Piece contributed by Teddington residents group.

Richmond Council's words and polices are ambitious in response to the climate emergency.

In its Local Plan, the council commits to the highest standards of sustainable design, energy conservation and efficiency to meet its target for achieving carbon neutrality.

However, under greater scrutiny, some of council's development plans appear to fall short of these worthy ambitions.

Elleray Hall redevelopment plans are one such case in point.

When examined by the Richmond Design Review Panel, the body of independent professionals were less than impressed with the councils' endeavours on sustainability.

The panel reached a conclusion that: "For both sites…the team needs to push harder to achieve the highest sustainability in line with the Council's ambitions.

"We feel there should be a stronger narrative around sustainability and strive for net zero carbon as a Council-led scheme needs to be an exemplar in this regard."

The Richmond Local Plan clearly states the minimum requirements for the reduction in carbon dioxide emissions: "All new major residential developments (10 units or more) should achieve zero carbon standards in line with London Plan policy."

However, Clive Chapman Architects responsible for the proposed designs on the two sites admit in their Energy and Sustainability Report that, in the case of the proposed housing development, there will indeed be a carbon shortfall.

The council officials appear satisfied that this carbon shortfall can be offset by the proposed carbon offset payment of £20794.

The council, as the developer, would effectively be paying itself for failing to meet the net zero carbon targets.

The carbon offset principle sets an unhelpful precedent and reveals a questionable attitude to sustainability.

Creating excess further carbon emissions that are then 'offset' by planting trees, for example, legitimises the polluting act.

This should be resisted. Rather, it would be more responsible and sustainable to develop in a carbon neutral manner in the first instance.

The option of redeveloping the Elleray Hall on the current site has been dismissed by the council without proper consideration and without any regard for its merits, from financial to reduced amenity impact and, most importantly, reduced environmental impact.

For all its claims to high sustainability standards, the council appears to lack the imagination to create something new from existing assets.

Elleray Hall appears structurally sound, is sympathetic in scope and scale and provides an important historical link with the past.

The Richmond Design Review Panel noted that the current Elleray Hall building 'represented a structure that is uncommon and dates from the early 20th century.'

High quality refurbishment of the current structure would represent significant financial savings to the taxpayer whilst also conserving the natural environment.

Reducing the demand for new materials and extending the life cycle of sound structures surely makes for a strong moral argument.

No doubt, the new materials and low carbon technologies will support the environmental agenda, but the expenditure of energy associated with demolition and disposal of old material, as well as significant new construction, will remain a debt to be paid by future generations.

Reducing emissions associated with the above must surely be a priority.

There are experts who understand the urgency and encourage us to repurpose our architecture rather than tear it down.

Andrew Whalley of Grimshaw Architects writes: "Sustainable development is best served by exploring the potential of existing structures before rushing to demolish and build something shiny and new.

"While we give attention to buildings for reasons of heritage or other architectural importance, we should also consider the inherent sustainability in adaptive reuse projects.

"Not only are they sustainable, but often they are well-loved by users as well.

"There's something rewarding about something that is old repurposed into something new – and potentially exciting.

"It should be incumbent on us all to consider the potential in existing structures before gravitating towards a shiny replacement."

It may well be that a complete rebuild of Elleray Hall on the present site is the best compromise, but we will not know until comprehensive assessments have been carried out to help inform such a significant decision.

After declaring a Climate Emergency in 2019, we would expect more determined efforts from the Richmond Council to achieve carbon neutrality.

The redevelopment plans for Elleray Hall and North Lane East car park do not achieve zero carbon standard, and fall short of council's own ambitions and the London Plan policy requirements.

If the concerns expressed resonate with you, please join other local residents in opposing the council's proposals using the link to the council website below:

Teddington: update on Elleray Hall development as plans validated by Council

Trustees of Elleray Hall write in support of Council Plan for new site

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