Parkland reserve at Land East Of Ansty Way Cuckfield Bypass, Cuckfield

What was proposed

The application proposed changing farmland and woodland into a publicly accessible parkland reserve with tracks, viewing platforms, hides and rewilding.

“Proposal: Change of use of farmland and woodland to parkland reserve to include public access and instigation of long-term management and rewilding regime, including establishment of pedestrian and cycle tracks, with new pedestrian and cycle access points off Cuckfield Road to the south and Staplefield Road to the north. Proposals to include the addition of two wooden viewing platforms and two hides. Sports pitches at Beech Farm Field to remain in sports use.”

Officer report

The site and surroundings

The 103-hectare countryside site includes fields, woodland, sports pitches, public rights of way and ancient woodland within the High Weald National Landscape.

“The site lies to the south and west of Cuckfield, and to north of the Ansty, and is not located within settlement boundary. The site therefore lies with the countryside, as defined by the Mid Sussex District Plan and lies wholly with the High Weald National Landscape (formally Area of Outstanding Natural Beauty).”

“To the northwest of the site, New England Wood is also designated ancient woodland, but this falls outside the boundary of the site. Application Details 10.1 The application proposal consists of the creation of a ‘Parkland Reserve’ site which, as set out in the applicant’s submissions, comprises the following; - New 103ha Parkland Reserve - Enhancement of existing east-west PRoW’s - Installation of 2 new wooden viewing platforms and 2 hides - Formal creation of…”

Officer report

Planning history

There was no planning history, and the application was to be decided separately from the related residential development.

“The submitted details of how the maintenance and management of the site would be undertaken and funded in the long term are not considered sound. The proposals would involve highly speculative impacts on existing biodiversity which are inherently unpredictable given the proposed changes to public access.”

“Notwithstanding this, this is a separate application and falls to be determined on its own merits. Relevant Planning History 8.1 None 9.0 Site and Surroundings 9.1 The site comprises approximately 103ha of land made of a mix of fields and woodlands, as well as existing sports pitches at Beech Farm Field at the northern end of the site where it adjoins Staplefield Road.”

Officer report

What consultees said

Most consultees raised no objection, while the conservation officer and High Weald National Landscape Unit identified heritage or landscape concerns.

“Comments include: - CPRE - Balcombe Parish Council - British Horse Society - Mid Sussex Bridleway Action Group - Stop Cuckstye Action Group (SCAG) 5.0 Summary of Consultees 5.1 A summary of the consultee final position can be found below, and their comments can be found in full on the public planning file. MSDC Conservation Officer…”

“The proposal would be contrary to objectives W2, FH1, FH3 and LBE1 of the High Weald AONB Management Plan and as such would fails to conserve and enhance the natural beauty of the High Weald National Landscape, contrary to paragraph 189 of the NPPF.”

Officer report

What people objected to

Objectors and parish councils questioned the proposal’s biodiversity, public benefit, access, safety, heritage effects, finances, management and connection with housing development.

“A total of 228 letters of objection have been received making the following comments: - The proposal would have a negative visual impact on adjacent designated heritage assets. - Site already has a wealth of natural flora and fauna which will be lost by the proposals. - It cannot be recreational resource, whilst limiting access for biodiversity enhancements. - BNG should be provided on the development site in accordance with government guidelines.”

“- No safety proposals to show how the cycle route will cross the bridleway - Lack of compliance to and consideration of inclusivity as equestrian use not considered. - Not clear if lighting is proposed for the cycle path of sport pitches. Both would be contrary to the aims of the AONB. - A cycle path is proposed through ancient woodland. - Increase in visitor numbers (as envisaged) would increase noise and disturbance in this sensitive area.”

Officer report

Who spoke

Speakers against the application included parish council representatives, the Cuckfield Society, CPRE Sussex and a ward member.

Members’ concerns

Members questioned the application’s independence from the housing proposal, consultation, rewilding, access, parking, funding, contingency arrangements and effects on the High Weald.

“Members discussed the application and proposals within it, questioning why the application had been brought forward to Committee. Although it was a separate application it was difficult to consider it as such from the previous item, given it would be reliant on the commuted sum. Other concerns included, no public consultation with residents and the area was too small for rewilding or to be considered BNG.”

“The Head of Development Management noted the comments and understood Members concerns, given the item 5 had been refused, however, this was a separate application and had to be considered as such. Ultimately, the main planning permission considerations were the area of public open space to the north of the site and the southern area of the site being subjected to ecological enhancement.”

Minutes

The committee vote

The committee approved the recommendation by seven votes to one, with four abstentions.

“As there were no further questions, the Chairman took Members to a vote on the recommendation, this was proposed by Councillor Sweatman and seconded by Councillor Phillips. The application was approved with 7 in favour, 1 against and 4 abstentions.”

Minutes

The decision

Planning permission was granted subject to a legal agreement securing public access and possible land transfer, together with the recommended conditions.

“Planning permission was granted subject to completion of a s106 Legal Agreement to secure suitable public access rights (and possible transfer of the northern part of the site to the Council with an appropriate commuted sum) and the suggested conditions in Appendix A.”

Minutes