Q131 Mr Curry: But this was internal in the sense that these were your stakeholders as it were who were telling you things.
Mr Nettel: Our doctors, nurses and therapists.
Q132 Mr Curry: Doctors and nurses, right. So this was not because the Department of Health had suddenly said "No you have to have that, this and the other".
Mr Nettel: No. There was also the question of consumerism and the guidance that was emerging at that time about how much space there had to be between beds and the number of single rooms and so on.
Q133 Mr Curry: The impression I am getting now is that you talked to your doctors and your nurses and your midwives and whoever after you had put together your original concept.
Mr Nettel: Correct.
Q134 Mr Curry: Again, am I being counter-intuitive in thinking it might have been more sensible the other way round?
Mr Nettel: No, you are absolutely right and this is why the way in which the original OBC was constructed was highly unusual and high level and did not have the benefit of that detailed clinical planning and that was the problem.
Q135 Mr Curry: Right. So in a sense you were putting a hospital, which you had not determined was what was wanted, subject to a criterion which might yet be imposed upon you but that is part of the normal risk of the development of policy, on land which had ceased to be appropriate or adequate for its purpose at a costing which was subject to accretion?
Mr Nettel: Absolutely. As the amount of space required grew, and once we understood the real requirements of these hospitals, the cost grew accordingly.
Q136 Mr Curry: So we come back to the site and we see this gradual process of migration and in the last image of this what we actually find is that the old NHS trust hospital buildings there are going to disappear entirely, are they not? They are going to fund the scheme, are they not?
Mr Nettel: Indeed so. That site will be the subject of complete redevelopment.
Q137 Mr Curry: Housing, because that is where you get the money, is it not?
Mr Nettel: That I could not say. In the end, it will probably be a mixture of housing and commercial development.
Q138 Mr Curry: Would it have paid for the whole project then?
Mr Nettel: No, it would not have done so. It would have certainly paid for any of the land that we required that we were going to purchase from Westminster City Council and our other commercial partners eventually.
Q139 Mr Curry: But there would have been a time lag obviously, would there not?
Mr Nettel: But there was a time lag; correct.
Q140 Mr Curry: And that time lag would have been expensive because you would have borrowed money to tide you over.
Mr Nettel: That was the subject of a great deal of analysis and discussion but in the end, the cost of that time lag and the bridging finance required to enable the scheme to proceed had reduced significantly between the December 2004 business case and 2005.