Agricultural track at Beacon Down Vineyard, Cross in Hand

What was proposed

The application sought to retain a 145-metre surfaced track between the winery and buildings in the adjoining field.

“This application seeks planning permission to retain the track that was been formed between the new winery building and the field to the south-east. The track is approximately 145m long and was laid to provide access during construction of the winery building. Retention of a surfaced internal track within the vineyard provides a durable way between existing buildings and is considered reasonably necessary in relation to the agricultural enterprise undertaken at the holding.”

“Proposal This application seeks planning permission to retain the track that has been formed between the new winery building and the field to the south-east where there is an existing farm building (former stables) and a new farm shop/café being constructed. The track is approximately 145m long. It is proposed that the track is finished with a surface layer of crush limestone.”

Officer report

The site and surroundings

The vineyard is an approximately seven-hectare agricultural holding with about four hectares of vines and several access points.

“Site and Surroundings Beacon Down Vineyard is located south of the village of Cross in Hand. It is situated at the corner of Fir Grove Road and Browns Lane and is a landholding of approximately 7 hectares, of which ~4 hectares are planted with vines (two fields) and the third field at the north-western end of the holding is primarily left as pasture for grazing.”

“A new agricultural building (a winery) has been constructed towards the north- eastern corner of the NW field (the development was the subject of previous notification/prior approval for agricultural development under Part 6 of the General Permitted Development Order (reference WD/2023/7006/ADP). The application site area comprises the track that was formed between the larger agricultural building in the NW field and the timber building and where the new farm…”

Officer report

What consultees said

The Highway Authority raised no objection, while the parish council objected to access changes, traffic, residential amenity, landscape, biodiversity and intensification.

“Statutory Consultees Highway Authority – No objection, • No objection to the principle of development on highway safety or capacity grounds. • Recommended conditions securing access details, visibility splays, parking and turning areas, and a Construction Management Plan. • Advisory note provided regarding works within the highway boundary. Heathfield and Waldron Parish Council – Objection 1.”

“Commercial vehicles regularly using the lane and block access and significantly affect the amenity, safety, and quality of life of residents. Conflict with Original Consent - The original consent for the Barn was granted on the basis that access would be taken from Firgrove Road, not Browns Lane. Altering this arrangement fundamentally changes the planning balance previously considered acceptable. 5.”

Officer report

What residents said

Objectors raised concerns about commercial traffic, blocked roads, cumulative development, biodiversity, lighting and flooding; supporters said the track was necessary and discreet.

“Planning creep / cumulative impact of development: the winery, café/farm shop, hardstanding and track in materially altering the rural character of the site within the High Weald National Landscape. • The scale, positioning and specification of the track suggests it is intended to serve the wider commercial activities at the site rather than being reasonably necessary for agriculture alone.”

Officer report

Who spoke

Two people spoke against the application, one agent spoke in favour, and the local ward member spoke without voting.

The committee vote

A motion to approve full planning permission in line with the officer recommendation was proposed and seconded before approval was resolved.

“A motion was proposed by Councillor Gadd, seconded by Councillor Everitt to approve full planning permission, in line with Officer recommendation.”

“RESOLVED: That Full planning permission be granted, subject to the conditions and informatives as set out in the agenda report, Officer update and additional condition restricting the use of the track for purposes relating to agriculture and not to be used for parking of vehicles.”

Minutes