crematorium feasibility study part one
TRANSCRIPT
North Hertfordshire District Council
Crematorium Feasibility Study
Peter Mitchell Associates
December 2012
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 2 of 47
Table of Contents
List of Figures.......................................................................................................... 3
Executive Summary ............................................................................................... 5
Introduction ............................................................................................................ 7
The Author.............................................................................................................. 8
Demand for Cremation in the UK....................................................................... 9
Demand for Cremation at Wilbury Hills ......................................................... 12
Proximity of existing crematoria ..............................................................................12
Population......................................................................................................................16
Age structure ................................................................................................................18
Mortality rates ..............................................................................................................20
Religion ...........................................................................................................................23
Ethnicity .........................................................................................................................27
Impact of a new Wilbury Hills Crematorium upon existing crematoria ... 31
Estimating Demand at Wilbury Hills Crematorium ...................................... 37
Capital investment required .............................................................................. 40
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 3 of 47
List of Figures
Fig Description Page
1 Figure 1: The Growth of Cremation in the UK 9
2 Figure 2: Crematoria Development and the Growth of Cremation in
the UK
10
3 Figure 3: UK deaths, burials and cremations 1885 to 2011 11
4 Approximate travel distances and times 12
5 Approximate travel distances and times 13
6 Approximate travel distances and times 13
7 Population projections for NHDC – Numbers 16
8 Population projections for NHDC - Proportions 17
9 Age structure comparison 2012 18
10 Age structure comparison 2035 18
11 Comparison of projected growth by quinary age group between 2012
and 2035
19
12 Male deaths and death rates in 2010 by age band 20
13 Female deaths and death rates in 2010 by age band 20
14 (2010-based ONS) Projected Annual Deaths 2012 – 2035 21
15 Actual and Projected Birth and Deaths in UK (1951-2081) 22
16 Religious Attitudes towards Cremation (Source: Cremation Society of
Great Britain)
23
17 Religious belief comparison 2001 24
18 Religious belief comparison 2001 – excluding Christianity 25
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 4 of 47
Fig Description Page
19 Religious belief comparison 2001 – minority faiths 25
20 Religious preferences for burial and cremation comparison 2001 –
minority faiths
26
21 Muslims by Ethnic Group (Census 2001) 27
22 Indians by Religion (Census 2001) 27
23 Black Africans by Religion (Census 2001) 27
24 Ethnicity comparison 2009 28
25 Ethnicity comparison 2009 – excluding White British 29
26 Ethnicity comparison 2009 – Black, Asian & Minority Ethnic (BAME)
Groups
29
27 Opening Alford Crematorium 32
28 Opening Harwood Park Crematorium 32
29 Opening Sittingbourne Crematorium 33
30 Opening Telford Crematorium 33
31 Cremation fees and ranking by price 36
32 Population of urban areas neighbouring Wilbury Hills 38
33 Typical costs of building a crematorium 40
34 Approximate costs of building new crematorium 41
35 Approximate estimated costs of converting Wilbury Hills Chapel to
create a crematorium
42
36 Example of income to the Council from a private crematorium
operator
47
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 5 of 47
Executive Summary
This report is an initial study into the feasibility of providing a crematorium at Wilbury Hills
Cemetery.
The report illustrates the context of demand for cremation in the UK and examines factors
influencing demand for a new Wilbury Hills Crematorium, including:
• Proximity to existing crematoria
• Population
• Age structure
• Mortality rates
• Religion
• Ethnicity
The report examines the impact of the opening of new crematoria upon existing ones,
including the relevance of fees.
The report then examines the estimation of potential demand for the new Wilbury Hills
Crematorium.
Based upon its proximity to 3 urban areas, the report concludes that a very conservative
estimate of demand would be 560 cremations per year at the new Wilbury Hills
Crematorium. This would equate to an average of just over 2 funerals per day Monday to
Friday.
This author considers that a more reasonable estimate of demand would be approximately
700 cremations per year at the new crematorium. This would equate to an average of nearly
3 funerals per day Monday to Friday.
This demand is sufficiently high to make a crematorium in this location feasible financially.
Demand would grow in line with projected increases of 33% in deaths in North
Hertfordshire by 2035.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 6 of 47
This report was initially focused upon the potential conversion of the existing Chapel at
Wilbury Hills to incorporate cremation facilities and thus provide a low cost crematorium
option.
Whilst this option offers certain advantages, this report concludes that a new crematorium
building on this site would be a better solution and provide a higher level of customer
satisfaction.
Whilst the capital costs of building a new crematorium are significantly greater than
converting the exiting building, this project could be completed by a specialist private
crematorium company at no cost to the Council and in fact lead to a new income stream for
the Council.
Recommendations
If the Council wishes to continue to explore the option of converting the existing building
into a crematorium, the most important issue to overcome is the requirement of s.5 of the
Cremation Act 1902 relating to distance from residential properties. This potentially fatal
issue should be resolved prior to taking the project any further.
If the Council accept the arguments in favour of a completely new crematorium on the site,
the primary consideration must be whether this is a project that the Council would be
prepared to fund or whether provision by the specialist private sector would be the better
option.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 7 of 47
Introduction
North Hertfordshire District Council commissioned Peter Mitchell Associates to undertake
an initial study into the feasibility of creating a crematorium at the Wilbury Hills Cemetery in
Letchworth.
The study brief includes:
• Identify the potential level of demand
• Provide an indication of the level of capital investment required
• Identify any specific infrastructure issues such as car parking or utilities supplies
• Identify potential procurement options high lighting the risk verses benefits to
NHDC that are applicable for each option.
• Identify potential options for future management and operation of the facility once
developed.
• Propose a potential lay out
• Identify any key issues that will need to be covered in any future Business Case
Proposal.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 8 of 47
The Author
I am Peter Mitchell, Fellow and Diploma holder of the Institute of Cemetery and
Crematorium Management.
Since February 1983, I have worked at all levels in cemeteries and crematoria in both public
and private sectors and have been an independent consultant specializing in all matters
relating to burial, cremation and exhumation since April 2002.
I have completed a number of cemetery and crematorium feasibility studies for both local
authorities and private companies and am very familiar with the issues associated with the
provision of burial and cremation facilities. My understanding of these issues is thus based
upon both specialist knowledge and practical experience.
Further information is available at www.PeterMitchell.org
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 9 of 47
Demand for Cremation in the UK
Potential demand for a new crematorium located at Wilbury Hills should firstly be
considered within the context of overall UK demand for cremation.
The first public crematorium was opened at Woking in 1885 and the chart below illustrates
the percentage growth in cremation since that time:
Figure 1: The Growth of Cremation in the UK
The chart illustrates how cremation initially accounted for an insignificant proportion of
funerals until the Second World War, after which there was a rapid growth in its popularity.
There are currently 266 operational crematoria and, in 2011, cremation accounted for
413,845 (74.4%) of UK funerals.
One of the key factors in the growth in the popularity of cremation has been the increase in
the number of UK crematoria. This has increasingly made cremation more readily accessible
to a wider number of people.
0%
10%
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30%
40%
50%
60%
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90%
100%
1885
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% o
f Fun
eral
s
Year
UK Burials and Cremations 1885-2011
Cremations Burials
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 10 of 47
The chart below illustrates this link between the number of crematoria and the number of
cremations:
Figure 2: Crematoria Development and the Growth of Cremation in the UK
New crematoria are still being planned and built in various locations in the UK.
In 1995, there were 649,635 deaths in the UK. The annual number of deaths has since fallen
by nearly 15% to 556,229 in 2011.
In spite of the decrease in the number of deaths, during the same period the proportion of
cremations has continued to rise from 69% to 74%.
This report examines demographic factors later, but at this point the chart below provides a
useful illustration of the overall context of the numbers of deaths, burials and cremations
since 1885.
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ator
ia
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of a
nnua
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mat
ions
Year
UK Crematoria Development and Cremations 1885 to 2011
Cremations
Crematoria
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 11 of 47
Figure 3: UK deaths, burials and cremations 1885 to 2011
In spite of fluctuations in the overall numbers of deaths, the inexorable rise in the number of
cremations is quite evident.
0
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700,000
Ann
ual n
umbe
r of
Dea
ths,
Buri
als
& C
rem
atio
ns
Year
UK Deaths, Burials & Cremations 1885 to 2011
Cremations
Burials
Deaths
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 12 of 47
Demand for Cremation at Wilbury Hills
The key factors affecting potential demand for a new crematorium at Wilbury Hills are:
• Proximity to existing crematoria
• Population
• Age structure
• Mortality rates
• Religion
• Ethnicity
Issues to be examined are levels of demand at existing crematoria serving North
Hertfordshire; whether people would continue to use these existing crematoria, rather than
a new one at Wilbury Hills, and whether demographic factors indicate sustained increasing
demand for cremation in the catchment area.
Proximity of existing crematoria
The main urban centres of North Hertfordshire are Hitchin, Letchworth, Baldock and
Royston, with the first three lying close to each other. The table below presents
approximate distances and travel times from Letchworth and Royston to existing
crematoria:
Letchworth Royston
Crematorium Miles Minutes Miles Minutes
Bedford 21 45 30 60
Cambridge 30 50 20 30
Harlow 28 60 29 50
Luton 10 25 23 40
Milton Keynes 32 60 45 80
Stevenage 11 25 20 35
Watford 26 38 35 50
Figure 4: Approximate travel distances and times
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 13 of 47
The table below sorts existing crematoria in terms of approximate distances and more
importantly travel times from Letchworth:
Letchworth
Crematorium Miles Minutes
Luton 10 25
Stevenage 11 25
Watford 26 38
Bedford 21 45
Cambridge 30 50
Harlow 28 60
Milton Keynes 32 60
Figure 5: Approximate travel distances and times
The table below sorts existing crematoria in terms of approximate distances and more
importantly travel times from Royston:
Royston
Crematorium Miles Minutes
Cambridge 20 30
Stevenage 20 35
Luton 23 40
Harlow 29 50
Watford 35 50
Bedford 30 60
Milton Keynes 45 80
Figure 6: Approximate travel distances and times
These tables illustrate that, at average driving speeds and conditions, travel times to the
nearest crematoria from Letchworth and Royston are 25 and 30 minutes respectively.
Where a Funeral Director’s hearse and limousine(s) lead a cortège of mourners’ vehicles to
a crematorium, travel speeds are often much lower than for normal traffic.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 14 of 47
This is mainly as a consequence of trying to keep the cortège together when negotiating
junctions so that everybody finds their way to the crematorium and arrives together in time
for the funeral service.
The approximate travel times given in the tables above should therefore be considered
optimistic for funeral cortèges. This means that the closest crematoria to residents of North
Hertfordshire are at or even beyond the recognized limit of preferred travel time, as
discussed in the Competition Appeal Tribunal Case No. 1044/2/1/04 Judgment of 6th July
2005, where reference is made to the importance of travel times by car in relation to
crematoria:
199. It is in our view not difficult to identify why consumers would have a strong preference for using
the local or most convenient crematorium. Mourners at a funeral, many of whom are likely to be
elderly, would not normally wish to travel long distances if that could be avoided; many elderly
mourners may not have transport available to take them longer distances; extra travel is likely to
increase the time needed, and also to add to the cost of the funeral in terms of fuel and labour
costs; and there may be sentimental reasons for choosing the local crematorium, for example to
facilitate subsequent visits to view a memorial tablet, to visit a garden of remembrance, or because a
previous family member was cremated there. Those considerations, of a common sense nature, are
in our view supported by the evidence before the Tribunal.
207. In addition, there has been no challenge to the evidence, which emerges from the planning
decision of 17 February 1999 relating to South Crofty plc in Cornwall, in which the planning
inspector said:
“as a rule of thumb, the industry works on the basis that a funeral party should not have to undergo
more than 30 minutes drive to a crematorium.”
The key factor for most people choosing a crematorium for a funeral is its location relative
to the people who will attend the funeral. There is a general preference to minimize travel
times.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 15 of 47
In addition to travel time, qualitative factors are also relevant:
Availability of the bereaved family’s preferred date and time for the
funeral
Particularly during periods of high demand in winter months, people may have to wait up to
3 or even 4 weeks before the crematorium, Funeral Director and Officiant are all available.
Service interval time
In recent years, crematorium service times have in many cases been extended from 30 to 45
minutes. This enables better flow of mourners and vehicles and eases the impression that a
busy crematorium is like a ‘conveyor belt’ of funerals.
Quality of service offered in terms of provision of music and facilities
Many crematoria now offer a range of options for music, audio-visual presentations and
other means of personalizing funerals.
Standards of maintenance of buildings and grounds
Grounds and building maintenance standards are important in creating a positive image of
the crematorium to mourners and visitors.
This report does not include a comparative assessment of these qualitative factors at local
crematoria.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 16 of 47
Population
The two charts below illustrate ONS population projections for North Hertfordshire
District. They were published on 21st March 2012 and are based on the indicative 2010 mid-
year population estimates published on 17th November 2011.
It is important to note that ONS subnational population projections use past trends to
project forward the population to give an indication of the future population for 25 years
from the base year.
‘Children’ are defined as people 0 and 15 years of age
‘Working age’ is defined as people aged between 16 years and state pensionable age
Figure 7: Population projections for NHDC - Numbers
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otal
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roup
Year
ONS 2010-based Population Projections
Children
Working Age
SPA and over
All Ages
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 17 of 47
Figure 8: Population projections for NHDC - Proportions
The statistics indicate that between 2010 and 2035:
• the overall population of North Hertfordshire is projected to rise by 31,000 (25%)
• the number of people of State Pension Age and over is projected to increase by 42%
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Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 18 of 47
Age structure
The charts below use the ONS 2010-based population projections to compare the age
structure of North Hertfordshire with that of the whole of England for 2012 and 2035:
Figure 9: Age structure comparison 2012
Figure 10: Age structure comparison 2035
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pop
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Age group
Age Structure Comparison 2012
England
NHDC
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Prop
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the
pop
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Age group
Age Structure Comparison 2035
England
NHDC
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 19 of 47
These charts illustrate:
• in 2012, the proportion of the population aged 60 years and above in North
Hertfordshire is similar to that of England as a whole
• in 2035, North Hertfordshire is projected to have a higher proportion of older
people than England as a whole
The chart below illustrates and compares the projected percentage variation in the
population of quinary age groups in England as a whole and North Hertfordshire:
Figure 11: Comparison of projected growth by quinary age group between 2012 and 2035
This chart further illustrates that in North Hertfordshire there is expected to be a greater
increase in the proportion of the elderly population by 2035 than in England as a whole.
Age structure is important due to its link with mortality rates and numbers of deaths.
0%
50%
100%
150%
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250%
0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75-79 80-84 85-89 90+
% V
aria
tion
Quinary Age Group
Projected Growth 2012-2035 by Quinary Age Group
England
NHDC
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 20 of 47
Mortality rates
The charts below illustrate the link between age and death rates:
Figure 12: Male deaths and death rates in 2010 by age band
Figure 13: Female deaths and death rates in 2010 by age band
Under 1 1-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85 and over
Deaths 1,715 271 157 180 601 1,102 2,792 5,977 12,004 26,377 46,860 76,061 63,814
Rates 4.6 0.2 0.1 0.1 0.3 0.6 0.8 1.5 3.2 8.3 20.5 56.6 152.7
0
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th R
ates
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00
Age Band
Male Deaths & Death Rates England & Wales 2010
Under 1 1-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84
85 and over
Deaths 1,420 229 135 147 342 394 1,349 3,622 8,158 17,530 32,699 72,023 117,278
Rates 4.0 0.2 0.1 0.1 0.2 0.2 0.4 0.9 2.1 5.3 13.1 40.8 136.9
0
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Female Deaths & Death Rates England & Wales 2010
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 21 of 47
These graphs illustrate the clear link between age and mortality rate, i.e. the older one gets
the more likely one is to die.
The chart below illustrates ONS 2010-based projections for numbers of deaths from 2012
to 2035.
Figure 14: (2010-based ONS) Projected Annual Deaths 2012 – 2035
There is expected to be an increase of approximately 400 deaths per year within North
Hertfordshire by 2035, representing a significant 33% increase on current levels. If realized,
this increase will significantly increase demand for both burial and cremation facilities locally.
Across the UK as a whole, deaths are generally declining and predicted to continue to do so
until about 2021.
However, looking further forward they are predicted to increase significantly, as illustrated
in the ONS chart below.
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and
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s)
Nor
th H
ertfo
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ire
Dis
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00s)
Year
2010-based Projections for Deaths
North Hertfordshire
England
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 22 of 47
Figure 15: Actual and Projected Birth and Deaths in UK (1951-2081)
It can be seen that the number of deaths nationally is expected to rise quite dramatically
from about 2016.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 23 of 47
Religion
Religious belief can play a significant role in people’s choice between burial and cremation.
Demand for burial and cremation facilities may thus be influenced by the religious beliefs of
the residents of a particular area.
Forbid
Cremation
Permit
Cremation
Muslims Hindus
Jews – Orthodox Buddhists
Greek Orthodox Sikhs
Russian Orthodox Roman Catholic
Zoroastrians Jews – Liberal
Parsees Church of Scotland
Church of England
Church in Wales
Church of Ireland
Presbyterians
Methodists
Figure 16: Religious Attitudes towards Cremation (Source: Cremation Society of Great
Britain)
The vast majority of Hindus, Buddhists and Sikhs all choose cremation in preference to
burial. In contrast, Muslims and Orthodox Jews choose burial. An area with a high
proportion of Muslims is thus going to have lower demand for a crematorium than one with
a high proportion of Hindus, Buddhists and Sikhs.
The majority of Roman Catholics still seem to prefer burial, in spite of a Papal edict in July
1963 that stated that they are permitted to choose cremation.
The most recent data on religious belief is contained in the Census 2011.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 24 of 47
The charts below illustrate the Census 2011 data and compare the religious beliefs of the
population of North Hertfordshire with England as a whole.
Figure 17: Religious belief comparison 2011
North Hertfordshire has a similar high proportion of people describing themselves as
Christian compared to the whole of England, but more indicating no religious belief.
The chart below excludes Christian.
0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%
Christian
Buddhist
Hindu
Jewish
Muslim
Sikh
Other religions
No religion
Religion not stated
Proportion of the Population
Rel
igio
us B
elie
f
Religious Belief 2011
North Hertfordshire
England
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 25 of 47
Figure 18: Religious belief comparison 2011 – excluding Christianity
The chart below includes only the minority religious beliefs.
Figure 19: Religious belief comparison 2011 – minority faiths
0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0%
Buddhist
Hindu
Jewish
Muslim
Sikh
Other religions
No religion
Religion not stated
Proportion of the Population
Rel
igio
us B
elie
f Religious Belief 2011
North Hertfordshire
England
0.0% 1.0% 2.0% 3.0% 4.0% 5.0%
Buddhist
Hindu
Jewish
Muslim
Sikh
Other religions
Proportion of the Population
Rel
igio
us B
elie
f
Religious Belief 2011
North Hertfordshire
England
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 26 of 47
North Hertfordshire has a higher proportion of Sikhs, a lower proportion of Hindus and
Jews and a significantly lower proportion of Muslims than the whole of England.
The chart below uses the data relating to minority religious beliefs to indicate their likely
impact upon people’s choice of burial or cremation.
Figure 20: Religious preferences for burial and cremation comparison 2011 – minority
faiths
Compared with England as a whole (2.8%), the proportions of minority religious beliefs
preferring cremation are higher in North Hertfordshire (3.4%).
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
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9.0%
North Hertfordshire England
Prop
ortio
n of
the
Pop
ulat
ion
Religious Preferences 2011
Burial
Cremation
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 27 of 47
Ethnicity
Ethnic origin, like religious belief, can influence people’s choice of burial or cremation, for
example Black Caribbean people tend to prefer burial through their generally Christian
background; Bangladeshi people prefer burial, as they are generally Muslim.
The full analysis of data from the Census 2011 is not yet available, however Census 2001
results for England and Wales illustrate the link between ethnicity and religion.
The table below shows the proportions of Muslims, who prefer burial, by ethnic group with
the majority being Pakistani:
White
British
Other
White Mixed Indian Pakistani Bangladeshi
Other
Asian
Black
African
4.1% 7.5% 4.2% 8.5% 42.5% 16.8% 5.8% 6.2%
Figure 21: Muslims by Ethnic Group (Census 2001)
The table bellow shows the religious beliefs of people in the Indian ethnic group, with the
largest proportions being Hindus and Sikhs, who prefer cremation:
Christian Buddhist Hindu Muslim Sikh Jewish Other
4.9% 0.2% 45.0% 12.7% 29.1% 0.1% 1.7%
Figure 22: Indians by Religion (Census 2001)
The table below shows the religious beliefs of people in the Black African ethnic group, with
the largest proportion being Christian:
Christian Buddhist Hindu Muslim Sikh Jewish Other
68.9% 0.1% 0.2% 20.0% 0.1% 0.0% .2%
Figure 23: Black Africans by Religion (Census 2001)
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 28 of 47
The most recent data on ethnicity is contained in the Census 2011.
The charts below illustrate the Census 2011 data and compare the ethnicity of the
population of North Hertfordshire with England as a whole.
Figure 24: Ethnicity comparison 2011
North Hertfordshire has a slightly higher proportion of people of the White
English/Welsh/Scottish/Northern Irish/British ethnic group than the rest of England.
0% 20% 40% 60% 80% 100%
England
North Hertfordshire
Proportion of the population
Ethnicity 2011
White: English/Welsh/Scottish/Northern Irish/British
White: Irish
White: Gypsy or Irish Traveller
White: Other White
Mixed/multiple ethnic group: White and Black Caribbean
Mixed/multiple ethnic group: White and Black African
Mixed/multiple ethnic group: White and Asian
Mixed/multiple ethnic group: Other Mixed
Asian/Asian British: Indian
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 29 of 47
Figure 25: Ethnicity comparison 2011 – excluding White British
Figure 26: Ethnicity comparison 2009 – Black, Asian & Minority Ethnic (BAME) Groups
0% 5% 10% 15% 20% 25%
England
North Hertfordshire
Proportion of the population
Ethnicity 2011 White: Irish
White: Gypsy or Irish Traveller
White: Other White
Mixed/multiple ethnic group: White and Black Caribbean
Mixed/multiple ethnic group: White and Black African
Mixed/multiple ethnic group: White and Asian
Mixed/multiple ethnic group: Other Mixed
Asian/Asian British: Indian
Asian/Asian British: Pakistani
Asian/Asian British: Bangladeshi
Asian/Asian British: Chinese
Asian/Asian British: Other Asian
Black/African/Caribbean/Black British: African
Black/African/Caribbean/Black British: Caribbean
Black/African/Caribbean/Black British: Other Black
Other ethnic group: Arab
Other ethnic group: Any other ethnic group
0% 2% 4% 6% 8% 10% 12% 14% 16%
England
North Hertfordshire
Proportion of the population
Ethnicity 2011 Mixed/multiple ethnic group: White and Black Caribbean
Mixed/multiple ethnic group: White and Black African
Mixed/multiple ethnic group: White and Asian
Mixed/multiple ethnic group: Other Mixed
Asian/Asian British: Indian
Asian/Asian British: Pakistani
Asian/Asian British: Bangladeshi
Asian/Asian British: Chinese
Asian/Asian British: Other Asian
Black/African/Caribbean/Black British: African
Black/African/Caribbean/Black British: Caribbean
Black/African/Caribbean/Black British: Other Black
Other ethnic group: Arab
Other ethnic group: Any other ethnic group
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 30 of 47
The most significant differences between North Hertfordshire and England as a whole are
lower proportions of Asian or Asian British Pakistanis, Asian or Asian British Bangladeshis,
who due to the culture and religious beliefs are much more likely to prefer burial to
cremation.
This is likely to slightly increase the proportion of the population of North Hertfordshire
who, based upon ethnic group, would prefer cremation.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 31 of 47
Impact of a new Wilbury Hills Crematorium upon existing
crematoria
The charts below illustrate the impact upon cremations at existing crematoria in different
localities following the opening of one of more new crematoria.
They show cremation numbers at a number of crematoria before and after the opening of
new ones. All the charts include a line representing the total combined cremations at all
crematoria featured. In some of the charts the total combined cremations decline over the
periods shown. This should be seen within the context of the current period of falling UK
deaths rates and numbers.
The significant effects of the opening of new crematoria are:
• Some existing crematoria lose significant numbers of cremations.
• Some existing crematoria suffer little impact upon their business.
• In some cases, new crematoria have actually increased the total combined cremations
in an area.
Where crematoria lose significant numbers of cremations, there is clearly a negative impact
upon their income. However, there are two potential benefits:
Where a busy crematorium suffers a loss in cremation numbers, it can be an opportunity to
increase the quality of service offered. This can most readily be achieved by increasing the
service interval time, which gives each of the funerals that it retains more time and space so
appreciated by mourners.
The need for existing crematoria to comply with legislation requiring the installation of flue
gas treatment plant requires significant capital investment. It usually coincides with the need
to replace existing cremators that are approaching the end of their serviceable lives.
Reduced cremation numbers means that less cremators are required and changes in
operational practices can lead to significant savings in energy usage and emissions of CO2.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 32 of 47
Figure 27: Opening Alford Crematorium
Boston Crematorium lost 30% of its cremations to the new Alford Crematorium.
Figure 28: Opening Harwood Park Crematorium
Luton lost 23% of its cremations between 1996 and 2001 due to Harwood Park
Crematorium, whilst Cambridge, Garston (Watford) and Harlow all lost 10%.
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011
Alford 0 54 748 846 889 900
Boston 1,922 1,877 1,980 1,955 1,809 1,933 1,899 1,372 1,418 1,281 1,332
Grantham 1,206 1,296 1,261 1,244 1,264 1,151 1,162 1,116 1,034 1,038 1,107
Lincoln 1,577 1,635 1,737 1,699 1,640 1,670 1,650 1,682 1,714 1,656 1,750
Combined 4,705 4,808 4,978 4,898 4,713 4,754 4,765 4,918 5,012 4,864 5,089
0
1,000
2,000
3,000
4,000
5,000
0
500
1000
1500
2000
2500
Com
bine
d cr
emat
ions
Cre
mat
ions
at
each
cre
mat
oriu
m
Year
Opening Alford Crematorium
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011
Bedford 1,463 1,473 1,411 1,526 1,525 1,583 1,561 1,557 1,579 1,603 1,531 1,536 1,624 1,609 1,588 1,534
Cambridge 2,974 2,967 2,806 2,815 2,795 2,681 2,816 2,808 2,715 2,712 2,707 2,593 2,620 2,680 2,587 2,418
Garston 3,605 3,465 3,300 3,329 3,226 3,194 3,288 3,258 3,293 3,186 3,065 2,975 2,997 2,854 2,746 2,846
Harlow 1,969 1,913 1,710 1,744 1,844 1,775 1,761 1,850 1,822 1,708 1,725 1,553 1,625 1,580 1,586 1,623
Luton 2,690 2,351 2,085 2,051 1,956 2,075 1,946 2,010 1,892 1,890 1,818 1,755 1,846 1,832 1,772 1,774
Milton Keynes 1,471 1,470 1,518 1,582 1,575 1,608 1,578 1,668 1,655 1,633 1,517 1,572 1,645 1,676 1,654 1,676
Stevenage 0 1,186 1,665 1,783 1,833 1,843 1,911 1,957 1,838 1,936 2,075 2,071 2,152 2,094 2,233 2,176
Combined 14,172 14,825 14,495 14,830 14,754 14,759 14,861 15,108 14,794 14,668 14,438 14,055 14,509 14,325 14,166 14,047
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Com
bine
d cr
emat
ions
Cre
mat
ions
at
each
cre
mat
oriu
m
Year
Opening Harwood Park Crematorium
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 33 of 47
Figure 29: Opening Sittingbourne Crematorium
Maidstone lost 30% of its business between 2002 and 2007 due to the new crematorium.
Figure 30: Opening Telford Crematorium
Shrewsbury lost 36% of its business between 1999 and 2004 due to the new crematorium.
1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011
Charing 1,395 1,451 1,335 1,365 1,445 1,333 1,347 1,270 1,338 1,281 1,281 1,265 1,245
Chatham 2,883 3,043 2,733 2,824 2,875 2,711 2,706 2,868 2,677 2,718 2,839 2,825 2,688
Maidstone 2,127 2,060 2,031 2,105 2,007 1,606 1,580 1,543 1,471 1,460 1,294 1,536 1,452
Sittingbourne 0 243 651 684 791 818 819 936 971 963
Combined 6,405 6,554 6,099 6,294 6,570 6,301 6,317 6,472 6,304 6,278 6,350 6,597 6,348
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
0
500
1,000
1,500
2,000
2,500
3,000
3,500
Com
bine
d C
rem
atio
ns
Cre
mat
ions
at
each
cre
mat
oriu
m
Year
Opening Sittingbourne Crematorium
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008
Shrewsbury 2,585 2,046 1,849 1,930 1,934 1,898 1,813 1,669 1,716 1,774 1,735
Stafford 1,602 1,495 1,557 1,549 1,620 1,555 1,659 1,632 1,690 1,644 1,668
Telford 0 687 888 981 958 987 1,032 1,067 1,050 1,060 1,157
Wolverhampton 2,741 2,669 2,487 2,416 2,622 2,575 2,582 2,555 2,430 2,531 2,408
Combined 6,928 6,897 6,781 6,876 7,134 7,015 7,086 6,923 6,886 7,009 6,968
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
0
500
1,000
1,500
2,000
2,500
3,000
Com
bine
d cr
emat
ions
Cre
mat
ions
at
each
cre
mat
oriu
m
Year
Opening Telford Crematorium
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 34 of 47
There is no doubt that a new crematorium at Wilbury Hills would affect business at existing
crematoria at Luton and Stevenage through its use by residents of Hitchin, Letchworth and
Baldock. It would also affect Cambridge Crematorium if used by residents of Royston.
The Competition Appeal Tribunal Case No. 1044/2/1/04 Judgment of 6th July 2005 provides
useful information about the catchment areas of crematoria and is particularly useful in that
it concerns Harwood Park Crematorium at Stevenage. It states:
195 However, it appears to be common ground that, as with funeral directing services, consumers
have a strong preference to use local crematoria services, on grounds of convenience. Paragraph 41
of the Decision accepts that "most cremations take place at the nearest crematorium to the
deceased". That is fully supported by Annex 2(A) to the Decision, which shows for 2002 details of
the cremations carried out by the respective branches of Austins, Burgess and the Co-op in
Stevenage/Knebworth situated between 3 and 5 kilometres from Harwood Park. On the assumption
that those three branches handled virtually all the cremations arising from deaths in the
Stevenage/Knebworth area in 2002, it appears that about 95 per cent of cremations arising in that
area were carried out at Harwood Park.
196. The same pattern appears as regards funeral directors in other areas. Thus, according to
figures in Annex 2A of the Decision – based, sufficiently in our view, on a survey of local funeral
directors representing 75 per cent of funerals carried out at Harwood Park – in 2002 the
proportion of cremations carried out at the nearest crematorium by funeral directors operating in
the following towns were as follows:
Town Nearest Crematorium Proportion of cremations at
nearest crematorium
Ware Harwood Park 66
Welwyn Garden City Harwood Park 73
Letchworth Harwood Park 74
Buntingford Harwood Park 75
Hatfield West Herts 78
Hertford Harwood Park 82
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 35 of 47
221. …Harwood Park increased its prices by 55% between 1998 and 2003, as compared with
price increases of 32% by the other crematoria. Over the same period Harwood Park increased its
number of cremations by 17.5%, as compared with –15% to +8% for the other crematoria.
221. While we accept that such figures need to be interpreted with caution, they do tend to show
that Harwood Park does indeed have market power, in that it has apparently been able to increase
its prices faster than other crematoria without losing cremations, and in fact increasing the number
of cremations carried out.
225. In the present context the above evidence in our view strongly supports the conclusion that
Harwood Park is shielded from competition to a material extent and operates in an identifiably
separate geographic market.
246. Within the Stevenage/Knebworth area Harwood Park carries out over 90 per cent of the
cremations arising in that area. A market share of that order is, in itself, indicative of dominance. As
we have already found, there is little realistic choice of alternative crematoria for persons resident in
that area.
247. In addition: (i) Austins has accepted that Harwood Park is to all intents and purposes exclusive
in its catchment area; (ii) there are insurmountable barriers to entry, since there is no realistic
prospect of another crematorium being opened within the catchment area of Harwood Park, let
alone in Stevenage/Knebworth; and (iii) Harwood Park has been able to increase its prices further
than its competitors, while continuing to increase the number of cremations.
The Funeral Director is in a position to provide advice to his clients and thus exert some
limited influence upon their choice of crematorium. There may also be cultural factors
affecting choice. For example, residents of Royston might prefer to continue to use the
crematorium at Cambridge rather than a new one in Wilbury Hills.
The charges made by the crematorium can also be relevant. As the Competition Tribunal
found, Harwood Park dominates within its catchment area. This is also supported by the fact
that the cremation fee charged by Harwood Park in 2012, £730, is the third highest in the
whole of the UK.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 36 of 47
The table below lists the existing crematoria listed in the earlier tables concerning travel
distances, with their prices and price ranking in the UK, according to the Cremation Society
of Great Britain,
Crematorium Cremation fee Price
ranking in
the UK
Harwood Park £730.00 3rd
Milton Keynes £672.00 29th
Luton £640.00 56th
Cambridge £597.50 94th
Harlow £575.00 134th
Bedford £567.00 149th
Garston £500.00 231st
Figure 31: Cremation fees and ranking by price
It is therefore likely that, whilst a new Wilbury Hills Crematorium would attract funerals
primarily on the basis of its proximity to some areas of the population, it would not be
difficult to charge a fee that is much more attractive to customers than that charged by
Harwood Park and yet still provide enough income to make the project financially viable.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 37 of 47
Estimating Demand at Wilbury Hills Crematorium
So far this report has given an indication that a new crematorium located at Wilbury Hills
would fit in with historic and current trends of attracting funerals through its location
convenient to people living in North Hertfordshire. This population is projected to rise with
a consequent rise in the number of deaths.
In 2011, the ONS record that there were a total of 1,203 registered in North Hertfordshire.
This figure does not necessarily mean that 1,203 residents of North Hertfordshire died in
2011 as:
• some deaths registered within North Hertfordshire may have been those of non-
residents who died within the District
• some residents of North Hertfordshire may have died, and their deaths registered,
outside of the District
However, in the absence of detailed research and analysis, this is a reasonable figure to form
the basis of estimates of cremations.
The average cremation rate for England in 2011 was approximately 78% of deaths. Applying
this average rate to 1,203 deaths indicates that there were approximately 938 cremations
originating in North Hertfordshire.
A new crematorium within North Hertfordshire is unlikely to attract 100% of the
cremations in the District due to the various factors already discussed that influence
people’s choice of crematorium.
However, the location at Wilbury Hills is within a shorter travel time from many populated
areas within the District than existing crematoria outside of the District.
Detailed isochrones would indicate with some accuracy the areas of the District lying within
say, 20 minutes travel time. These could then be used to predict with reasonable accuracy
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 38 of 47
the population that would find it more convenient to travel to Wilbury Hills Crematorium
than any other.
However, the new crematorium would attract most cremations from the urban areas within
the immediate vicinity, i.e. Hitchin, Baldock and Letchworth. The detailed data from the
Census 2011 is not yet available, but the Census 2001 gives the population of the wards
associated with these towns as follows:
Ward
Population
2001
Baldock East 2,436
Baldock Town 7,431
Hitchin Bearton 7,000
Hitchin Highbury 6,950
Hitchin Oughton 4,953
Hitchin Priory 4,774
Hitchin Walsworth 7,175
Letchworth East 6,910
Letchworth Grange 6,472
Letchworth South East 6,752
Letchworth South West 7,363
Letchworth Wilbury 5,433
Total population 73,649
Figure 32: Population of urban areas neighbouring Wilbury Hills
The total population of North Hertfordshire is the Census 2001 was 116,908. These urban
wards close to Wilbury Hills thus represented approximately 63% of the population of
NHDC.
Based upon the proximity of this population, it is reasonable to suggest that, as a minimum,
60% of the cremations originating in North Hertfordshire would use the new Wilbury Hills
Crematorium.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 39 of 47
Applying this 60% figure to the 938 cremations, derived from applying the England average
cremation rate to the numbers of deaths, gives approximately 560 cremations per year at
the new Wilbury Hills Crematorium. This would equate to an average of just over 2 funerals
per day Monday to Friday.
In my view, this is a very conservative estimate of the likely cremation numbers at the new
crematorium.
A figure of 75% of the cremations originating within North Hertfordshire would in my view
be more reasonable to expect to use a crematorium at Wilbury Hills. This gives a potential
of approximately 700 cremations per year at the new crematorium. This would equate to an
average of nearly 3 funerals per day Monday to Friday.
These estimates are based upon current levels of population and deaths, which this report
has shown are projected to increase significantly in future years.
Either scenario would enable the new crematorium to provide a high quality service to
mourners through having a 60-minute service interval. This service interval is provided by
the Sittingbourne Crematorium, which undertook 963 cremations in 2011, an average of
nearly 4 per day Monday to Friday.
This service interval time would give mourners as sense of space and privacy. Combined
with location, quality of service and competitive pricing this feature would encourage people
to use the new crematorium in preference to other existing ones.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 40 of 47
Capital investment required
The typical costs of building a new crematorium are as follows:
Year built
Location Private or Local Authority (L.A.)
Approximate Cost
Notes
2012 Bentley, Brentwood Private £4,000,000 2011 Wyre Forest Private £4,300,000 2011 Borders, Melrose Private £2,600,000 2011 Barry Private £3,200,000 2011 East Devon Private £4,000,000 2011 Mendip Private £2,000,000 2010 Camborne Private £2,500,000 2010 Nacton Private £1,700,000 2010 Fenland Private £2,000,000 2010 West Lothian Private £2,750,000 2009 Wessex Vale Private £3,450,000 2009 Three Counties Private £3,000,000 2009 Hereford L.A. £3,000,000 Replacement build 2009 Wear Valley Private £3,500,000 2007 Chorley Private £2,000,000 2007 Bury Private £3,000,000 2006 Blantyre L.A. £4,000,000 2006 Thatcham Private £1,200,000 2005 Ollerton Private £2,000,000 2005 Dumfries Private £1,250,000 2005 Redbridge Private £2,000,000 Includes cemetery 2004 Holytown Private £2,700,000 2003 Sittingbourne Private £2,000,000 2002 Llanelli Private £1,500,000 2000 Coleshill L.A. £565,000 2000 Telford Private £2,400,000 1999 Moray Private £400,000 1999 Howe Bridge Private £1,000,000 1999 Banbury Private £800,000 1998 Grenoside Private £2,750,000 1998 Haltemprice Private £800,000 Chapel conversion 1998 Basingstoke Private £2,000,000 1998 Basildon Private £2,000,000 1997 East Riding Private £1,000,000 Excluding land 1997 Harwood Park Private £1,700,000 Excluding land 1996 West Wiltshire Private £1,250,000 1995 Inverness L.A. £1,300,000 1995 Nuneaton Private £1,400,000 1994 Aberystwyth Private £700,000 1993 Friockheim Private £580,000 1992 Westerleigh Private £1,350,000 1989 Bury St Edmunds Private £1,000,000 1989 Bodmin Private £500,000 Excluding land
Figure 33: Typical costs of building a crematorium (Cremation Society of Great Britain)
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 41 of 47
These figures relate to the costs of building a new crematorium and in most cases include
the costs of acquiring the land.
The table below illustrates a breakdown of the approximate costs of the elements involved
in such a project:
Item
Approximate
cost
Legal, architect & consultants 100,000
Planning fees 2,000
Site surveys & groundworks 75,000
Mains utilities 150,000
Drives & car parks 150,000
Building 1,700,000
Furniture, fixtures & fittings 75,000
Cremation equipment 475,000
Memoria garden 75,000
Total approximate cost 2,802,000
Figure 34: Approximate costs of building a new crematorium
This table excludes VAT and, most importantly, the cost of land.
The specific characteristics of each site and design will impact upon these cost estimates. For
example, the location may mean that it is not feasible to connect to mains gas supplies and
gas storage facilities will be required. Electrical and water supplies and sewerage disposal
arrangements will also be site specific and impact upon costs.
The advantage of the Wilbury Hills site is that the land, access roads and building are already
extant and the costs of developing a crematorium here are therefore significantly less than if
it were simply an agricultural field.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 42 of 47
Conversion of the existing chapel.
Advantages
1. Suitability of the building
The building is of contemporary design, is in a good state of repair and has an immediately
adjacent space for an extension to house the cremation equipment.
I attach a drawing illustrating how a new cremator with flue gas treatment plant and
associated equipment could be fitted into the identified space.
2. Lower cost to convert the existing building than to build a new crematorium.
The relatively small extension to the building would require expenditure on design, planning
and construction and would need to blend in with existing style and materials of the existing
building. However, such costs must logically be significantly less than a complete new-build
and I estimate as follows:
Item Estimate
Legal, architect & consultants' fees 25,000
Planning fees 300
Site surveys and groundworks 15,000
Mains gas & electricity 150,000
Drives & car parking 30,000
Building 100,000
Furniture, fixtures and fittings
Cremation equipment 475,000
Memorial garden 75,000 Total approximate cost 870,300
Figure 35: Approximate estimated costs of converting Wilbury Hills Chapel to create a
crematorium
This table excludes VAT.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 43 of 47
Disadvantages
1. Proximity to houses
The building lies within 200 yards of residential properties. The Cremation Act 1902 section
5 states:
No crematorium shall be constructed nearer to any dwelling-house than two hundred yards, except
with the consent, in writing, of the owner, lessee, and occupier of such house, nor within fifty yards of
any public highway, nor in the consecrated part of the burial ground of any burial authority.
In my opinion, it is extremely unlikely that the residents of the affected houses would give
their consent to the development. Applications to build crematoria normally generate very
negative reactions from the public and the individual property owners within the 200 yard
limit would face huge pressure to refuse consent from opponents of the scheme.
2. Size
The existing building has a smaller chapel than one would expect to find at a modern
crematorium. It currently has the capacity to seat approximately 50 people.
The ‘Recommendations on the Establishment of Crematoria’ published and routinely update
by the Federation of Burial and Cremation Authorities (FBCA) states:
It is estimated that no more than thirty mourners will attend in 50% of cremation services, and only
on exceptional occasions does the number exceed eighty. It seems, therefore, that seating
accommodation should be provided for some 80-100 people. A chapel of this size will accommodate
the majority of services without destroying that intimate atmosphere so desirable with a smaller
congregation.
The average seating capacity at UK crematoria is 100.
It is reasonable to expect a new crematorium building to extend to 450m2. I estimate that
the existing Wilbury Hills Chapel building plus a crematory extension would extend to a
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 44 of 47
maximum of only 300m2. This would therefore suggest that the final extended building would
be a maximum of only 65% the size of a new build crematorium.
3. Adaptability
The building was not designed to be a crematorium. The creation of a new extension large
enough to accommodate cremation equipment is feasible, but there is insufficient space to
incorporate a committal room. This is standard at crematoria and provides a valuable sound
barrier between the chapel and the crematory. The cremation equipment itself generates
noise during operation and the process of charging a coffin and the need to use steel rakes
to rake out the cremated remains generates short-lived but significant noise that would
readily transmit to the chapel.
The best means to minimize the environmental impact of cremation is to cremate coffins
consecutively and minimize the number of occasion when the cremator is started from cold.
The storage of coffins after the day of the cremation service facilitates such operation.
However, the existing chapel building has insufficient space to create a coffin storage area.
4. Parking
There are currently 18 marked car parking spaces set at the sides of the roadway. Whilst it
would be possible for additional cars to park on the roadways, vehicle numbers attending a
typical cremation could lead to congestion, which would also impact upon cemetery
The FBCA recommends:
An adequate car park is essential, and should be placed as near to the chapel as possible but having
regard to the necessity to avoid disturbance by noise. The size can be estimated by equating it to
approximately two thirds of the total seating capacity of the chapel.
It would therefore be desirable to have at least 60 designated car parking spaces at Wilbury
Hills.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 45 of 47
Conversion versus new build
I have provided estimated costs for both converting the existing building and for building a
new crematorium on the site.
As stated earlier in this report, in my view a crematorium located at Wilbury Hills would
attract a minimum of 700 funerals per year. A competitive cremation fee of £650 would
bring in annual income of £455,000, with additional income generated from memorial sales.
Subject to the costs of capital funding, this level of income is likely to make the project
financially viable.
I estimate the costs of converting the existing building to be approximately £870,300, and
the cost of building an entirely new crematorium within the cemetery to be approximately
£2,802,000.
Whilst there are advantages in converting the existing building, in my view the additional
advantages of a completely new purpose-built crematorium are much greater. A
crematorium development is a long-term project. A cemetery chapel conversion will always
be a compromise solution compared to a specifically designed new crematorium building.
It is likely that the site for a new crematorium building at Wilbury Hills might lie within
consecrated ground. Subject to the agreement of the Church of England, this could be
deconsecrated to enable compliance with the Cremation Act 1902 s.5 prohibition.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 46 of 47
Development options
Subject to raising appropriate capital funding, North Hertfordshire District Council could
either convert the existing chapel or build a new crematorium and operate it directly. The
Council’s finance officers should be consulted regarding the viability of this option, which
offers to provide significant long-term income from cremation and memorial fees to the
Council.
There are a number of alternative potential options involving the private sector, which could
be explored through soft marketing.
In my view, the option that provides the best option for the Council would be to facilitate
the development and operation of a new crematorium on the site by the specialist private
sector.
The Council would lease approximately 5 acres of the Wilbury Hills Cemetery on a long–
term lease, e.g. 75 years.
The private sector would design and build the new crematorium, including new car parking
and a memorial garden.
The private sector would own and operate the crematorium on a commercial basis without
any Council control or interference.
The Council would benefit from this arrangement by not only having a crematorium built at
no public expense, but also through income from the company. Typically the company would
pay the Council:
£20,000 per year lease on the land for the duration of the lease – linked to the Retail Price
Index
5% of income from all cremations at the crematorium, or limited to cremations over and
above a set threshold, e.g. 5% of income received from all cremations after the first 500 per
year.
Crematorium Feasibility Study. Peter Mitchell Associates. December 2012. Page 47 of 47
The table below shows an example of the income to the Council that could be expected.
Item Value
Annual total cremations 700
Annual cremation threshold 500
Cremations subject to 5% payment 200
Cremation fee per cremation £650
Cremation income payable to Council £6,500
Annual Lease £20,000
Total annual payment to Council £26,500
Figure 36: Example of income to the Council from a private crematorium operator
The income received would increase in line with R.P.I., cremation numbers and cremation
fee. The details of such an agreement would obviously be subject to negotiations with
potential private sector crematorium operators.