Green spaces and buildings defended in detail

At a recent day conference, the Hastings and Rother group Stand Up For Nature (SU4N) illuminated the issues around modern development and possible courses of action ahead. Protect Our Green Spaces was a community day to map the territory for those interested, sponsored by Hastings Voluntary Action (HVA). Bernard McGinley learnt how spaces are important for wellbeing and why adaptation of buildings is good practice.

Species loss and pollution aren’t a good look. SU4N organised this event to explain what could be done about these and other modern problems. There were three main sessions, very well delivered, making for an SU4N meeting that was a model of its kind. The jargon can be offputting — less so when the basic terms become familiar and there are friendly associates to explain further.

Some tools

Ben Benatt recommended Natural England talks on Youtube. He spoke mainly on how biodiversity net gain (BNG) works, and the role of environmental impact assessments (EIAs), and the legal framework.

He pointed out that county groups know most about a local area – in botany, bats or slow worms for instance – and that such networks lead to further possibilities in ‘citizen science’. Increasingly local authorities lack the resources, or sometimes the inclination, to be vigilant for the public good. The success in 2022-23 of the Shoreham Poplar Front in saving trees there was recalled. Actions at Speckled Wood (Ore) and by the Sussex Wildlife Trust were also commended.

The Environment Act 2021 as a key text was mentioned, though a review of BNG by Natural England was in prospect. A development can deliver net loss or no net loss or net gain. Curiously, although 10% better is the key BNG metric, Hastings Borough Council (HBC) has decided it wants 20%.   

Faults of present policy

Grace Lally gave a flamboyant presentation on the environment and housing need. Her key assertion was that meeting housing need and protecting the environment are the same, and that the common argument that new housing was somehow ‘more environmentally sustainable’ was not true.

She went on to probe an array of housing statistics in a way that called into question the beneficiaries of current housing policy (since the deregulation and ‘Right to Buy’ of the 1980s). Issues of landlordism and who was subsidising whom were explored. There was no Land Value Tax and no VAT on newbuild accommodation, yet refurbishing property was subjected to VAT.

Even the notion of ‘affordability’ was disputed. The costs of damp and mould to the NHS were analysed, and the costs of temporary accommodation, including to HBC. Empty homes were brought in too, and how in Wales there’s to be a new tax on holiday homes. The recent protests at Clifton Court (near Cornwallis Gardens) were discussed: how Orbit housing association chose demolition when there was no structural need for it.

More widely, climate crisis impacts, including on flooding, insurance, immigration, infrastructure and agriculture, were also cited. As a polemic it was masterly. (Housing Rebellion, a sibling of the better known XR, was mentioned.)

The benefits of retrofitting

Finally it was the turn of Alice Brown, an architect and climate activist who grew up locally at Hooe and Sidley, and later did a dissertation on James Burton’s St Leonards. As a specialist in the refurbishment, conversion and adaptation of existing buildings, she spoke insightfully on planning issues, advocating retrofitting rather than demolition. Some London case studies were explained (including the Enfield Incinerator) before she moved on to to discuss Sandrock Bends on the Ridge, and the future of Horntye. (There is a Save Sandrock Bends campaign run by the St Helen’s Park Preservation Society, and also one for Horntye.) The ways in which different treatments, different responses could be found was illuminating.

The threat and damage of cement was mentioned, and how planning officers were often ignorant of the harm of construction. The cement industry is a large producer of carbon dioxide.

The uses of a green corridor were shown in a discussion of the regeneration of West Kentish Town Estate. Neglect had led predictably to maintenance problems. Camden Council was clear that it could not be retrofitted, but local people said otherwise, starting with saving local trees. Alice Brown and AAB architects got involved and showed what was possible. The importance and threat of carbon emissions was addressed:

83k tonnes for rebuild of the Estate
14.8k tonnes for retrofit (in half the time)

The role of doughnut economics regarding sustainable development was also mentioned.

An event worth repeating in some form

In all sessions good Q&A followed, such as on how to oppose planning applications, or landbanking, or the grey belt. The room was near-full though young people were scarce. All councillors were invited but only Cllrs Jobson, Horn and Marlow-Eastwood attended. Cllr Horn briefly outlined the Draft Local Plan (to 2039), still taking shape. There’s to be a window for further public contributions between Christmas and the May 2025 local elections.

The whole Protect Our Green Spaces programme was chaired with verve by Charmian Kenner. Overall it was a stimulating and worthwhile event for learning more about a big subject: the problems and opportunities faced. There’s also more dissatisfaction with HBC and central government out there than is often apparent.

SU4N are contactable here or via HVA.

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