Designating the non-designated: protecting Hastings built heritage
Alex Moojen has lived in Hastings for 13 years and currently works in Housing Support. He recently completed a MSc in Architectural Conservation at the University of Kent.
Driving up West Hill Road, St Leonards I once again noted the rather sad sight of the Old Eversfield Hospital and The Railway Mission Convalescent Home, both falling further into states of dilapidation and disrepair. Two fine Edwardian buildings with notable significance and importance to the area. This section of West Hill Road was the site for several imposing buildings primarily constructed there for the health benefits associated with the fresh sea air.
The former Chelsea Convale-scence Home remains, albeit now repurposed. Unfortunately, another convalescence home, the grand and impressive Malmesbury House has been lost, apparently demolished due to subsidence issues. Who knows if that was the truth behind its demise, but nevertheless, it’s gone for good.
So, what is the future for these two wonderful but dilapidated and decaying buildings? Surely buildings like these deserve some local recognition and robust intervention? But they are not listed, so what protection can be offered?
Old Eversfield Hospital
CREDIT: Samara Jayne Martin
BECOMING LISTED
It is likely that most readers will be familiar with the term ‘designated heritage asset’ and have some overview of what this means. Essentially, any building, monument or site that is added to the Historic England (HE) register, (in consultation with The Department for Digital, Culture, Media and Sport) is formally recognised of being of historical importance and is offered some protection. These become ‘listed’ buildings, monuments and sites.
Of course, there have been many contentious planning decisions both locally and nationally that perhaps question certain aspects of the supposed ‘protection’ offered to some buildings and sites that have been listed. It’s likely that readers will be aware of some appalling decisions to demolish or ‘modify’ some fine buildings, again both nationally and locally.
This is not a piece intent on retrospectively reflecting on what has been erased from the locality in the name of ‘progress’, or indeed some of the ghastly amendments that have been ‘permitted’ to many of the fine buildings of Hastings and St Leonards. That is a subject for another day.
A quick search of the HE register states there are 668 statutory listings for buildings and sites in the Hastings area, although this is rather ambiguous, and the number is probably nearer 604. For some reason, also included are some buildings and sites in Northiam, Battle, Bexhill, Pett and Robertsbridge, Icklesham and Lewes. It is unclear as to why
this is.
According to the Hastings Borough Council (HBC) site, they have a seemingly far larger ‘List of Buildings of Special Architectural or Historic Interest for the Borough‘ which is intended for information purposes only. It’s a bit puzzling as to why that would be. Either way, it would seem there are a healthy number of listed and designated heritage assets in the area.
NON-DESIGNATED HERITAGE?
What might not be known to many readers, is the existence of a list of non-designated heritage assets. These are buildings, monuments, sites, places, areas or landscapes identified as having heritage significance meriting consideration in planning decisions, but which do not meet the criteria for listing in Grade 11, Grade 11* or Grade 1 categories.
DO THEY HAVE TO DO IT?
It is a recommendation that Local Authorities compile a list of non-designated assets, but not a statutory requirement: it is thought to be helpful if local planning authorities keep a local list of non-designated heritage assets, incorporating any such assets which are identified by neighbourhood planning bodies.
YOU CAN DO IT
So if you want to nominate any buildings or sites, then you are encouraged to do this. Nominations are invited for a building or structure, park or garden for inclusion on the local HBC list, and there is good information on HBC’s web site about the process and how to get involved. The information required to accompany the nomination of a site includes:
• The approximate date that the building or other structure was built/created
• Information on its historical relationship to the local area
• Information on its architectural merit and design
• Information on any historical association to famous local people, local historic events, strong community or social development. This must be well documented, evidenced and available
• Up to date photographs
• Historical photographs/illustrations
• Maps (past and present)
• Information about ownership (and contact with any owner)
However, at the time of writing, the current HBC list has only FOUR listed items:
• Bohemia Estate
• Linton Gardens
• Wellington Gardens, Wellington Square
• White Rock Gardens
The Railway Mission Convalescent Home
CREDIT: Dave Young
Which seems a woefully short list. Trying to find out why proved fruitless as HBC did not respond. It could be that there is another list of non-designated heritage assets hidden somewhere by HBC, which would be slightly odd. Perhaps a Conservation Officer at HBC might like to comment.
THE COMMUNITY GET INVOLVED
To add context, there are two examples of where community action has been the catalyst for the regeneration and restoration.
Firstly, there is the pier. Much has been written about how community involvement moved the redevelopment and rebuilding forward. Yes, along the way there have been several contentious decisions, perhaps most notably about long-term community involvement and ownership. However, the powerful and overriding aspect has been how the community came together to get this hugely important historical and economical asset back in operation, with the added accolade of the RIBA Stirling Prize in 2017.
More recently, community involvement has contributed significantly to not only preventing the Observer Building from being demolished, but also with the major redevelopment and repurposing programme that is currently being undertaken. This is an amazing building, with huge historical, architectural, cultural and economic significance in the town’s history. It was pretty disgraceful that in or around 2007, HBC had agreed it should be demolished after yet another self-interested, financially driven ‘developer’ (for that read ‘speculator’) submitted yet another application to HBC.
The 2008 Credit Crunch, economic downturn and other issues thankfully voided the demolition application, and this
in turn triggered community involvement to save the Observer Building. It did come close to being lost forever.
WHAT CAN HIP READERS DO?
So what can concerned HIPsters do? Hastings has a rich and interesting history, reflected in many of the buildings in the area. Have a look around, look up and look down. Make observations of the built heritage and get involved. If you see a neglected or abandoned building, perhaps do a bit of digging, ask some questions, make some enquiries, get together with friends or other likeminded locals, and see what you might be able to do to save our local built heritage.
You can use the link below to find out more about non-designated heritage assets and how to contact HBC to nominate any buildings that you consider should be recognised. It does not mean any nomination will be added to the local list and be given any further protection, but my understanding is that any nomination must at least be acknowledged and discussed by HBC.
The Eversfield Hospital and the Railway Mission Convalescent Home, are but two examples. There will be many more buildings that could well benefit from readers’ interest and intervention.
• For more about non-designated heritage assets visit www.hastings.gov.uk/conservation/heritage-assets
Back to the build heritage with a call to arms from Alex Moojen, putting his Architectural MA to good use. We are always looking for new contributors for engaging pieces that relate in some way the local area. Send your pitches to [email protected]
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This sadly is another example of how HBC have no interest or concern about historic buildings in the borough. Listed or not.
Example of this is how I spent some three years fighting the council to place an enforcement order on a unique Grade II* listed Edwin Pugin chapel hidden away in St Leonards that few know about. In a dire state of repair and ingress of rainwater and no upkeep.
I could never get anyone from councillors to the Conservation Officer involved or remotely interested.
The sorry situation with this old hospital is just yet another one on the list of don’t care.