Executive Summary A feasibility study on the development of an intentional community

Transcription

1 Executive Summary A feasibility study on the development of an intentional community Prepared by HOME (Home Occupiers Mutual Enterprise Inc.)

2 EXECUTIVE SUMMARY INTRODUCTION Currently, people with an intellectual disability living in New South Wales have to be in crisis to qualify for funded housing. Alternatively, it must be provided by their families. There are limited options for them to make an appropriate transition from their family home to supported living and not enough places, in any event. This situation will only get worse as people with an intellectual disability get older and their ageing parents are no longer able to care for them at home. In 2007, the NSW Government called for Expressions of Interest (EOI) from organizations to develop innovative and flexible accommodation and support models for people with an intellectual disability, within the context of an Intentional Community service model. It was a welcome initiative to address a growing problem. Intentional Communities have been operating in some countries for many years, but relatively few have been established in Australia. Residents of Intentional Communities represent a cross-section of the general population, with a mandated number of dwellings occupied by people with a disability. In March 2009, the Home Occupiers Mutual Enterprise Inc (known as HOME), together with its partner UnitingCare NSW.ACT commenced a Feasibility Study to assess the viability of HOME s concept for an Intentional Community known as HOMECommunity. Partial funding for the study was provided by the Department of Human Services Ageing Disability and Home Care (ADHC). The Feasibility Study has now been completed. It has demonstrated that HOMECommunity is a viable option for the long-term care of people with a disability who need formal support to live in the community. The HOME model provides a style of accommodation and support that is not currently possible within existing ADHC models. It is based on social inclusion, rather than segregation and congregation, and offers a person with an intellectual disability the opportunity to participate in the community in a more authentic way. THE FEASIBILITY STUDY A Uniting Church Property Trust facility at 168 Norton Street, Leichhardt was used as a theoretical site for the purpose of the Feasibility Study, the site s location and size being 9 P a g e

3 compatible with the HOMECommunity concept. The UCAgeing site has most recently been operating as an aged men s hostel and consists of 100 accommodation units built in the 1960 s. An evaluation of the property s potential for conversion or redevelopment as the site of the HOMECommunity was undertaken as part of the Feasibility Study. The vision for HOMECommunity is for a well-designed facility of one, two and three bedroom apartments; an allocation of up to 15% of apartments for people with an intellectual disability and/or physical disabilities who have significant support needs; flexible use common areas; and provision of formal support for residents with a disability who meet the criteria set down in the Disability Services Act. The Feasibility Study focused on seven key components: 1) Strategic Concept and Vision Many housing models were researched and aspects of these, such as building design and corporate structure, have further informed the HOME vision for an Intentional Community and how it can be translated into reality. 2) Marketing and Communications Both qualitative and quantitative research was conducted to ascertain community response to the HOME model. A Marketing Plan to sell the concept of a HOMECommunity to potential residents, key stakeholders and investors was developed. 3) Governance and Legal Issues The optimal governance and legal structure for the HomeCommunity concept was explored. Legal issues were clarified. 4) Planning and Design Local Government requirements were determined in order to obtain development consent for a HomeCommunity to be established at the UCAgeing site in Norton Street, Leichhardt. Plans were drawn and a pre-development Application was lodged with Leichhardt Municipal Council. 5) Financial Sustainability The financial parameters to enable the HOMECommunity concept to be implemented were determined, including models for both capital and operating costs. 6) Operations A service and business model to underpin the HOMECommunity concept has been outlined in the form of an Operations Manual. 7) Risk Management and Compliance A risk management framework for implementing HOMECommunity has been prepared, taking into account key strategic, operational, financial, reporting and compliance risks and opportunities. 10 P a g e

4 FINANCIAL BREAKDOWN OF PILOT PROJECT based on 168 NORTON STREET, LEICHHARDT Table 1 Set-up costs Amount Comment Development Costs and Project Management Building Costs Capital Funding for Set-up of formal Support not yet determined $11.7 million $41,200 Ongoing Annual costs for Formal Support Direct Service Costs $292,880 Indirect Service Costs $80,897 Until the financial model is finalised, these cost cannot be estimated CONCLUSIONS The Feasibility Study has demonstrated that the HOME model provides a sound basis for implementing the first Intentional Community project for people with a disability in NSW, ideally to be located in Sydney s Inner West. Market research conducted during the course of the study indicates that it would be a welcome and well-supported initiative. With its focus on social inclusion and emphasis on creating a good life, this preventative model provides an alternative to the crisis-driven disability accommodation and support models currently in operation. The HOME model offers another choice for people living with a disability viz more independence, support tailored to their needs and an opportunity to age in place. Once evaluated, the HOME model has the potential to be replicated successfully in a variety of community settings both in metropolitan and regional locations throughout NSW adapted to take account of local community characteristics. In the future, the model might also provide an effective framework for delivering services and support to other vulnerable groups in the community. The economic viability of the HOME model is linked to the establishment of partnerships with private, government, non-government, not-for-profit and philanthropic organizations and individuals. Different mixes of investment, ownership and lease structures have been considered in the financial modeling and vary depending on the partnerships established. The financial modeling addresses this mix, and the implications of each of these scenarios. A crucial aspect of the HOME business model is the building of social capital by fostering and harnessing the informal support of residents of HOMECommunity and the wider community. This is why it is essential to have a mix of residents with energy for, and commitment to, the success of the HOME model. 11 P a g e

5 RECOMMENDATIONS R.1 That HOME Inc. continues to pursue establishment of a pilot for the HOME Intentional Community HOMECommunity - in the inner west of Sydney using the principles outlined in the Construction and Development manual and the HOMECommunity Operations Manual. R.2 That the HOME Board be responsible for implementation of the HOME model and governance of the HOMECommunity. R.3 That the Marketing and Communications group continue to research the investor interest in the HOME project. The funding for this study has been allocated from the Feasibility Study grant in addition to a substantial, pro bono contribution. A report will follow the completion of the research. R.4 That HOME seek to establish partnerships to facilitate and fund further planning and the construction and establishment of HOMECommunity. R.5 That HOME seek funding for a Project Manager to oversee the development, building and implementation of HOMECommunity. R.6 That further financial modeling be carried out, once partnerships have been established. R.7 That the HOMECommunity be constructed at 168 Norton Street, Leichhardt a site owned by the Uniting Care Ageing Property Trust provided that UCAgeing wishes to form a partnership with HOME Inc. R.8 That a Residential Lease or Strata arrangement be the basis for property holding by residents in the HOMECommunity. R.9 That establishment funding for Formal Support service in the amount of $41,200 be provided by the Department of Human Services Ageing, Disability and Home Care for the establishment of the HOMECommunity as a pilot project for a period of two to three years. R.10 That the Department of Human Services Ageing, Disability and Home Care provide the annual recurrent funding for direct service for Formal Support costs ($292,880), including the salary for a full-time Community Coordinator and annual recurrent funding for indirect service costs ($80,897) for the duration of the pilot project. Negotiation of recurrent funding would form part of the ADHC evaluation of the pilot project. R.11 That HOME and its partners address the risk factors detailed in this report. 12 P a g e

6 More detailed information to support these recommendations is provided in the remaining sections of this report, and in the appendices to the report. HOME commends the Feasibility Study to the Department of Human Services Ageing, Disability and Home Care. It has been undertaken with a great deal of enthusiasm and commitment, and with the input and support of numerous individuals and organisations who share our vision for the establishment of a HOMECommunity for people with a disability based on connectedness, social inclusion and mutual support. Anne Whaite Chairperson HOME Inc. 13 P a g e

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