1. Why is it necessary to develop these NHS properties for housing?
Around 60 per cent of the Trust’s estate was built over 30 years ago and both the Mapother and Michael Rutter buildings are nearly 90 years old. Therefore, we need to provide and invest in new, high quality mental health facilities.
The child and adolescent mental health services (CAMHS) which currently mainly occupy Mapother House and the Michael Rutter Centre are due to relocate into the proposed new Pears Maudsley Centre for Children and Young People and elsewhere on the Trust’s sites, leaving the existing buildings surplus to future requirements.
Therefore, the Trust needs to use the proceeds from its surplus estate at the Maudsley Hospital to invest back into its current and future hospital and community facilities. Only by releasing value from some of the land we own, and investing this funding back into our Trust facilities, can the process of modernising our inpatient facilities, begin.
As a public sector organisation, we are also working closely with Southwark Council to ensure that the development of this site meets the needs of the Council particularly in terms of helping them deliver much needed homes, and affordable homes, for the Borough.
2. Surely the NHS needs the space for more mental health inpatient beds?
Our clinical vision is to deliver more care closer to home, increase people’s connections with their communities and use inpatient care for those who really need it. We want our services users and the communities we serve to receive world class mental health services. We want them to get the right care, in the right place, at the right time.
With this in mind the child and adolescent mental health services (CAMHS) which currently mainly occupy Mapother House and the Michael Rutter Centre will relocate into the proposed new Pears Maudsley Centre for Children and Young People and elsewhere on the Trust’s sites. Therefore, it is possible that the existing buildings can be redeveloped with the proceeds put towards other mental health facilities and services.
3. Does this mean you are removing services?
No services or beds will not be lost as a result of these proposals. This is about improving the buildings that our services are housed in to ensure they are fit-for-purpose and facilities the provision of high-quality mental health care.
The child and adolescent mental health services (CAMHS) which currently mainly occupy Mapother House, the Michael Rutter Centre and the Professorial Building are due to relocate into a proposed new Pears Maudsley Centre for Children and Young People and elsewhere on the Trust’s sites, leaving the existing buildings surplus to future requirements.
4. Some of the Maudsley Hospital is very old, should the buildings be protected?
In contrast to some other NHS Trusts in the country, most of the Maudsley’s hospital buildings on De Crespigny Park are old and in poor condition. The buildings date back to the 1930s and have been subject to considerable change over the last 80 years to try and meet the needs of a modernising healthcare system.
None of the properties that are proposed for re-development are listed by the London Borough of Southwark, who consider these properties to have reached the end of their economically viable life. However, we are aware that the existing buildings are considered to have a positive impact on the conservation area and so the architects are committed to ensuring the new designs are of the highest quality and will also incorporate some aspects of the existing buildings to reference their history.
5. What are Mapother House, the Michael Rutter Centre and the Professorial Building currently being used for and where will they move to?
The Michael Rutter Centre houses child and adolescent mental health services (CAMHS) which will be accommodated in the proposed new Pears Maudsley Centre for Children and Young People.
The Professorial Building is occupied by King’s College London staff who support CAMHS services, these staff will also relocate with CAMHS to the proposed new Pears Maudsley Centre for Children and Young People.
There are a number of services provided in Mapother House which are detailed below:
6. What is going to happen to the nurseries currently on site? Will it be re-provided?
We intend to replace the existing Cedar House nursery, for 0-4 year olds, which is currently provided for our staff, and incorporate it in our plans for the site.
The new nursery will be a purpose-built facility with a safe and secure outdoor play area. We will keep a nursery service running for our staff at, or as close as possible to, the Maudsley Hospital site, during construction.
The Belgrave Nursery is a King’s College Hospital service and so the relocation will be managed separately by King’s College Hospital.
7. What benefit are these proposals going have for the local Camberwell community?
We are also providing over 180 much-needed houses including 50% affordable housing across the site, which will include 70% of the affordable homes being made available for social rent and 30% made available below market levels. More information about these afforsable homes is detailed in question 11.
As part of these proposals, and for the Maudsley Hospital site as a whole, we want to see the hospital become a much more green, inclusive and accessible site. In total there will be 3,000sq m of landscaped amenity space with integral play space.
These proposals tie in with the surrounding site and our vision to introduce a ‘green walkway’ which will run from Denmark Hill to Grove Lane.
A key public North-South pedestrian route will also be provided on the east of the site to better connect De Crespigny Park to the wider Maudsley campus and Denmark Hill Station.
The proposed buildings on De Crespigny Park create a more unified residential street frontage, set back from the street and in keeping with the characteristics of the conservation area.
We will also be providing over 500 secure weatherproof cycle bays.
8. What are the benefits to patients in Southwark?
The child and adolescent mental health services (CAMHS) which mainly occupy Mapother House and the Michael Rutter Centre are due to relocate into a proposed new Pears Maudsley Centre for Children and Young People and elsewhere on the Trust’s estate.
This change is part of our clinical vision to provide care closer to home and ensure that inpatient care is for those who really need it. Where people do require inpatient care, we want to be able to provide it in high quality facilities which aid recovery.
We want to improve access to local Southwark services through community services and outreach programmes to ensure that we capitalise on the growing awareness of wellbeing and create a real step change in mental health care. (E.g. building on and expanding the successful DISCOVER schools programme.)
We are also aiming to use digital technology better to understand and track how our services and programmes help to improve people’s lives on a bigger scale, meaning that we can understand what works and what doesn’t work.
9. When do you intend on submitting a planning application?
We intend to submit a planning application to London Borough of Southwark in early September. The application will then be subject to further statutory consultation with residents and a decision will then be taken on the application by the Planning Committee.
10. Is the plan for SLaM to gain planning permission and sell the site to a developer or will they engage a developer and retain ownership of the site?
The Trust is looking at options for retaining some ownership of a proportion of the development for the long term, this is balanced against the need to realise capital receipts from the development to support the new Clinical facilities at Maudsley Hospital.
11. What is the affordable housing provision?
This site will deliver 50% affordable housing. All of the proposals for the site are in line with the Council’s affordable housing policies.
We are working very closely with the Council to ensure that this site delivers a suitable amount of housing, including affordable housing, which will help the Council meet their housing targets.
The 50% affordable housing provision will be split in the following way:
12. How many family units will there be?
In total there will be over 120 two and three bedroom homes in the development.
The affordable housing will include a mix of one, two and three bedrooms homes including over 60 two-bed and three-bed family homes.
It is important to note that the proposals are fully compliant with Southwark Council’s housing policies, including in terms of the number of family units being provided.
13. How much will the private housing units be sold for?
At this stage we are not able to say how much the private housing will be sold for. However, when the development moves to the construction phase the pricing will be reflective of the comparable properties in the local area to help secure the capital receipts needed to fund the new clinical facilities being built at Maudsley Hospital.
14. Will new residents of the proposed development be able to apply for a street parking permit from Southwark?
The development will be car-free, given its high level of accessibility via public transport, which means that there will be no car parking spaces included as part of the proposals. Therefore, only registered disabled residents will be able to apply for an on-street permit.
This is in line with the transport policies set out by both Southwark Council and the GLA which specify that new developments that are well-connected by public transport should be car-free. The idea is to reduce traffic congestion, reduce air pollution and better manage the limited amount of space available for on-street parking.
By living in a car-free property, residents will need to agree to certain terms. They would be unable to apply for an on-street parking permits and this would be built into the planning permission if approved by Southwark Council.To support and promote no car ownership, new residents will be offered membership to the local car club for those journeys that need to be made by car.
15. Will you be prevented from owning a car if you live on the development?
It is not possible to prevent those residents living in the development from owning a car, however, car ownership is impractical because residents would have nowhere to park a car.
This is because there will be no car parking spaces (except for disabled spaces) as part of the development and residents of this development will not be eligible for a parking permit for the surrounding streets. The area is a Controlled Parking Zone (CPZ) meaning that for the bulk of the day you can’t park on the street without a permit, which they would not be allowed to get.
It is important to remember that there would be access to car clubs for residents and the area has excellent links to public transport.
16. What transport assessments have been done to assess the impact on local roads and public transport?
A thorough transport assessment has been conducted as part of the planning application which will be included when the application is submitted. Once submitted it will be possible to view the transport assessment via the Council’s planning portal. The assessment is based on the traffic movements for the area.
17. Can we have access to the data on transportation?
The transport assessment undertaken as part of the proposed development will be submitted as part of the planning application to Southwark Council.
18. How many cycle spaces will be provided as part of these proposals?
Our proposals will be in line with the New Southwark Plan which indicates that there should be one cycle space per dwelling, plus one per bedroom and an additional one visitor space per 10 dwellings. This will be confirmed as part of our planning application once it has been submitted. This essentially works out approximately 530 spaces across the site.
19. Will the new public spaces be open to all residents in the area?
Whilst initially there was a proposals to try and provide some public access through the scheme, the strong advice we received from Southwark was that this would impact too significantly on the security of the space for the residents living here if it was fully accessible to all.
The proposed communal landscaped areas will therefore be for use by the residents and their visitors and be interwoven with play and amenity spaces to be enjoyed by all ages. Our landscape architects have designed the external spaces to promote and foster positive mental health and well-being through the features and planting.
The existing environment on De Crespigyny Park will also be improved with new street tree planting, boundary treatment and ground level planting. The existing mature trees, which are part of the positive character of the Conservation Area, will be retained in the development.
In addition there will be a public route which opens up the site on the eastern boundary and allows a safe, accessible and convenient link to and from De Crespigny Park to Denmark Hill station.
20. What measures will you be putting in place to maintain the new public spaces, especially regular tree care where trees on the site impinge/affect neighbouring properties?
Maintenance of the new landscape spaces will be managed through a site-wide management and maintenance plan and regime. This will include long term care of the existing trees which we are looking to retain on the street and in the woodland at the south of the site.
21. What is the expected environmental impact of the development and how will this be mitigated?
The Trust has worked closely with its advisers to ensure that reducing embodied and operation carbon emission is front and centre of the design strategy these development proposals. Numerous measures will be taken to ensure the impact from the development on the environment is minimised.Passive and energy efficient measures shall be considered in line with the GLA energy planning guidance and Leti Climate Change Design Guide, these include:
22. When will construction begin?
The anticipated construction start is Spring 2024 (subject to planning permission).
23. This is a busy hospital site, how are you going to manage construction so it is not too much of a disruption?
As part of our planning application a Construction and Environmental Management Plan will be submitted to Southwark Council. This will outline the numerous measures which we will undertake during construction in order to mitigate disruption to neighbours and the surrounding area. Strict environmental controls relating to construction generated dust and noise will be in place and a secure site boundary will be maintained at all times.
The site will be registered with the Considerate Constructors Scheme meaning that there are particular rules and regulations that will need to be adhered to during construction, including recognised construction working hours. These will be strictly controlled and any work outside of these hours will be agreed in advance.
There will also be an identified point of contact during the construction process for residents to contact in the event that they do have any concerns or problems.
Construction traffic will be managed in accordance with a Construction Traffic Management Plan which will be submitted as part of the planning application to Southwark Council.
24. How have you been promoting the public planning consultation?
We have used a number of measures to ensure that all local residents and groups have an opportunity to provide their feedback on the proposals. This has included:
We will be capturing all the feedback we receive and discussing this with our design team, and where possible taking this on board as we develop the plans.
All feedback will be recorded in a Statement of Community Involvement, which will be submitted as part of the planning application. This feedback will inform our proposals as we prepare our planning application.
26. How have you been engaging with the London Borough of Southwark?
The scheme has gone through a robust pre-application process with comments taken on board from Southwark Council and the GLA.
We’ve written to and offered meetings with a number of key local spokespeople, including the ward councillors for St Giles ward where the site is located and the neighbouring wards.
We have also written to other local stakeholder groups and we are very happy to hold further meetings with any local groups or individuals who would find this useful.