Highdown Vineyard and wedding venue could be set to make way for housing - 'We must fight back hard'

A planning application by Rego Property Developments Limited has proposed the construction of 112 dwellings at Highdown Vineyard in Ferring – which would see the demolition of existing structures on the site.

Owners Aly and Paul Englefield announced in February 2021 they had agreed to sell the site – subject to permission being granted for a housing estate.

The site lies to the north of Littlehampton Road and includes a barn style building, which provides a shop, restaurant area, wine tasting room and wedding venue. In addition, there is parking, a machinery plant store and a residential unit on site.

The applicants said the current site would require ‘substantial investment with no guarantee it could become successful’ and instead wishes to redevelop the site for residential use and associated open space.

They said the scheme would also ‘help address the critical shortage of affordable housing supply’.

However, Ed Miller – secretary of Ferring Conservation Group and convenor of the ProGaps Alliance – said: “‘The application published for 112 houses on Highdown Vineyard is a hammer blow to the thousands of Arun and Worthing residents who have been desperately trying to defend our open spaces – and especially the Green Gaps between Ferring, Kingston, East Preston, Angmering and Worthing.

"We have seen Persimmon’s plan for 475 houses at Chatsmore Farm (awaiting a decision by the Court of Appeal); a 193-house estate approved at Rustington Golf Centre; a 76-house estate approved at Roundstone Farm; an application, months overdue for decision, at Lansdowne Nursery; an application for 48 houses in the Kingston Gap; an application for 1333 houses at Ham Manor, opposite Sanisbury’s – and now this.”

"We know that both Arun and Worthing Councils do not want these housing estates – they are committed to the gaps and green spaces in their local plans – but they are constantly overruled by planning inspectors who are following Government planning policies.”

Mr Miller said these Government policies have ‘demanded more and more houses’ in areas that are ‘completely unsuitable’ – because of the ‘destruction of farmland and wildlife habitat’ and that they put an ‘intolerable strain on roads, schools, GP services and other infrastructure’.

He added: “The Prime Minister said in PM’s Questions last week that we must maintain a proper balance between housing needs and the protection of our green spaces. Now is the time for him to tell the planning inspectorate to put this change of policy into effect – and to make it clear to developers that the green gaps and other green spaces of Arun and Worthing are not fair game for their plunder.

"This is a desperate battle for the future of this coastal strip of our beautiful Sussex where we have chosen to live. We must fight back hard. And we shall.”

Have you read?: Highdown Vineyard sale: Conservation group opposes ‘ridiculous plan’ for housing development

What is being proposed?

Access to the site is proposed from the A259, whilst there would be a new bus stop and footway connection from the site to the crossing point on the A259. The applicant said it has ‘demonstrated a commodious layout’, which provides ‘high quality open space, and enhanced landscaping can be delivered’.

A planning document read: “Highdown Vineyard is a challenging site. The current low yields, size and condition of the vineyard make it an unviable business.

"Arun District Council are currently unable to demonstrate a five year housing land supply position. Indeed, appeal inspectors have advised ‘there is no prospect in sight of that supply reaching five years’.

“The redevelopment of the site therefore offers the council an opportunity to positively boost the supply of homes in a sustainable location.

"The scheme would provide a high quality development which has been informed by the site's constraints and positively influenced by the characteristics of the local area."

The applicant argued that the redevelopment of the site would ‘not undermine the purposes of the Angmering to Ferring gap’. It said the proposal would provide a ‘logical extension’ to Ferring and would be seen in the context of existing built form, which ‘includes light industrial and commercial use’.

The planning statement added: “In economic terms the construction phase would have a positive impact on the local economy, with local services and supplies provided, to serve the site. Post construction, the development would provide increased levels of household spending in the local area.”

What has the council said?

A pre-application was submitted to the district council in November 2020. Advice was sought on proposals for the development of the site for 121 dwellings, comprising 35 x 2 bed terraced houses, 28 x 3 bed semi detached houses, 9 x 4 bed detached houses, 27 x 2 bed flats and 9 x 1 bed flats (three storeys highs).

The application also sought feedback on proposals to retain the existing access from Littlehampton Road and the provision on 228 car parking spaces.

According to the latest planning documents, the council considered the proposed scheme: would conflict with part of the Ferring Neighbourhood Plan; was not sustainably located and considered ‘too detached from the centre of Ferring’; the gap would be compromised and the setting of Highdown Hill, within the South Downs National Park would be adversely affected. It was noted that the development ‘would meet social and economic objectives’ of sustainable development but ‘failed to meet environmental objectives’.

Concern was also raised over the ‘proposed incursion’ into open countryside and it was submitted the proposal ‘would not contribute’ to protecting and enhancing the natural environment.

The council also found the development would not be capable of being ‘acceptably integrated into the adjoining settlement’ and it would represent a ‘significant and visually isolated form’ of development which would be ‘out of keeping and visually harmful to its rural setting’.

The applicant has engaged with the West Sussex Highways department, whilst public exhibitions have been held.

The applicant said hand delivered invitations delivered to 2,200 local homes and businesses, whilst email invitations were sent to community groups, interest groups and councillors.

They said initial public consultation provided 'valuable feedback'. There was 'general concern' surrounding delivery of further housing in Ferring area. Fears were also raised in relation to pressure on local infrastructure, loss of green space, impact on ecology and wildlife, highways impacts, drainage and amenity impact.

Feedback, however, confirmed attendees' 'positive attitude' to the provision of open space. All feedback has been 'carefully considered' by design team and a reduced scheme is now proposed to provide 112 residential units, with ‘enhanced landscaping along the northern boundary’.

The deadline for comments on the application is March 2, with a decision expected from the council by May 1.

To have your say, visit the council’s planning portal, using reference FG/180/22/OUT.