Play Sports Club 1906 Woking ASHFORD MANOR GOLF Registered CLUB 15-20 18 5807.35 Membership use Commercial 1896 Spelthorne Registered BEAVERBROOK GOLF CLUB 15-20 18 3000 Membership use Sports Club 2015 Mole Valley Registered Kingston upon COOMBE HILL GOLF CLUB 15-20 18 5801.87 Membership use Sports Club 1911 Thames Registered CUDDINGTON GOLF CLUB 15-20 18 6047.84 Membership use Commercial 1929 Sutton TOPGOLF GAME CENTRE Registered (ADDLESTONE) 15-20 9 970.18 Membership use Commercial 1999 Runnymede TYRRELLS WOOD GOLF Registered CLUB 15-20 18 5769.86 Membership use Commercial 1924 Mole Valley Sports Club / Community EFFINGHAM GOLF CLUB 15-20 18 5992.98 Association Sports Club 1927 Guildford Sports Club / Community LONDON SCOTTISH GOLF Community Organisation/s CLUB 15-20 18 4990.8 Association ports club 1865 Merton Sports Club / Community 1895/ NEW ZEALAND GOLF CLUB 15-20 18 5437.94 Association Sports Club 2015 Woking Sports Club / Community QUEENWOOD GOLF CLUB 15-20 18 6263.64 Association Sports Club 2002 Runnymede Sports Club / ROYAL WIMBLEDON GOLF Community CLUB 15-20 18 5821.07 Association Sports Club 1865 Merton Sports Club / THE ROYAL AUTOMOBILE Community Epsom and CLUB - CEDARS SPORTS 15-20 18 6149.34 Association Commercial 1913 Ewell Sports Club / THE ROYAL AUTOMOBILE Community Epsom and CLUB - CEDARS SPORTS 15-20 18 5693.97 Association Commercial 1913 Ewell 51 Total courses 792

In addition, there are a large number of other standard golf courses (55 courses – 909 holes) over a wider catchment (20-30 minutes’ drive), which are however considered to be outside the normal catchment of a golf course to local residents in the Moore Place area.

Year Range Hole Ownership/ Built/ Local Site Name mins s Length Access management refurb Authority BETCHWORTH PARK GOLF 1911/ CLUB 20-25 18 5783.58 Pay and Play Sports Club 2015 Mole Valley

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Golf Needs and Viability Assessment

Year Range Hole Ownership/ Built/ Local Site Name mins s Length Access management refurb Authority CLANDON GOLF 20-25 18 5587.9 Pay and Play Commercial 2008 Guildford CLANDON REGIS GOLF CLUB 20-25 18 5929.88 Pay and Play Sports Club 1994 Guildford DORKING GOLF CLUB 20-25 9 2364.64 Pay and Play Sports Club 1897 Mole Valley KINGSWOOD GOLF & 1928/ Reigate and COUNTRY CLUB 20-25 18 6323.99 Pay and Play Commercial 2015 Banstead MERRIST WOOD GOLF CLUB 20-25 18 6317.59 Pay and Play Commercial 1996 Guildford MITCHAM GOLF CLUB 20-25 18 5506.52 Pay and Play Sports Club 1891 Merton Reigate and REIGATE HILL GOLF CLUB 20-25 18 5760.72 Pay and Play Commercial 1995 Banstead SUTTON GREEN GOLF CLUB 20-25 18 5834.79 Pay and Play Sports Club 1994 Woking Local Authority/ THE OAKS, GOLF CLUB 20-25 18 5506.52 Pay and Play commercial 1973 Sutton Local Authority THE OAKS, GOLF CLUB 20-25 9 1368.86 Pay and Play /commercial 1973 Sutton WYKE GREEN GOLF CLUB 20-25 18 5659.22 Pay and Play Sports Club 1928 Hounslow Registered Membership ROEHAMPTON CLUB 20-25 18 5545.84 use Sports Club 1906 Wandsworth Registered SURREY DOWNS GOLF Membership Reigate and CLUB LTD 20-25 18 5857.65 use Commercial 1998 Banstead Registered WIMBLEDON PARK GOLF Membership CLUB 20-25 18 5029.2 use Sports Club 1898 Merton Registered Membership WOKING GOLF CLUB 20-25 18 5993.89 use Sports Club 1893 Woking Registered Membership WORPLESDON GOLF CLUB 20-25 18 5880.51 use Sports Club 1908 Woking Sports Club / Local Community Authority/ 1886/ GUILDFORD GOLF CLUB 20-25 18 5632.7 Association sports club 2018 Guildford Sports Club / ROYAL MID-SURREY GOLF Community Richmond CLUB 20-25 18 5853.99 Association Sports Club 1904 upon Thames Sports Club / ROYAL MID-SURREY GOLF Community Richmond CLUB 20-25 18 5069.43 Association Sports Club 1904 upon Thames Sports Club / WALTON HEATH GOLF Community Reigate and CLUB 20-25 18 6424.57 Association Sports Club 1907 Banstead Sports Club / WALTON HEATH GOLF Community Reigate and CLUB 20-25 18 6823.25 Association Sports Club 1903 Banstead BLETCHINGLEY GOLF CLUB 25-30 18 6035.04 Pay and Play Commercial 1993 Tandridge BRAMLEY GOLF CLUB 25-30 18 5422.39 Pay and Play Sports Club 1913 Waverley BRENT VALLEY GOLF Local COURSE & FITNESS Authority/ CENTRE 25-30 18 4979.82 Pay and Play Trust 1914 Ealing Reigate and CHIPSTEAD GOLF CLUB 25-30 18 5032.86 Pay and Play Sports Club 1906 Banstead

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Golf Needs and Viability Assessment

Year Range Hole Ownership/ Built/ Local Site Name mins s Length Access management refurb Authority CHOBHAM GOLF CLUB 25-30 18 5361.13 Pay and Play Sports Club 1994 Woking Windsor and DATCHET GOLF CLUB 25-30 9 2788.01 Pay and Play Commercial 1890 Maidenhead GODSTONE GOLF CLUB 25-30 9 2743.2 Pay and Play Commercial 2008 Tandridge 1991/ HURTMORE GOLF CLUB 25-30 18 5056.63 Pay and Play Commercial 2016 Guildford MILFORD GOLF CLUB 25-30 18 5486.4 Pay and Play Commercial 1993 Waverley Health Reigate and REDHILL GOLF CENTRE 25-30 9 1401.78 Pay and Play Authority 1993 Banstead RICHINGS PARK GOLF CLUB 25-30 18 5785.41 Pay and Play Commercial 1995 South Bucks STOCKLEY PARK GOLF CLUB 25-30 18 6057.9 Pay and Play Commercial 1993 Hillingdon SURREY NATIONAL GOLF CLUB 25-30 18 6035.04 Pay and Play Sports Club 1999 Tandridge THORNEY PARK GOLF COURSE 25-30 18 5318.15 Pay and Play Commercial 1993 South Bucks WEST MIDDLESEX GOLF CLUB 25-30 18 5595.21 Pay and Play Commercial 1891 Ealing WINDLESHAM GOLF CLUB 25-30 18 6080.76 Pay and Play Commercial 1994 Surrey Heath WOODCOTE PARK GOLF 1912/ CLUB 25-30 18 6230.72 Pay and Play Sports Club 2015 Sutton Other Registered Independent Membership School/ CHARTERHOUSE CLUB 25-30 9 2417.67 use commercial 1995 Waverley Registered Membership SPA AT PENNYHILL PARK 25-30 9 1828.8 use Commercial 1985 Surrey Heath Registered Membership Windsor and SUNNINGDALE GOLF CLUB 25-30 18 5775.35 use Sports Club 1900 Maidenhead Registered Membership Windsor and SUNNINGDALE GOLF CLUB 25-30 18 5891.48 use Sports Club 1923 Maidenhead Registered SWINLEY FOREST GOLF Membership 1909/ Bracknell CLUB 25-30 18 5577.84 use Sports Club 2016 Forest Registered Membership TANDRIDGE GOLF CLUB 25-30 18 5742.43 use Sports Club 1924 Tandridge Registered Membership 1909/ WEST HILL GOLF CLUB 25-30 18 5832.04 use Commercial 2016 Woking Sports Club / Community Bracknell BERKSHIRE GOLF CLUB 25-30 18 5850.33 Association Sports Club 1928 Forest Sports Club / Community Bracknell BERKSHIRE GOLF CLUB 25-30 18 5899.71 Association Sports Club 1928 Forest Sports Club / Community HEATHPARK GOLF CLUB 25-30 9 2052.83 Association Commercial 1976 Hillingdon Sports Club / Community PUTTENHAM GOLF CLUB 25-30 18 5687.57 Association Sports Club 1894 Guildford

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Golf Needs and Viability Assessment

Year Range Hole Ownership/ Built/ Local Site Name mins s Length Access management refurb Authority Sports Club / REIGATE HEATH GOLF Community Local Authority Reigate and CLUB 25-30 9 2586.84 Association /sports club 1895 Banstead Sports Club / SUNNINGDALE LADIES Community Windsor and GOLF CLUB 25-30 18 3387.85 Association Sports Club 1902 Maidenhead Sports Club / Community 1923/ WENTWORTH CLUB 25-30 18 6454.75 Association Commercial 2017 Runnymede Sports Club / Community WENTWORTH CLUB 25-30 18 5670.19 Association Commercial 1924 Runnymede Sports Club / Community WENTWORTH CLUB 25-30 18 6676.95 Association Commercial 1926 Runnymede 55 Total courses 909

Par 3 Courses

Although not the primary object of this study, provision of par 3 courses has been addressed as context for overall golf provision. There are 3 par 3 courses (as defined by APP) in the local area (0-20 mins), but only one within 10 mins. There are 3 additional courses in the 20-30 minute catchment of Moore Place.

Range Hole Ownership/ Year Local Site Name mins s Length Access management Built Authority SANDOWN PARK GOLF CENTRE 0-2.5 9 1090.88 Pay and Play Commercial 1971 Elmbridge FOXHILLS 15-20 9 1045.16 Pay and Play Commercial 1985 Runnymede HOEBRIDGE GOLF CENTRE 15-20 18 1994.31 Pay and Play Commercial 1981 Woking Total 3 courses 36

DUKES MEADOWS GOLF AND TENNIS 20-25 9 1066.19 Pay and Play Commercial 1995 Hounslow Sports Club / Community BARROW HILLS GOLF CLUB 20-25 9 1371.6 Association Sports Club 1970 Runnymede Sports Club / Community WENTWORTH CLUB 25-30 9 822.96 Association Commercial 1989 Runnymede Total 3 courses 27

Golf Driving Ranges (GDRs)

Similarly, GDRs are considered as context for overall golf provision. Local provision is better, and there are 4 ranges within 10 minutes’ drive with 115 bays (103 floodlit), a further 13 ranges within 10-20 minutes with 329 bays (256 floodlit) and a further 15 ranges (276 bays, 133 floodlit) in the more distant catchment 20-30 minutes away.

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Golf Needs and Viability Assessment

Date built/ Range Flood Length Ownership/ refur Local Site name mins Bays lights m Access management b Authority SANDOWN PARK GOLF CENTRE 0-2.5 29 Yes 228.6 Pay and Play Commercial 1991 Elmbridge HERSHAM GOLF CLUB 2.5-5 22 Yes 251.46 Pay and Play Commercial 1996 Elmbridge SILVERMERE GOLF COMPLEX 5-10 52 Yes 274.32 Pay and Play Commercial 1982 Elmbridge Registered Membership BURHILL GOLF CLUB 5-10 12 No 320.04 use Commercial 2006 Elmbridge DRIFT GOLF CLUB 10-15 20 No 274.32 Pay and Play Commercial 1975 Guildford HORTON PARK GOLF Epsom and AND COUNTRY CLUB 10-15 26 Yes 228.6 Pay and Play Commercial 1984 Ewell PACHESHAM PARK GOLF CENTRE 10-15 32 Yes 228.6 Pay and Play Commercial 1994 Mole Valley SUNBURY GOLF CENTRE 10-15 32 Yes 228.6 Pay and Play Commercial 1994 Spelthorne WORLD OF GOLF LONDON 10-15 60 Yes 228.6 Pay and Play Commercial 1989 Merton Registered Kingston Membership upon THE RIVER CLUB 10-15 8 No 100 use Commercial 2003 Thames FOXHILLS 15-20 16 Yes 228.6 Pay and Play Commercial 1985 Runnymede HOEBRIDGE GOLF CENTRE 15-20 34 Yes 274.32 Pay and Play Commercial 1981 Woking PYRFORD GOLF CLUB 15-20 12 No 192.02 Pay and Play Commercial 1993 Woking Richmond RICHMOND PARK GOLF Other/ upon COURSE 15-20 15 No 201.17 Pay and Play commercial 1990 Thames Registered Richmond Membership upon RICHMOND GOLF CLUB 15-20 8 No 100 use Sports Club 2000 Thames Registered TOPGOLF GAME Membership CENTRE (ADDLESTONE) 15-20 56 Yes 274.32 use Commercial 1999 Runnymede THE ROYAL Sports Club / AUTOMOBILE CLUB - Community Epsom and CEDARS SPORTS 15-20 10 No 201.17 Association Commercial 1913 Ewell 17 Total ranges 444 DUKES MEADOWS GOLF AND TENNIS 20-25 50 Yes 228.6 Pay and Play Commercial 1992 Hounslow KINGSWOOD GOLF & Reigate and COUNTRY CLUB 20-25 12 No 241.7 Pay and Play Commercial 1928 Banstead MERRIST WOOD GOLF CLUB 20-25 20 No 274.32 Pay and Play Commercial 1996 Guildford Local Authority/ THE OAKS, GOLF CLUB 20-25 22 Yes 201.17 Pay and Play commercial 1980 Sutton Registered BETCHWORTH PARK Membership GOLF CLUB 20-25 20 No 228.6 use Sports Club 1911 Mole Valley Registered REIGATE HILL GOLF Membership Reigate and CLUB 20-25 15 No 210 use Commercial 2016 Banstead Registered Richmond ROYAL MID-SURREY Membership upon GOLF CLUB 20-25 12 No 164 use Sports Club 2000 Thames

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Golf Needs and Viability Assessment

Date built/ Range Flood Length Ownership/ refur Local Site name mins Bays lights m Access management b Authority Health Reigate and REDHILL GOLF CENTRE 25-30 37 Yes 228.6 Pay and Play Authority 1992 Banstead RICHINGS PARK GOLF South CLUB 25-30 12 No 274.32 Pay and Play Commercial 1995 Bucks STOCKLEY PARK GOLF CLUB 25-30 12 No 256.03 Pay and Play Commercial 2009 Hillingdon SURREY NATIONAL GOLF CLUB 25-30 22 No 274.32 Pay and Play Sports Club 1999 Tandridge Registered Membership BRAMLEY GOLF CLUB 25-30 10 No 300 use Sports Club 1913 Waverley Sports Club / PUTTENHAM GOLF Community CLUB 25-30 8 No 338.33 Association Sports Club 1894 Guildford Sports Club / Community WENTWORTH CLUB 25-30 24 Yes 237.74 Association Commercial 1924 Runnymede 15 Total ranges 276

In summary and including the Moore Place course, the supply of golf facilities in the area within a 20- minute drive is as follows:

Catchment Standard Holes Par 3 Holes GDRs Bays Courses courses

0-5 minutes’ drive 4 45 1 9 2 51

5-10 minutes 4 72 0 0 2 64

10-15 minutes 18 243 0 0 6 178

15-20 minutes 25 432 2 27 7 151

Total 0-20 minutes 51 792 3 36 17 444

The map highlights all the courses and other facilities with the 10 and 20-minute catchments.

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Golf Needs and Viability Assessment

Map 1 Location of standard golf courses in and around Moore Place GC

APP describes most of these are pay and play facilities, and as suggested above, it is evident that many courses do allow some casual play on payment of a visitors’ green fee. However, some facilities are still run as members’ clubs and in reality, many fewer clubs/courses than suggested in the table are fully pay and play - i.e. do offer facilities that are always available to full community access at all times on demand. Some exclusive clubs and courses only allow visitors to play with members. A fuller description of the local courses (excluding Moore Place GC which is considered above) within a 20- minute drive of Moore Place is set out overleaf, as a means of identifying the roles that all courses and clubs play in meeting demand in the area.

ABBEY MOOR GOLF CLUB - established in 1991, commercial proprietary course, part of Play golf group. Relatively short 2500 yards, par 68. Primarily pay and play, but membership available for £673.30 (7 day), £493.30 (5 day). Green fees £21-22.

ASHFORD MANOR GOLF CLUB – private members club established in 1893, comprising an 18-hole parkland course of 6,400 yards, par 70. Membership is available across all categories, 7-day

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Golf Needs and Viability Assessment membership costing £1,874 per year, normally with a joining fee of £1,000, but suspended this year. Green fees are available at £35-45 per round.

BANSTEAD DOWNS GOLF CLUB is a private members course first opened in 1890, with an 18-hole downland course of 6,600 yards, par 71. Membership costs £1,700 pa, with a £500 entrance fee (possibly suspended), but packages start at £450. Green fees are available for £30-40 per round.

BEAVERBROOK GOLF CLUB was opened in 2016 after numerous planning delays. It has an 18-hole course (no information on length) and is an exclusive proprietary private members’ only course with no access by non-members. Fees are reputed to be £100,000 pa.

BURHILL GOLF CLUB is a commercial members’ course as part of a wider leisure venue and hotel. It incorporates two 18-hole courses – the old course was established in 1907 and is a parkland course of 6,500 yards, par 72, the new course (2001) is 6,900 yards, par 72, and the venue for Open qualifying. The facilities include an academy, with a small unlit driving range. Membership costs £3,125 pa, with a £300 joining fee and other items, and vacancies exist. Green fees are variable, but currently a group can play for £120.

COOMBE WOOD GOLF CLUB was first established in 1904 as a 9-hole course and extended to 18 holes in 1922. It is a private members’ club, with facilities for weddings etc. The course is mature parkland only 9 miles from Central London and is relatively short (5,300 yards) with 7 par three holes (par 71). Membership costs £1,610 for 7 days (though there are offers), with no joining fee, and green fees are £30-35.

COOMBE HILL GOLF CLUB is an historic private members club formed in 1911, with royal and celebrity connections, but a post-war philosophy of opening up membership without reference to ethnic or religious origins. It is a traditional and highly rated picturesque course with trees and rhododendrons, measuring 6,293 yards, par 71. Membership costs are unknown, and green fees are available to established golfers with a handicap and membership of another course, at a cost of £75- 120 weekdays only.

CUDDINGTON GOLF CLUB is a private members’ club first established in 1929, with an 18-hole downland course of 6,600 yards, par 71. Full membership costs £1,805 pa, with £2,000 entrance fees. Visitors are welcome for green fees of £65-80.

DAVID LLOYD CLUB (HAMPTON) is a 2,800 yard commercial 9-hole course first established in 1977, adjacent to a rackets and fitness centre. It is open on a pay and play basis, with a loyalty card system for regular users, and discounted rates for members of the tennis centre. Green fees are normally £18-21 for 18 holes. Membership is available for golfers requiring a handicap, at £749 pa, and useable on other DL courses,

DRIFT GOLF CLUB is a relatively newly established (1975) commercial members club, which also offers hospitality. weddings etc. The 18-hole course measures 6,447 yards, par 73, and an improved 28 bay GDR is currently under construction. Membership costs £1,695 pa, with no current entrance fee, though membership is nearly full. Green fees cost £35-47.

EFFINGHAM GOLF CLUB was first established in 1927, and newly designed in 2018 with a bunker restoration project and other innovations. It is a traditional private members’ club, with a Georgian clubhouse, and has hosted various Open qualifiers, and national competitions. The course is on the North Downs, and measures 6800 yards, par 71. Full membership costs £1,830 pa, with a £1,500

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Golf Needs and Viability Assessment entry fee, and there are junior options as part of a development programme. Green fees are available for £52-78.

EPSOM GOLF CLUB was established in 1899 and is a traditional private members club. The downland course is 18 holes and measures 5,780 yards (par 70). Membership costs £1,375 with no current entry fee, and there are academy and other discounts. The club is a registered CASC, which allows £500 subs to those on a low income. Green fees are £29-35.

FOXHILLS (GOLF AND COUNTRY CLUB) includes three courses in addition to leisure and accommodation and was first opened in 1985 as a commercial proprietary club. Golf facilities include two Championship courses (18 holes 6,800 and 6,500 yards) and a 9-hole par 3 course, as well as a 16-bay floodlit GDR and other practice facilities. Membership of Foxhill golf costs £3,020 pa, with a joining fee of £2,300, and there is more comprehensive club membership including health and other amenities. Green fees are £100-110.

FULWELL GOLF CLUB Is a private members club formed in 1904. The course is 18 holes and measures 6,465 yards, par 71. Full membership costs £1,823 pa, with an entry fee of the same amount. Green fees cost £60-80.

HAMPTON COURT PALACE GOLF CLUB was established in 1895 and remains a private members course now managed commercially by Crown Golf, with reciprocal arrangements with all its other sites. The course, a parkland and indoor links, is 18 holes and measures 6,514 yards. Full membership costs £1,672 plus a £500 entry fee, though there is currently a half price summer deal. The club has 690 members but there are still vacancies. Green fees are £16-35. The club offers junior development and coaching, and the overall facility also caters for weddings and other social and hospitality events.

HERSHAM GOLF CLUB was established in 1996 on the site of a former GLC tree nursery and is a commercial members’ club. Facilities include a woodland 18-hole shortish course of 5300 yards (par 67) together with a 22 bay floodlit GDR. Full membership costs £949, and there are limited spaces available, while green fees are £22-27. An academy offers coaching and development, and there is a Safari Adventure course for children. Special events are also organised at the club – weddings, conferences etc.

HOEBRIDGE GOLF CENTRE is primarily a commercial pay and play course, with limited membership available to allow handicaps, etc. The facility was built and opened in 1981 and comprises an 18 hole course of 6,536 yards, a 9-hole course of 2,300 yards and a short par 3 18-hole course of 2,200 yards, together with a floodlit GDR with 34 bays and novelty golf for juniors. Green fees cost £17-39 for the main course, £10-18 for the 9-hole course and £13-15 for the par 3, and membership is available from £275 pa. The centre also has a gym and hospitality facilities.

HORTON PARK GOLF AND COUNTRY CLUB was first established in 1984 with additions in 2005. It is run as a commercial predominantly pay and play facility, with 2 courses (6,010 yards par 70 and shorter 9-hole 1,278 par 27 – really par 3). In addition, there is a floodlit 26-bay GDR and footgolf and adventure golf. Lessons are provided and the facility also has hospitality facilities. Green fees are £26- 32 for the main course, £13-15 for the short/academy course. Membership is available for £829 pa with a £199 joining fee.

LEATHERHEAD GOLF CLUB was first established in 1903 and is now a commercial membership club. The 18-hole course measures 6,200 yards, par 71. Green fees are £25-35.

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LONDON SCOTTISH GOLF CLUB plays on reputedly the oldest continually played course in England (1860) though the club started in 1865. The club originally shared the course with Royal Wimbledon GC. The course of 18 holes measures 5,458 yards par 68. Membership costs £990 with various concessions, and green fees are £25.

MALDEN GOLF CLUB was founded in 1893 and moved to the current site in 1926. The course measures 6,295 yards, par 71 and has two distinctive nines, in a parkland setting. The club is a private members club, with full membership at £1,200 pa, and a £900 entry fee. There are other categories of membership including an academy, and extensive coaching. Green fees are £40 weekdays.

NEW ZEALAND GOLF CLUB is a traditional members club first established in 1895. It comprises an 18-hole par 68 course of 6,075 yards (slightly shorter than many), on flat, tree lined heathland. Membership fees are not known. Green fees are available on weekdays only at a cost of £95 (2015).

PACHESHAM PARK GOLF CENTRE is a commercial pay and play facility established originally in 1994 that comprises a 6-hole (2,041 yards) full-length course (formerly a 9-hole course) together with a 28-bay GDR. The course is believed to be the only one in Surrey, affording the golfer the choice to play either 6, 12 or even 18 holes. The centre aims to offer 6 holes in 60 minutes, allowing practice and play after work, after school, and at the weekends without it taking all day. Hire of clubs and trolleys is also available and everyone is welcome. The GDR is the longest in Surrey. Green fees cost £18 for 18 holes, and the GDR £10 for 100 balls. There is a strong coaching philosophy (the course is not included in the APP database above).

PYRFORD GOLF CLUB was built in 1993 and is a commercial (Crown Golf) course with 18 holes, length 6,256 yards, par 72. It is described as a championship course and has a preponderance of water on most holes. Full membership is £1595 pa (£145 per month), with no joining fee, and there is currently a half price summer offer. Freedom play is a company initiative allowing play on a points basis at a cheaper rate. Green fees are £50. The club also offers hospitality and functions. There is a small 8-bay practice area which is not floodlit or covered (see APP database of GDRs above).

QUEENWOOD GOLF CLUB is a newly established (2002) commercial/private members club, with an 18-hole heathland course of 6,831 yards, par 72. No membership information is available (the website requires a log in and a telephone inquiry was rebuffed), and visitors can only play as a guest of a member.

RICHMOND GOLF CLUB is a private members club first established in 1891 and is a tight parkland course with 6 par threes, measuring 6,091 yards in total, par 70. Membership is limited to 500 and there are usually vacancies each year (fees are about £2,600pa). Green fees cost £40-45 and beginners are said to be welcome. There is no GDR (see APP database above) but a members practice area.

RICHMOND PARK GOLF COURSE comprises two 18-hole courses, first established in 1925, and a GDR, situated in the Royal Park of Richmond. The facility was first established in 1925 and is now run by Glendale Leisure as part of a wider portfolio of courses. It is a pay and play facility, with membership available. There are two 18-hole courses – Duke’s 6,165 yards, par 69 and Prince’s, 5,868 yards, par 69. Green fees cost £18-27, but membership is also available, at about £1,200 pa. Richmond Park Golf Club is a not-for-profit organisation with the goal of bringing all our members together in competitive golf and social functions in as pleasant and friendly an atmosphere as possible. It operates at the public golf facility of Richmond Park. Membership is gained by payment of a Joining Fee (£50) and an Annual Subscription (currently £50). Membership opportunities are always available.

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ROYAL WIMBLEDON GOLF CLUB is reputedly the third oldest club in England, established first in 1865, and moving to the current site in 1924, designed by Harry S Colt. It is a parkland/heathland course on the edge of Wimbledon Common, measuring 6,366 yards, par 70. Membership is exclusive and the club will not divulge annual fees. Further it has a long waiting list. A limited number of visitors are allowed to play, by application, and fees are £165, although there are concessions for local residents and others.

SANDOWN PARK GOLF CENTRE has been established for about 50 years, with facilities added as required. It is a commercial pay and play facility, with membership options. The Eclipse course is a 9 hole full length (2,871 yards) course, the Masters a 9-hole par 3 course (1,061 yards) and there is also a small junior practice course (Colt – 355 yards), as well as crazy golf and a floodlit 33 bay GDR. Green fees are £16-20, £12.50 – 15 and £9-10 per round at the various courses. An annual green fee costs £299, and there are many offers, extensive teaching and junior programmes and club hire.

SILVERMERE GOLF COMPLEX is a proprietary pay and play course with membership, first established in 1976. The 18-hole course is on heathland and parkland, with play across the lake on the last two holes. It measures 6,430 yards, par 71. Green fees are £35-45, and membership costs £1400, with pay and play membership £200. New members of all standards are encouraged. There is also a 52-bay 2 tier GDR, enhancing the complex’s ability for coaching and teaching.

ST GEORGES HILL GOLF CLUB is a long established (1913) and revered private members club set in an exclusive private estate in heath and woodland. There are three 9-hole courses – Red 3,210 yards, par 35, Blue 3,310 par 35, and Green 2,952 par 35. Membership costs £3,000 and green fees are £175.

STRAWBERRY HILL GOLF CLUB is a challenging 9-hole course for golfers of all standards. It was designed in 1900 and has remained largely unchanged since then. The course measures 4,648 yard (par 64) but tees can be varied to change the nature of the course. Membership normally costs £1,195, (though there are current offers), with some limited vacancies. There are different fees for academy membership and as a community sports club for those of limited income. Green fees are £28-32 per round.

SUNBURY GOLF CENTRE was established in 1994 and comprises an 18-hole course of 5,153 yards, par 68 and a shorter 9-hole academy course of about 2,500 yards. It is described as easy to walk and most suitable for beginners and seniors. Facilities also include a 32 bay floodlit GDR. It is a commercial pay and play and members course. Full membership costs £1,254 (with a current summer offer), and no joining fee, and green fees are £13-30. Beginners are welcome. Junior and beginner’s development programmes are organised. The centre also includes conference facilities.

SURBITON GOLF CLUB is a private members club first established in 1895. The 18-hole course is on parkland, measures 6,055 yards (par 70) and is said to be suitable for all standards. Full membership costs £1,625, with an entrance fee on request, and there are current vacancies for 5 day membership. Academy, junior and intermediate membership is also available. Green fees cost £55 weekdays and outside use is only available at weekends with a member.

THAMES DITTON & ESHER GOLF CLUB was founded in 1892 and comprises a 9-hole course on wooded common land, with small well-guarded greens, and resembles an inland links course. It is described as challenging. The course measures 5,190 yards for 18 holes, par 66. Membership is available for £660 pa, and a new flexible deal offers 50 rounds of golf here and nearby for £325. Green fees are £16-20, except Sunday mornings, and beginners are welcome.

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THE RIVER CLUB HEALTH AND CLUB AND SPA is a health and fitness facility with pool, spa, gym, tennis and some limited golf facilities comprising 4 golf holes (short in length) and a 6-hole practice green. There is no GDR (see APP database above). Membership for the whole facility is normally £62 per month with a joining fee of £69.

THE ROYAL AUTOMOBILE CLUB - CEDARS SPORTS The RAC is one of the world’s foremost private members’ clubs, offering first-class facilities across two distinctly different clubhouses – in London and at Woodcote Park. The Woodcote Park clubhouse and estate, set in 350 acres of downs countryside in Surrey, features two 18-hole golf courses, as well as four squash courts, six floodlit tennis courts, a modern gym, an indoor swimming pool, treatment rooms, restaurants, bars and accommodation. The two courses measure 6,223 and 6,709 yards (par 72). Membership is only available to club members, who pay an entry fee of £4,000. Annual golf subs are then £1,776pa, with an additional golf pass also costing £1,136. There is a long waiting list and an exhaustive introduction and selection process. Guests can only play the course with a member, though visiting societies are welcome. A small GDR is available for members only to use.

TOPGOLF GAME CENTRE (ADDLESTONE) is a commercial golf facility based on a large 60 bay floodlit GDR, with a (former) 9 hole short golf course (see APP database above) which now appears to be used solely for footgolf. There is also a small adventure mini golf course on site. Games cost £6 and all players must have membership (£2 taster, £20 lifetime). Topgolf provides a number of challenges that earn points and enable competition.

TWISTED STONE GOLF CLUB was established in 1990, and is a commercial members’ course of 18 holes, length 6,304 yards, par 71. It is a challenging undulating course in existing woodland, with water in play. Membership costs £1,050 (there is no evidence of a joining fee), and green fees are £25-30 with additional Just Play discounts.

TYRRELLS WOOD GOLF CLUB was established as a private members club in 1924 on a James Braid designed course on parkland and downland, with 18 holes length 6,310, par 71. Membership costs £1,377 and there are vacancies in all categories, while green fees are available for £50-60.

WEST BYFLEET GC is a traditional members club established in 1906, which plays on a sandy, woodland and gorse covered 18-hole course measuring 6,197 yards (par 70). Membership costs £1,765pa, plus an entry fee, and beginners are welcome. Green fees are £60-65, with a handicap certificate.

WISLEY GOLF CLUB PLC was established in 1991 and is a private members club, with 700 members owning a single share that can be traded as an investment. New memberships may become available from time to time. It is based on a Robert Trent Jones course in woodland, with three 9-hole loops of 3,356, 3,385 and 3,474 yards, all par 36. Guests are only able to play the course with members, and there is no available information on green fees or membership subscriptions.

WORLD OF GOLF LONDON was established in 1989 and is reputedly the busiest GDR in Europe. It comprises a 60-bay floodlit range on two tiers and provides a wide teaching and coaching programme with 8 professionals. Teaching aids include Top Tracer equipment, and the facility is attractive to beginners and learners. 100 balls on the range cost £11.90 to 14.00, clubs are available for hire and there are numerous offers. There is also an adventure mini golf course.

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Categorisation of Courses and Other Facilities

A broad categorisation of the existing courses/facilities in the area is as follows, to highlight their main function and usage/availability (there may be some overlap between some categories):

Well established (old style) clubs where the main use is by members but with green fees available for visitors Ashford Manor GC Malden GC Bansteads Downs GC New Zealand GC Coombe Wood GC Richmond GC Coombe Hill GC Royal Wimbledon GC Cuddington GC St George’s Hills GC Effingham GC Strawberry Hills GC Epsom GC Surbiton GC Fulwell GC Thames Ditton and Esher GC Hampton Course Palace GC Tyrrells Wood GC Leatherhead GC West Byfleet GC London Scottish GC

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Proprietary/commercial courses (usually newer courses), including hotel resorts, where membership is available, but casual/pay and play access through payment of green fees are also acceptable

Abbey Moor GC Beaverbrook GC Burhill GC Drift GC Silvermere GC Foxhills GC The River Club Hersham GC The Royal Automobile Club Cedars Sports Pyrford GC Twisted Stone GC Queenwood GC Wisley GC

Pay and play courses (mainly public/municipal) Hoebridge Golf Centre Richmond Park GC Horton Park Golf & Country Club David Lloyd Club (Hampton)

Starter clubs, with shorter courses, academy courses, practice facilities, flexible and low cost membership and beginner friendly culture Sandown Park Golf Centre Sunbury Golf Centre

Pitch and putt/par 3 and 9-hole facilities, ideal for beginner and social golf None free standing, though par 3 at 3 centres above

Free standing Golf Driving Ranges, valuable for practice, coaching and teaching and for golfers without the time to play a full round, and supplementing GDRs at other golf centres/courses Pachesham Park Golf Centre World of Golf (London) Top Golf Game Centre (Addlestone)

Overview of Local Provision

The 20-minute catchment around Moore Place GC is characterised mainly by private members clubs, of which, currently, there are 21 well-established (from 1865 to 1929) clubs with a main emphasis on catering for the needs of their members, but mostly with availability for visitors on payment of green fees. These vary from £16 to £120, though they are mostly in the range from £40-80 per round. Although many purport to welcome new golfers and beginners, it is likely that the cost of green fees at private clubs largely favours use by experienced and existing golfers. Annual membership fees vary from about £1,000 up to in one case over £3,000, but mostly in the range of £1,600-2,000pa. There are a few summer and other deals on offer, but in general, clubs are not currently seeking new members in any great numbers. An unusually large number of private clubs are still charging a joining fee, and this varies from £500-2000. This suggests either that demand is still buoyant or that clubs because of the high fees can afford to be selective when admitting new members.

Thirteen courses are considered to be commercial or proprietary facilities, usually those that have been established more recently. On the whole, they tend to be cheaper to join (annual subscriptions range from £650 upwards), though there are some very exclusive clubs and facilities. Green fees also tend to be lower, from £20 upwards, though again the exclusive facilities are very expensive to play casually.

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There are six courses which might be considered primarily pay and play, and these offer green fees from £15 upwards to £39, and in all cases provide the opportunity for membership, often on a season ticket basis.

There is also a range of other facilities, including par 3 courses and GDRs at clubs and commercial facilities, sometimes only available for members use, and specialist free standing golf facilities, which provide the opportunity to take up the game, be taught or develop golf skills.

Most standard courses (37) in the area (both clubs and commercial) are 18 holes, mainly around the 6,000-yard length on varied topography, ranging from downland to heathland and woodland, using the area’s varied landscapes. 14 standard courses are 9 holes, but usually full length, i.e. not par 3.

The following facilities in the local 20-minute catchment might be considered to offer similar opportunities to Moore Place in their current provision for golf:

• SANDOWN PARK GOLF CENTRE - commercial pay and play, with 9-hole full length course, a 9- hole par 3 course and a small junior practice course as well as crazy golf and a floodlit 33 bay GDR. Within 0-2.5 mins.

• HERSHAM GOLF CLUB - commercial members’ club, with an 18-hole course, a driving range, and adventure golf course. Within 2.5-5 mins.

• SILVERMERE GOLF COMPLEX proprietary pay and play course with 18-hole course and 52 bay 2 tier GDR, Within 5-10 mins.

• ABBEY MOOR GOLF CLUB - commercial proprietary course, part of Playgolf group. Relatively short 2500 yards, par 68. Within 10-15 mins.

• DAVID LLOYD CLUB (HAMPTON) commercial 9 hole course open on a pay and play basis, with a loyalty card system for regular users, Within 10-15 mins.

• HORTON PARK GOLF AND COUNTRY CLUB run as a commercial predominantly pay and play facility, with 2 courses (6,010 yards par 70 and shorter 9 hole 1,278 par 27 – really par 3 and a floodlit 26 bay GDR and footgolf and adventure golf. Within 10-15 mins.

• PACHESHAM PARK GOLF CENTRE commercial pay and play facility comprising a 6-hole (2,041 yards) full-length course together with a 28 bay GDR. a bespoke short game area for pitching and chipping. Within 10-15 mins.

• SUNBURY GOLF CENTRE commercial pay and play comprises an 18-hole course of 5,153 yards, par 68 and a shorter 9-hole academy course of about 2,500 yards. It is described as easy to walk and most suitable for beginners and seniors. Plus a 32-bay floodlit GDR. It is a commercial pay and play and members course. Within 10-15 mins.

• HOEBRIDGE GOLF CENTRE is primarily a commercial pay and play course and comprises an 18-hole course of 6,536 yards, a 9 hole course of 2,300 yards and a short par 3 18-hole course of 2,200 yards, together with a floodlit GDR with 34 bays and novelty golf for juniors. Within 15-20 mins.

• RICHMOND PARK GOLF COURSE comprising two 18-hole courses and GDR, pay and play facility, with membership available. Within 15-20 mins.

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These courses are within the 20-minute catchment of Moore Place, and may well therefore offer alternative venues if Moore Place were to close. They are relatively informal, learning facilities available to all at a reasonable cost, with a full range of playing, teaching and social opportunities. Suitable for the beginner and occasional golfer, very much the same market as Moore Place. RELATIVE SUPPLY

Relative provision of standard golf courses in the local and wider area, regionally and nationally is set out below (these figures are produced manually, and they include all operational courses included in the APP database). It should be emphasised that this assessment only comprises existing supply; relative provision of courses is a useful indicator of how well an area is doing for facilities but is only a benchmark against which to judge supply. This section makes no comments at this stage on the local (or wider) demand for golf, which is dealt with later.

All Standard Courses

This assessment below is given as context to allow comparison of the main golf courses in the area (the figures include all courses currently operational/under construction except those deemed to be in private use). The catchments refer to travel time by car from Moore Place.

Courses Holes Population Holes per 1000 2018 population Elmbridge 10 144 136,243 1.06

Guildford 9 162 150,476 1.08

Mole Valley 7 117 87,843 1.33

Runnymede 8 126 88,949 1.42

Spelthorne 3 45 101,514 0.44

Woking 14 216 101,801 2.12

Richmond u Thames 9 144 197,989 0.73

Kingston u Thames 3 54 176,900 0.31

Within 10 minute drive 8 117 183,765 0.64

Within 20 minute drive 51 792 825,857 0.96

Surrey 91 1440 1,202,427 1.20

SE Region 439 6789 9,171,038 0.74

England 1971 31118 55,904,849 0.56

Local relative provision for all standard courses in Elmbridge (where Moore Place is situated) is very high compared with the regional and national average, though less than the average for Surrey (which is also very high), and this situation is reflected in all adjoining boroughs/districts, except Spelthorne, Richmond and Kingston. Local provision within a 10-minute catchment is less good (although still above the national average), but in the 20 minute catchment (which is considered a reasonable travel time) is again well above the average. In general, therefore standard golf course provision in the local catchment of Moore Place is better than average.

If the Moore Place course is excluded from the calculations, relative provision is 0.99/1,000 in Elmbridge, 0.59/1,000 within 10 minutes and 0.95/1,000 within 20 minutes, still above average in Elmbridge and within 20 minutes but only about average for the more local 10-minute catchment.

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Par 3 Courses

Although not the primary object of this study, provision of par 3 courses has been addressed as context for overall golf provision. There is one par 3 course (under the definition used in APP) in Elmbridge, which is also within the 10-minute catchment, and three within 20 minutes, so local provision is around the average.

Courses Holes Population Holes per 1000 2018 population Elmbridge 1 9 136,243 0.07

Guildford 0 0 150,476 0

Mole Valley 0 0 87,843 0

Runnymede 3 27 88,949 0.30

Spelthorne 0 0 101,514 0

Woking 1 18 101,801 0.18

Richmond u Thames 0 0 197,989 0

Kingston u Thames 0 0 176,900 0

Within 10-minute drive 1 9 183,765 0.05

Within 20-minute drive 3 36 825,857 0.04

Surrey 7 72 1,202,427 0.06

SE Region 51 513 9,171,038 0.06

England 216 2232 55,904,849 0.04

Golf Driving Ranges

Similarly, GDR provision is not the main focus of this study, but the availability or otherwise of driving ranges does give some context to overall golf provision in the area. Local provision within Elmbridge and the 10 and 20-minute catchments is well above the national and regional average, and slightly above the Surrey average, which itself is very high.

Ranges Holes Population Bays per 1000 2018 population Elmbridge 4 115 136,243 0.84

Guildford 4 63 150,476 0.42

Mole Valley 3 68 87,843 0.77

Runnymede 3 96 88,949 1.08

Spelthorne 1 32 101,514 0.32

Woking 2 46 101,801 0.45

Richmond u Thames 3 35 197,989 0.18

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Ranges Holes Population Bays per 1000 2018 population

Kingston u Thames 1 8 176,900 0.05

Within 10-minute drive 4 115 183,765 0.63

Within 20-minute drive 17 444 825,857 0.54

Surrey 28 631 1,202,427 0.52

SE Region 149 2859 9,171,038 0.31

England 619 11638 55,904,849 0.21

Overview of Quantity

As suggested above, relative supply is only a useful indicator in terms of benchmarking local provision alongside other similar areas. Local relative provision for all standard courses in Elmbridge is very high compared with the regional and national average, though less than the average for Surrey (which is extremely high). Local provision within a 10-minute catchment is less good (although still above the national average), but in the 20-minute catchment (which is considered a reasonable travel time) is again well above the average. In general, therefore standard golf course provision in the local catchment of Moore Place is better than average. If the Moore Place course is excluded from the calculations, relative provision is 0.99/1,000 in Elmbridge, 0.59/1,000 within 10 minutes and 0.95/1,000 within 20 minutes, still above average in Elmbridge and within 20 minutes but only about average in the more local 10-minute catchment.

Pay and play and members’ courses are not considered separately in the statistical analysis, for reasons of definition, but it is reasonable to conclude that as overall provision of standard golf courses in the area is better than average, and there are various pay and play facilities, there is a good provision of pay and play courses in the wider area around Moore Place, and particularly within the 20 minute catchment. However, the need for facilities in the area also needs to take into account demand, and this is addressed later.

So there appears a good level of accessible provision meeting the same market need as Moore Place within the catchment. The availability analysis looks at whether and how available these courses are.

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QUALITY

When assessing quality, it is necessary to review both condition and ‘fitness for purpose’.

Furthermore, the analysis of courses set out previously shows a good range of course provision across the catchment area, comparable with the Moore Place offer (page 22). The general feeling is that because of the nature of golf, the predominance of clubs in managing their own facilities, and the demands of users, most courses will be of acceptable or high quality or in good condition.

Analysis from England Golf in terms of the other course in Elmbridge reveal the following, Burhill Golf Club is a proprietary golf club with two 18-hole courses available to play, it is also the site that Burwood Artisans Golf Club play out of. The club have an academy onsite where they offer lessons to golfers of all abilities, as well as buggies available for hire. There is also a pro shop onsite, and a clubhouse for purchasing food and drink too.

Hersham Village Golf Club is an 18-hole proprietary club with a driving range onsite too. The professionals at the club, also run an academy offering lessons to golfers. There is also a pro shop onsite, and a clubhouse with catering.

Sandown Park Golf Club is a proprietary club that offers, three 9-hole courses, a driving range and a 12-hole mini golf course. There is a clubhouse on site, including a pro shop and golf academy.

Silvermere Golf Club is an 18-hole proprietary club, which also has a 52-bay driving range featuring TopTracer technology, wedge green, putting green and short game area too. There is also a shop onsite, the inn to purchase food and drink, and an academy that offers lessons.

St George’s Hill Golf Club is a member’s club that features three 9-holes courses, two practice nets, a putting green and a practice ground. There is also a shop onsite, with staff offering tuition and this is also the site that St George’s Hill Artisans Golf Club play over.

Surbiton Golf Club is an 18-hole members club with long and short game practice areas, practice nets and a putting green. There is also a pro shop onsite, and an academy offering lessons.

Thames Ditton & Esher Golf Club is an 18-hole members club, with putting and chipping greens also onsite. They have a small pro shop available and offer tuition to those who would like it.

There is therefore a good mix of fit for purpose facilities offering accessible golf, similar to Moore Place with a good healthy mix of facilities within the local authority, with six full 18-hole courses, two clubs offering three 9-hole courses, one club offering a single 9-hole course, a variety of practice facilities including two driving ranges and a mini golf course.

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ACCESSIBILITY

Sport England’s new accessibility tool on Active Places provides the opportunity to estimate the population profile within a given catchment area of a (new or existing) facility, or the competing facilities within a given catchment area of a (new or existing) facility. In addition, the population within an area of interest served/able to access facilities, based upon given catchment parameters can be identified. The map below demonstrates that the whole population of Elmbridge can access a golf facility within a 20-minute drive, there are no areas that are not accessible. This graphically demonstrates the quantitative analysis.

Map 2 Accessibility to Golf in Elmbridge

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AVAILABILITY

It is established that there is a good level of accessible provision meeting the same market need as Moore Place within the catchment and at similar price points. The availability analysis looks at whether and how available these courses are.

Availability needs to consider the following:

• How much existing courses are actually used, • How full they are, • How much they could be used, • What scope is there for increasing their availability.

These are in turn influenced by a number of factors, including:

• The management and ownership e.g. whether facilities are public, private or education based; • A programming and sports development policy e.g. is availability given over to specific sports, initiatives and range of activities at certain times. Some facilities may be programmed only for specific sports, users or activities; • The cost of use e.g. a high cost may result in a facility having very little use; • Patterns of use e.g. a popular facility that is always full, a facility that is heavily used but only for a limited period across the week, is the nature of use changing over time? • Hours of use e.g. opening times available for public use, this will be linked to the programming policies above; • Facility design e.g. the physical design and layout of a facility may limit or prevent use by specific users.

Several of these issues are dealt with as part of the viability assessment.

In terms of the market there appear to be vacancies at most if not all the clubs, with beneficial new membership fees being asked and minimal evidence of joining fees being charged, particularly by those courses in the Moore Place market. The price points are comparable with Moore Place, albeit slightly higher, reflecting the superior offer. Overall it can be assumed that there is spare capacity in the surrounding courses and no lack of availability for traditional 9-hole golf for Moore Place members and users to access.

To provide a more analytical understanding of this it is possible to compare membership levels with the national benchmarks, based on average national membership numbers arising from the report undertaken by Sports Marketing Surveys and published in September 2018, which calculated the average membership of golf courses in 2018 to be 484 for an 18-hole club.

Data from England Golf’s Facility Planning Inquiry Response of August 2019 enables this analysis to be undertaken, this is set out in the table overleaf.

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England Golf note that locally, membership numbers are considerably lower than the national average, with only one club (Burhill Golf Club) exceeding the national average (n=484).

The affiliated membership numbers chart the decline in membership across all Elmbridge courses. Moore Place is only operating at 17% of the potential membership benchmark of 242 (adjusted for 9- holes). It illustrates clearly how it had become a poor relation in the market. This is expanded upon late in the viability section.

The most recent membership totals from other local affiliated clubs demonstrates a drop off in membership and a declining trend over the past four years, and therefore an indication of spare capacity/availability for new members. All local clubs have lower membership than in 2015. There is significant spare capacity at clubs from their peak membership levels, and if they were to reach the benchmark of 484.

This analysis is also just for the courses in Elmbridge and does not include all other courses in the 20- minute catchment.

Clearly every club is different however, and this analysis only provides a benchmark with which to ‘assess’ the capacity / availability issue however it is evident that the spare capacity identified is demonstrated by this analysis. It is however difficult to argue against there being clear availability in the market and capacity to absorb Moore Place users and members if the course was to close.

Alongside there being significant quantity of provision, accessible within accepted catchments it is also evident that there is spare capacity and availability to absorb users if Moore Place were to close. The impact of closure on golf participation would be very limited.

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SUMMARY OF SUPPLY Quantity

There is a good level of golf courses in the area if benchmarked against other areas regionally and nationally, and also within a 10 or 20-minute catchment of Moore Place GC. Standard golf course provision in Surrey overall and Elmbridge itself, and within the more local catchment is very high, and still high if the Moore Place course is excluded from the calculations. In terms of overall supply, there is no persuasive argument to retain the Moore Place course, given the number of alternative facilities nearby. There are a number of similar facilities nearby offering pay and play on a short, easy to access course, which might be able to absorb any usage displaced from Moore Place. These courses are within the 20-minute catchment of Moore Place, and may well therefore offer alternative venues if Moore Place were to close. They are relatively informal, learning facilities available to all at a reasonable cost, with a full range of playing, teaching and social opportunities. Suitable for the beginner and occasional golfer, very much the same market as Moore Place.

Quality

In terms of Moore Place itself reviews on the on-line website Golfshake, scoring a 3.96 out of 5 in terms of overall quality. This sees the course ranked 1382 out of 2102 nationally. The reviews are generally good and the course appears well regarded however it is evident that there is nothing special about the quality aspects of the course. Furthermore, the analysis of courses set out previously shows a good range of course provision across the catchment area, comparable with the Moore Place offer.

Accessibility

There are 51 courses and 792 holes within the 20-minute catchment of the Moor Place course, and all residents with a car can access a choice of facilities, mainly private members courses. There are at least six courses which are primarily pay and play, and nearly all of the proprietary courses offer green fees as standard.

Sport England’s new accessibility tool on Active Places provides the opportunity to estimate the population profile within a given catchment area of a (new or existing) facility, or the competing facilities within a given catchment area of a (new or existing) facility. In addition, the population within an area of interest served/able to access facilities, based upon given catchment parameters can be identified. The map below demonstrate that the whole population of Elmbridge can access a golf facility within a 20-minute drive, there are no areas that are not accessible.

Availability

England Golf note that locally, membership numbers are considerably lower than the national average, with only one club (Burhill Golf Club) exceeding the national average (n=484).

Analysis of the affiliated membership numbers chart the decline in membership across all Elmbridge courses. Moore Place is only operating at 17% of the potential membership benchmark of 242 (adjusted for 9-holes). It illustrates clearly how it had become a poor relation in the market. This is expanded upon late in the viability section. The most recent membership totals from other local affiliated clubs demonstrates a drop off in membership and a declining trend over the past four years, and therefore an indication of spare capacity/availability for new members. All local clubs have lower membership than in 2015. There is significant spare capacity at clubs from their peak membership levels, and if they were to reach the benchmark of 484. This analysis is also just for the courses in Elmbridge and does not include all other courses in the 20-minute catchment.

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Conclusion

In terms of supply, there is therefore no overriding argument for the retention of the Moore Place course, in view of the large number of other courses and other facilities, and the existence within the 20-minute catchment of a variety of other pay and play, beginners courses which are available and would be able to accommodate additional usage, including that displaced from Moore Place. Alongside there being significant quantity of provision, accessible within accepted catchments it is also evident that there is spare capacity and availability to absorb users if Moore Place were to close. The impact of closure on golf participation would be very limited.

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DEMAND

National Trends

Golf participation remains at its lowest level for over a decade there are those in the sport who feel there are signs for optimism and that the sport has finally woken up to the challenges faced.

Golf is still the fifth largest participation sport in the country, with around 675,000 members belonging to one of 1900 affiliated clubs and a further 2 million people playing golf independently outside of club membership. Whilst since 2004, participation and club membership has been in decline, the recent levelling off presents opportunities for those willing to adapt.

Against this backdrop England Golf is focussed on sustainability and consolidating of the current clubs rather than expanding the market but also developing clubs to be more viable. Clubs who are proactive and keen to adapt to make themselves attractive to new markets and initiatives should survive and flourish.

In October 2015 England Golf commissioned the development of a Golf Facilities Strategy. The key aims of the facility strategy are to grow the game, increase participation and membership and create stronger and more sustainable clubs. Customer focus is critical to this success. The viability assessment picks up these themes of what makes and sustainable club and compares this to Fishwick.

Within the market it is therefore important to consider the distinct roles that clubs play, it is not a case of ‘one size fits all’. In any balanced golf market there will be a need for ‘starter clubs’ to contrast with improver and more traditional courses.

Former US Open champion Graeme McDowell summed up the current state of the game when he said that golf needs to be ‘quicker, sexier and less elitist.’

Future demand therefore whilst difficult to assess accurately, what is clear is that the nature of demand is evolving. There would however appear to be some positive drivers in play that point to a potentially more optimistic future.

With the game under the spotlight like never before England Golf are promoting a number of targeted programmes to improve the state of golf, and are seeing improvements at county levels through various initiatives under the Get into Golf brand, such as Golf Girl Rocks.

Golf is fighting back and having to adapt, with participation being more than just the traditional 18-hole round, with other forms of activity such as the driving range, 9-hole and 6-hole rounds, adventure golf, and pitch and putt also proving popular with new participants. New forms of the game such as GolfSixes and Speedgolf, which offer shorter, faster and fitter ways to experience the game are also attempting to change attitudes.

KPMG, in its most recent Golf Participation Report for Europe 2016, points to a game in seemingly healthy condition in England and Scotland. Contrasting data can also be found, but one thing is clear the nature of the sport is changing.

There is undoubtedly a lot of good work and promotion around golf being done at the moment. Whether these initiatives can arrest the social trends remains to be seen.

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SPORTS PARTICIPATION

Current and recent – Active People data (once per week)

Sports participation - At least once a week 2010/ 2005/ 2007/ 2008/ 2009/ 11 2011/ 2012/ 2013/ 2014/ 2015/ 06 08 09 10 12 13 14 15 16 (APS1) (APS2) (APS3) (APS4) (APS5) (APS6) (APS7) (APS8) (APS9) (APS10) England 2.18% 2.29% 2.15% 2.04% 1.96% 1.97% 1.73% 1.67% 1.68% 1.64% London 1.26% 1.21% 1.22% 1.28% 0.83% 1.18% 0.90% 0.85% 0.94% 0.84% South East 2.72% 2.65% 2.53% 2.38% 2.39% 2.54% 2.11% 2.14% 2.14% 2.22% Elmbridge 4.77% * * * * * * * * * Surrey 3.71% 3.48% 3.01% 3.08% 3.29% 3.08% 2.98% 2.59% 2.64% 2.98%

Sport England Active People data (which has now been discontinued and replaced by Active Lives – see below) suggests that over the years from 2005/6 to 2015/16 regular participation in golf (once per week) in England declined from 890,000 adult participants (16+) to about 723,000 (extrapolated from overall APS10 data). Most recently (Oct 2016), about 1.64% of the population (mainly male) now play golf regularly (figures from latest annual data from APS10).

South East regional participation has generally been slightly higher than national, and has generally declined at a similar rate – participation in the adjoining London area is much lower and still in decline, though probably influenced by limited supply. Surrey participation is high, but has also declined in

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general, although there is an apparent small increase in the latest data. The only data available at a more local level suggests participation in Elmbridge was very high in 2006, but no other information is available since that date.

Overall Male Female

APS1 (Oct 05/06) 889,100 2.18% xx xx xx xx

APS2 (Oct 07/08) 948300 2.29% 805800 3.99% 142500 0.67%

APS3 (Oct 08/09) 897600 2.15% 758200 3.72% 138700 0.65%

APS4 (Oct 09/10) 860900 2.04% 738800 3.59% 122100 0.57%

APS5 (Oct 10/11) 833200 1.96% 723200 3.49% 110000 0.51%

APS6 (Oct 11/12) 850,500 1.97% 733,000 3.48% 117500 0.53%

APS7 (Oct 12/13) 751,900 1.73% xx xx xx xx

APS8 (Oct 13/14) 730,300 1.67% xx xx xx xx

APS9 (Oct 14/Sept 15) 740,100 1.68% xx xx xx xx

APS10 (Oct 15/Sept 16) 723,000* 1.64% xx xx xx xx

The consistent trend over all geographical areas has been downward, although actual participation levels vary considerably, probably due to differences in supply.

Active Lives Data

Sport England’s Active Lives Survey is a new way of measuring sport and activity across England and replaced the Active People Survey, with data collection beginning in 2015. The data below refers to participation at least twice in the last 28 days (as compared with once a week above). This is said to provide an entry level view of participation overall, a useful measure of engagement in different sports and physical activities and an understanding of the contribution of activities to achievement of 150+ minutes of activity per week (which Sport England defines as being active), but does prevent direct comparison with AP data above. Data is now available for 2015/16, 2016/17 and 2017/18, but because of sampling limits only refers to the larger geographical areas.

Participation in the last 28 days - At least twice in the last 28 days (England)

Nov 15/16 May 16/17 Nov 16/17 May 17/18 Nov 17/18

971,700 2.20% 977,300 2.20% 961,400 2.10% 945,700 2.10% 957,000 2.1%

This new data confirms that national participation (albeit that the frequency is measured differently) continues to decline, but only slightly, over the past 2 years.

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Implications for Local Demand

Based on the trends in participation over the past ten years in Surrey, and bearing in mind the historic data for Elmbridge and recent trends, it is likely that current participation in golf among adults in the local area may well be about 3-3.5%, which is twice the national average. If this is extrapolated to the Moore Place 20-minute catchment, it is estimated that there may be about 20,000-24,000 current regular (once a week) adult golfers in the area. This is slightly lower than the Market Segmentation (MS) profile below, but the latter is based on the propensity of certain groups to take part rather than actual participation.

LOCAL POPULATION AND MARKET PROFILE

Population

While no detailed research has been undertaken on population changes, data has been obtained online from the Surrey website on population projections. Long-term subnational population projections are an indication of the future trends in population by age and sex over the next 25 years. They are trend- based projections, which means assumptions for future levels of births, deaths and migration are based on observed levels over the previous 5 years. They show what the population will be if recent trends continue. The projections generally do not take into account any policy changes that have not yet occurred, nor those that have not yet had an impact on observed trends. They are constrained at the national level to the 2016-based national population projections published on 26 October 2017. These projections were published on 24 May 2018. No comparable information has been found for the neighbouring London boroughs.

Local Authorities within Surrey - 2016-based subnational population projections (all ages) Base % Incr % Incr % Incr year 2016- Projection 2016- Projectio 2016- Projection Area 2016 2021 for 2021 2026 n for 2026 2031 for 2031 Elmbridge 136,100 2.57 139,600 4.92 142,800 6.39 144,800 Guildford 146,800 3.54 152,000 5.79 155,300 7.97 158,500 Mole Valley 87,300 1.37 88,500 3.21 90,100 4.81 91,500 Runnymede 86,400 4.28 90,100 7.75 93,100 11.00 95,900 Spelthorne 98,900 2.83 101,700 5.16 104,000 7.18 106,000 Woking 101,400 1.58 103,000 2.66 104,100 3.35 104,800 Surrey 1,181,000 2.88 1,215,000 5.37 1,244,400 7.40 1,268,400

Total population in Elmbridge is projected to increase by up to 6.4% by 2031, in the neighbouring LAs in Surrey by 3-11%, and in Surrey overall by 7.4%. At the same time, it is likely that the demographic profile will age, and that older people will form a larger proportion of the population, although the older age groups are intrinsically attracted to golf.

These figures do not take into account new growth initiatives. It could be argued that any new housing might be attractive for families and therefore there would be a number of young people who might take up the game. This is all crystal ball gazing in the absence of reliable data, and actual knowledge of local (i.e. Elmbridge area) golf participation, but it might be useful in calculating future demand. There is also a time element in this as the housing may not be completed until some stage in the future so there may not be a short-term increase in participation.

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However overall, it is likely that population change will have a limited impact on golf participation, and it is reasonable to assume that population changes might increase participation over the period to 2031 by say 5%.

Market Segmentation (MS)

As part of its research work, Sport England has developed 19 market segments within the overall adult population to help understand the nation’s attitudes towards sport and its motivation for taking part (or not). It is based on the Active People’s Survey, DCMS’s ‘Taking Part’ Survey and Mosaic data from Experian.

In terms of current participation in sport, it is possible to highlight the characteristics of the local population within the catchment of the Moore Place course. It should be noted that the data, although broadly compatible, do relate to slightly different catchments (based on travel distance) to the facility data in the main report (travel times), but the broad conclusions are the same.

The illustrations all demonstrate the main market segments in the catchment around Moore Place are as follows (these 4 groups represent about 40% of the total local adult population):

• Tim – known as a ‘sporty male professional’, Tim is very active (2/3 take part in sport once a week compared with 40% overall). Not his major sport, but Tim plays golf (about 75% above the average) and would like to play more.

• Chloe – ‘young image conscious female keeping fit and trim’. Main activity is keep fit and gym, and almost no participation in golf, and no desire to take it up.

• Phillip – ‘mid-life professional, sporty male’, with above average activity levels. While not his top sport, golf however is popular (twice the average play golf) and he would like to play more.

• Ben is known as a ‘competitive male urbanite’, who plays hard and works hard. He is the most active of the 19 segments. He plays most sports, but golf is not his prime activity (only 5% play golf), and he does not wish to play more

Tim and Philip are the two highest segments nationally participating in golf, and would like to play more, while Ben is also active in golf, but Chloe is not. The local profile in the 20-minute catchment therefore is conducive to participation in golf, and local demand for facilities is therefore likely to be relatively strong.

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Participation in Golf – those who play

In terms of people within the catchment (12 kms/8 miles or about 20 minutes) who (it is estimated by MS) do play golf, the data confirms that the major participants are Tim, Philip, Ralph and Phyllis and Ben, who in total comprise nearly 70% of the total golfers in the area. The MS data for the 16 km catchment (which closely relates to the 20-minute catchment used in the facility audit in the main report) estimates that total participation in golf is over 27,000 players. This is slightly higher than the APS data suggests but is based on likely participation from the MS profile and not actual figures.

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Those who would like to play

Potential demand for golf from the MS data confirms that it is similar groups that currently play (Tim, Philip and Ralph and Phyllis) that would like to participate more, totalling about 11,800 participants, an increase of about a further 43% though these figures should be qualified as they represent a theoretical representation of latent demand for golf.

The MS data confirms that three of the four main segments within the catchment of Moore Place are keen golfers. Tim and Philip are in fact the two highest participant groups in golf, and this is reflected in the overall participation rates for golf in the area. Current anticipated participation in golf is about 27,000 regular golfers, about 2-5% (which is similar to the national average) and the profile of the population suggests that there is some latent demand for an additional 1-2% to take up the sport, though this is considered a generous proportion and is based solely on the aspirations of the current profile of the area. It would be safe to assume that there would be a limited increase in participation in accordance with MS data if some latent demand were realised.

Participation in Golf

The following headlines apply:

• Current participation – 2.1 to 5% of adults currently play, and this ratio is consistent across the whole area. There are an estimated 27,000 adult participants in the area, mainly the groups above (this is higher than the data above).

• Potential future participation – 1.1 to 2% of adults would like to play, representing about 12,000 additional adult golfers - this is always an overestimate to be treated with caution.

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UNMET, LATENT, DISPLACED AND FUTURE DEMAND

Latent

MS data suggests that there is latent demand from an additional 12,000 adults in the catchment area (or over 40% extra to those which MS suggests might currently play). These are aspirations and considered to be optimistic, as they tend to overestimate the numbers who will eventually find their way into the sport, but an allowance should be made to accommodate some potential latent demand in the area.

Future

This is affected by demographic change brought about as the result of housing development in the area and development initiatives within the sport.

At current activity rates, it is estimated that participation might increase by 1000-1200 adults in the Elmbridge and wider catchment area in the period up to say 2021 as the result of population change based on recent trends.

The newly refreshed England Golf strategy 2017-21 aims to increase membership of clubs from 650,000 to 675,000, golfers playing twice monthly from 971,000 to over 1m and increase the proportion of females playing to 20%. If this is extrapolated to the local area, this could result in an increase of another 600 adult golfers over the wider catchment; irrespective of any population change. As the target is increased participants, it is likely that a large proportion of these would be beginners and young people (particularly girls) learning the game, for which relatively simple courses would be suitable as a first step.

DEMAND SUMMARY

Current levels of participation

Participation in golf in the wider Moore Place area, extrapolated from APS data suggests that there are about 22,000 regular golfers in the area, much higher than the national average rate. This is broadly compatible with the MS profile.

Recent trends in participation

APS and other data confirm that participation in the area has probably dropped slightly in the last 10 years, in accordance with national and regional trends and conventional wisdom from NGBs and other commentators.

Latent and future demand

MS data suggests that there is latent demand from people in golf-playing segments who would like to take up the sport, in the order of 44% (though this is considered an unrealistic aspiration). Future demand from population increases and housing growth are not established in any detail, but there is an apparent increase, though this may well be mitigated by the ageing of the population, although it is acknowledged that golf is a popular sport among older people. It is reasonable to assume therefore that there will be a small increase in participation in the future.

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NGB targets from Strategy aspirations

England Golf has a target of a 3% increase in participation over the next four years of its strategy, and although this may well be ambitious, it may have particular implications for the type of courses required in the area, as additional participants will be mainly new players needing to learn and develop their skills.

Conclusion

In terms of demand it is suggested therefore that demand for golf in the Moore Place area (if this is in accordance with the levels in Surrey and Elmbridge) has fallen in the last 10 years but stands higher than the national average. With some increase in future and latent demand, and England Golf actively promoting additional participation, particularly among new players, demand may increase in the area, particularly for the type of course suitable for beginners and high handicap players. However, the recent falls in participation overall must be considered, and these will mitigate some increases. There are therefore no significant demand drivers. In this context it is considered reasonable to assume that the existing supply of courses can meet future demands in terms of needs and the type of course provision required to meet these needs.

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Viability Assessment

Introduction

As set out previously, the golf club occupies a site of around 30 acres and is located on the south western edge of Esher town centre. It was founded in 1926 and includes a short 9 hole course with a small practice area, a small pavilion style clubhouse and car parking linked to the adjacent care home.

The 9 hole course is set within a mature parkland landscape and has a length of 2,210 yards from the white tees. There are six par 4s and three par 3s, so no par 5s. The 18-hole length (by playing the 9 hole course twice) is therefore 4,420 yards with a par of 66 and a standard scratch score of 62.

Essentially, the venue has always catered for the ‘open to all’ public golf sector (as opposed to predominantly membership-based golf clubs). It is therefore more suited to beginners and occasional golfers rather than avid players. The club’s website provides pricing details for golf. Full adult weekday green fees are £12 for 9 holes and £17 for 18 holes, rising at weekends to £14 for 9 holes and £22 for 18 holes. There are discounted rates for juniors and seniors.

Annual season tickets (which allow unlimited golf) cost £625 for 7 day access and £500 for weekday access. The club’s website states that it operates a small but active club membership. Joining fees are £50 (waived for those under 16) and the annual subscription is £50 per year, including England Golf affiliation fees.

There is a golf professional on hand for coaching on and off the 9-hole course - either for individual tuition or by learning with a partner or friend(s). Beginners start ‘off-course’ first, by using the grass practice ground area rather than playing on the 9-hole course.

Analysis

The annual roundage figures for the course are as follows; year 2014 – 16,135, year 2015 – 18,611, year 2016 – 22,095, year 2017 – 23,636, year 2018 – 21,052. These figures are calculated as 9-hole rounds played, although a few of these golfers will play the course twice for an 18-hole round.

The company which runs the golf club is called Archibo Ltd (‘Archibo’), and we have been given the company’s filed financial statements for the latest three years. These are for the years ending 31 March 2016, 2017 and 2018.

The accounts confirm that the principal activity of the company during these years was that of operating the golf course.

The company has one director – Tim Dennis (appointed on 19 March 2010), and the company’s immediate and ultimate parent entity is Moore Place Holdings LLP. Moore Place Holdings receives an annual rental payment from Archibo. This was £60,000 per year for the three financial years 2015 to 2017, but it was reduced to £30,000 for 2018.

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Attached in the Appendix are extracts from the financial statements showing the company’s balance sheets as at 31 March 2016, 2017 and 2018; and the corresponding yearly income and expenditure figures.

These figures are summarised below.

31 Mar 2018 31 Mar 2017 31 Mar 2016 31 Mar 2015 £ £ £ £ Fixed Assets Tangible assets 19,828 22,549 21,882 1,436

Current Assets Stocks 19,285 13,718 10,739 0 Debtors: within one year 7,500 7,500 0 0 Cash at bank and in hand 9,593 9,980 300 1,647 36,378 31,198 11,039 1,647

Creditors: falling due within one year 438,459 412,878 343,265 241,751

Net Current Liabilities 402,081 381,680 332,226 240,104

Total Assets less Current Liabilities 382,253 359,131 310,344 238,668

Net Liabilities 382,253 359,131 310,344 238,668

Capital and Reserves Called up equity share capital 1,000 1,000 1,000 1,000 Profit and loss account 383,253 360,131 311,344 239,668 382,253 359,131 310,344 238,668

The notes to the 2018 accounts state that as at 31 March 2018, Archibo owed Moore Place Holdings £207,410 (2017 - £199,925), and that this balance does not accrue interest.

Year Ended 31 Mar 18 Year Ended 31 Mar 17 Year Ended 31 Mar 16 Year Ended 31 Mar 15 £ £ £ £

Turnover 267,121 261,562 199,881 178,282

Cost of sales 184,267 195,646 153,923 155,749

Gross profit 82,854 65,916 45,958 22,533

Administration expenses 105,976 114,703 117,634 89,652

Operating loss A 23,122 48,787 71,676 67,119

Adjustments to EBITDAR: Rent 30,000 60,000 60,000 60,000 Depreciation 5,270 5,670 1,895 732 B 35,270 65,670 61,895 60,732

EBITDAR = (A + B) 12,148 16,883 9,781 6,387

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‘EBITDAR’ in the above calculations stands for ‘earnings before interest, tax, depreciation, amortisation, director’s remuneration and rent’.

The financial statements do not provide a detailed breakdown of turnover. We have, however, been given management accounting records showing a breakdown of income (exclusive of VAT) on a monthly and calendar year basis. The calendar year figures are as follows:

2018 2017 2016 2015 2014 2013 2012 2011 £ £ £ £ £ £ £ £ Green Fees 173,139 194,763 179,903 149,128 129,560 140,173 140,933 181,488 Season Tickets 27,188 28,563 19,021 16,708 17,750 15,208 14,333 15,354 Shop Sales 24,474 29,409 20,955 12,031 9,760 11,241 8,185 9,783 Hire 2,276 3,117 2,992 2,602 2,272 2,148 2,418 2,788 Drinks etc 21,583 22,408 19,199 10,954 10,255 10,199 10,615 12,303 Total Income 248,660 278,260 242,070 191,423 169,597 178,969 176,484 221,716

Note: the new clubhouse opened in 2016 - hence an increase in takings

The filed accounts state that during the three financial years 2016 to 2018, the average number of employees at the club was three.

We understand that the three full-time employees are as follows: a manager/golf professional, a greenkeeper and a further staff member who also attends the shop when the golf professional is away.

We are advised that these staff members are supported by two people on zero-hour contracts who staff the shop, and who are the equivalent of about one full time employee on the minimum wage. In addition, there is a contractor assisting with course maintenance, and this support is about the equivalent of half a full-time employee on the minimum wage.

Context

To form a view on the future financial viability of Moore Place Golf Club, it is helpful to consider how the UK golf market has evolved over the years.

The golden era of golf course construction was around 90 to 140 years ago. Many of the golf courses in existence today were built between 1880 and the 1930s; and indeed, Moore Place was built during this period (it opened in 1926).

By far the most dominant feature during this construction period was the creation of ‘not for profit’ private members’ golf clubs. Once built, these golf clubs were then operated by the members for the benefit of those members. Over 80% of all golf courses built during this period were private members’ clubs. Members pay annual subscriptions for the right to play golf at their club.

The remaining golf courses built during the period 1880 to the 1930s were ‘public access’ courses. Accounting for less than 20% of the golf market at the time, these courses were open to the general public on a daily green fee basis (known now as ‘pay and play’ venues). Virtually all these public access courses were developed by local authorities, and such venues are known as municipal golf courses.

Public access courses cater for the lower end of the market in terms of prices charged for golf. This lower price point is often reflected in a lower physical quality compared to the members-based club equivalent, particularly regarding course presentation standards.

As far as we are aware, Moore Place Golf Club has always been positioned as a public access golf course – i.e. open to all on a pay and play basis at affordable prices.

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Virtually all golf courses built during the period 1880 to the 1930s would have been on a ‘full length’ basis, irrespective of whether they comprised an 18 hole course, a 9 hole course or a 36 hole course (i.e. two 18 hole courses).

A full length 18-hole course of this era would typically have a length today of around 5,700 to 6,500 yards (equating to an average hole length of around 315 yards to 360 yards), and a par in the range of 66 to 72.

To be able to physically accommodate a full length 18 hole course, the typical land requirement is around 90 to 140 acres.

A full length 9-hole course would have a corresponding length of around 2,850 to 3,250 yards, and again the average hole length would be in the order of 315 to 360 yards with a par of 33 to 36.

The physical land take for a full length 9 hole course would typically be in the order of 45 to 60 acres.

In the context of the above market norm, Moore Place Golf Club differs considerably. Its site area is only 30 acres. Due to the small size of the site, the 9 hole course which exists today is unusually short – at just 2,210 yards (the 18-hole length is therefore 4,420 yards). Its average length per hole is therefore only 245 yards, compared to the market norm of 315 to 360 yards (which is 22% to 32% shorter than the norm).

This difference in course length, along with its age (over 90 years old), and its public access market positioning, combine to have very important consequences for its current and future viability. This is particularly so, given how the UK golf market has evolved from the mid-1980s to the present day.

Up until the mid-1980s, private members’ golf clubs and municipal courses dominated the UK market, although a third type existed in very small numbers. As at the mid-1980s, the private members’ clubs represented about 80% of all golf venues in the UK, and municipal venues accounted for around 15% of the market.

The third type was the proprietary golf venue. As at the mid-1980s, they accounted for the remaining 5% of the UK golf market’s supply. Proprietary golf venues are profit driven enterprises. They are almost always owned by individuals, families or companies (as opposed to being owned by a club’s members or a local authority).

Proprietary venues come in all shapes and sizes across the spectrum of golf offerings; from the very lowest quality starter centre through to the most prestigious tournament venue or golf & country club. They can include venues that are mainly membership based or mainly visitor golf based (‘pay as you play’ green fees).

For a variety of reasons, the UK experienced a massive golf course construction boom in the late 1980s, which lasted through the 1990s. This was mainly driven by golf’s popularity increasing rapidly from the mid-1980s compared to the previous decade. As a result, the then existing stock of golf venues could not keep up with the intense new demand from golfers.

At the time, many private members’ clubs had membership waiting lists lasting several years. As a result, they could charge substantial joining fees to those fortunate enough to be accepted into the club when a rare membership vacancy arose. The municipal courses were just as busy. Occasionally, there were stories of golfers sleeping in the car park at their local municipal course on a Saturday night, to secure a tee time to play on Sunday morning.

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Given the intense golfer demand compared to the supply of venues at the time, people started to believe that there were large profits to be made in building and operating proprietary golf venues. This insight seemed to be supported by an important report produced in 1988 by the game’s governing body, The Royal & Ancient Golf Club of St Andrews, entitled ‘The Demand for Golf’. It concluded that the UK needed an extra 700 new golf venues to be built by the year 2000.

Across the UK more than 700 new venues did get built over the next 20 years or so. The number was probably closer to 1,000, meaning an increase in the supply of venues by around 35%. Many, however, got into major financial difficulty because of the economic recession of the early 1990s. Virtually all these new golf facilities were proprietary venues.

The large increase in the supply of golf venues, coupled with generally falling golfer participation rates since around 2003 (i.e. falling golfer demand) has, however, resulted in today’s situation where many parts of the UK are experiencing golf venue oversupply.

This oversupply takes its toll on the underlying profitability of golf venues located in such areas, and this has very important consequences on the financial viability of individual golf venues.

Since the mid-1980s, the UK golf market has followed the classic stages of the industry lifecycle model:

• Embryonic stage: late 1980s – an opportunity in the market sparks innovation from the proprietary sector (perceived need for many more new golf courses). • Growth stage: early 1990s - proprietors start building many more new golf courses. In the early days, golfer demand still exceeded golf venue supply. • Maturity stage: say around 2003 – the supply of golf venues has increased by such an extent that it now generally satisfies golfer demand on an average UK-wide basis. • Decline stage: since around 2003 the market has seen slow but steady industry decline. Golfer participation rates have fallen, yet the supply of golf venues has not contracted by the same margin.

Being in the later phases of the industry lifecycle model means a resulting negative characteristic for the UK golf industry over the last few years: that of falling underlying profitability for golf venues. The structural forces causing falling underlying profitability for the UK golf sector are very powerful:

• In locations where golf venue supply exceeds golfer demand, there is great pressure on pricing, as venues compete on price to attract/retain golfing custom. This, at first sight, appears good for golfers. However, it is not good for the golf venue operators.

• Falling customer prices over several years for golf in real terms (i.e. after adjusting for inflation) along with falling golfer participation rates, means falling annual golf revenue (the sum of membership subscriptions and visitor green fees) for golf venue operators. However, the operators’ costs of running golf venues do not fall by a similar amount – many of the costs are broadly fixed (greenkeeping wages, machinery and materials), and utility/compliance costs have tended to increase over the years. This means falling annual profitability.

• If the underlying profitability at a venue falls due to external market forces (which are largely out of its direct control), then it is difficult to reinvest back into the golf venue to keep it fit for purpose for modern customer expectations. This helps explain why a significant proportion of the UK’s golf venues now look somewhat tired and dated. Thus, whilst at first sight cheaper golf looks good to the golfing customer, in the long run it hampers the ability to keep presentation standards up to a consistently satisfactory standard.

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Whilst the underlying profitability of golf venues has, on average, been falling for well over a decade, some venues are still trading well and bucking the trend - but these venues make up only around 20% of the market (or less).

As for future trends, one cannot predict these with certainty. However, based on past trends and changes, we believe that golf market conditions are likely to remain challenging for the foreseeable future.

Substantial change would be needed over a few years to alter the underlying structural forces at play for the better in the UK golf industry. At present, the odds of this happening seem low.

Arguably, from a purely structural perspective, the UK golf industry needs:

• The supply of courses to contract significantly (i.e. total or partial closure of some existing venues); • and for the general long-term trend of declining golfer participation rate to turn to meaningful long- term growth.

The above two market change drivers would help match golf venue supply with golfer demand. It is, however, unlikely that we will see rapid growth in golfer participation for many years - even though the game’s governing bodies and the golf industry at large are currently working very hard to achieve this.

Key Ingredients for Financial Viability and Implications for Moore Place Golf Club

From our years of practical experience in observing the UK golf market, together with studying trading accounts of hundreds of golf venues, we believe a golf venue’s financial viability from an operational perspective depends on three fundamental ingredients:

• The commercial quality of the venue’s location for golf; • The suitability and quality of the golf product provided to the market; • The quality of the management team running the golf venue.

If a golf venue is strong regarding all three ingredients, then its yearly financial trading performance (measured in terms of underlying profitability) is highly likely to be ‘healthy to good’. It would most likely be in the top 20% of performing golf venues which we referred to earlier.

If only two out of three of the ingredients are strong, then the yearly financial performance is likely to be ‘modest to okay’.

If only one or none of the ingredients are strong, then the venue’s trading performance is likely to be ‘poor to terrible’.

We now look at these three key ingredients in more detail as they relate to Moore Place Golf Club.

Quality of the venue’s location for golf: this covers the commercial quality of the trading location for the golf product in question. For most 18-hole golf venues (which are not ‘destination’ or trophy venues), the main catchment area is a 20-minute drivetime by car. Most regular golfers at such a venue will live within 20 minutes of it.

Broadly, the physical quality or uniqueness of the golf venue will determine how far people are prepared to drive to use it. People are normally prepared to drive further to play golf at a venue which is in particularly good physical condition and/or is highly desirable from a current golfing demand perspective.

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Given that Moore Place is only a short 9 hole public access course, the likely key customer drive times are 15 to 20 minutes – as opposed to a 30-minute drivetime. The total number of people who are prepared to drive 30 minutes or more from their home to play Moore Place on a regular basis is likely to be very low. There will be and are alternative golf venues that they could use closer to where they live.

The higher the local population within the key drivetimes, potentially the more golfing customers there are to attract to the venue. Furthermore, an important factor is the demographic profile of that population. Some geographical areas have a higher propensity for proportionately more golfers within their populations compared to others.

The local population characteristics make up one half of the commercial quality equation for a golf venue. The other half is the extent of the existing local golf venue supply from quantitative and qualitative perspectives. Thus, if the local demographics are good for a public course, yet a lot of other nearby public golf venues exist, then the commercial trading location is not prime, or indeed may not even be ‘good’ if the local golf competition is fierce.

Indeed, and unfortunately for Moore Place as a golf venue, the extent of the local public access golf offering is fierce – on both quantitative and qualitative basis, as set out in the needs assessment.

Nearby are the following proprietary golf venues which actively encourage public access golf, many of which are of good/exceptionally high quality for public access golfing needs. The distances in brackets are by miles by car from Moore Place.

• Sandown Park Golf Centre (1.0 miles). This has a 9-hole course with a length of 2,871 yards (18- hole length 5,742 yards with a par of 70 and an average hole length 319 yards), a 9-hole par 3 course (1,061 yards and average hole length of 118 yards), a 9-hole short game course (355 yards and an average hole length of 39 yards), a 12-hole minigolf course (themes around horse racing), a 33 bay floodlit driving range with power tees and TopTracer bays, an American Golf shop (Europe’s largest golf retailer) and a clubhouse. • Hersham Golf Club (1.3 miles). Built in the 1990s, this venue comprises an 18-hole course, a driving range, an adventure golf course and a clubhouse. • Pachesham Golf Centre (4.8 miles). Originally built in 1990 with a 9-hole course, this has recently been adapted to a ‘super six-hole course’. There is also a 28 bay covered floodlit driving range with power tees and a bespoke short game area for pitching and chipping. • Silvermere Golf & Leisure (5.4 miles). Founded in 1976 but has undergone a major upgrade and modernisation scheme in recent years. It comprises an 18-hole course (6,406 yards and par 71), a 52 bay ‘state of the art’ two tier driving range with TopTracer and power tees, the Silvermere Golf Store – generally recognised as busiest retail outlet in any golf complex in Europe, and a large pub/restaurant style clubhouse (The Inn on the Lake). • Horton Park Golf Club (6.1 miles). Built in the late 1980s, this venue comprises an 18-hole main course (6,101 yards), a 9-hole academy course, an 18-hole adventure golf course, two footgolf courses, a 26 bay floodlit driving range with TopTracer and power tees, and a clubhouse. Significant investment has been made in the site in recent years. • World of Golf London (8.8 miles). Built in the mid-1980s and for years it has generally been regarded as the busiest golf driving range in Europe and the ‘benchmark’ range for others to aspire to. The venue comprises a two tier 60 bay floodlit range with TopTracer and power tees, American Golf as the specialist retailer, and a high-end 18-hole adventure golf course.

Each venue above offers extensive golf coaching programmes (some at the ‘cutting edge’ for modern golf tuition methods) to encourage beginners at ‘grass roots’ level, to promote the game of golf in

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general, and to improve playing standards for any golfer using high-tech teaching facilities and equipment.

This is a formidable line up of direct golf competition near to Moore Place, offering the similar golf offering. Fundamentally, all these venues have been developed and refined since the 1990s golf course construction boom, yet the 9-hole course at Moore Place has largely remained unchanged for 90 years, apart from opening the small pavilion style clubhouse in 2016.

Suitability and Quality of the Golf Product: To have a good chance of healthy long-term financial viability, a golf venue needs to provide a strong golf offering to its specific target market which in turn needs to be sufficiently large in terms of the total number of golfing customers. This then means that the golf course can achieve healthy annual roundage numbers, and also that the prices charged for golf can be high enough to make the venue consistently profitable, after allowing for annual running costs and needed capital expenditure requirements over time.

Relating this specifically to Moore Place, a fundamental question is this; is the 9-hole course desirable enough to attract consistently healthy annual roundage numbers?

Whilst the golf course is in an attractive parkland setting, our answer to the above question is ‘no’. Our reasons are as follows:

• The 9-hole course is very short at just 2,210 yards. It therefore will not appeal to most avid golfers, who will choose to play elsewhere. • The course is open to beginners and occasional players, yet the practice facilities on site to encourage beginners and provide tuition, falls way short of what is offered at the other nearby ‘open to all’ venues; with their short courses, driving ranges, academy areas, golf retail stores, dedicated coaching programmes, high-tech teaching facilities etc. • The Moore Place course does appeal to senior golfers looking for the occasional round of casual golf in a tranquil setting, however the number of such golfers looking to do this is small. This is because if a senior golfer is an avid golfer, they are highly likely to join a local membership-based golf club in any event, with little desire to play at Moore Place.

Indeed, the annual roundage numbers at Moore Place indicate low usage and low golfer demand for its 9-hole course. The average annual roundage in the last few years has been in the order of 22,000, even with the new golf clubhouse opening in 2016.

To be a thriving 9-hole course, its annual roundage needs to be at least 35,000, and in its heyday (say the 1970s and 1980s) it was probably achieving around 45,000 to 50,000 rounds per year.

The current average of around 22,000 rounds per year is consistent with the negative structural effects of the mature/declining stages of the industry lifecycle model for the UK golf market, and which is further compounded for Moore Place by the formidable and better-quality public access golf competition it faces locally.

Looking at the annual golf revenue (the sum of green fees and season tickets) achieved at Moore Place in the last few years, this has been in the order of £200,000 to £220,000 (exclusive of VAT). With around 22,000 rounds per year, this indicates an average price per round for 9 holes of between £9 to £10, exclusive of VAT.

Market forces for golf, both nationally and at the local level, suggest that an average of between £9 to £10 per round (exclusive of VAT) is a fair price for golf customers to pay. However, at such a low annual

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volume of usage (22,000 rounds instead of 35,000 rounds or more), the venue is always going to struggle to make a meaningfully viable golf business.

Furthermore, given the size of the site (at just 30 acres), the small practice area and the small timber framed clubhouse, there is no scope to increase non-golf revenue on site to meaningfully high levels to make good the low golf income.

Quality of Management: This also has an impact on financial viability. Unusually good management can boost the underlying profitability of a golf venue above the market norm. Likewise, poor management can lead to unusually poor underlying profitability compared to the market norm.

From what we have seen, we have no reason to believe that the operator of Moore Place Golf Club can be called a poor operator. The trading figures we have been given are in line with what we would expect for this golf course in this trading location, if run by a reasonably efficient golf operator.

Indeed, there has been a recent commitment to improve the golf offering by building the new golf clubhouse in 2016. An unwillingness to invest in a golf club to improve it can sometimes indicate a lack of commitment to make the best of what is available for golf use, but this has not been the case at Moore Place Golf Club.

The Financial Performance of Moore Place Golf Club

Looking at the three fundamental ingredients for the financial viability of a golf venue, we conclude the following for Moore Place:

• Despite an affluent Surrey location, this is strongly countered by the fierce and formidable local golf competition that Moore Place Golf Club is up against for providing affordable ‘open to all’ golf. • Moore Place’s golf product – essentially a short 9-hole course as the main offering, has changed little in 90 years yet the golf market, and particularly the ‘open to all’ local golf market, has changed dramatically since the 1990s golf venue construction boom. • The management team running Moore Place Golf Club are competent at running the venue, and the trading figures are in line with our market expectations.

Earlier, we indicated that to be in the top 20% of UK golf venues for underlying profitability, one usually needs to be strong in all three areas above by having: i) a good commercial trading location, ii) a good golf product matched to the needs of a healthy target market of golfers, and iii) good management.

We believe that Moore Place Golf Club, through external golf market forces over which it has no control, now falls short on the first two key ingredients for success. With only one key ingredient remaining (competent management), its underlying profitability is highly likely to be in the range of ‘poor’ to ‘terrible’.

Looking at Archibo’s balance sheets for the last four years, there is a worrying trend of increasing net annual liabilities. Year on year, they have increased from a net liability of £238,668 for the year ending 31 March 2015 to a net liability of £382,253 for the year ending 31 March 2018. If it was not for the continued support of Archibo’s parent undertaking, Moore Place Holdings, Archibo could reasonably be considered as insolvent. This indicates an unviable golf venue on a stand-alone basis.

Looking at the income and expenditure figures for the last four years, we have calculated the venue’s annual EBITDAR, which is a standard benchmark for measuring the underlying profitability of a UK golf venue. Annual EBITDAR represents a golf venue’s annual earnings before interest payments on any loans, any tax payable (such as corporation tax), any depreciation of assets, any amortisation of

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intangible assets, any rent payable to a landlord and any remuneration to directors running the company.

In simplified terms, the annual EBITDAR represents the amount of net cash that the venue produces from its normal day to day operations before any of the following cash sums are then paid out ‘below the EBITDAR line’: interest on loans, any capital repaid on loans, any tax paid, any rent paid, any pay to the directors, and any capital investment in the venue (such as replacing/buying greenkeeping machinery or improving the physical assets on site).

For the last four financial years, Moore Place’s annual EBITDAR has hovered around the breakeven level (small losses for the years ending March 2015 and 2016 of £6,387 and £9,781 respectively; and small surpluses for the years ending March 2017 and 2018 of £16,883 and £12,148 respectively).

A competently managed golf venue, consistently operating with negative annual EBITDAR results, strongly indicates financial unviability on a stand-alone basis.

Moore Place Golf Club has moved into a marginally positive annual EBITDAR position in the last two financial years, but this has come at a cost; the level of creditor debt falling due within one year has risen a lot - from £241,751 in March 2015 to £438,459 in March 2018. This increase is largely due to the capital cost of providing the new clubhouse in 2016.

We do not believe that the marginally positive EBITDAR results in the last two years are enough to suggest that Moor Place Golf Club is financially viable as a golf venue in its current format on a stand- alone basis for the long term.

This is because it is fair and reasonable for a landlord to expect to receive an annual rental for letting 30 acres of property in Surrey, particularly if it has financed the new clubhouse. It is also fair for the company director of Archibo to expect a reasonable yearly remuneration for overseeing the business rather than providing such services for free, and it is inevitable that there will be significant ongoing capital expenditure needs over time to keep the golf venue operational.

If one factors in these ‘below the EBITDAR line’ payments, then clearly the business becomes consistently cash-negative on a yearly basis, which points to it being unviable on a stand-alone going concern basis.

Conclusion

Thus, taking all the above factors into consideration, in our opinion Moore Place Golf Club, in its current physical configuration for golf, is not financially viable on a stand-alone basis. It is only able to stay afloat with the considerable financial support of its parent undertaking, Moore Place Holdings.

A question to then consider is whether there is an alternative physical configuration for golf at Moore Place which would be financially viable on a long-term basis.

Our answer to this question is ‘no’ for the following two reasons:

• The site is only 30 acres in size, and there is no scope to consider utilising additional spare land to extend the length of the existing, short 9-hole course because there is no spare land available. A longer ‘full length’ 9-hole course would probably need a minimum land take of 45 acres.

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is undulating), ii) driving range floodlighting in the Green Belt is often contentious in planning terms, and iii) there are plenty of other floodlit driving ranges locally, so there is no golfing need for one.

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Conclusions and Recommendations

Introduction

Using the ANOG Framework the assessment concludes the following.

Quantity

Quality

Accessibility

Sport England’s new accessibility tool on Active Places provides the opportunity to estimate the population profile within a given catchment area of a (new or existing) facility, or the competing facilities within a given catchment area of a (new or existing) facility. In addition, the population within an area of interest served/able to access facilities, based upon given catchment parameters can be identified. The map below demonstrate that the whole population of Elmbridge can access a golf facility within a 20-minute drive, there are no areas that are not accessible.

Availability

England Golf note that locally, membership numbers are considerably lower than the national average, with only one club (Burhill Golf Club) exceeding the national average (n=484).

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demonstrates a drop off in membership and a declining trend over the past four years, and therefore an indication of spare capacity/availability for new members. All local clubs have lower membership than in 2015. There is significant spare capacity at clubs from their peak membership levels, and if they were to reach the benchmark of 484. This analysis is also just for the courses in Elmbridge and does not include all other courses in the 20-minute catchment.

Demand

Viability

Moore Place Golf Club, in its current physical configuration for golf, is not financially viable on a stand- alone basis. It is only able to stay afloat with the considerable financial support of its parent undertaking, Moore Place Holdings. A question to then consider is whether there is an alternative physical configuration for golf at Moore Place which would be financially viable on a long-term basis. Our answer to this question is ‘no’ for the following two reasons:

• One could, in theory, consider building a floodlit driving range on site to expend the teaching and revenue prospects at Moore Place, but i) the topography of the site is not suitable for this (the land is undulating), ii) driving range floodlighting in the Green Belt is often contentious in planning terms, and iii) there are plenty of other floodlit driving ranges locally, so there is no golfing need for one.

When considering relinquishing golf courses there are two key questions to address.

Are there enough existing golf courses in the Elmbridge area to accommodate current and anticipated local demand?

There is a very good supply of golf course provision across most categories for facility in Elmbridge itself, and in the area around Moore Place GC, if benchmarked against other areas regionally and nationally. Local provision in the whole area is very high and anything up to twice the national average. Even the loss of the Moore Place course would make little difference to this overall supply situation.

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Demand for golf in the Elmbridge area (which is assumed to be about 3-3.5% of adults)) has fallen in the last 10 years like in most areas but stands at about twice the national average. This must be mitigated slightly as the catchment includes part of some London boroughs where participation is much lower. With some increase in future and latent demand, and EG actively promoting additional participation, particularly among new players, demand may increase in the area for additional opportunities to play golf. An ambitious target (bearing in mind declining participation numbers over the past 10 years and a particular increase in the proportion of older people) is an additional 2000- 2850 golfers (10-13% overall increase) in the wider Moore Place catchment by say 2031. Many of these will be beginners, young people and females, with particular implications for the type of courses required in the future. This would mean that existing courses and clubs would need to accommodate an additional 40-55 golfers each over the next 10-12 years, while acknowledging that some clubs would not be in a position do this, by virtue of their selectivity or modus operandi. This is considered feasible without the need for additional facilities.

In view of the existing supply and current and future demand for golf in the Elmbridge and wider area, the Moore Place course would not necessarily be required, and an argument can be made to relinquish the facility.

Is there a need to retain the Moore Place site because of the opportunities it currently offers for casual pay and play in line with golf strategy and trends?

There is an expectation that Surrey is populated only with elite expensive golf clubs, catering for a well to do clientele from London and the Home Counties. While this is partly true, there is also a need for more casual access to golf, such as is currently provided at present at Moore Place GC.

As set out above in the introduction, Moore Place is an established relatively short 9-hole course on 30 acres of parkland. As the analysis above suggests, there are a number of other courses in the wider 20-minute catchment of Moore Place which might be considered to offer similar or better opportunities – 9 hole shorter course, pay and play access, welcome for beginners, coaching and practice facilities etc. These include the following – there may be others in the areas which are also suitable:

• SANDOWN PARK GOLF CENTRE – commercial pay and play, with 9-hole full length course, a 9 hole par 3 course and a small junior practice course as well as crazy golf and a floodlit 33 bay GDR. Within 0-2.5 mins.

• HERSHAM GOLF CLUB - commercial members’ club, with an 18-hole course, a driving range, and adventure golf course. Within 2.5-5 mins.

• SILVERMERE GOLF COMPLEX proprietary pay and play course with 18-hole course and 52 bay 2 tier GDR. Within 5-10 mins.

• ABBEY MOOR GOLF CLUB - commercial proprietary course, part of Playgolf group. Relatively short 2500 yards, par 68. Within 10-15 mins.

• DAVID LLOYD CLUB (HAMPTON) commercial 9 hole course open on a pay and play basis, with a loyalty card system for regular users, Within 10-15 mins.

• HORTON PARK GOLF AND COUNTRY CLUB run as a commercial predominantly pay and play facility, with 2 courses (6010 yards par 70 and shorter 9 hole 1278 par 27 – really par 3and a floodlit 26 bay GDR and footgolf and adventure golf. Within 10-15 mins.

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• PACHESHAM PARK GOLF CENTRE commercial pay and play facility comprising a 6 hole (2041 yards) full-length course together with a 28 bay GDR. a bespoke short game area for pitching and chipping. Within 10-15 mins.

• SUNBURY GOLF CENTRE commercial pay and play comprises an 18 hole course of 5153 yards, par 68 and a shorter 9-hole academy course of about 2500 yards. It is described as easy to walk and most suitable for beginners and seniors. Plus a 32 bay floodlit GDR. It is a commercial pay and play and members course. Within 10-15 mins.

• HOEBRIDGE GOLF CENTRE is primarily a commercial pay and play course, and comprises an 18 hole course of 6536 yards, a 9 hole course of 2300 yards and a short par 3 18-hole course of 2200 yards, together with a floodlit GDR with 34 bays and novelty golf for juniors. Within 15-20 mins.

• RICHMOND PARK GOLF COURSE comprising two 18-hole courses and GDR, pay and play facility, with membership available. Within 15-20 mins.

In addition, Thames Ditton and Esher course looks an accessible course built on common land, there is an Adventure Golf in New Malden, and Europe’s busiest GDR at World of Golf, London, and Top Golf Game Centre at Addlestone offering a popular golf related experience for beginners especially.

The future of golf lies in the provision of viable casual access facilities of limited length, with welcoming facilities and personnel and the opportunity to develop skills, to permit progress on to more established courses in due course, of which there are plenty in the Elmbridge area. Given the availability of these facilities all within a 20-minute catchment, it is difficult to make a case for the retention of Moore Place GC with its deficiencies in area and its viability.

Conclusion

The analysis suggests there is no over ridding need to retain Moore Place Golf Course, there is limited need for the course given the quantity, quality, access and availability of course in the area.

The viability assessment clearly demonstrates that the course is not viable in the long-term and no alternative golf offer is required as the market supply covers all bases. No alternative golf offer is likely to be viable given the market.

In terms of both need and viability we therefore conclude that the Moore Place is no longer required as a golf venue and does not provide a sustainable location for golf. In terms of paragraph 97 of the NPPF the course can be considered surplus to requirements.

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Appendix 3 SA-76 SA-81 SA-80 SA-78 SA-77 SA-75 62 SA-74 65 66 59b° SA-72 Legend SA-73 59a 63 Sub-Areas SA-71 58 61 SA-68 60 Local Areas (GBBR) SA-70 SA-69 Elmbridge Boundary

54 52 Elmbridge Green Belt SA-67 Neighbouring Green Belt SA-66 49 48 SA-65

SA-64

SA-63 34 SA-62 47 45 SA-60 SA-61 SA-57 Contains OS data © Crown Copyright and database right 2017 SA-54 Esher SA-59 SA-52 SA-56 SA-58 SA-55 P1 28-03-18 CG ML AB SA-50

SA-53 Issue Date By Chkd Appd SA-51 SA-48 Metres SA-49 SA-46 0 205 410 820

SA-44 SA-42 SA-41 23 Claygate SA-39 13 Fitzroy Street London W1T 4BQ Tel +44 20 7636 1531 Fax +44 20 7580 3924 www.arup.com SA-36 SA-33 Client Elmbridge Borough Council SA-35

31 Job Title SA-32 33 Elmbridge Green Belt Bounday Review SA-29 SA-27

SA-22 28 32 SA-24

SA-25 SA-23 Esher & Claygate

27 Scale at A3 1:15,000

Job No Drawing Status 29 258097-00 Draft

Drawing No Issue 17 SA-18 005 P1 SA-18 MXD Location © Arup Appendix 4 M O O R E PLACE GOLF COURSE ESHER

Vision Document A u t u m n 2019 Masterplanning, Desk Top Publishing and Graphic Design by Mosaic

Copyright The contents of this document must not be copied or reproduced in whole or in part without the written consent of Mosaic.

Credits • TCPA, 2017, guide 8 creating health promoting environments. • NHS, Putting Health into Place, 2019. • These illustrations have been designed using resources from Freepik.com.

Issue date 20/09/2019

Document status Final for Regulation 18

Revision B

Author SR/ML/RM

Checked by SR CONTENTS

INTRODUCTION 01

WHY MOORE PLACE? THE SITE 02 03

A SUSTAINABLE LOCATION CONSIDERATIONS 04 05

THE VISION CONCLUSION 06 07 4 INTRODUCTION

01 SANDOWN PARK RACECOURSE INTRODUCTION ABOUT CHARTERHOUSE STRATEGIC LAND OUTDOOR Charterhouse Strategic Land is the strategic land promotion arm of ACTIVITIES Charterhouse Property Group, an established property investment and development company founded in 1994.

Since the groups inception it has invested in a diverse range of property with a bias towards residential and employment development. Charterhouse has HISTORIC been acquiring, promoting, trading and developing strategic land since 2006 when we acquired several land parcels as part of a property portfolio with a SETTLEMENT view to seeking planning gain and an uplift in the land value. Consequentially we now operate across England with strategic landholding interests from Kent to Bristol and up into the Midlands.

CLAREMONT GARDENS 5

From left to right: Moore Place Care Home, Public right of way crossing the Site, Moore Place Golf Course. Sandown Park Racecourse.

Esher is an exciting place to live with THE OPPORTUNITY excellent access This document sets out our vision for a redevelopment of Moore Place Golf to countryside, a Course.

The redevelopment of Moore Place Golf Course could deliver approximately range of facilities 300 residential and assisted living retirement homes at a highly sustainable location with excellent access to a range of facilities and employment and employment opportunities. The redevelopment would create a high-quality and sensitively designed new neighbourhood for Esher based upon the principles of health opportunities and wellbeing. with London only Redevelopment focussed upon residential and extra care uses present a unique opportunity to provide a significant amount of health and wellbeing 25 minutes away. focussed green infrastructure and new public open space. The redevelopment of Moore Place Golf Course presents a unique opportunity to open the Site to the public, for all of Esher to enjoy, for the first time in decades.

The creation of imaginatively and sustainably designed homes in a spectacular landscape will create a quality legacy befitting Esher. 6 THE SITE

02 Teddington THE SITE Moore Place Golf Course Kingston upon Thames The Site is located to the south-west of Sunbury- Molesey Esher and extends to approximately 13 on- hectares. The Site is bound by Portsmouth Thames Surbiton Road and More Place Care Home to the east, by woodland to the west and residential homes to the south and north. Esher The Site was until recently used as a golf The Site course and is well enclosed by mature tree planting and existing properties. Pedestrians can access the Site via a public right of way running east-west and Lammas Lane from the north. Epsom

Esher Town Centre North

Lammas Ln

Moore Place Care Home

Portsmouth Rd 7

Photos of the Site and public rights of way 8

03 WHY CHOOSE TO REDEVELOP MOORE PLACE GOLF COURSE?

Creation of a community based Why choose to upon health & locate new homes wellbeing and retirement The Site's sustainable location, accommodation existing retirement home and at Moore Place surrounding natural landscape provide the opportunity to create a Golf Course over new neighbourhood based on healthy another potential living principles and high-quality design. location?

Locating development at Moore Place Golf Course provides many benefits for the local community at a sustainable location.

The benefits are explored on the following pages.

H e a l t h a n d wellbeing driven placemaking. WHY MOORE PLACE? 9

PREMIUM

Sustainable Retirement: Creating a location assisted living quality legacy

Moore Place has excellent access In addition to the existing Moore The development continues Esher's to a wide range of facilities and Place Care Home, which offers character of high-quality housing services and provides opportunities first class care and facilities, the design by striving for best practice, for walking and cycling. There are a development provides flats and innovation and exemplar design range of good local shops, community apartments with assisted living standards to create a legacy of real facilities and amenities within easy set in a generous and spectacular note. walking distance. health and wellbeing focussed landscape. Provision of assisted living accommodation provides much needed downsizer homes and helps to maintain social networks within Esher.

Moore Place is The care village Only work with in a sustainable model allows quality house location near a residents to own builders. Quality wide range of their own property, maintained through services, facilities while having access design codes. and attractions. to care and support. 10 WHY MOORE PLACE?

From private Maintaining key Provide to public open social networks connections to space within Esher the High St and key destinations

As a private golf course, the Site has The development offers a large variety The redevelopment of Moore Place been a private landscape for decades. of house types and tenures to suit a Golf Course will provide new As part of redevelopment Moore Place wide range of households looking pedestrian and cycle links to improve Golf Course will provide a significant to get on the housing ladder, buy connections to the High Street and amount of new public open space at a family home or downsize. This other key destinations including Esher the heart of Esher for all to enjoy. approach encourages social cohesion Place and playing fields to the south. by providing the opportunity for residents to stay in Esher and maintain all important friend and family networks.

Publicly accessible Providing homes Creating locally for the first time for first time distinctive streets since the golf buyers but also to intrinsically linked course opened in those looking to to Esher's character 1926. downsize. and pattern. WHY MOORE PLACE? 11

Linking Affordable Enhance on-site Portsmouth provision in line biodiversity Road with with planning Lammas Lane policy

The potential for a new vehicle link The provision of new homes that will Opportunity to enhance and connect connecting Portsmouth Road and be affordable is in line with current existing natural features, including Lammas Lane helps to alleviate traffic adopted planning policy. Provision trees and hedgerows, to provide a on the High Street. includes a high-quality environment comprehensive green network for with a mixture of rented, shared wildlife movement and as a resource ownership, shared equity and starter for leisure and health. homes to help people into home ownership in an area where larger homes dominate.

Less congestion Providing new Provision of an means less affordable homes to attractive setting pollution. meet local need. while providing enhanced ecological value. 12 04 A SUSTAINABLE LOCATION

Access to local facilities is fundamental to the concept of locating sustainable development

Facilities Audit Building for Life asks:

The facilities audit is a comprehensive analysis of the Site and the 1. Does the development provide (or is it close to) community wider area, encompassing assessment of access to local facilities. facilities, such as shops, schools, workplaces, parks, play areas, pubs or cafes? Access to local facilities is fundamental to the concept of locating sustainable development. New development needs the full range 2. Are there enough facilities and services in the local area to of social, retail, educational, health, transport and recreational support the development? If not, what is needed? facilities to allow people, especially those of limited means or mobility, to go about their daily lives without over reliance on a The facilities audit on the following pages demonstrates Moore private car. Place Golf Course is a sustainable site location and fully meets the Building for Life criteria through existing local facilities. Building for Life is a tool to assess and compare the quality of proposed neighbourhoods. It is led by the Design Council CABE, Shaping Neighbourhoods, a best practice neighbourhood design Home Builders Federation and Design for Homes. Whilst Building guide, also suggests the land at Moore Place Golf Course scores for Life is usually awarded to completed schemes, the site selection highly as a sustainable location for neighbourhood extensions. This criteria have been applied to the land at Moore Place Golf Course is also illustrated on the following pages. to demonstrate the sustainability of the Site as a location for a new neighbourhood. A SUSTAINABLE LOCATION 13 A n excellent r a n g e of local f a c i l i t i e s a r e accessible w i t h i n walking and cycling distance.

Esher town centre 14 A SUSTAINABLE LOCATION

Facilities Audit

Figures 1, 2 and 3 assess Moore Place Golf Course against the accessibility criteria benchmark for new neighbourhoods established by Shaping Neighbourhoods. Fig. 1 demonstrates the ideal distances of local facilities for a sustainable neighbourhood. Fig. 2 illustrates how accessible local facilities are from the Site in its current form and Fig. 3 illustrates the accessibility of local facilities when the Site is built out.

Figure One: Desired.

Illustrative ideal accessibility criteria, adapted from ‘Shaping Neighbourhoods, for Local Health and Global Sustainability’.

Ideal Accessibility Good Accessibility Weak Accessibility A SUSTAINABLE LOCATION 15

The ‘Actual’ (Fig. 2) facilities audit has highlighted “ideal” to all facilities. This demonstrates the Site is already a highly sustainable location with good access to a range of facilities.

Figure Two: Actual.

Illustrative actual accessibility criteria to relevant local facilities from the Site location.

Ideal Accessibility Good Accessibility Weak Accessibility 16 A SUSTAINABLE LOCATION

However, Fig. 3 illustrates that once Moore Place Golf Course In summary Moore Place is a sustainable choice for new is built, and provides new public open space and a playground, development and exceeds expectations of access to facilities as access to facilities is even better. identified by ‘Shaping Neighbourhoods’: a best practice design guide for new neighbourhoods’ when fully built out.

Figure Three: Future potential.

Illustrative actual accessibility criteria once Moore Place is built.

Ideal Accessibility Good Accessibility Weak Accessibility A SUSTAINABLE LOCATION 17

Esher enjoys a broad range of facilities.

Photos of Esher's facilities and services. 18 CONSIDERATIONS

North

Considerations plan

Redline boundary Listed building Green Belt

Public Right of Way Conservation areas Category A road

Existing mature trees and woodland Slope direction Category B road

Existing buildings Access 05 19 CONSIDERATIONS

North

We have undertaken a number of technical and environemental assessments and conclude that there is relatively little to constrain development

While there are some considerations such as landscape, The network of public rights of way can be fully ecology, arboriculture and topography, many of the integrated to provide connections within the perceived constraints are in fact opportunities as well. development and to the wider context. Provision of access can be achieved through more than one access Emerging initial assessments undertaken include: and different junction arrangements from Portsmouth Road. • Landscape • Ecology From an ecology perspective the Site itself is not subject • Green Belt analysis to any statutory or non-statutory designation of nature • Transport feasibility conservation interest. Overall, it is considered that • Groundsure screening and floodview subject to the implementation of the recommendations • Topographical survey and enhancements set out within this vision document, an overall net gain in biodiversity at the Site may be The Site is well screened by existing trees, woodland achieved. and existing properties and although development will alter the character of the Site, sensitive design will allow The Site is in an excellent sustainable location, close development to sit well within its setting. In terms of to the existing facilities and services at Esher’s town landscape value, existing features such as mature trees centre. Natural features at West Lane and Lammas Lane and woodland can all be integrated in a way that adds combine to create a strong, defined boundary within value to the development. the Green Belt. Moore Place Golf Course should be considered suitable for Green Belt release.

The plan (left) summarises the existing base line Site considerations.

The Site has Proposals should The Site should capacity to preserve and be considered a accommodate new enhance existing suitable Site for development with mature trees. Green Belt release. an overall net gain in biodiversity. 20

The places w h e r e people live h a v e a significant i m p a c t on their m e n t a l a n d physical h e a l t h .

The NPPF states planning policies and decisions should aim to achieve healthy, inclusive and safe places. 21

06 THE VISION

Moore Place Golf Course: Creating What is a healthy community? a healthy community Healthy places are those designed and built to improve the quality The places where people live have a significant impact on their mental of life for all people who live, work, learn, and play within their and physical health. Addressing the role of both the physical built borders - where every person is free to make choices amid a variety environment and the social factors which shape neighbourhoods of healthy, available, accessible, and affordable options. Creating a and places are key to improving health and wellbeing. healthier population requires action. This includes addressing the role of both the physical built environment and the social factors The NPPF states planning policies and decisions should aim to which shape neighbourhoods and places. achieve healthy, inclusive and safe places. Moore Place Golf Course presents a unique placemaking opportunity to create a high-quality new neighbourhood for Esher based around health and wellbeing. The Site’s sustainable location, natural characteristics, including mature trees and the opportunity for the creation of public open space, in combination with the potential to expand Moore Place Care home to create a vibrant retirement village already provides a solid foundation from which to build from. 22 THE VISION

Moore Place Golf Course: Principles for creating a healthy community

Even at this early stage we have established a set of guiding placemaking principles for development (explored below). We would seek to work closely with the local authority, Esher Residents Association, the public and other key stakeholders to develop Moore Place Golf Course into a healthy neighbourhood of real note.

MOVEMENT AND ACCESS Creating a place that prioritises active and inclusive environments which provide easy and safe opportunities for everyone to be physically active through sustainable modes of travel.

OPEN SPACES, PLAY AND RECREATION

Delivering a comprehensive network of natural and public open spaces and places that provide for a range of informal and formal activities for everyone’s participation and enjoyment. 23

FOOD ENVIRONMENT

Providing the local community with access to a diversity of food outlets selling healthy food options, and the opportunity to grow their own food in designated public and private spaces accessible from the home, school, or workplace.

BUILDINGS Constructing high-quality, human-scale buildings with healthy internal and external, working and living environments that promote the long-term health and comfort of their occupants.

NEIGHBOURHOOD SPACES AND INFRASTRUCTURE

Providing improved access to community and health infrastructure to meet local needs, maximising the potential for redevelopment while also making use of redundant premises and spaces and actively seeking opportunities for co-location. 24 THE VISION

DESIGNING FOR CLIMATE CHANGE Climate change and the resulting predicted increase in the frequency of heatwaves presents a challenge for the design of new healthy neighbourhoods. At the neighbourhood scale there is the opportunity to mitigate the potential for the heat island effect through the creation of green spaces and cool pavement systems.

EASE OF ACCESS FOR AN AGEING POPULATION Living longer, but perhaps with reduced mobility, means that the design the built environment with an aging population in mind requires genuine thought. Providing opportunities for social interaction and exercise are important to reduce both physical and cognitive decline.

DESIGN OUT CRIME Employ approaches that design out crime, such as buildings overlooking public routes and spaces (natural surveillance), and good street lighting.

Source: Adapted from TCPA, 2017, guide 8 creating health promoting environments & NHS, Putting Health into Place, 2019. 25

Movement and access

Designing Food for climate environment change

Health & Wellbeing

O p e n Buildings spaces, p l a y a n d recreation

Ease of access for an ageing population 26

DEVELOPMENT PRINCIPLES

The following pages set out a sequence of diagrams to show the key organising principles for the proposed redevelopment at Moore Place Golf Course, Esher.

The principles have been developed in response to the contextual analysis and technical constraints work set out earlier in this document.

01 THE SITE TODAY

Lammas Ln Moore Place Golf Course was until recently an operating golf course. It is bound by Portsmouth Road to the east, Lammas Lane and Moore Place Car Home to the north and east, a block of woodland and the Moore Place rear of properties to the west. The Site is well enclosed by mature Care Home vegetation, More Place Care Home and private residencies.

Existing vehicle access is via Portsmouth Road. Pedestrians can access the Site via two public rights of way from Lammas Lane and Portsmouth Road.

Portsmouth Rd

02 RETAIN AND ENHANCE EXISTING MATURE PLANTING

Moore Place Golf Course is characterised by mature planting including tree belts and woodland blocks.

Retaining and enhancing these natural tree belts, tree blocks and water bodies benefits the local flora and fauna. The retention of trees and hedgerows provides mature planting with aesthetic value that helps to mitigate the visual impact of future redevelopment.

This approach is in keeping with the ‘green’ character of Esher and with the neighbouring conservation area.

03 CREATE A GREEN CORRIDOR FOCUSED AROUND EXISTING NATURAL LANDSCAPE

The creation of a central green corridor presents a unique placemaking opportunity and focal point for redevelopment.

The green corridor includes opportunities to create health and wellbeing landscapes (explored in latter sections of this document). THE VISION 27

04 CREATE A RESILIENT ROAD NETWORK THAT WORK WITH TOPOGRAPHY

Street alignments consider the Site's topography and existing natural features.

Internal streets and the creation of two vehicular access points from Portsmouth Road will be designed in line with Manual for Streets. This approach serves to provide routes that balance the needs of vehicles and pedestrians equally.

Portsmouth Rd

05 POTENTIAL FOR A VEHICLE LINK BETWEEN PORTSMOUTH Lammas Ln ROAD AND LAMMAS LANE

Opportunity to explore a new vehicular link to connect Portsmouth Road and Lammas Lane. Exploring this link could to help alleviate congestion in the centre of Esher.

Portsmouth Rd

06 EXTEND MOORE PLACE CARE TO CREATE A RETIREMENT VILLAGE

The area immediately adjacent to the west presents an opportunity to expand care facilities through the provision of assisted living apartments. The creation of a retirement village set in a generous and spectacular health and wellbeing focussed landscape provides much needed downsizer homes and helps to maintain social networks within Esher.

07 CREATE A NEW HIGH-QUALITY RESIDENTIAL NEIGHBOURHOOD ESHER CAN BE PROUD OF

High quality design and architecture will be at the heart of Moore Place Golf Course’s redevelopment. We are committed to working with only the highest quality housebuilders with a proven track record of excellence. 28 THE VISION

08 RESPECT THE CHARACTER OF THE NEIGHBOURING ESHER CONSERVATION AREA

The northern part of the Site reflects and continues the character and urban grain of Clive Road character area by:

Appearance

• Using traditional and modern approaches with high quality design to design are appropriate • The use of traditional materials to reinforce local identity • Designing sensitive and individual homes • Using a palette of common details and materials

Urban grain

• Providing a varied urban grain, with a mixture of house types

Landscape

• Continuing Esher's extensive street greenery and rural character • Providing a wide variety of boundary treatments • Making landscape a dominant theme • Creating an informal nature of street • Retaining trees and creating extensive landscape to define open space and continue the rural character

Photos of Clive Road showing:

• Traditional building materials • High quality vernacular designs • Importance of landscape as a dominant character theme • Extensive street greenery THE VISION 29

09 CREATE A PLACEMAKING STRATEGY FOCUSSED ON HEALTH AND WELLBEING

The redevelopment of Moore Place Golf Course will provide a range of high-quality designed landscapes to promote health and wellbeing.

Potential activities within public open space 30

GUIDING VISION

Moore Place Gold Course could Lammas Ln deliver up to 300 high quality designed, residential and assisted living homes set in a generous and spectacular public open space landscape that promotes health and wellbeing.

The redevelopment of Moore Place Golf Course creates a distinctive new neighbourhood of note with high-quality, innovative and beautifully designed homes.

50% public open space

04 2/3 residential homes

1/3 retirement homes THE VISION 31

North

Lammas Ln 05

05 03

05 01 06

05 02 05 05 09 11 04

01 Moore Place Care Home 02 Vehicle access points 10 03 Care home gardens 05 Portsmouth Rd 08 04 Central green corridor 04 including public right of 05 05 way 05 Retained and enhanced trees

07 06 Gateway entrance 02 07 05 07 Reinforced planting 08 Children play area

09 Trim trail 05 10 Sensory gardens

11 Door-step food production 07 Potential vehicle link

Residential homes

Assisted living

Scale: NTS 32 ARTIST'S IMPRESSION

Lammas Lane

Portsmouth Rd

Aerial view ARTIST'S IMPRESSION 33

01 03 03 02

Portsmouth Rd

Moore Place Golf Course is a new distinctive neighbourhood of real note in Esher.

01 Moore Place Care Home 02 Care home gardens 03 Central green corridor including public right of way 04 Assisted living accommodation 34

Moore Place Golf Course presents a unique placemaking opportunity to create a high-quality new neighbourhood for Esher based around health a wellbeing.

Our placemaking strategy is focussed first and foremostly on high-quality design. 35

PLACEMAKING & CHARACTER

We want to create a strong sense of ‘place’ at Moore Place Golf Course in order to create a new distinctive neighbourhood of real note for Esher. Our placemaking strategy is focussed first and foremostly on high- quality design. However, placemaking is more than just housebuilding; it is about creating great places where people are proud to live. We propose a new neighbourhood centred around a ethos of health and wellbeing to improve the quality of life for all people who live, work, learn, and play within its borders.

We are at the beginning of our strategy for placemaking and character but look forward to developing our initial ideas with the local authority, community and key stakeholders. 36

The places we create now will ‘lock in’ behaviours and lifestyles for generations of local people, young and old. It is therefore essential we consider the health impact of planning and Create a range of landscapes to promote health and wellbeing design decisions at a early stage. There is evidence associating the quality of the built and natural Source: TCPA, 2017, guide 8 creating health promoting environments with the health and wellbeing of both individuals and environments. wider populations. There is also evidence that the incorporation of health-promoting elements into developments can help to improve development values – including from consumer surveys indicating demand for improved access to local amenities such as public open spaces. The redevelopment of Moore Place Golf Course will provide a range of high-quality designed landscapes to promote health and wellbeing. Landscapes could include:

• Opportunities for formal and informal activity such as trim trails and outdoor exercise equipment • Door-step food production • Sensory gardens • Children’s play areas • Opportunities for social interaction 37 38

Create a distinctive neighbourhood of note with high-quality, innovative and beautifully designed homes

Housing is the single most important building type in terms of influencing the quality of people’s day to day lives. High quality design and architecture will be at the heart of Moore Place Golf Course’s redevelopment. We know that good design matters to the people of Esher and that it provides social and economic value.

We are committed to working with only the highest quality housebuilders with a proven track record of excellence. To assist with this objective, we will develop a set of design codes, or rules, in partnership with the local authority, the public and other key stakeholders to ensure an enduring legacy Esher can be proud of. 39 40

Complementing Moore Place Care The Provision Home to create a retirement village ‘Extra care’ can be provided directly in residents’ homes set within Whether looking for an apartment, a bungalow or a cottage, in a the expansive grounds, typically up to a prescribed number of beautiful setting, the Retirement Village can provide this, and much hours per week and as long as they can perform a certain number more... of activities of daily living independently.

The Retirement Village is a new sustainably located, high quality If full-time care is required by a Retirement Village resident, on a retirement community set within a generous and spectacular temporary or permanent basis, they can simply move to the on-site formal landscape that draws inspiration from the neighbouring care centre within the main building with minimal disruption to conservation area and surrounding landscapes. family and social relationships. The Retirement Village model allows residents to own their own The Retirement Village strategy focuses on improving the quality property, keeping an investment in the residential property market of life for every resident, from the moment they arrive and for the while having access to care and support. A central building, or club rest of their lives. house, could offer a wide range of facilities and activities from a swimming pool, spa and bowls pitch to a restaurant and bar. 41 42 CONCLUSION

The Clubhouse CONCLUSION 43

07 CONCLUSION Complementing Moore Place Care Home The below summarise the key to create a considerations for future discussion. retirement village Creation of assisted living The Site is sustainable accommodation provides much needed downsizer homes. The care village model allows residents to own Evidence supports the Site release from the Green Belt their own property, while having access to care and support. The Site is publicy accessible for the first time in decades to allow all to enjoy new public open space

PREMIUM The Site delivers much needed affordable homes

Creating a We are committed to create high-quality, innovative and quality legacy beautifully designed new homes High quality design and architecture 1/3 of homes are assisted living accommodation complementary will be at the heart of Moore Place to the existing Moore Place Care Home Golf Course’s redevelopment. We know that good design matters to the Creation of a range of landscapes to promote health and people of Esher and that it provides wellbeing social and economic value. We are committed to working with only the A new link between Portsmouth Road and Lammas Lane could highest quality housebuilders with a potentially ease congestion and pollution. proven track record of excellence. The Site helps to maintain key social networks within Esher

New pedestrian and cycling connections to High Street and key destinations are provided

Provision of an attractive setting while providing enhanced Creation of a ecological value community base upon health & wellbeing A spatial strategy defined by existing natural features and context to improve health.

Appendix 5

Social Needs Report, supporting the proposed development of specialised accommodation for older people in Esher, within Elmbridge Borough in the county of Surrey

Prepared for Charterhouse Strategic Land Ltd & Moore Place Holding LLP

Nigel Appleton with David Appleton 27th September 2019

Contents

Page

1 How are future requirements for specialised accommodation 2 for older people to be determined?

2 The demography of Elmbridge 5

3 The profile of need 9

4 The current supply of specialist accommodation for older 16 people in Elmbridge

5 The tenure profile of the older population 20

6 The context in local policy 22

7 The context in national policy and guidance 23

8 A possible future pattern of specialist housing for older people 24 in Elmbridge

9 Summary and conclusions 27

Appendix One Explanation of terms used in this report 29

Appendix Two Specialist Accommodation for Older 31 People in Elmbridge

Appendix Three Reviewing the context in local policy 39

Appendix Four Reviewing the context in national policy and 49 research literature

Appendix Five The authors of this report 62

1 1 How are future requirements for specialised accommodation for older people to be determined?

1.1 The current pattern of provision of specialised housing in Elmbridge, as in the rest of the country, has developed not in response to assessed need but rather in response to short-term demand and provider perceptions of what will be popular and fundable.

1.2 The method of estimating the need for specialised accommodation for older people differs from that used to calculate housing need in the population at large. The fundamental difference lies in the fact that the households to be accommodated in a retirement community already exist, the majority of them within local area.

1.3 All extant methods of projecting the future for specialised accommodation for older people follow broadly the same pattern: looking first at the demographic data, taking account of indicators of dependency, reviewing the current supply, noting the tenure pattern among the older population, taking account of national and local policy guidance and projecting a ratio of provision to population. When the resulting numbers are compared against current provision then over or under-supply is reported. In some situations, the outcome of public consultation is also fed into the process.

1.4 The key element in this process is the “multiplier” or ratio of provision, the number of units of each style of accommodation per thousand of the older population. From the publication of “More Choice: Greater Voice” onwards the population of those seventy-five years of age or over has been generally adopted as the appropriate metric for this calculation.

1.5 The ratios of provision provided in “More Choice: Greater Voice”1 were built on evidence of current provision, adjusted to reflect the thrust of policy toward the encouragement of the Extra Care model (at that point only really beginning to establish itself in the social rented sector and practically non- existent in the private sector) and the changing tenure pattern among older people.

1.6 The general acceptance of the methodology and approach set out in “More Choice: Greater Voice”, taken with market signals around the falling demand for older sheltered housing for rent, strengthening demand for retirement housing on a leasehold basis and a widening of the appeal of Extra Care in all tenures led to an uplift in the suggested ratios of provision in the 2012

1 More Choice, Greater Voice – a toolkit for producing a strategy for accommodation with care for older people” (February 2008) CLG & CSIP

2 publication: “Housing in Later Life – planning ahead for specialised housing for older people”2.

1.7 The same ratios of provision were adopted in the first iteration of the SHOP (Strategic Housing for Older People) suite of documents. This toolkit was originally developed for the Housing Learning and Improvement Network and the Housing Network of the Association of Directors of Adult Social services by the Institute for Public Care at Brookes University and published in December 2011. It offered a comprehensive suite of materials that explore the philosophy and practice of social care and housing to meet the needs of older people, alongside a methodology for estimating the need for specific accommodation and care services.

1.8 Available on-line the SHOP@ Tool has been widely used and has been recommended in successive Planning Practice Guidance, most recently in the update of the PPG of June 2019. Whilst other methodologies have also been mentioned the availability of the SHOP@ Tool has regularly been cited as the basis for calculations in local authority documents and in Planning Inquiries.

1.9 The flaw inherent in the use of the SHOP@ Tool that has been identified by some is that it is presented as providing objective assessment when it does nothing of the sort. The outputs it produces are heavily influenced by the assumptions that are inputted. Used in its default settings it relies upon current prevalence of provision as an indicator of future levels of need. This can lead to ludicrous outcomes: where an area with high levels of older people within its population has little provision and the default settings are used it will project that little will be needed in the future.

1.10 This difficulty is recognised by the Housing LIN3 who have expressed concern about the reputational damage they are suffering as a consequence of the misuse of the SHOP@ Tool. They make the point that the default settings of the SHOP@ on-line tool are intended to illustrate the information that needs to be loaded rather than recommending a level of prevalence or tenure split.

1.11 So concerned has the Housing LIN become by this distortion of their intention, which was that the tool should support their aspiration to be a “Market Shaper”, working alongside colleagues in commissioning roles in Adult Social Care and promoting local discussion about future provision, that they have now withdrawn the SHOP@ Tool from being accessed on line. That the Housing LIN has taken this remarkable step, a month after the SHOP@ Tool was

2 2 Housing in later life – planning ahead for specialist housing for older people, December 2012, National Housing Federation and the Housing Learning and Improvement Network. 3 The Housing Learning and Improvement Network (Housing LIN) began as an agency of the Department of Health within the Care Services Improvement Programme and has subsequently moved to establish itself as an independent source of reference and support for the specialist housing and housing related services sector with charitable status.

3 recommended in the update of the PPG in June 2019, leads one to treat calculation based on this methodology with extreme caution.

1.12 The methodology we have adopted is grounded in the seminal work contained in “More Choice: Greater Voice” and the suggested prevalence ratios in “Housing in Later Life”. We believe these to be grounded in a reasonable estimate of how population numbers and indicators of need translate to provision of units of accommodation that will also deliver policy objectives from diverting older people from increasing reliance on registered care beds, to mitigating pressures on health and social care services to offering “right-sizing” options that contribute to a more efficient and effective use of the general housing stock.

1.13 As we have suggested the calculation of the number of units of Extra Care that may be required in an area may be reflective of a number of considerations, not least the particular model of Extra Care that is seen to be desirable in local circumstances.

1.14 In Elmbridge, as in most other areas of the country, levels of homeownership among older people are high. We make the relatively conservative estimate that future provision in the main forms of specialised accommodation should be divided on a one third social rented and two-thirds owner-occupied basis.

1.15 The suggestion contained in subsequent sections of this report that the appropriate ratio of provision of Extra Care for leasehold ownership is thirty units per thousand of the local population who are seventy-five years of age or more assumes that the reference occupant of every unit will have some level of need for care.

4 2 The demography of the older population of Elmbridge

2.1 There is a projected rise in the total population of around 37% for those people aged 65 years and over within Elmbridge up to the year 2035. Within this overall growth there is a steeper rate of increase within the oldest cohorts, the number of those 90 years of age or more projected to increase by 71% over the period to 2035.

Table One Population aged 65 and over, projected to 2035 (Elmbridge DC)

2019 2020 2025 2030 2035 People aged 65-69 6,300 6,300 7,000 8,400 8,500 People aged 70-74 6,400 6,400 5,800 6,500 7,800 People aged 75-79 4,600 4,800 6,000 5,400 6,100 People aged 80-84 3,700 3,700 4,200 5,300 4,900 People aged 85-89 2,500 2,500 2,800 3,300 4,200 People aged 90 and over 1,700 1,800 2,000 2,400 2,900 Total population 65 and 25,200 25,500 27,800 31,300 34,400 over (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

2.2 In the period to 2035 the youngest cohorts, those aged between 65 and 74 initially shows slow, or even negative, growth to 2030 before climbing to an increase of 3,600 people over the whole period. The rate of increase is higher in succeeding cohort to peak around 69% among those 85 years of age and more. Table Two plots the percentage increase in each age band from the 2019 base.

Table Two Population aged 65 and over, projected to 2035 (Elmbridge DC) % Change 2019 2020 2025 2030 2035 People aged 65-69 0 0 11% 33% 35% People aged 70-74 0 0 -9% 2% 22% People aged 75-79 0 4% 30% 17% 33% People aged 80-84 0 0 14% 43% 32% People aged 85-89 0 0 12% 32% 68% People aged 90 and over 0 6% 18% 41% 71% Total population 65 and 0 1% 10% 24% 37% over (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

5 2.3 Table Three shows the projected increase in the total population for Elmbridge from 138,100 in 2019 to 146,300 in 2035, set against the increase in the numbers of people who are over 65 of age and over 85 years of age. These two threshold ages are used because 65 represents the general point of exit from paid employment and 85 is, as will be shown in the next section, a significant threshold for needing specialised accommodation and services.

2.4 The proportion of the population 65 years of age or over in Elmbridge sits slightly below the national average for England in 2019 but through the period the proportion increases and is above the national average by 2035. For those 85 years of age and above the proportion in Elmbridge is higher than the average for England and the differential widens significantly over the period to 2035. This is an elderly population overall and it is characterised by a higher than average proportion of people in advanced old age.

Table Three Total population, population aged 65 and over and population aged 85 and over as a number and as a percentage of the total population, projected to 2035 (Elmbridge DC) 2019 2020 2025 2030 2035 Total population 138,100 138,900 142,200 144,500 146,300 Population aged 65 25,200 25,500 27,800 31,300 34,400 and over Population aged 85 4,200 4,300 4,800 5,600 7,100 and over Population aged 65 18.25% 18.36% 19.55% 21.66% 23.51% and over as a proportion of the total population Population aged 85 3.04% 3.10% 3.38% 3.88% 4.85% and over as a proportion of the total population (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

2.5 Table Four gives the numbers and percentages for England to provide a comparison.

6 Table Four Total population, population aged 65 and over and population aged 85 and over as a number and as age of the total population, projected to 2035 – England 2019 2020 2025 2030 2035 Total 56,357,500 56,704,700 58,224,900 59,548,800 60,691,400 population Population aged 65 and 10,366,000 10,527,200 11,550,300 12,897,300 14,116,600 over Population aged 85 and 1,390,400 1,421,000 1,623,700 1,930,400 2,460,300 over Population aged 65 and over as a 18.39% 18.56% 19.84% 21.66% 23.26% proportion of the total population Population aged 85 and over as a 2.47% 2.51% 2.79% 3.24% 4.05% proportion of the total population (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

2.6 The significance of these threshold ages is to be found in the convergence of dependency and chronological age. At age 65 the lifetime risk of developing a need for care services to assist with personal care tasks is 65% for men and 85% for women4. The incidence of need for assistance increases substantially with age and is highest for those 85 years of age and above. As the tables in the following section modelling levels of dependency and need for service demonstrate this increase in the ageing of the population has a direct impact on the need for care and support services and appropriate accommodation.

4 David Behan, Director General for Adult Social Care, Department of Health, presentation to a King’s Fund Seminar 21st July 2009

7 Section summary

• The profile of Elmbridge in relation to the age of its population is above the national average, with those 65 years of approaching a quarter of the local population by 2035, an additional 9,200 older people.

• Those in the oldest cohorts will increase as a proportion of the total population to 4.85%, and in absolute numbers by 2,900 people through the period to 2035.

• In the absence of appropriate, contemporary accommodation options pressures will increase on higher-end services, such as Registered Care Homes providing Personal Care and Registered Care Homes providing Nursing Care.

8 3 The profile of need

3.1 Table Five shows the modelling of those older people who are likely to experience difficulty with at least one task necessary to maintain their independence. As is clearly seen the incidence of difficulty rises sharply with age and is projected to increase over time as the population of those in the highest age groups increases. Between 2019 and 2035 the number of those experiencing such difficulties is projected to increase by around 39%.

Table Five People aged 65 and over unable to manage at least one domestic task on their own, by age group projected to 2035 (Elmbridge) 2019 2020 2025 2030 2035 Males aged 65-69 who need help 450 450 495 600 600 with at least one domestic task Males aged 70-74 who need help 551 551 513 570 684 with at least one domestic task Males aged 75-79 who need help 540 567 729 675 729 with at least one domestic task Males aged 80 and over who need 1,056 1,089 1,221 1,518 1,683 help with at least one domestic task Females aged 65-69 who need help 627 627 703 836 855 with at least one domestic task Females aged 70-74 who need help 805 805 713 805 966 with at least one domestic task Females aged 75-79 who need help 850 884 1,122 1,020 1,122 with at least one domestic task Females aged 80 and over who need 2,585 2,585 2,860 3,465 3,740 help with at least one domestic task Total population aged 65 and over 7,464 7,558 8,356 9,489 10,379 who need help with at least one domestic task (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

Activities include: Doing routine housework or laundry, shopping for food, getting out of the house, doing paperwork or paying bills. These are Instrumental Activities of Daily Living (IADLs) are activities which, while not fundamental to functioning, are important aspects of living independently.

9 3.2 Table Six suggests that the number of those who will be unable to manage at least one personal care task will also increase by approximately 39% between 2019 and 2035 to ten thousand.

Table Six People aged 65 and over unable to manage at least one personal care task on their own, by age group projected to 2035 (Elmbridge)

2019 2020 2025 2030 2035 Males aged 65-69 who need 480 480 528 640 640 help with at least one self-care activity Males aged 70-74 who need 609 609 567 630 756 help with at least one self-care activity Males aged 75-79 who need 560 588 756 700 756 help with at least one self-care activity Males aged 80 and over who 1,120 1,155 1,295 1,610 1,785 need help with at least one self- care activity Females aged 65-69 who need 726 726 814 968 990 help with at least one self-care activity Females aged 70-74 who need 840 840 744 840 1,008 help with at least one self-care activity Females aged 75-79 who need 725 754 957 870 957 help with at least one self-care activity Females aged 80 and over who 2,303 2,303 2,548 3,087 3,332 need help with at least one self- care activity Total population aged 65 and 7,363 7,455 8,209 9,345 10,224 over who need help with at least one self-care activity (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

Activities of Daily Living (ADLs) are activities relating to personal care and mobility about the home that are basic to daily living: Having a bath or shower , using the toilet, getting up and down stairs, getting around indoors, dressing or undressing, getting in and out of bed, washing face and hands, eating, including cutting up food, taking medicine.

10 3.3 In the past few years social care services funded from public funds have focused on supporting those who have difficulty with tasks of personal care. The projected increase in the numbers of older people experiencing difficulty therefore impacts directly on the likely demand for services.

Table Seven People aged 65 and over with a limiting long-term illness, by age, projected to 2035 (Elmbridge)

2019 2020 2025 2030 2035 People aged 65-74 whose day-to- 2,059 2,059 2,076 2,416 2,643 day activities are limited a little People aged 75-84 whose day-to- 2,242 2,296 2,755 2,890 2,971 day activities are limited a little People aged 85 and over whose 1,152 1,180 1,317 1,536 1,948 day-to-day activities are limited a little Total population aged 65 and 5,454 5,535 6,148 6,843 7,562 over with a limiting long term illness whose day-to-day activities are limited a little People aged 65-74 whose day-to- 989 989 996 1,160 1,269 day activities are limited a lot People aged 75-84 whose day-to- 1,509 1,545 1,854 1,945 1,999 day activities are limited a lot People aged 85 and over whose 1,545 1,582 1,766 2,060 2,612 day-to-day activities are limited a lot Total population aged 65 and 4,042 4,115 4,616 5,165 5,880 over with a limiting long term illness whose day-to-day activities are limited a lot (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

3.4 An increase in the proportion of the population living into advanced old age also impacts on the demands made upon health services. Table Seven projects an increase in the numbers of those experiencing a long-term limiting illness. This shows an overall increase for those over 65 years of age whose day- to-day activities are affected a lot is more than 45%.

11 3.5 Table Eight below highlights that in all age cohorts above 65 there will be a marked increase in those within the population that are unable to manage at least one mobility activity on their own.

Table Eight People aged 65 and over unable to manage at least one mobility activity on their own, by age, projected to 2035 – (Elmbridge) 2019 2020 2025 2030 2035 People aged 65-69 unable to 537 537 597 716 725 manage at least one activity on their own People aged 70-74 unable to 850 850 766 860 1,032 manage at least one activity on their own People aged 75-79 unable to 765 798 1,017 930 1,017 manage at least one activity on their own People aged 80-84 unable to 897 897 991 1,284 1,179 manage at least one activity on their own People aged 85 and over 1,860 1,895 2,115 2,455 3,065 unable to manage at least one activity on their own Total population aged 65 and 4,909 4,977 5,486 6,245 7,018 over unable to manage at least one activity on their own Office of National Statistics Crown copyright 2018.

Activities include: going out of doors and walking down the road; getting up and down stairs; getting around the house on the level; getting to the toilet; getting in and out of bed

3.6 Table Nine shows that the predicted increase between 2019 and 2035 in those over 65 years of age that will be living with dementia to be around 49%. This is around the projections for England which stands at 51%, and reflects the aged profile of the population of Elmbridge District.

12 Table Nine People aged 65 and over predicted to have dementia, by age and gender, projected to 2035 (Elmbridge)

2019 2020 2025 2030 2035 People aged 65-69 predicted to 104 104 116 139 141 have dementia

People aged 70-74 predicted to 195 195 177 198 238 have dementia

People aged 75-79 predicted to 271 283 361 331 361 have dementia

People aged 80-84 predicted to 411 411 455 588 543 have dementia

People aged 85-89 predicted to 454 469 504 595 757 have dementia

People aged 90 and over 530 530 613 707 884 predicted to have dementia

3.7 Table Ten shows the number projected for England for the purpose of comparison.

13 Table Ten People aged 65 and over predicted to have dementia, by age and gender, projected to 2035 England 2019 2020 2025 2030 2035 People aged 65-69 predicted to have 46,402 46,259 51,062 58,706 59,874 dementia People aged 70-74 predicted to have 84,737 85,954 80,068 88,751 102,391 dementia People aged 75-79 predicted to have 116,722 121,306 151,905 142,671 159,076 dementia People aged 80-84 predicted to have 160,119 162,529 185,699 235,166 223,627 dementia People aged 85-89 predicted to have 160,187 163,019 185,579 218,006 280,460 dementia People aged 90 and over predicted to have 160,505 164,451 185,506 222,156 276,390 dementia Total population aged 65 and over 728,671 743,518 839,819 965,455 1,101,818 predicted to have dementia (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

14 Section summary

• Those having difficulty with one or more domestic tasks will increase between 2019 to 2035 from 7,464 to 10,379. A failure to manage these tasks often persuades older people, or their relatives, of the need for a move to a high care setting, such as a Registered Care home, when their needs would be better met in specialised accommodation, such as that proposed in this application.

• Similarly, those experiencing difficulty with at least one task of personal care are projected to rise from 7,363 in 2019 to 10,224 in 2035. This may contribute to additional demand for specialised accommodation but will have a direct impact on demand for care home places.

• The number of those 65 years of age and over who find at least one mobility activity difficult or impossible rises from 4,909 in 2019 to 7,018 in 2035. This is a key indicator when looking at the transition in to specialised accommodation and will have an impact upon demand for specialised accommodation and support services.

• Throughout the period to 2035 there is predicted to be a 49% increase in the population aged 65 and above that have dementia; with around 67% increases in the 90 years of age cohort. These significant rises will again place increasing demand on care and accommodation places.

15 4 The current supply of specialised accommodation for older People in Elmbridge

4.1 The profile of the current supply of specialised accommodation for older people within Elmbridge is of a relatively generous level of supply of the basic forms of retirement housing There is a significantly higher level of leasehold provision of Retirement Housing than national averages. This pattern is readily explained by the overwhelming dominance of home ownership as the tenure of choice among older people within the area. The number of units in each style of provision and tenure are set out in Table Eleven.

4.2 Taking the various forms of sheltered and retirement housing offered either to rent or to buy there appear to be currently around 2,376 units of accommodation. To achieve comparability this supply has been expressed as a ratio to the size of the population of older people in the borough.

4.3 Various thresholds have been used but that which is generally recognised as having the greatest relevance is that for the number of people 75 years of age or older. There are around 190.08 units in any tenure per thousand of the population in this age category in Elmbridge.

4.4 This compares with benchmark figures derived from the data base of the Elderly Accommodation Counsel, which is the source relied upon by the Ministry of Housing, Communities and Local Government. These provide a national average ratio of provision of 118.4 per thousand of those 75 years of age and over.

4.5 When analysed against the population numbers by tenure there is a marked disparity in the availability of specialised housing for older homeowners compared with the supply available to older people in other tenures.

4.6 With 996 units of retirement housing of all types for sale for a population of homeowners of 75 years of age or more of approximately 9,911 the ratio of provision for retirement housing for sale per thousand is 100.49.5

4.7 The comparative figure for those 75 years of age or more who are in rented tenures the ratio per thousand is 533.02 (1,380 units for approximately 2,589 persons 75 years of age or more in tenures other than home ownership.)

5 Among persons 75-84: 8,300 persons, 81.31% are home owners + persons 85+: 4,200 persons, 75.29% are home owners = 9,911 home owners 75+.

16 Table Eleven Provision of place for older people in (Elmbridge) 2019 Number of Per 1,000 of units/places the population 75 years and over (12,500) Age Exclusive to rent 126 10.08 Sheltered Housing to rent 926 74.08 Enhanced Sheltered 277 22.16 Housing to rent Extra Care Housing to 51 4.08 rent Total housing to rent - all 1,380 110.40 types

Age Exclusive for 186 14.88 leasehold sale Retirement Housing for 638 51.04 leasehold sale Enhanced Retirement 0 0.00 Housing for leasehold sale Extra Care Housing for 172 13.76 leasehold Total Housing for 996 79.68 Leasehold - all types Total Sheltered - all 2,376 190.08 tenures

Registered Care places 829 66.32 offering personal care Registered Care places 621 49.68 offering nursing care (Source: EAC Database, Re-formatted by Contact Consulting)

4.8 It is clear from the levels of home ownership in succeeding cohorts that the level of those in old age who are homeowners will be maintained. The majority of those entering old age as homeowners will wish to maintain that tenure and there are sound economic arguments for the individual and for the public purse to support that.

4.9 To enable older people to exercise that choice, to meet the needs of older people for specialist accommodation in their tenure of choice, and to encourage older people to make a capital investment in their accommodation in old age the local authority needs to facilitate increased leasehold provision of suitable accommodation.

17 4.11 Places in Registered Care Homes offering personal care per thousand in Elmbridge are significantly above average levels of provision for England, with 829 beds, or 66.32 per thousand of the population 75 years of age and over, compared with the average for England of 45.86.

4.12 In Registered Care Homes offering nursing care the ratio of places to population is also above the average for England (49.68 per thousand 75 years of age or over compared with the national average of 45.0).

4.13 Table Twelve provides the reference ratios for England drawn from the Elderly Accommodation Counsel Database, the source used by the Ministry of Housing, Communities and Local Government and the Department of Health and Social Care. These do not differentiate between Age Restricted accommodation, which is often accommodation built and formerly operated as sheltered housing but now with reduced levels of on-site service, conventional sheltered or retirement housing and enhanced forms of sheltered housing that are something less than Extra Care.

Table Twelve Provision of places for older people in England

Categories of provision Number Ratio of provision per 1,000 persons 75 years of age and over Sheltered housing for rent 351,935 80.4

Retirement Housing for leasehold sale 111,074 25.37

All Sheltered / Retirement Housing 463,009 105.77

Extra Care Housing for Rent 43,293 9.89

Extra Care Housing for leasehold sale 12,004 2.74

All Extra Care Housing 55,297 12.63

Registered Care Home beds offering Personal 200,769 45.86 Care Registered Care Home beds offering Nursing 196,988 45.00 Care

(Source: EAC Database, Re-formatted by Contact Consulting)

18 Section summary

• Taking tenures together and comparing with the whole population it would appear that levels of provision of specialised housing for older people are significantly above national averages but this disguises a defective range of provision with an emphasis on traditional forms of sheltered and retirement housing which are less robust in responding to increasing levels of frailty.

• Whilst there is a substantial supply of leasehold retirement housing this comes nowhere near reflecting the dominance of owner-occupation among the older population of Elmbridge. There is a consequent shortfall in the level of provision needed achieve an adequate supply for older homeowners wishing to maintain their tenure when transferring to specialised accommodation. For those older people who are owner- occupiers the ratio of provision for retirement housing for sale per thousand is 100.49. Whilst for those older people who are renters the comparable ratio per thousand is 533.02.

• Elmbridge is overly dependent on Care Home beds, having a level of provision around 44% above the average for England.

• The provision of a more adequate supply of retirement accommodation of all kinds for homeowners will provide an environment of choice in which independence can be sustained and transfer to expensive Registered Care postponed or avoided. The development proposed for Esher will contribute toward this more adequate level of provision for older homeowners.

19 5 The tenure profile of the older population

5.1 Next to demographic trends toward an ageing of society the most significant factor shaping the future of provision for older people is the shift in tenure pattern. Owner-occupation has become the tenure of the majority of older people.

5.2 Traditionally local authorities have been primarily focused on the provision of social rented housing. Although the past two decades have seen a shift away from direct provision by local authorities concerns for this sector have tended to dominate thinking and resources.

5.3 There has been an implicit assumption that older people who are homeowners can, through the deployment of the equity represented by their current home, make provision themselves for their accommodation in old age.

5.4 Table Thirteen demonstrates the significant levels of owner occupation now to be found among older people in Elmbridge. The level of home ownership among older people in the district is around 7% above the national average with high levels maintained even into the oldest age group where it falls slightly to 75%.

5.5 The fall in ownership in the older cohorts is explained principally by the limited range of options available to homeowners in these cohorts who have needed to find specialist accommodation and care have not had opportunities available to them that allowed them to maintain their tenure.

Table Thirteen Proportion of population by age cohort and by tenure, year 2011 (Elmbridge)

People aged People aged People aged 65-74 75-84 85 and over Owned 83.23% 81.31% 75.29% Rented from council 2.12% 2.75% 3.55% Other social rented 8.46% 10.68% 15.50% Private rented or living rent 6.19% 5.26% 5.66% free Figures may not sum due to rounding. (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2018)

5.6 Table Fourteen gives the average levels for England.

20 Table Fourteen Proportion of population aged 65 and over by age and tenure, i.e., owned, rented from council, other social rented, private rented or living rent free, year 2011 – England People aged People People aged

65-74 aged 75-84 85 and over Owned 76.34% 74.84% 68.20% Rented from council 9.54% 10.42% 11.99% Other social rented 7.75% 8.79% 11.66% Private rented or living rent 6.36% 5.95% 8.14% free (Source: Oxford Brookes IPC www,poppi.org.uk Office of National Statistics Census Crown Copyright 2016)

5.7 Home ownership, is the tenure of choice of a significant proportion of the older people of Elmbridge, a tenure the majority will wish to maintain in accommodation and care facilities are available to them in advanced old age.

Section Summary

• Elmbridge follows but significantly exceeds the national trend toward owner-occupation as the dominant tenure for older people. Levels of owner-occupation among older people in the borough are above national averages at 83.23% for those between 65 and 74 years of age.

• In the older age groups the differential remains constant with 81.31% home ownership among those aged between 75 and 84, compared with the average for England in this age cohort of 74.84%. In the oldest age category: those 85 years of age and over, the level of home ownership may be depressed by lack of options for owner-occupation in specialised accommodation but remains close to 75.29%.

21 6 The context in local policy

6.1 A range of policy documents from Elmbridge Borough Council and from Surrey County Council are reviewed in Appendix Three of this report. In this section we draw attention to the principal features of the range of local policy documents reviewed.

6.2 The ageing of the local population is recognised as a key feature of the Borough of Elmbridge and one which will require a strategic response in a number of areas, including housing. The “Housing and Homelessness Strategy for Elmbridge 2015-19”, “Housing in Elmbridge Facts & Figures 2015”

6.3 The Housing and Homelessness Strategy for Elmbridge also recognises the crucial contribution of housing and housing related support in framing a response to the challenges that the ageing of the local population presents.

6.4 The same recognition is found in the “Strategic Housing Market Assessment for Kingston upon Thames and North East Surrey Authorities” which references both the need of older people for a range of options, including specialised accommodation , and the potential benefits of encouraging older people to down-size into such accommodation.

6.5 The SHMA sets out the arguments for favouring the development of Extra Care accommodation over increasing reliance upon Registered Care Homes and provides estimates of future requirements for this style of provision. This same position is reflected in the “Elmbridge Core Strategy 2011”.

6.6 On the issue of tenure the view set out in the SHMA is that there appears to be an over-supply of rented conventional sheltered housing but that the leasehold market is under-supplied.

6.7 Surrey’s “Joint Health and Wellbeing Strategy” sets out the challenges facing the Welfare Authority in responding appropriately to the needs of an ageing population. The approach to framing a response are set out in the “Adult Social Care Commissioning Strategy for older people in Surrey 2011 – 2020” and the “Accommodation with Care & Support Strategy” and both favour increasing provision of Extra Care accommodation.

6.8 Appendix Three provides extracts of relevant text from the documents cited here with commentary and references to sources.

22 7 The case for the development in national policy and guidance

7.1 National policy guidance has been consistent through successive administrations. The foundations for the current direction of travel was set by Labour administrations, carried forward by succeeding administrations. The headlines of this consensus have been to encourage the maintenance of independence for older people for as long as possible, retaining them in homes of their own where possible. Where a move is required to meet care needs the preference has been for Extra Care rather than increasing dependency on registered care homes.

7.2 In Appendix Four of this report we reference a range of documents from Central Government and other parliamentary sources, together with extracts from the research literature.

7.3 These are unanimous in drawing attention to the challenges presented by an ageing society and recognising that only robust housing based solutions will offer solutions that avoid every increasing reliance upon beds in registered care homes. “Laying the Foundations: A Housing Strategy for England, 2011” for example, recognises the role of good housing in sustaining good health and independence in old age. That appreciation of the neds of older people and the role that appropriate housing can play in meeting them is further amplified in “Fixing our broken housing market”, February 2017.

7.4 From the direction of social care policy comes the corresponding message, set out in “Caring for our future: reforming care and support”, White Paper, July 2012 and in “Care Act, 2014”.

7.4 Although registered care homes have a role within the range of provision over-reliance upon them is seen to be financially unsustainable. This is the message of “Funding Initiative to stimulate provision and modernization of Specialised Housing for older people”, October 2012.

7.5 The policy priorities of Housing, Health and Social Care are carried into the Planning arena through the National Planning Policy Framework, February 2019, and especially in the June 2019 update of National Planning Practice Guidance. The Local Planning Authority is tasked with assessing, and making provision for, the accommodation needs of a range of groups with particular needs, among whom the largest group is that comprising older people.

7.6 Appendix Four provides extracts of relevant text from the documents cited here with commentary and references to sources.

23 8 A possible future pattern of provision in Elmbridge Borough to which this development in Esher contributes

8.1 The current pattern of provision in Elmbridge, as in the rest of the country, developed not in response to assessed need but rather in response to short-term demand and provider perceptions of what will be popular and fundable. Public policy has substantially shaped the pattern of provision in recent years.

8.2 Moving to a pattern with a more rational base that seeks to place individual elements of provision within a wider context inevitably appears threatening to some. In seeking to look forward and to encourage a shift from the current pattern to one which offers a range of options to older people and is reflective of key characteristics of the older population it will be important to take into account a number of factors:

• Demand for older rented conventional sheltered housing is likely to decline in Elmbridge as in other parts of the country • The potential for leasehold retirement housing will continue to grow. • Some existing schemes will lend themselves to refurbishment and remodelling to provide enhanced sheltered housing to support rising levels of frailty, and a number of those opportunities have already been taken locally. • Extra Care housing should be provided for sale and rent. • There is a need for housing-based models of accommodation and care for • Provision of Registered Care both for Personal and Nursing Care will need to be focused on those with the highest levels of need within local populations. • The challenges of maintaining viability in smaller Registered Care Homes will continue to drive change in provision with an increase in larger, purpose-built developments.

The clear consequence is that there will be more of some styles of provision and less of others.

8.3 Extra Care Housing offers the possibility of housing a balanced community of people with relatively limited care needs through to those who might otherwise be living in residential care. Our modelling suggests provision of around 562 units of Extra Care in total, divided between rented (about one third) and leasehold and shared ownership tenures (about two thirds) will be required in the short to medium term. Analysis of current supply suggests that there is an existing supply gap of around 340 units in all tenures.

8.4 Table Fifteen summarises the current levels of provision and the adjustments that may be indicated to bring them to the levels that some would see as a benchmark for the future. How much specialised accommodation may be needed in total? Previous estimates of the requirements for sheltered housing

24 tended to look mainly at the need for social rented provision, rather than at the overall potential demand.

8.5 The emergence of owner-occupation as a significant factor in old age has shifted the balance between estimates of need and response to demand. The benefits of providing more leasehold retirement housing, for example, may be seen in its effect in releasing family sized accommodation into the market, alongside its more significant impact in meeting the particular needs of those who move into it. 8.6 The “norms” reflect national patterns and priorities and will necessarily need to be moderated to take account of the rate of change that would be required to meet them. The pattern projected is for the medium to long-term and may need to be adjusted as newer forms are developed and mature. In particular the significant reduction in the most basic form of rented sheltered housing may not materialise if lack of suitable alternatives artificially sustains demand.

Table Fifteen Indicative levels of provision of various forms of accommodation for older people in Elmbridge 2019 Current Current Increase Resulting Provision provision provision or number of per 1,000 per 1,000 decrease units of of Population Population 75+ 75+ (12,500) Conventional sheltered 1,052 84.16 -302 750 60 housing for rent Leasehold retirement 824 65.92 +676 1,500 120 housing Enhanced To Rent 277 22.16 -152 125 10 Sheltered/ Retirement To Buy 0 0.00 +125 125 10 Housing Extracare To Rent 51 4.08 +136 187 15 housing To Buy 172 13.76 +203 375 30 (Source: Contact Consulting)

25 Section Summary

• With the exception of Extra Care provision, other forms of specialised accommodation for renting in Elmbridge exceed the levels of supply suggested by our metrics.

• The stock of leasehold retirement housing whilst relatively strong by national standards comes nowhere meeting potential demand. There is enormous scope for development to meet the needs of older people who are homeowners.

• The most pressing priority, driven by demography, need, tenure, and policy imperatives is to increase the availability of all categories of specialised accommodation for older homeowners, particularly the forms that are most robust in supporting increasing levels of frailty, such as Extra Care..

26 9 Findings in summary and conclusions

1. The profile of Elmbridge in relation to the age of its population is above the national average, with those sixty-five years of approaching a quarter of the local population by 2035, an additional 9,200 older people.

2. Those in the oldest cohorts in Elmbridge will increase as a proportion of the total population to 4.85%, and in absolute numbers by 2,900 people through the period to 2035.

3. Those having difficulty with one or more domestic tasks in Elmbridge will increase between 2019 to 2035 from 7,464 to 10,379. A failure to manage these tasks often persuades older people, or their relatives, of the need for a move to a high care setting, such as a Registered Care home, when their needs would be better met in specialised accommodation, such as that proposed in this application.

4. Similarly those experiencing difficulty with at least one task of personal care are projected to rise in Elmbridge from 7,363 in 2019 to 10,224 in 2035. This may contribute to additional demand for specialised accommodation but will have a direct impact on demand for care home places.

5. In Elmbridge the number of those sixty-five years of age and over who find at least one mobility activity difficult or impossible rises from 4,909 in 2019 to 7,018 in 2035. This is a key indicator when looking at the transition in to specialised accommodation and will have an impact upon demand for specialised accommodation and support services.

6. Throughout the period to 2035 there is predicted to be a 49% increase in the population of Elmbridge aged 65 and above that have dementia; with around 67% increases in the 90 years of age cohort. These significant rises will again place increasing

7. Elmbridge follows but significantly exceeds the national trend toward owner-occupation as the dominant tenure for older people. Levels of owner-occupation among older people in the borough are above national averages at 83.23% for those between 65 and 74 years of age.

8. In the older age groups the differential remains constant with 81.31% home ownership among those aged between 75 and 84, compared with the average for England in this age cohort of 74.84%. In the oldest age category: those 85 years of age and over, the level of home ownership may be depressed by lack of options for owner-occupation in specialised accommodation but remains

9. Taking tenures together and comparing with the whole population it would appear that levels of provision of specialised housing for older people in Elmbridge are significantly above national averages but this disguises a defective range of provision with an emphasis on traditional forms of sheltered and retirement housing which are less robust in responding to increasing levels of frailty.

10. Whilst there is a substantial supply of leasehold retirement housing this comes nowhere near reflecting the dominance of owner-occupation among the older population of Elmbridge. There is a consequent shortfall in the level of provision needed achieve an adequate supply for older homeowners wishing to maintain their tenure when transferring to specialised accommodation. For those older people who are owner- occupiers the ratio of provision for retirement housing for sale per thousand is 100.49. Whilst for those older people who are renters the comparable ratio per thousand is 533.02.

11. With the exception of Extra Care provision, other forms of specialised accommodation for renting in Elmbridge exceed the levels of supply suggested by our metrics.

12. The stock of leasehold retirement housing whilst relatively strong by national standards comes nowhere meeting potential demand. There is enormous scope for development to meet the needs of older people who are homeowners.

Conclusions

The most pressing priority, driven by demography, need, tenure, and policy imperatives is to increase the availability of all categories of specialised accommodation for older homeowners.

The provision of a more adequate supply of retirement accommodation of all kinds for homeowners will provide an environment of choice in which independence can be sustained and transfer to expensive Registered Care postponed or avoided.

Elmbridge is overly dependent on Care Home beds, having a level of provision around 44% above the average for England.

In the absence of appropriate, contemporary accommodation options pressures will increase on these higher-end services, such as Registered Care Homes providing Personal Care and Registered Care Homes providing Nursing Care.

Annex One Explanation of terms used in this report

This report uses terms which are commonly understood among those working in the field of housing and care for older people but may not be so readily comprehensible by those working in other disciplines. Whilst not exhaustive this section seeks to explain the meaning and usage on this document, of some of those terms:

Sheltered housing is a form of housing intended for older people that first emerged in the 1950s and was developed in volume through the 1960s and 1970s. In this period it was developed in one of two styles: “Category Two” Sheltered Housing consisted of flats and/or bungalows with enclosed access, a communal lounge and some other limited communal facilities such a a shared laundry and a guest room. Support was provided by one or more “wardens” who were normally resident on site. “Category One” Sheltered Housing has many of the same features but might not have enclosed access, might have more limited communal facilities and would not normally have a resident warden. In current practice these models have merged and the service models for delivery of support are in flux. This provision has generally been made by Housing Associations and Local Authorities.

Retirement Housing is a term widely adopted to describe Sheltered Housing, similar in built form and service pattern to Category Two Sheltered Housing described above but offered for sale, generally on a long lease, typically ninety- nine or one hundred and twenty-five years. This provision has generally been made both by Housing Associations (often through specialist subsidiaries) and commercial organisations.

Very sheltered housing is a term now largely disappearing from use that was used first in the mid to late 1980s to describe sheltered schemes that sought to offer some access to care services and some additional social and care facilities.

Enhanced sheltered housing is the term that has largely succeeded to Very Sheltered Housing to describe sheltered housing that provides more in facilities and services than traditional sheltered housing but does not offer the full range of facilities, services and activities to be found in an Extra Care Housing Scheme.

Extra Care Housing is the term used for a complex of specialised housing for older people that provides a range of “lifestyle” facilities for social, cultural, educational and recreational activities, in addition to services that provide care in a style that can respond flexibly to increasing need whilst helping the individual to retain their place within their existing community. In most Extra Care Housing schemes people enter their unit of accommodation and the care services they

29 receive are delivered into that unit as their needs increase. This is generally referred to as the “integrated model” of Extra Care.

Continuing Care Retirement Community is a variant of the Extra Care Housing model but one in which higher levels of care are generally delivered by transfer within the scheme from an independent living unit in which low to moderate care is delivered into a specialist unit or care home. This pattern is often referred to as the “campus” model of Extra Care.

Registered Care Home is the form of institutional provision that in the past would have been referred to as either a “Residential Care Home” or a “Nursing Home”. All are now referred to as “Registered Care Homes” and differentiated as either “Registered Care Home providing personal care” or as a “Registered Care Home providing nursing care”.

30 Annex Two: Specialist Accommodation for Older People in Elmbridge

Age exclusive housing to rent Number of Name of scheme Address Manager units 58-68 Station Road, Thames Ditton Almshouses Thames Ditton, Surrey, 6 (C) KT7 0NS Almshouse Charity 57-67 Weston Park, Weston Green, Thames Ditton Almshouses 6 (F & B) Thames Ditton, Surrey, Almshouse Charity KT7 0HW 5 Claremont Lane, Crown Simmons Alstonfield Esher, Surrey, KT10 21 (F & B) 9DP Housing 23 Woodland Grove, Crown Simmons Leighdale Weybridge, Surrey, 10 (F) KT13 9EQ Housing Orchard 12 The Orchard, (Weybridge) Hanger Hill, Orchard (Weybridge) 12 (F & B) Housing Weybridge, Surrey, Housing Association Association Ltd KT13 9XT. 23 Rydens Avenue, Orleans Court Walton-on-Thames, PA Housing 8 (F) Surrey, KT12 3NS 43 Claremont Lane, Crown Simmons Threeways Esher, Surrey, KT10 4 (F) 9DP Housing Lushington Drive, Winstanley Close / Cobham, Surrey, KT11 47 (F, B & C) Walk PA Housing 2LX Claygate, Surrey, Orbit Housing Woodward Close 12 (F) KT10 0EG Association Total 126 .

Sheltered housing to rent Number of Name of scheme Address Manager units Manor Road, Walton Bishops Hill & The on Thames, Surrey, 45 (F & C) Bowling PA Housing KT12 2NX

31 Bishops Hill, Walton Bradshaw House on Thames, Surrey, PA Housing 31 (F) KT12 2PT York Road, Bramcote Weybridge, Surrey, PA Housing 28 (F) KT13 9DQ Portmore Park Road, Chaddesley Weybridge, Surrey, PA Housing 26 (F) KT13 8HA Lushington Drive, Churchfield House Cobham, Surrey, PA Housing 98 (F) KT11 2LX Ditton Reach, Thames City Wharf House Ditton, Surrey, KT2 PA Housing 54 (F) 0XB Sugden Road, Long Clayton House Ditton, Surrey, KT7 PA Housing 27 (F) 0AA Mayfield Road, Walton on Thames Fenner House Walton on Thames, 49 (F) Surrey, KT12 5PL Charity Portmore Park Road, Heath House Weybridge, Surrey, PA Housing 41 (F) KT13 8HA 94 Molesey Road, Homefield Hersham, Surrey, PA Housing 54 (F & B) KT12 4RE St Mary's Road, Kemble Close Weybridge, Surrey, PA Housing 25 (F) KT13 9PS High Street, West Manor Court Molesey, Surrey, KT8 PA Housing 38 (F) 2LZ 74 Hersham Road, Walton on Thames Mayfield Walton on Thames, 47 (F) Surrey, KT12 5NU Charity New Berry Lane, Paul Vanson Court Hersham, Surrey, PA Housing 53 (F) KT12 4HQ Beadles Lane, Thames Street, St Catherines 25 (F) Weybridge, Surrey, PA Housing KT13 9JS Weston Green Road, St Helens Thames Ditton, PA Housing 27 (F) Surrey, KT7 0JD

32 Lynton, St. Leonards Thames Ditton Thames Ditton Road, Thames Ditton, 15 (F & B) Homes Ltd Surrey, KT7 0RW Homes Ltd Clarence Road, Crown Simmons The Fairings Hersham, Surrey, 13 (F) KT12 5JY. Housing Hare Lane, Claygate, The Firs 94 (F) Surrey, KT10 0NW PA Housing Spreighton Road, The Limes West Molesey, PA Housing 61 (F) Surrey, KT8 2PZ 20 St Mary's Road, Kingston Churches Torrington Long Ditton, Kingston, Housing Association 14 (F) Surrey, KT6 5EY Ltd Total 865

Enhanced Sheltered housing to rent Number of Name of scheme Address Manager units Octagon Road, Whiteley Village Whiteley Village, 227 (F, B & Cottages Walton-on-Thames, Whiteley Homes Trust C) Surrey, KT12 4EH Total 227

Extra Care to rent Number of Name of scheme Address Manager units Octagon Road, Whiteley Village, Huntley House 51 (F) Walton-on-Thames, Whiteley Homes Trust Surrey, KT12 4EH Total 51

33 Age exclusive housing for sale Number of Name of scheme Address Manager units Oatlands Drive, 24 (C) Aspen Square Weybridge, Surrey, Grange Leasehold KT13 9ZA Between Streets, CALA Homes 44 (F) Cobham Grange Cobham, Surrey, Leasehold KT11 1DH (Thames) Ltd 117 Oatlands Drive, 19 (F) Elizabeth Court Weybridge, Surrey, Grange Leasehold KT13 9DF Bridge Street, Walton 53 (F) Manor Place on Thames, Surrey, Grange Leasehold KT12 1BT Portsmouth Road, 30 (properties Ethical Leasehold White Lion Place Cobham, Surrey, not listed) KT11 1HY Management Ltd Leasehold Total 170 .

Sheltered housing for sale Number of Name of scheme Address Manager units Monument Hill, 24 (F)

Alexandra Lodge Weybridge, Surrey, FirstPort Leasehold KT13 8RY Pemberton Road, 16 (F) Aragon Court East Molesey, Surrey, Grange Leasehold KT8 9LP Churchfield Road, Churchill Retirement 57 (F) Ash Lodge Walton-on-Thames, Leasehold Surrey, KT12 2EZ Living Springfield Meadow, 52 (F)

Bridge Court Weybridge, Surrey, FirstPort Leasehold KT13 8BE Church Road, Ethical Leasehold 23 (F) Claremont Place Claygate, Esher, Leasehold Surrey, KT10 0JD Management Ltd Cobham, Surrey, 21 (F, B & C) Cobham Park KT11 2NZ Cognatum Estates Leasehold Oatlands Avenue, 27 (F) Dial Stone Court Weybridge, Surrey, McCarthy & Stone Leasehold

34 KT13 9DE Management

Services Ltd Mayfield Road, Crown Simmons 17 (F) Elizabeth Hart Court Weybridge, Surrey, Leasehold KT13 8XB Housing Hall Place Drive, 38 (F)

Fairlawn Weybridge, Surrey, FirstPort Leasehold KT13 0AY Manor Road North, Hinchley Wood, 50 (F)

Gibson Court Esher, Surrey, KT10 FirstPort Leasehold 0AW 65 (F) 37 Copsem Lane, Shared Crown Simmons Gunters Mead Esher, Surrey, KT10 Ownership 9HJ Housing and Leasehold Manor Road North, Hinchley Wood, 60 (F) Hinchley Manor Esher, Surrey, KT10 Kingsdale Group Leasehold 0AT New Zealand Avenue, 27 (F)

Meadows House Walton-on-Thames, McCarthy & Stone Leasehold Surrey, KT12 1PG Abbey Walk, West Crown Simmons 23 (F & B) Mole Abbey Molesey, Surrey, KT8 Leasehold 2JL Housing Manor Road North, Hinchley Wood, 42 (F)

Royston Court Esher, Surrey, KT10 FirstPort Leasehold 0AF West End Lane, West 38 (F) Talbot Lodge End Esher, Esher, PA Housing Leasehold Surrey, KT10 8NE Esher Park Avenue, Millstream 15 (F) Victoria Place Esher, Surrey, KT10 Management Leasehold 9PX Services Total 595

35 Enhanced Sheltered housing for sale Number of Name of scheme Address Manager units Total 0

Extra Care for sale Number of Name of scheme Address Manager units Oatlands Drive, Oatlands Village, 65 (F)

Austin Place Weybridge, Surrey, Anchor Leasehold KT13 9JA Churchfield Road, Forthcoming 54 (F)

Walton-on-Thames, Development McCarthy & Stone Leasehold Surrey, KT12 2TY 1-7 Holly Parade, Forthcoming 40 (F)

Cobham, Surrey, Development McCarthy & Stone Leasehold KT11 3EE Total 159

Registered care homes providing personal care Number of Name of scheme Address Owner beds 1 Downside Road, Cossins House Care Downside, Cobham, Acegold Limited 24 Home Surrey KT11 3LZ Ambleside Avenue,

Glendale Walton-on-Thames, Anchor 60 Surrey KT12 3LW 4 Manor Road South, Grace Lodge Hinchley Wood, Esher, Grace Bridge Ltd 15 Surrey KT10 0QL St George's Avenue, Surrey Rest Homes Heath Lodge Weybridge, Surrey 26 KT13 0DA Ltd 9 Mercer Close,

Linwood Thames Ditton, Surrey Anchor 66 KT7 0BS 18 Beauchamp Road, Mrs M Gajraj and Dr Malmesbury House East Molesey, Surrey 19 KT8 0PA H & Dr N Gajraj

36 29 Mayfield Road, Beaconsfield Care Mayfield House Walton-on-Thames, 34 Surrey KT12 5PL Ltd Portsmouth Road,

Moore Place Esher, Surrey KT10 Anchor 60 9LH 19 Queens Road, Surrey Rest Homes Oak House Weybridge, Surrey 16 KT13 9UE Ltd 6 Windsor Walk, Mr Jeevanandan and Pines (The) Weybridge, Surrey 10 (Weybridge) KT13 9AP Mrs S J Nesaratah Newhall Gardens, Rodney Road, Walton- 20 Rodney House on-Thames, Surrey Kingston YMCA KT12 3LE 82-84 Hurst Road, Royal Cambridge Royal Cambridge East Molesey, Surrey Home for Soldiers' 30 Home KT8 9AH Widows Severn Drive, Walton- Walton on Thames Sherwood House on-Thames, Surrey 31 KT12 3BQ Charity Redhill Road, Silvermere Care Cobham, Surrey KT11 Avery Healthcare Ltd 72 Home 1EF Copsem Lane, Esher, 83 Sunrise of Esher Surrey KT10 9HJ. Sunrise Senior Living Ellesmere Road, Sunrise of Weybridge, Surrey Sunrise Senior Living 113 Weybridge KT13 0HY Beldham Gardens,

Thameside West Molesey, Surrey Anchor 61 KT8 1TF Yeend Close, West The Summers Molesey, Surrey KT8 CHD Living 35 2NA Hogshill Lane, Tiltwood Cobham, Surrey KT11 Care UK 50 2AQ Total 825

Registered care homes providing nursing care

Number of Name of scheme Address Owner beds 36 Hersham Road, Adelaide House Walton-on-Thames, 32 Care Home HC-One Surrey KT12 1JJ 36 Copsem Lane, Arbrook House Care Esher, Surrey KT10 40 Home BUPA Care Homes 9HE Ditton House, Mole and Wandle House, 16 Alliance Care (Dales Emberbrook Care 68 Home Raphael Drive, Thames Homes) Limited Ditton, Surrey KT7 0BL 58 High Street, Thames Home Of Caring Homes Group 78 Compassion Ditton, Surrey KT7 0TT 39 Portmore Park Road, Norfolk House Weybridge, Surrey Care UK 76 KT13 8HQ 6 Stoke Road, Cobham, 27 Springfield House Surrey KT11 3AS Mr & Mrs G Fothergill 5 Byfleet Road, St George's Care Cobham, Surrey KT11 BUPA Care Homes 63 Home 1DS 87 Oatlands Drive, Sutton Lodge Care Weybridge, Surrey BUPA Care Homes 28 Home KT13 9LN 22 Grange Road, New The Grange Nursing Haw, Addlestone, Mr D M Baily 24 Home Surrey KT15 3RQ Octagon Road, Whiteley Village, Walton-on- Whiteley Homes Whiteley Village 103 Care Centre Thames, Surrey KT12 Trust 4EH Oaken Lane, Claygate, Wingham Court BUPA Care Homes 73 Care Home Surrey KT10 0RQ Total 612

38 Annex Three: Reviewing the Context in Local Policy

A Housing and Homelessness Strategy for Elmbridge 2015-196

A3.1 As one of its specific targets under Priority Three: “We will support older, disabled and vulnerable residents to live safe, healthy and independent lives, the Strategy commits to: “Encouraging the further development of affordable, extracare housing”, but does not identify a matching commitment to those whose circumstances require similar accommodation but on the basis of other tenures.

A3.2 The Strategy does identify the ageing of the local population as a factor shaping future need:

“The borough has an ageing population and overall numbers (including household numbers) are continuing to grow - as at mid-2013 the population was 132,179 and is forecasted to grow to 149,000 by 2037. Two-thirds of this growth is attributed to those aged 70 or over, with the size of this cohort predicted to rise from 17,000 in 2012 to 29,000. The 2011 Census recorded 52,922 households in Elmbridge. This is forecasted to rise to 58,000 by 2021.” (3.1.2, Bullet 2)

A3.2 The Strategy identifies appropriate housing and housing related support as a key element in any strategy to mitigate the impact of an ageing population on local health and social care services:

“Access to appropriate housing and housing-related support can support independence in many ways and can also avoid the need for more costly interventions, such as admission to residential care or hospital. In some cases, the key to living independently lies within the design and layout of a person’s home, but for others it might be the provision of housing-related support alone and / or with housing. Alongside the services themselves, it is important that prospective service users, their families and carers can access information and advice about services.” (Para 6.1.2)

A3.3 The benefits of appropriate housing and housing related services are not confined to older people although, numerically, they are the largest group within the local population:

“There are a whole range of people who can benefit from support to live independently. Whilst the largest group, in numerical terms, comprises older people, there are many others, including people with learning and physical disabilities, people with mental health problems, ex-offenders and those with substance misuse problems, young people at risk and victims of domestic abuse. In Elmbridge, and across Surrey, as a whole, there is

6 https://www.elmbridge.gov.uk/housing/housing-strategies-and-policies/

39 an acknowledged shortage of accommodation and support for a number of these client groups. Over recent years, there has been a good deal of work devoted to housing and support for a number of these client groups, specifically younger people, the single homeless and older people.” (Para 6.1.3)

A3.4 The Strategy looks specifically at developing the role of Extra Care as part of the strategic response to the needs it has identified:

“With changes to the legal and funding landscape and the aspirations to better integrate housing, health and social care, it is important that providers of housing, care and support, commissioners (like Surrey County Council) and enablers (such as Elmbridge Borough Council) work together to review, plan and deliver services that meet current and future needs. In terms of extracare housing, this could involve new-build or looking at re-modelling existing schemes or services to both provide for the changing needs of residents and / or to meet needs more effectively.” (Para 6.3.4)

Housing in Elmbridge Facts & Figures 20157

A3.5 This publication provides a wide range of statistically based information, including data on the changing population profile of Elmbridge:

“The largest percentage rises in population were concentrated amongst those aged 60 to 64 and those aged 85 and over. There were contractions in the population within the age bands 25 to 29 (seeing an 11% fall) and amongst the 30 to 44 year band…..the borough’s population is ageing and the population projections set out below indicate that the growth in the older people’s population is set to continue over the decades to come.” (Para 2.5.1)

“For example, to 2037, it is projected that a key part of the working-age population (those aged between 30 and 49) will fall in absolute and relative terms. At the same time, approximately two-thirds of the growth is predicted to come about through an increase in the numbers of older people, with the population of those aged 70 or more set to rise from 17,000 to 29,000 by 2037. The largest growth (in percentage terms) is forecasted to occur amongst those aged 90 and above, with this group forecasted to grow from 1500 in 2012 to 1900 by 2017 and 4700 by 2037, a rise of 213%.” (Para 2.8.4)

7 https://www.elmbridge.gov.uk/housing/housing-strategies-and-policies/

40 A3.6 In paragraph 2.8.5 and following text and tables it is recognised that the ageing of the population that has been identified will have immediate implications for housing care and support requirements.

Strategic Housing Market Assessment for Kingston upon Thames and North East Surrey Authorities8

A3.7 The Strategic Housing Market Assessment (SHMA) examines characteristics and needs among specific groups, including the needs of older people:

“As required by PPG, the housing requirements of specific groups identified in NPPF and PPG were examined in greater detail. Older people • As a proportion of the overall population, the percentage of those aged 65 or over is forecast to increase by 4-7 percentage points by 2037 across the HMA. This represents a 75% increase on current numbers of households with older people in them. • There are forecast to be 28,000 people aged over 85 in the HMA, an increase of 133% on current numbers. • 70% of single older people and 84% of older couples own their own homes outright, implying there is considerable equity available to meet housing needs. However 26% single older people and 9% of older couples are in the social or private rented sectors and will not have these assets. • Older people tend to under-occupy housing, implying that if they downsize this would free up more family-sized accommodation in all sectors. • Across the HMA there is a surplus of sheltered accommodation, but a deficit of enhanced sheltered and extra care. However, to ensure future demand is met, 235 additional units per annum of all types of specialist accommodation will be required until 2035.”

A3.8 The SHMA recognises the role of appropriate and attractive housing alternatives for older people in achieving a more efficient use of the existing housing stock:

“The ageing of the population, although not as advanced as in more traditional retirement areas or areas losing population through economic decline, presents both opportunities and challenges. More attractive new housing provision for older people in the owner-occupied sector, and in social rented housing, could facilitate downsizing where people want this,

8 https://www.elmbridge.gov.uk/EasySiteWeb/GatewayLink.aspx?alId=2740

41 and release more larger dwellings for use by families and larger households.”

A3.9 The SHMA sets out the primacy of owner-occupation among older people in the Housing Market Area and sees this as a key factor in enabling older homeowners to meet their future housing needs:

“We can look further at the current tenure of older households, as this will be an important indicator of likely ability to meet future housing needs. We can see that nearly 70% of single person over 65 households own their homes outright, with a further 6% holding mortgages. For older couples, the number owning outright increases to 84%, with another 8% holding mortgages. This compares to the very different tenure profile of younger households. Clearly, for some of the owner occupiers there will be substantial equity available to help meet future needs, given house prices in the HMA. However there are still 26% single older households and 9% couple older households in the social or private rented sectors, less likely to be able to command additional resources, and therefore there will still be considerable call for appropriate housing for lower income groups, as well as appropriate support services to maintain them in their homes.” (Para 9.10)

A3.10 Turning to supply of and demand for older persons’ housing the SHMA identifies the possibility of reducing the demand for Registered Care Home beds if Extra Care accommodation is promoted:

“When looking at supply of (and demand for) specialist accommodation for older people, this SHMA restricts itself to the forms of accommodation that would be normally termed ‘housing’, including sheltered, enhanced sheltered, and extra care. It therefore excludes accommodation that primarily caters for those with care, nursing and medical needs – residential and nursing care. It is noted however that the need for residential care may be reduced if there is provision of appropriate ‘extra care’ sheltered housing. Stakeholders particularly noted the value of extra care as an alternative to care homes, and suggested that planners need to be aware of the needs of all types of older people in new developments, not just those looking to downsize. This was linked to local authority responsibilities under the Care Act 2014, to provide a range of accommodation to help people remain independent for longer, and the consequent need for good liaison between planners and health / social care departments to deliver this alongside bricks and mortar accommodation.” (Para 9.13)

A3.11 The authors of the SHMA rightly comment on the difficulties of estimating supply and, so far as current supply is concerned, cite the Elderly

42 Accommodation Counsel database, which is the source for the supply data provided in this report:

“Estimating supply is not a very precise science, particularly because of the move away from standard ‘sheltered’ schemes to more flexible and integrated housing and support options, as well as the development of extra care schemes that blur the boundaries between housing and care- based accommodation. There is no official data that summarises either social or private sector supply. The best source of data is the Elderly Accommodation Counsel (EAC) statistical base.” (Para 9.14)

A3.15 The SHMA uses the Specialist Housing for Older People (SHOP) tool for estimating future requirements. This tool is highly sensitive to the assumptions that are fed into the calculation:

“The SHOP toolkit does not give net annual demand, but takes a ‘snapshot’ based on 2014 patterns, and then estimates of future requirements. It forecasts that by 2035 overall demand will have increased by between 67% (Elmbridge) and 80% (Kingston), with an average increase of 73% across theHMA. Linked to this stakeholders also mentioned that there is a ‘split’ between demand and take-up of specialist accommodation, between local people who want to downsize or move to somewhere more suitable in the area; and people wanting to move into or back to the area, to be close to their families (this was particularly a feature in Mole Valley).” (Para 9.17)

A3.16 The reported position of Elmbridge BC: that it has an over-supply of rented sheltered housing but a need for an increased supply of leasehold retirement properties, accords with the findings of this report:

“In this context, some authorities (for example Elmbridge) have commented on the relative abundance of rented sheltered, but that there is scope for additional leasehold / sales provision. And as noted in the preceding paragraphs, the prevalence of owner-occupiers likely to have available equity also indicates the scope for moving more towards leasehold provision, while maintaining an affordable rented sector for those in need of elderly-specific accommodation, but unable to afford it directly.” (Para 9.19)

Elmbridge Core Strategy 20119

A3.17 The Elmbridge Core Strategy looked to support the development of specialist accommodation for older people:

9 http://www.elmbridge.gov.uk/planning/local-plan/

43 “The Council will support the development of specialist accommodation for older people in suitable locations, to help deliver the targets set out in the Strategic Review of Housing Provision for Older People in Elmbridge (2009) and any subsequent review. This will be provided through a combination of new schemes and the remodelling of older, poorer quality sheltered housing which is no longer fit for purpose.” (CS20 - Older People)

A3.18 In common with other local policy and strategic documents the Core Strategy draws attention to the ageing of the local population and both the need and desirability of increasing the housing options available to the older population:

“Elmbridge has a higher proportion of people aged 85+ than both Surrey and England, and by 2025 is projected to have a higher proportion of people aged 55+ than both Surrey and England. It will be important to ensure greater housing choice in terms of a range of higher quality specialist accommodation and smaller ordinary dwellings located in close proximity to public transport, amenities and services, in addition to providing a range of services to help people stay put in their own home. Offering attractive housing alternatives for older people will help to free up under-occupied family sized homes, support an improved quality of life and an opportunity to maintain an independent lifestyle.” (Para 7.30)

A3.19 The Strategy sets out the need for additional housing based solutions to the needs of older people in Elmbridge estimated at the time of publication:

“Evidence suggests there is an adequate supply of nursing home accommodation in the Borough which should be protected. It identifies a need for at least 200 units of private sheltered housing for sale over the next ten years and (subject to a further review) a further 150 units by 2025/26. It also identifies a need for a minimum of 250 units of extra-care housing over the next ten years and (subject to a further review), a further 150 units by 2025/26.” (Para 7.31)

A3.20 The Strategy draws attention to the need for a “higher quality product” than much of the existing stock:

“A higher quality product than currently exists would more appropriately meet local needs, to include creative design, quality specification, generous space standards, a high proportion of 2 bed units, and full wheelchair access. There is low demand for bedsit accommodation and as such this will be discouraged. This will be provided through a combination of new schemes and the remodelling of older, poorer quality sheltered housing, which no longer meet local needs.”

44 Surrey’s Joint Health and Wellbeing Strategy10

A3.21 Improving the health and well-being of older adults is the fourth priority identified in the Joint Health and Wellbeing Strategy for Surrey:

“More people in Surrey are living longer. This is great news, but there are also some challenges. The growing number of older people in Surrey will have a major impact, as older people are more likely to experience disability and long-term conditions. Part of the challenge will be to make sure that the right services are in place so that older people can remain independent for as long as possible. The number of people over 85 years old is predicted to increase significantly. People over the age of 85 often need more support from health and social care services. They are also at greatest risk of isolation and of poor, inadequately heated housing, both of which can impact on health and wellbeing.”

A3.22 The Strategy draws on data from the Joint Strategic Needs Assessment:

“Our Joint Strategic Needs Assessment tells us that: • 1 in 13 over 65s in Surrey have dementia (15,800 people). • In the next 7 years the rate of increase in over 85s is projected to be greater than that for over 65s. • The number of people aged over 65 predicted to be admitted to hospital as a result of falls is set to rise from 4,474 in 2013 to 5,420 in 2020. • 25,754 people aged over 65 provide unpaid care, with 7,356 providing over 50 hours a week. • Over 65s accounted for 4 out of 10 hospital spells, yet 63% of beds were occupied by them. • Whilst the usual aim is for people to be able to die in their usual place of residence, the majority of people die in hospital.

Adult Social Care Commissioning Strategy for older people in Surrey 2011 – 202011

A3.23 The ageing of the population is again identified as a majopr issue in relation to the future provision of services:

“Changes in the population structure significantly affect the levels of need for support, in regard to both chronic illnesses and social care. People

10 http://www.healthysurrey.org.uk/a/6187260-7968726 11 https://www.surreycc.gov.uk/__data/assets/pdf_file/0019/39007/OP-Commissioning-Strategy- Final-20120221.pdf

45 aged 85 years and over are more likely to have complex support needs than younger people. Part of the challenge for this age group is to provide access to sufficient preventative services to enable them to be independent and to self-care for as long as possible.” (Para 3)

A3.24 The Commissioning Strategy seeks to take account of not only the needs but also the aspirations of older people:

“Aspirations for older people with frailty and associated high support needs cover a wide spectrum of interests, activities and relationships. Their aspirations are often around wanting the opportunity to "live a normal life", for example to be part of daily routines, to keep fit and healthy, and to contribute to family and community life.”

A3.25 One of the ways in which Adult Social Care is seeking to respond to both the needs and aspirations it has identified is through the encouragement of further provision of Extra Care:

“We are working with boroughs and districts to develop Extra Care housing where there is an identified need.”

Social-care and health/care and support for adults: accommodation and housing: extra-care-housing12

A3.26 In relation to the future of Extra Care in Surrey the County Council website states:

“There is a growing popularity for extra care type accommodation. In Surrey, we do not currently have enough extra care facilities to offer this choice to as many people as we would like.

Work is currently taking place with the market to develop the number needed in the longer term. The strategic vision is to stimulate the market to deliver an additional 600 extra care apartments across the county by 2025.”

Accommodation with Care & Support Strategy13

A3.27 The current situation is characterised in the “Context” section of this document:

“Accommodation trends - trends indicate a declining demand for residential care, a growing popularity of Extra Care housing and an increase in people being supported to live independently. Demand for

12 Taken from this webpage on Surrey Council Website - https://www.surreycc.gov.uk/ 13 https://www.surreycc.gov.uk/__data/assets/pdf_file/0006/84768/Accomodation-with-Care-and- Support-Strategy-.pdf

46 nursing care in Surrey is projected to increase due to people living at home longer and needing more intensive services later in life.”

A3.28 The Strategy sets out a clear approach to meeting future needs:

“We need to be able to offer residents the right accommodation options to meet their health and wellbeing needs, in a way that supports them to live as independently as possible. We recognise that there will still be a role for traditional care services in Surrey in the future but will look more creatively at how care and support can be integrated into accommodation to reduce the need for those traditional services for most residents.”

A3.29 The Strategy commends a range of models of specialised accommodation for older people as providing positive options:

“Extra Care housing, Assisted Living, Supported Living and Supported Housing are valuable housing options, and represent positive choices for people. These forms of accommodation can assist more vulnerable adults to live within their local community through:

• multiple tenure options • peace of mind and reassurance • flexible care and support designed around the individual • the integration of digital technologies and adaptations.”

A3.30 The Strategy addresses a clear message to “the Market”:

“Surrey County Council is committed to developing accommodation with care and support where needs are greatest across the county and that: • promotes independence and social inclusion • works alongside other services and communities to meet an individual’s needs • has the infrastructure to deliver flexible care and support in a planned, person centred way • provides dementia-friendly environments • becomes the centre of vibrant communities for people to live and age well”. (Section 9)

A3.31 The criteria that developers and providers will need to demonstrate are set out clearly:

“We will work with developers and providers of accommodation with care and support who can demonstrate that their models: • mitigate against future care costs as people’s needs change, especially in comparison to more institutionalised care • support people in the continuum of care through to end of life

47 • reduce risks of hospital admissions • follow best practice in design and care • are transparent about the cost of the care package within their charges • meet evidenced local need.”

48 Appendix Four Reviewing the context in National Policy and research evidence.

Never too late for living: Inquiry into services for older people, All Party Parliamentary Local Government Group, July 200814

A4.1 In the report of its inquiry into services for older people the All Party Parliamentary Group remarked upon the need to change public perceptions of old age and to achieve some specific changes. In relation to housing they reported the evidence presented to them by Professor Alan Walker:

“It is crucial not to see housing and neighbourhoods in isolation from other services. There is, as research has shown over and over, a close relationship between housing and health. Good-quality housing leads to good health. That is absolutely nailed down and proven. Conversely, exactly the opposite is true: poor housing leads to poor health. About every five hours, an older person dies as a result of a fall. This is a serious consequence of poor housing, poor neighbourhoods, defective pavements – which either causes accidents, and in some cases death, or keeps people trapped in their own homes for fear that, if they go out, they will trip over the pavement.”

Building our futures: meeting the housing needs of an ageing population, Edwards M & Harding E, revised edition 2008, ILC15

A4.2 To make decisions at local levels planners need to predict demand among older age groups that relate to three possible housing options:

• Remain in your own home, adapt/maintain fabric as required and organise equipment and support if needed. • Move to different location (e.g. closer to shops, family amenities, better climate) or accommodation with different design or facilities. (e.g. better access, one level, lower maintenance). • Move to accommodation that includes automatic access to varying levels of support services (e.g. residential or extra care)

14 www.cpa.org.uk/cpa/Never_too_late_for_living.pdf (Accessed 11/01/2017) Never too late for living: Inquiry into services for older people, All Party Parliamentary Local Government Group, July 2008. Page 28 para. 6. 15 www.ilcuk.org.uk/files/pdf_pdf_8.pdf (Accessed 11/01/2017) Building our futures: meeting the housing needs of an ageing population, Edwards M & Harding E, revised edition 2008, ILC. Page 4 Para.1 and Page 18. Para. 2

49 A4.3 The implications for planners are:

• Demand in the local housing market may not reflect genuine consumer choice and as people age they may be forced into inappropriate choices which undermine their independence.

• People with the financial resources to support themselves may lack information to help them make the best decisions about housing options.

Laying the Foundations: A Housing Strategy for England, 2011, DCLG16

A4.4 Half of all households in England are older ‘established homeowners’. Some 42 per cent are retired and 66 per cent own their own home outright. As life expectancy increases, more of these households will need support to remain in their homes in later life. Limited choice in the housing market makes it difficult for older households to find homes that fully meet their needs.

A4.5 The Government is committed to ensuring that housing and planning policies positively reflect the wide range of circumstances and lifestyles of older people, who already occupy nearly a third of all homes. Nearly two thirds (60 per cent) of the projected increase in the number of households from 2008–33 will be headed by someone aged 65 or over.

A4.6 Planning homes and communities that enable older people to remain economically active, involved with their families, friends and community and able to choose where and how they live not only makes financial sense but also results in a better, more inclusive society.

A4.7 Good housing for older people can enable them to live healthy, independent lives and reduces pressure on working families in caring for older relatives. It can also prevent costs to the NHS and social care. For some older people a move to a smaller, more accessible and manageable home can also free up much-needed local family housing.

A4.8 New housing developments also need to make suitable provision for our ageing population in the long term. Ensuring a mix of property types, including Lifetime Homes, will help to provide the diversity and choice needed to support longer term independent living. The Lifetime Homes standard is widely adopted in mainstream housing developments and incorporates a range of features which makes homes more accessible and easily adaptable. However, we do not intend to introduce national regulation. Future needs will vary considerably at a local

16 www.gov.uk/government/uplaods/system/uploads/attachment_data/file/7532/2033676.pdf (Accessed 11/01/2017) Laying the Foundations: A Housing Strategy for England, 2011, DCLG. Page 2. Para. 3. Page 48. Para's 6-8. Page 49. Para 8.

50 level and we believe that decisions on the number of Lifetime Homes within each development should be made at a local level, in proportion to local need and aligned with other local housing support and information services

Caring for our future: reforming care and support, White Paper 11 July, 201217

A4.9 “Caring for our future: reforming care and support” set out the Coalition Government’s vision for a reformed care and support system. The ambitions for the new system were summarized as follows:

• focus on people’s wellbeing and support them to stay independent for as long as possible • introduce greater national consistency in access to care and support • provide better information to help people make choices about their care • give people more control over their care • improve support for carers • improve the quality of care and support • improve integration of different services

A4.10 The White Paper set out the Government’s plan to promote high quality housing to support individual choices. As well as helping more people to adapt their current homes effectively, they announced the creation of a new capital fund, worth £200 million over 5 years, to support the development of more specialised housing for older and disabled people.

A4.11 The White Paper asserted that:

“Currently, there is not enough good quality specialised housing to support people who want to downsize as their care needs change. This was a common theme raised by stakeholders during the ‘Caring for our future’ engagement. To help with this problem, the government will stimulate the market for new accommodation options that provide solutions tailored to individual needs”.

A4.12 The White Paper outlined the expectation that local authorities take account of local housing need in their assessments, and for these assessments to influence commissioning plans.

17 www.gov.uk/government/uploads/attachment_data/file/136422/White-Paper-Caring-for-our- future-reforming-care-and-support-PDF-1580K.pdf (Accessed 11/01/2017) Caring for our future: reforming care and support, White Paper 11 July, 2012

51 A4.13 The government expressed the hope that unnecessary planning barriers to providers of specialised housing are minimised wherever possible, to enable a healthier market that can respond to demand and the needs of the local area. There is an aspiration that the National Planning Policy Framework will simplify the planning system and promote sustainable growth. The White Paper trails the forthcoming industry-led toolkit ‘Planning Ahead: Effective Planning for Housing and Care in Later Life’ that “will give advice to planning officials at a local level”. This was published in December 2012.

Funding Initiative to stimulate provision and modernization of Specialised Housing for older people. October, 201218

A4.14 In October, 2012 Care and Support Minister Norman Lamb announced a renewal of funding to encourage the provision, or modernisation, of specialised accommodation for older people. Local authorities were encouraged to bid for part of a £300 million pot of money which will boost the supported housing market and help people grow old in their own homes. The aspiration of the initiative was that it should help create thousands of extra houses and flats specially designed for the needs of disabled and older people who need extra support. The Minister recognised that high quality, innovative housing can help people stay independent for longer by allowing them to receive care and practical help in their own home, reducing the need for them to go into care homes. Specialised housing available for owner occupation or shared ownership was a particular target for this initiative.

A4.15 The broader benefit of freeing up family sized housing in all sectors was endorsed by the recognition that specially designed housing of this kind can give people the option to downsize from a larger home to a more manageable property designed for their needs.

Market assessment of housing options for older people, Pannell J, Aldridge H and Kenway P, May 2012, New Policy Institute.19

A4.16 The study focused on the 7.3 million older households in mainstream or specialist housing in England (excluding care homes) which contain no-one below the age of 55.

18 www.gov.uk/government/uploads/system/uploads/attachment_data/file/377023/care_and- support_specialised_housing_fund_prospectus.pdf (Accessed 11/01/2017). Care and Support Specialised Housing Fund Prospectus. October 2012. Department of Health, Homes & Communities Agency. 19 www.npi.org.uk/files/5213/7485/1289/Market_Assessment_of_Housing_Options_for_Older_Peopl e.pdf (Accessed 11/01/2017) Market assessment of housing options for older people, Pannell J, Aldridge H and Kenway P, May 2012, New Policy Institute.

52 • Around one-third of all households are older households. This proportion applies across most regions except for the South West (40 per cent) and London (22 per cent). • 76 per cent of older households are owner-occupiers and most own outright; 18 per cent are housing association or council tenants, while 6 per cent are private sector tenants. • 42 per cent of older households aged 55 to 64 are single, and this proportion increases with age. • About 7 per cent of older households (530,000) live in specialist housing where a lease or tenancy restricts occupation to people aged over 55, 60 or 65. Most of these schemes are provided by housing associations and offer special facilities, design features and on-site staff. Around 10 per cent of specialist dwellings are in schemes offering care as well as support. • 93 per cent of older people live in mainstream housing. As well as ‘ordinary’ housing, this includes housing considered especially suitable for older people due to dwelling type (e.g. bungalows), design features (including ‘lifetime homes’) or adaptations (e.g. stair lifts).

A4.17 Supply of and demand for specialist housing: the research confirmed that there is limited choice for older people who want to move to both specialist and alternative mainstream housing, in terms of tenure, location, size, affordability and type of care or support. Housing providers tend to focus on retirement villages and housing with care when thinking about housing that is ‘suitable’ for older people. Despite the majority of older people owning their homes outright, 77 per cent of specialist housing is for rent and only 23 per cent for sale. There are significant regional variations: the extremes are the North East (only 10 per cent for sale) and the South East (37 per cent for sale).

A4.18 There has been recent interest, but slow progress, in developing different housing options for older people and in integrating these within mainstream new housing developments (which could attract older people who prefer to remain in mixed-age communities). There is extensive evidence on what older people are looking for and whether they stay put or move. Two bedrooms is the minimum that most older people will consider, to have enough space for family visitors, a carer, storage, hobbies, or separate bedrooms for a couple. Analysis of moves by older households in the last five years within the private sector (rent or owner- occupier) shows that 87 per cent move into a dwelling with two or more bedrooms. Yet much specialist housing is small (one-bedroom or sheltered bedsits). Some specialist housing is poorly located and there have been concerns about withdrawal of scheme-based staff. Depending on the method of estimation used, the projected growth in the older population requires an increase in the stock of specialist housing of between 40 per cent (200,000) and 70 per cent (350,000) over the next 20 years.

53 National Planning Policy Framework, February 201920

A4.19 The Government updated the National Planning Policy Framework with the publication of a new Framework Document in February 2019. In relation to the needs of older people it has little directly to say, beyond including them in the list of those whose particular accommodation needs should be taken into consideration in forming local plans.

“Within this context, the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies (including, but not limited to, those who require affordable housing, families with children, older people, students, people with disabilities, service families, travellers, people who rent their homes and people wishing to commission or build their own homes).” (Para 61)

A4.20 The volume, location and characteristics of new homes to be provided, including those intended for occupation by older people, has to be assessed, using one of the methodologies identified in guidance:

“To determine the minimum number of homes needed, strategic policies should be informed by a local housing need assessment, conducted using the standard method in national planning guidance – unless exceptional circumstances justify an alternative approach which also reflects current and future demographic trends and market signals. In addition to the local housing need figure, any needs that cannot be met within neighbouring areas should also be taken into account in establishing the amount of housing to be planned for.” (Para 60)

A4.21 Alongside the economic and environmental objectives of the planning process the introduction to the Framework identifies a “social objective”

“b) a social objective – to support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well-designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being;” (Para 8 b)

20 Nation Planning Policy Framework, Ministry of Housing, Communities and Local Government, July 2018, Cm 9680

54 Planning Practice Guidance, September 201821 A4.22 Planning Practice Guidance has been updated to reflect the priorities of the new National Planning Policy Framework issued in July 2018 and cited above. The Guidance seeks to mitigate the negative effect on the estimation of future housing need of the most recent population projections issued by the Office for National Statistics in May 2018. These suggest both total populations and the rate of ageing in local populations to be advancing at a slower rate than previously predicted. If this were used to reduce housing targets this would be in direct opposition to the policy priority of Government to increase housing supply over the next few years. A4.23 Within the section “How should the needs for all types of housing be addressed?” the Guidance draws attention to the importance of taking the needs of older people into account:

“The need to provide housing for older people is critical as people are living longer lives and the proportion of older people in the population is increasing The National Planning Policy Framework glossary provides a definition of older people for planning purposes, which recognises their diverse range of needs. This ranges from active people who are approaching retirement to the very frail elderly. The health and lifestyles of older people will differ greatly, as will their housing needs. Strategic policy- making authorities will need to determine in relation to their plan period the needs of people who will be approaching or reaching retirement as well as older people now.”

A4.24 In relation to estimating the needs of older people in the section “How should the needs for all types of housing be addressed?” the Guidance offers the suggestion that, in addition to considering the need for general housing that allows older people to age in place, planners will need to have regard to the different styles of specialised accommodation for older people, reflecting the diversity of need and preference within the older population. Using Census data as their starting point planners may use one of a number of on-line toolkits:

“The age profile of the population can be drawn from Census data. Projection of population and households by age group can also be used. Strategic policy-making authorities will need to consider the size, location and quality of dwellings needed in the future for older people in order to allow them to live independently and safely in their own home for as long as possible, or to move to more suitable accommodation if they so wish. Supporting independent living can help to reduce the costs to health and social services and providing more options for older people to move could also free up houses that are under occupied.

21 Nation Planning Practice Guidance, Ministry of Housing, Communities and Local Government, September 2018,

55 The future need for specialist accommodation for older people broken down by tenure and type (e.g. sheltered, enhanced sheltered, extra care, registered care) may need to be assessed and can be obtained from a number of online tool kits provided by the sector. Evidence from Joint Strategic Needs Assessments prepared by Health and Wellbeing Boards also provide useful evidence for plan-making authorities. The assessment can also set out the level of need for residential institutions (Use Class C2). Many older people may not want or need specialist accommodation or care and may wish to stay or move to general housing that is already suitable, such as bungalows, or homes which can be adapted to meet a change in their needs. Local authorities will therefore need to identify the role that general housing may play as part of their assessment.”

Planning Practice Guidance, June 201922

A4.25 This guidance updates the guidance provided in September 2018 and seeks to assist Local Planning Authorities in preparing planning policies on housing for older and disabled people. It sets out the reasoning behind drawing particular attention to the needs of older and disabled people:

“The need to provide housing for older people is critical. People are living longer lives and the proportion of older people in the population is increasing. In mid-2016 there were 1.6 million people aged 85 and over; by mid-2041 this is projected to double to 3.2 million. Offering older people a better choice of accommodation to suit their changing needs can help them live independently for longer, feel more connected to their communities and help reduce costs to the social care and health systems. Therefore, an understanding of how the ageing population affects housing needs is something to be considered from the early stages of plan-making through to decision-taking.”

A4.26 The guidance recognises that this is a diverse population with a diversity of needs and aspirations which will change as they move through old age:

“The National Planning Policy Framework glossary provides definitions of older people and people with disabilities for planning purposes, which recognise the diverse range of needs that exist. The health and lifestyles of older people will differ greatly, as will their housing needs, which can range from accessible and adaptable general needs housing to specialist housing with high levels of care and support. For plan-making purposes, strategic policy-making authorities will need to determine the needs of people who will be approaching or reaching retirement over the plan period, as well as the existing population of older people.”

22 https://www.gov.uk/guidance/housing-for-older-and-disabled-people

56 A4.27 The Guidance suggests that population data is the starting point for estimating future needs for a range of accommodation and housing related services to meet the needs of older people. It makes reference to a range of methodologies (which includes the methodology adopted in the preparation of this report) but specifically references only the SHOP@ Tool. The SHOP@ tool, like others, requires judgement concerning the assumptions that guide its set-up. None of the methodologies are neutral as all are influenced by the policy and other assumptions used. The Guidance makes only passing reference to the need for Registered Care Homes when most Adult Social Care authorities will wish to depress the expansion of Registered Care Homes in favour of increasing capacity in housing-based models:

“The age profile of the population can be drawn from Census data. Projections of population and households by age group can also be used. The future need for specialist accommodation for older people broken down by tenure and type (e.g. sheltered housing, extra care) may need to be assessed and can be obtained from a number of online tool kits provided by the sector, for example SHOP@ (Strategic Housing for Older People Analysis Tool), which is a tool for forecasting the housing and care needs of older people. Evidence from Joint Strategic Needs Assessments prepared by Health and Wellbeing Boards can also be useful. The assessment of need can also set out the level of need for residential care homes.”

A4.28 The Guidance sets out a condensed range of categories of specialised provision for older people which, in some circumstances, could be unhelpful, blurring as it does the gradations that exist in the capacity of different models to offer a robust response to increasing levels of need. The authors acknowledge the limitations of what is provided:

“There is a significant amount of variability in the types of specialist housing for older people. The list above provides an indication of the different types of housing available but is not definitive. Any single development may contain a range of different types of specialist housing.”

A4.29 The Guidance makes it clear that Local Plans should respond to evidence of need by facilitating appropriate provision:

“Plans need to provide for specialist housing for older people where a need exists. Innovative and diverse housing models will need to be considered where appropriate.”

A4.30 The requirement for specialised accommodation is rightly set within a context of ensuring that general housing is also sensitive to the needs of an ageing population:

57 “Many older people may not want or need specialist accommodation or care and may wish to stay or move to general housing that is already suitable, such as bungalows, or homes which can be adapted to meet a change in their needs. Plan-makers will therefore need to identify the role that general housing may play as part of their assessment.”

This rubric should not however be seen as an encouragement to “talk-down” the need for specialised accommodation.

A4.31 Clearly the emphasis is upon ensuring that older people have choice within a range of options:

“Plan-makers will need to consider the size, location and quality of dwellings needed in the future for older people in order to allow them to live independently and safely in their own home for as long as possible, or to move to more suitable accommodation if they so wish”.

A4.32 The Guidance takes a neutral stance on the issue of allocating sites for specialised housing for older people but sets out some possible criteria for site selection. The thinking behind these seems to be limited as some larger developments will be viable and attractive options for older people without the proximity to some existing local facilities the Guidance suggests:

“It is up to the plan-making body to decide whether to allocate sites for specialist housing for older people. Allocating sites can provide greater certainty for developers and encourage the provision of sites in suitable locations. This may be appropriate where there is an identified unmet need for specialist housing. The location of housing is a key consideration for older people who may be considering whether to move (including moving to more suitable forms of accommodation). Factors to consider include the proximity of sites to good public transport, local amenities, health services and town centres.”

A4.33 The Guidance suggests that the matter of Use Class should be decided locally on the basis of the facilities and services set out in the particular application and does not seek to dictate whether affordable housing policies do, or should apply to developments of specialised accommodation for older people:

“It is for a local planning authority to consider into which use class a particular development may fall. When determining whether a development for specialist housing for older people falls within C2 (Residential Institutions) or C3 (Dwelling house) of the Use Classes Order, consideration could, for example, be given to the level of care and scale of communal facilities provided.”

58 A4.34 The Guidance does offer a strong steer toward the meeting of unmet need for specialised accommodation for older people:

“Where there is an identified unmet need for specialist housing, local authorities should take a positive approach to schemes that propose to address this need.”

Care Act, 201423

A4.35 The Care Act 2014 sought to set a new baseline in relation to the provision of social care for adults. It re-defines roles, responsibilities and boundaries, setting out arrangements for the new world of personal budgets.

A4.36 A priority within the Act was promoting inter-agency collaboration, both between Adult Social Care and Health and with other agencies, such as housing, in statutory, commercial and third sectors. It places a strong emphasis on services that contribute to well-being and delay or divert the requirement for more intensive forms of care.

Fixing our broken housing market. February 201724

A4.37 In relation to the assessing of housing requirements the White Paper asserts that the current system is complex and lacks transparency. The need for a more consistent approach and one that takes account of the needs of particular groups within each community with older people being particularly mentioned:

“The current approach to identifying housing requirements is particularly complex and lacks transparency. The National Planning Policy Framework (NPPF) sets out clear criteria but is silent on how this should be done. The lack of a standard methodology for doing this makes the process opaque for local people and may mean that the number of homes needed is not fully recognised. It has also led to lengthy debate during local plan examinations about the validity of the particular methodology used, causing unnecessary delay and wasting taxpayers’ money. The Government believes that a more standardised approach would provide a more transparent and more consistent basis for plan production, one which is more realistic about the current and future housing pressures in each place and is consistent with our modern Industrial Strategy. This would include the importance of taking account of the needs of different groups, for example older people”. (Para 1.2)

23 www.legislation.gov.uk/ukpga/2014/23/contents/enacted (Accessed 11/01/2017) Care Act 2014 24 https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/590464/Fixing_our _broken_housing_market_-_print_ready_version.pdf

59 A4.38 In a subsequent section further reference is made to the need to take account of the needs of an ageing society

“Whatever the methodology for assessing overall housing requirements, we know that more people are living for longer. We propose to strengthen national policy so that local planning authorities are expected to have clear policies for addressing the housing requirements of groups with particular needs, such as older and disabled people.” (Para 1.16)

A4.39 The White Paper embraces the proposition that an appropriate range of options in accommodation for older people not only supports a better quality of life for older people it also offers benefits to the health and social care systems:

“Offering older people a better choice of accommodation can help them to live independently for longer and help reduce costs to the social care and health systems. We have already put in place a framework linking planning policy and building regulations to improve delivery of accessible housing. To ensure that there is more consistent delivery of accessible housing, the Government is introducing a new statutory duty through the Neighbourhood Planning Bill on the Secretary of State to produce guidance for local planning authorities on how their local development documents should meet the housing needs of older and disabled people. Guidance produced under this duty will place clearer expectations about planning to meet the needs of older people, including supporting the development of such homes near local services. It will also set a clear expectation that all planning authorities should set policies using the Optional Building Regulations to bring forward an adequate supply of accessible housing to meet local need. In addition, we will explore ways to stimulate the market to deliver new homes for older people”. (Para 4.42)

A4.40 In the following paragraph the benefit of encouraging older people to move and release under-occupied property back into the market is also recognised as a worthwhile goal:

“Helping older people to move at the right time and in the right way could also help their quality of life at the same time as freeing up more homes for other buyers. However there are many barriers to people moving out of family homes that they may have lived in for decades. There are costs, such as fees, and the moving process can be difficult. And they may have a strong emotional attachment to their home which means that where they are moving to needs to be very attractive to them and suitable for their needs over a twenty to thirty year period. There is also often a desire to be close to friends and family, so the issues are not straightforward”. (Para 4.43)

A4.41 In addition to setting out plans to consult with a wide range of stakeholders to bring forward new ideas in relation to the housing and support of older people

60 the White Paper contains a commitment that the Government will go on funding the various forms of specialised housing for older people:

“These (stakeholder consultations) will sit alongside the Government commitments to fund and develop supported housing, including sheltered, step down and extra care housing, ensuring that the new supported housing funding model continues to provide the means for older people to live independently for longer while relieving pressure on the adult social care system”. (Para 4.44)

61 Appendix Five: The authors of this report:

Nigel J W Appleton MA (Cantab)

Nigel Appleton is Executive Chairman of Contact Consulting (Oxford) Ltd, a consultancy and research practice specialising in issues of health, housing and social care as they affect older people and people with particular needs. Nigel’s particular area of interest and expertise is in relation to the accommodation and care needs of older people.

Nigel Appleton has a nationally established reputation in the field of estimating the requirement for particular styles of accommodation for older people, having been the author of publications supported by the Department of Communities and Local Government and the Department of Health that provide guidance in this area.25

In recent years he has developed a substantial practice in the demonstration of need for older people’s accommodation and the documentation of that need to form part of a planning case. His work has also been tested at Appeal where he has contributed to the applicant’s case as an Expert Witness.

He contributed the section “Preparing the Evidence Base” to “Housing in later life – planning ahead for specialist housing for older people” (National Housing federation and the Housing LIN, December 2012). This updated the comparable sections of his: “More Choice: Greater Voice – a toolkit for producing a strategy for accommodation with care for older people” (February 2008 for Communities and Local Government and the Care Services Improvement Partnership). He is also the author of “Connecting Housing to the Health and Social Care Agenda – a person centred approach” (September 2007 for CSIP).

Nigel also wrote “Planning for the Needs of the Majority – the needs and aspirations of older people in general housing” and “Ready Steady, but not quite go – older homeowners and equity release”, both for the Joseph Rowntree Foundation.

For the Change Agent Team at the Department of Health he wrote “An introduction to Extracare housing for commissioners” and “Achieving Success in Developing Extra Care housing” together with a number of briefing papers and studies in the area of sheltered housing and its variants.

Other publications include three Board Assurance Prompts on the deployment of Assistive Technology/ telecare in both specialised and general housing for older

25 “More Choice, Greater Voice, a toolkit for producing a strategy for accommodation with care for older people”, Nigel Appleton, CLG & CSIP, 2008 & “Housing in later life – planning ahead for specialist housing for older people”, December 2012, National Housing Federation and the Housing Learning and Improvement Network.

62 people; “Housing and housing support in mental health and learning disabilities – its role in QIPP”, National Mental Health Development Unit, with Steve Appleton (2011) and “The impact of Choice Based Lettings on the access of vulnerable adults to social housing” (2009) for the Housing LIN at the Department of Health.

Nigel led the team that prepared the material for the Good Practice Guidance for local authorities on delivering adaptations to housing for people with disabilities issued by the Office of the Deputy Prime Minister, Department of Health & Department for Education and Skills.

His expertise covers the full spectrum of issues in the field of housing and social care for older people. He has supported more than thirty local authorities in preparing their strategies for accommodation and care in response to the needs of an ageing population. With his team he has conducted a number of detailed reviews of existing sheltered housing schemes for both local authority and not for profit providers.

Nigel also brings expertise in relation to the various models of accommodation for older people and the operational issues that may arise in relation to staffing numbers and profile, operational viability and related matters.26

He has worked with housing and adult social care officers and members in a wider range of local authorities, and with various commissioning and provider bodies within the NHS. Nigel works to support development, operation and evaluation of specialised accommodation for providers in statutory, commercial and third sectors.

Nigel served as Expert Advisor to the Social Justice and Regeneration Committee of the Welsh Assembly in its review of housing and care policies in relation to older people in Wales.

Prior to establishing his consultancy in 1995 Nigel was Director of Anchor Housing Trust. Until December 2017 he served as a Governor and Chair of the Management Committee of Westminster College, Cambridge. Nigel formerly served as Vice Chair of the Centre for Policy on Ageing and as a trustee of Help & Care, Bournemouth, and has been an honorary research fellow at the Centre for Urban and Regional Studies, Birmingham University. In the more distant past he was a member of the Governing Body of Age Concern England and a Board Member of Fold Housing Group, Northern Ireland.

26 For example, for the Joseph Rowntree Foundation: “Planning for the Needs of the Majority – the needs and aspirations of older people in general housing”, and for the Change Agent Team at the Department of Health: “An introduction to Extracare housing for commissioners” and “Achieving Success in Developing Extra Care housing”

63 David Appleton

David Appleton is the Consultancy Support and Development Manager for Contact Consulting (Oxford) Limited. David joined the staff of Contact Consulting in 2014 after a two-year period in which he had undertaken specific assignments on a sub-contracted basis.

After securing his HND in Health, Welfare and Social Policy from Anglia Ruskin University David worked in residential care settings, initially with Cambridgeshire County Council, and subsequently with Northamptonshire County Council. During his time in Northamptonshire David was responsible for the oversight and delivery of their Physical Intervention training, and investigation. At the time of leaving Northamptonshire CC, in December 2011, David’s role was that of Assistant Manager in one of the Authority’s residential units.

Since joining Contact Consulting David has undertaken a variety projects and his current responsibilities within the company include research, policy and data analysis, policy and report writing. He is also involved in delivering training, in service evaluation, and supporting investigations in a number of statutory and non-statutory settings.

In addition to his HND in Health, Welfare and Social Policy David continued his professional development, undertaking NVQ3 in Children and Young People, NVQ4 in Leadership and Management, and accreditation as an instructor in Physical Intervention. Since joining Contact Consulting he has secured accreditation in Prince2 project management, and provides that input to company assignments as required.

64 Appendix 3

Appeal Decision Site visit made on 2 September 2019

by B Bowker Mplan MRTPI

an Inspector appointed by the Secretary of State Decision date: 15 October 2019

Appeal Ref: APP/K3605/W/19/3226776 3 New Road, Esher KT10 9PG • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mr Marc Gabriel on behalf of GMG Investments Ltd against the decision of Elmbridge Borough Council. • The application Ref 2018/2350, dated 30 July 2018, was refused by notice dated 21 February 2019. • The development proposed is demolition of existing two storey house and construction of new three storey building containing 5no. apartments (comprising 4no. 2 bed apartments and 1no. 3 bed apartments) with associated parking, bin and cycle storage.

Decision

1. The appeal is allowed and planning permission is granted for the demolition of existing two storey house and construction of new three storey building containing 5no. apartments (comprising 4no. 2 bed apartments and 1no. 3 bed apartments) with associated parking, bin and cycle storage, at 3 New Road, Esher KT10 9PG, in accordance with the terms of the application Ref 2018/2350, dated 30 July 2018, subject to the conditions in the attached schedule.

Preliminary Matter

2. I have also dealt with another appeal1 on this site. That appeal is subject to a separate decision.

Main Issues

3. The main issues are:

• Whether the proposal would provide a safe and convenient pedestrian access; and,

• Whether sufficient information has been submitted to demonstrate if the proposal should make provision for affordable housing.

Reasons

Access

4. As the ownership of the grass verge is unknown, the Council consider it would be unreasonable to impose a Grampian condition as suggested by the

1 APP/K3605/W/19/3226782. https://www.gov.uk/planning-inspectorate Appeal Decisions APP/K3605/W/19/3226776

appellants to ensure that the access alterations granted permission in March 20192 are undertaken. Consequently the Council have concerns regarding pedestrian access and safety. The Planning Practice Guidance3 sets out that Grampian conditions should not be used where there is no prospect at all of the action in question being performed within the time-limit imposed by the permission.

5. The slightly sloped verge would pose some difficulties for future occupants and users entering and exiting the site; particularly for wheelchair and pram users during peak traffic times, with two junctions nearby. Parked vehicles would also reduce visibility between vehicles and pedestrians entering and leaving the site and other drivers. I also observed that footways are incomplete and unsurfaced along New Road and to Portsmouth Road. However, I note the location of the existing access, the absence of any compelling evidence of pedestrian safety issues in the area, and the location of the highway in a residential area. In addition, Portsmouth Road is only a short walk from the appeal site. Furthermore, owing to speed bumps and on street parking, vehicles move at relatively low speeds at this section of New Road. This aside, use of the verge would be necessary to implement the proposed vehicular access to the site.

6. No convincing evidence is before me to indicate that the verge forms part of the private road. However, despite the notification and searches undertaken by the appellants in respect of the Certificate D declared in the accompanying appeal, the ownership of the verge has not been ascertained. In addition, whilst the Council state that the landowners are unknown, they suggest a planning condition in the accompanying appeal to ensure that similar vehicular and pedestrian arrangements are delivered. I see no compelling reasons why the Council would adopt a different approach in this case, particularly as planning permission has been granted for the access alterations at the verge. The evidence before me does not indicate that there is no prospect at all of the access arrangements being delivered within the time limit imposed by the permission. Furthermore, ownership issues are a private matter between the relevant parties and not within my jurisdiction. In this light, the appellants’ suggested condition would ensure that the development is served by a safe and convenient pedestrian access.

7. Limited evidence has been provided in respect of traffic congestion and wider highway safety concerns raised by local residents. However the Highway Authority raise no concerns these respects, nor regarding the location of the proposed accesses and the parking proposed. Based on all I have seen and read, I have no reason to disagree with the Highway Authority.

8. Therefore the proposal would provide a safe and convenient access and consequently would meet the requirements of Development Management Plan Policy DM7 which of relevance seeks to ensure that access to and from the highway is safe and convenient.

2 Council Ref 2018/2355, decision date 6 March 2019, relating to the relocation of the existing vehicular access and a new pedestrian and bin access at the verge. 3 Paragraph 009 Reference ID: 21a-009-20140306. https://www.gov.uk/planning-inspectorate 2 Appeal Decisions APP/K3605/W/19/3226776

Affordable housing

9. Of relevance, Core Strategy (CS) Policy CS21 sets out that the Council will aim to deliver at least 1150 affordable homes between 2011-2026 and where viable requires the affordable housing provision of 20% of the gross number of dwellings on sites of 5 dwellings. Section 4 of the Council’s adopted Developer Contributions Supplementary Planning Document (SPD) sets out a requirement for the applicant to pay for an independent review of submitted viability information. Reference to this requirement is also set out in the supporting text beneath Policy CS21, and it forms part of the Council’s local validation checklist.

10. The submitted Affordable Housing Viability Report (AHVR) concludes that the development has negative viability without an affordable housing contribution. Whilst the AHVR has not been subject to an independent review, despite having the opportunity to do so, the Council has not disputed the findings of it nor are there any compelling reasons to conclude that it is not an independent report as set out by the appellants. Nonetheless there would be some, albeit, limited conflict with the wider approach envisaged by Policy CS21 and the SPD owing to the viability report not being reviewed.

11. Turning to the weight to afford to this conflict, the Council are unable to demonstrate a five-year supply of housing4 and the appellants also identify that the Council’s 2018 Housing Delivery Test result was 62%. I also note that none of the restrictions cited in footnote 6 are of direct relevance to the appeal. Footnote 7 of the Framework sets out that ‘out-of-date’ includes housing applications in situations where the local planning authority cannot demonstrate a five-year supply of deliverable housing or where the Housing Delivery Test indicates housing delivery was substantially below the relevant requirement. As such circumstances apply to this appeal, permission should be granted for the proposal unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole.

12. Whilst the CS and SPD date from 2011 and 2012 respectively, paragraph 213 of the Framework states that due weight should be given to existing policies according to their degree of consistency with the Framework. The Written Ministerial Statement5 (WMS) sets out that due to the disproportionate burden of developer contributions on small scale developers, affordable housing and tariff style contributions will not be sought for sites of 10 units or less. The exemption for smaller sites is now reflected at paragraph 63 of the Framework, which sets out that affordable housing should not be sought for residential developments that are not major developments. The proposal is not a major development as defined by the Framework.

13. In the light of paragraphs 61-62 of the Framework, I note that the Council’s evidence indicates that the Borough has the England’s highest property prices for first time buyers outside of London, high rental rates, a significant need for affordable housing, and that small sites play an important role meeting housing supply and often contribute towards affordable housing provision with funded

4 Based on the appellants figures (undisputed) the Council are only able to demonstrate a supply of 2.75 years of housing land. 5 Dated 28 November 2014. https://www.gov.uk/planning-inspectorate 3 Appeal Decisions APP/K3605/W/19/3226776

projects cited. The appeal decisions provided by the Council show that other Inspectors have agreed with this position.

14. However, in this case a different combination of circumstances prevails. Firstly, the exemption for affordable housing on smaller sites is now included within the 2019 Framework. Secondly, despite the evidence indicating that Policy CS21 is not undermining housing delivery, the uncontested AHVR indicates that it would, thus in this case the requirement for affordable housing provision would be a disproportionate burden. Furthermore the Council are unable to demonstrate a five-year supply of housing and housing delivery has been substantially below the housing requirement. In such circumstances I find limited consistency between the wider approach envisaged by Policy CS21 requiring an independent review of a viability appraisal and the Framework.

15. Section 38 (6) of the Town and Country Planning Act sets out that applications must be determined in accordance with the development plan unless material considerations indicate otherwise. However, in light of the AHVR and the net contribution of four market dwellings (a notable benefit in the context of the housing land supply and delivery situation in the plan area), the proposal would accord with the Framework when taken as a whole. Moreover there are no adverse impacts before me that would significantly and demonstrably outweigh the benefits associated with the proposal with reference to paragraph 11 of the Framework. This factor represents a material consideration that justifies determining the proposal other than in accordance with the development plan.

16. Therefore sufficient information has been submitted to demonstrate that the proposal should not make provision for affordable housing.

Other Matters

17. A number of concerns have been raised in relation to the effect of the proposal on local character and appearance, the resultant living conditions of neighbours and future occupants, flooding and wildlife. However based on all I have seen and read and subject to appropriate worded planning conditions, I have no reason to disagree with the Council’s acceptance in respect of these matters. Consequently dismissing the appeal on these grounds would not be justified.

Conditions

18. Where necessary the suggested conditions have been amended to comply with paragraph 55 of the Framework and advice given in the Planning Practice Guidance.

19. I have imposed a condition specifying the relevant drawings as this provides certainty. It is necessary for the external construction materials of the development and areas of hardstanding to be agreed to ensure that the development has a satisfactory appearance. A condition to retain existing trees and hedgerows at the site is necessary in the interests of neighbouring living conditions and local character and appearance. Conditions to ensure that the proposal adheres to the measures set out in the Arboricultural Report and implements tree protections measures before commencement of development are necessary in the interests of neighbouring living conditions and local character and appearance.

20. A pre-commencement condition requiring the submission of a Construction Method Statement is necessary in the interests of highway safety and

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neighbouring living conditions and would address local concerns regarding construction traffic. A condition relating to vehicular parking and turning areas is necessary in the interests of highway safety. Conditions relating to the access already permitted by the Council, the existing accesses, and car and cycling parking provision are necessary in the interest of highway safety and sustainable transport.

21. Conditions requiring the proposal to be developed in accordance with the measures and enhancements identified within the submitted ecological appraisal and bat roost assessment are necessary in the interests of biodiversity. Conditions related to obscure glazing and balcony screens are necessary in the interests of neighbouring privacy.

Conclusion

22. For the reasons set out above, I conclude that the appeal should be allowed subject to the attached schedule of conditions. B Bowker

INSPECTOR

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Schedule of Conditions

1) The development hereby permitted shall begin not later than three years from the date of this decision.

2) The development hereby permitted shall be carried out in accordance with the following approved plans: 1931 -2 01 Rev A, 1931 -2 04 Rev A, 1931 -2 05, 1931 -2 06, 1931 -2 07 Rev A, 1931 -2 08 Rev A, 1931 -2 09, 1931 -2 10 Rev A, 1931-2 12, 1931-2 13.

3) Prior to the commencement of any above ground level works samples of all external facing and roof materials shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out using the approved external materials.

4) Prior to first occupation details shall be submitted to and approved in writing by the Local Planning Authority of the surface materials for all hardstanding surfaces (including car parking areas and driveways) alongside details of any proposed gate(s). All approved materials shall be used in the construction of the development hereby permitted.

5) No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by the local planning authority. The Statement shall provide for: - the parking of vehicles of site operatives and visitors; - loading and unloading of plant and materials; - storage of plant and materials; - wheel washing facilities; - on-site turning for construction vehicles; - delivery, demolition and construction working hours.

The approved Construction Method Statement shall be adhered to throughout the construction period for the development.

6) The development shall be carried out in accordance with the Dryad Tree Specialists Arboricultural Report ref: D2468.

7) No development including groundworks and demolition and no equipment, machinery or materials shall be brought onto the site for the purposes of the development until all tree protection measures have been installed in the positions identified in the Tree Protection Plan (Drawing No: D2468.A1.TPP.REV2.SCHEME2).

8) All existing and trees, hedges or hedgerows shall be retained, unless shown on the approved drawings as being removed and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the first occupation of the development a) no retained tree, hedge or hedgerow shall be cut down, uprooted or destroyed, nor shall any retained tree be pruned other than in accordance with the approved plans and particulars. Any pruning shall be carried out in accordance with British Standard 3998: 2010 (tree work) and in accordance with the Arboricultural Report ref: D2468 undertaken by Dryad Tree Specialists. b) if any retained tree, hedge or hedgerow is removed, uprooted or destroyed or dies, another tree, hedge or hedgerow of similar size and species shall be

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planted at the same place, in the next available planting season or sooner.

9) The development hereby approved in accordance with the details in the Method Statement, based on the mitigation, compensation and enhancement actions in Section 7 of the Phase 2 Bat Emergence/re-entry Surveys and Mitigation Plan Report prepared by Darwin Ecology dated July 2018. Should works not commence within two years of the mitigation measures hereby approved, new surveys shall be required.

10) The development shall be carried out in accordance with the enhancements set out in Table 7 of the Preliminary Ecological Appraisal and Preliminary Bat Roost Assessment Survey by Arbtech dated 13.12.17.

11) Works involving the removal of dense shrubbery/vegetation ground clearance shall commence outside the main bird nesting season (March to August inclusive), to avoid adverse effect to nesting wild birds.

12) The windows at the first floor on the north (side) elevation serving en-suites and bathrooms of the development hereby permitted shall be glazed with obscure glass that accords with level three obscurity as shown on the Pilkington textured glass privacy levels (or similar) and only openable above a height of 1.7m above the internal floor level of the room to which it serves. The windows shall be permanently maintained in that condition thereafter.

13) Prior to the first use of the balconies hereby approved, the privacy screens shall be erected and maintained permanently in accordance with the approved plans.

14) The dwellings shall not be occupied until planning permission reference 2018/2355 dated 6 March 2019 has been fully implemented.

15) Prior to first occupation, any existing accesses from the site to New Road shall be permanently closed and any kerbs, verge or footway fully reinstated.

16) Prior to first occupation, space shall be laid out within the site in accordance with the approved plans for vehicles and cycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking and turning areas shall be retained and maintained for their designated purposes.

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