why say No to the Nolands plan in Plumpton?
and selected issues raised from 249+ objections (so far)
|Now it begins...
precursor to Eton's new town?|
LW/21/0262 - Nolands Farm, Station Road, Plumpton Green, BN7 3BT Outline
application for the demolition of 2 existing dwellings and outbuildings and
the erection of up to 89 residential dwellings.|
|Editor:- April 16, 2021 - A
detailed formal planning application
has been lodged in the past week to build 89 houses on farmland in
Plumpton Green to the East of Station Road and the North side of North Barnes
Lane in the area adjacent to the Eton College site recently discussed as a
possible new town application in
The site - called Nolands Farm - isn't owned by
Eton College - but is on land adjacent to the Eton site.
assessment document submitted with the plan says "North Barnes Lane
should be considered as a separate construction access route for the
This - as visitors to the site know - is currently
a cracked concrete footpath / bridleway which isn't suitable for cars. Upgrading
this track to a lorry capable highway could be the first step in creating a
promenade to Eton's new town stretching from Station Road in Plumpton to
Novington Lane in East Chiltington.
Editor's comments:- this
application can be regarded as the Trojan Horse or Thin End of the Wedge for
completely changing the character of Plumpton and East Chiltington and
facilitating the new town by salami slicing.
The 176 page transport
document says that the traffic plan is sustainable. But this is based
on the potentially misleading assertion that "2/3 of all
journeys in the UK are under 5 miles" which is used to justify the
plan's entire set of traffic mitigations. There is no evidence presented to
show that this is any way representative of journeys likely to take place when
89 new households are paracommuted into the rarified job space of rural
You can make your comments about the plan on the Lewes
Planning site by following the links to
Closing date is May 14, 2021.
"Just say No!"
Miss Zoey Walters - 12/5/2021
"There are currently ongoing issues with the gardens cracking
and sinking in Sun Close and feel this would just add to the issues. The
area looking to be developed on will just have a knock on affect causing more
problems for residents. Plumpton is currently known for its beautiful
surroundings snd greenery and building more houses will destroy what all the
residents love about the village."
Mr Craig Hickey - 13/5/2021
"I am a resident on Plumpton Lane and I strongly object to
the development for the reasons I have indicated in the radio boxes.
Additionally my house is located close to the road with my bedroom window being
approximately 5 meters from the curb side, it is already currently very
noisy and with the additional traffic that has increased over the years it
is quite unbearable to have my bedroom window open when I'm in the room, which
over the past year having had to work from home has been a considerable amount
of time spent in my room without being able to open the window."
Jonathan Hemsley - 12/5/2021
"There is currently an approved development of some 20 -odd
houses? being built in the middle of the village. This is causing even more
disruption to traffic and aggregate lorries are parked in the bus stop next
to The Plough Inn pub for up to half an hour with their engines running,
polluting the environment as they wait for the site to open at 8am."
Anna Phillips - 12/5/2021
"Where communal parking occurs it is important that they must
be within view of an active room within the property... where there is direct
and visual connection between the room and the street or the parking area...
(not from bedrroms and bathrooms)... Previous experience has shown that
where parking courts are hidden away behind trees, shrubbery or fences they can
become targets for crime. This can result in the vehicle owners
deserting their designated bays and parking on the street in full view of their
house. Additionally I noticed the lack of visitor parking across the
development. These factors combined could have the potential for illegal
parking, obstruction of the road layout and refuse and emergency vehicles as
well as the neighbourly disharmony. ...more"
Phil Edwards - Sussex Police HQ - 10/5/2021
"Nothing has changed since this application was refused in
2019. It would be urbanisation of open countryside. In Plumpton itself there
is often road congestion caused by parked vehicles in the village centre
and with significantly more residents and a business hub this would set to
worsen and emergency vehicles would be unable to pass through/slowed
down along Station Road. It is a development that is out of proportion with the
village. It would become a residential sprawl."
Mrs Yvonne Platt -
"We understand that there may be a one way system on Station
Road meaning that from the north of the village we would have to travel miles to
get to and from the village shop/post office/station. The village is on the
boundary of the South Downs National Park where there is supposed to be a soft
boundary. Views from the Downs would be impacted."
Dubber - 8/5/2021
"The current Government's 2019 Manifesto promised: 'to
safeguard our green spaces we will continue to prioritise brownfield
development'. This sort of speculative proposal is directly in opposition to
this claim. This is covering precious green fields with tarmac and concrete. It
represents the biggest development ever seen in Plumpton in the modern
planning era and far more than the Neighbourhood Plan (Policy 5) of development
of small sites. It risks too high a density and percentage increase in village
growth for Plumpton to assimilate within its current character."
Anna Norris - 8/5/2021
"At the moment children can walk alone down Station Road to
the recreation ground, if developments like this are allowed it will be a
slippery slope and soon children will need to be driven everywhere in the
village. Today I saw a cycling proficiency class in the village, parents
won't want their children cycling if traffic increases and increases. Developers
should not decide where development should take place, this is for the council
and the population."
Mrs Charlotte Boulton - 6/5/2021
"Plumpton is a linear village with access north and south
either end via 'awkward' junctions both ends. As traffic levels increase
with more new homes, so these junctions will get busier and busier. As can be
seen on race days these junctions cannot cope with heavy traffic."
Oliver St.John - 7/5/2021
"This housing estate would needlessly destroy a large swathe
of green fields with a lot of important habitat for plants and wildlife.
This area, because it has not been intensively farmed, is rich in many species ,
many of which are threatened nationally and declining in numbers due to
unnecessary destruction of their natural habitat. Rare Bats, Reptiles such as
Slow worms and Grass snakes , Toads and frogs , dragonflies and insects and
hedgehogs will all disappear .
These species would not relocate as the
proposed estate would extend right up to monoculture farmed fields.The so called
"green areas" set aside within the proposed estate are no substitute
for what would be destroyed by the concrete.
Important birdlife would
also be lost, such as the sight of Kestrels and Owls hunting, and predictably
the beautiful song of the Nightingale would not be heard again, which has been a
feature here for the last few years. The ecology report in the planning
application makes no mention of these losses as it was compiled at the wrong
time of year to fully document the biodiversity in the area."
Phil Laycock - 2/5/2021
"Village already suffers from regular water supply issues and
sewage blockages at the church."
Mr Roger Ainger - 4/5/2021
"Access for both the building of these properties and forever
after will cause severe problems in terms of safety, pollution and traffic
congestion. Plumpton Green is a small linear village that has a single road
that runs through it. This development would make traveling in and out of the
village intolerable. Think of traveling through Ditchling on a busy day and you
can foresee the future of Plumpton Green if this development is allowed."
John Fahey - 4/5/2021
from recent objections
"If, as Fairfax Acquisitions
claim, this development would - count towards the requirements of the new,
emerging Local Plan - then surely the merits or otherwise of this
application should be considered alongside any other potential sites once the
new plan emerges AND NOT BEFORE. Whilst the existing Local Plan is due to
expire there are 3 development sites which formed part of this plan
[democratically approved locally and approved by LDC which are yet to be built].
This site was rejected by local residents. It makes no sense democratically
to even consider this application until the 3 sites already given approval have
actually been built or at least started to be built."
Mr Paul de
Edmunds - 27/04/2021
"People who have invested their money and lives in the
village have done so to enjoy its quiet, rural setting, within a small community.
We enjoy this whilst putting up with the lack of infrastructure that a larger
town can economically justify. We have no gas, poor roads, few pavements (and
those that we have are narrow and very worn). There are ongoing problems with
inadequate drainage, and in heavy rainfall the stream around our
property overflows with the sub-pump which frequently has to eject untreated
sewage into the waterways (to avoid sewage returning into the local properties)."
Mrs Rachel de Vial - 27/4/2021
"Vast amounts of time and money have been dedicated to the
Neighbourhood Plan. To disregard its findings and needs of the village,
after extensive consultation is neither necessary or in keeping with what the
Local and Parish Councils were led to believe. This application doesn't just
jeopardise the structure of the village, the credibility of the NP but the trust
of any future consultation of members of the public that is sought."
Mrs Clare Eastwood - 26/4/2021
"It is only 5 years since the South Downs National Park was
designated an International Dark Sky Reserve and as recently as 2019 the
Conservative Party in its
manifesto, clearly stated...
to safeguard our green spaces,
we will continue to prioritise brownfield development, particularly for the
regeneration of our cities and towns....
What short memories
some people have! At a time when Britain faces a future alone, outside of
the EU andwith a greater need to maximise the output of it's own farming, the
concreting over of hundreds of acres of prime agricultural land is sheer
Mr Stewart Allum - 25/4/2021
"We really must put a cap on the amount of development in our
area. I understand this proposal represents an additional 16% on
Plumpton housing stock and is not in the neighbourhood plan. Such aproportional
increase puts a terrific strain on local infrastructure. We also need to be
mindful of the even greater threat to our area of the proposed Eton
Land project. If Nolands Farm gets the go ahead, this could be the thin edge
of the wedge and the end of the peaceful rural community as we know it."
Mr Ian Martin - 24/4/2021
Editor's notes:- the above comments are simply a small sample of
what I've seen in the more than 60 objections to the plan currently visible
(Tuesday morning - April 26th). I've placed more extracts on this page in the
column on the right of this.
It's heartwarming to see how much
people care about this land. Sad too - that all this effort to protect
the green spaces is necessary.
Every field counts. Once it's gone
it's gone forever. OK maybe not forever - strictly speaking - but likely for
hundreds of years.
I compared the damaging effect of concreting over
farmland today in East Sussex to the harms caused by the agricultural
pesticide DDT in the 1950s - in a blog -
Final Spring in
Novington Lane?. It's just shameful that such things are happening when e
As many residents have already commented - democracy
is an illusion if the planning framework - which we are told to trust - can
be so easily broken by land promoters busting the norms of our
democratically agreed neighbourhood plans.
- I don't want to be doing this. (Writing about these things.) But we can't let
these issues go by in the hope that someone else will deal with them
and make them go away. Our pool of nearby someone elses is limited. That's
the way we like it.
We're grappling with influences which seem to
regard our pleasant green spaces in the same way that the 19th century colonial
powers of Europe looked at the mineral resources of the rest of the world - as
assets to be plundered for financial gain - regardless of the well being of
those who lived there.
If you find this web site useful - please tell
your friends. I was going to switch it off this year - as it had served its
original temporary purpose back in 2016. (The caviar farm story.) And I was
looking forward to a quiet life of writing about nothing much... Looks like
wrong thing wrong place isn't going to be switched off any time soon.
for your time.
Kerekes - email@example.com
XXX [insert] Lewes planning person
1st sightings of
Armageddon - Eton's new town Etongrad
Nolands Farm, Plumpton, BN7 3BT
89 houses here?
"outrageous and unthinkable lunacy" said Mrs Penelope Forbes who
lives in Station Rd
scroll down to see comments from hundreds of objections
photo above - April 2021
"Councillors committed to reducing CO2
emissions & controlling excessive development have appealed directly to us
to fight the proposed desecration and speculative development of huge swathes of
unspoilt countryside -as in the Nolands Farm development and Eton College's
appalling collusion with equally greedy property developers to have 500 acres of
fertile arable land destroyed and concreted over from North Barns Farm. Both
developments involve swallowing up East Chiltington and Plumpton farmland and,
in the case of Eton College, all along the very edge of the South Downs.
Downland villages like East Chiltington, Plumpton, Chailey being merged into a
proposed huge South Downs new town is outrageous and unthinkable lunacy
and also gratuitous."
Mrs Penelope Forbes - 13/5/2021
"How can we have a democratic plan on the future of our
village, and then it be completely ignored because some moved the goal posts?
It would also make Plumpton considerably larger in a very much shorter period
of time than a slow progression of smaller developments."
Brown - 5/5/2021
"My objection is two fold or rather number one is the
overture to what follows. The elephant in the room is the Eton land housing
proposals (3000 houses) and the Nolands farm development is the easement to the
larger scheme. It still represents infringement into the buffer zone to the
SDNP, overdevelopment in Plumpton, with significant pressure on already
underinvestment in infrastructure."
Mr Hamish Black - 12/5/2021
"We moved to Plumpton Green because it was a village and we
would like it to remain a village. The proposed development is too large for
the current infrastructure and would destroy the character of the village.
Currently we have no gas, poor broadband and frequent power cuts, all proof of
the inadequate current infrastructure serving the current housing numbers...
This development is an attack on the open countryside and the
environment, especially so close to the South Downs National Park."
Muriele Pearce - 6/5/2021
"We have no need for the extra houses, a hub and community
spaces. The development encroaches on an already outstanding community of
scouts and the land they use. Our beautiful fields, wildlife and ecosystem will
be destroyed - all for greedy financial gain. This will be devastating for
the village and surrounding areas."
Mrs Suzanne Crouch -
"Hello I am currently in the process of moving to Plumpton
green - nearly weeks away until exchange. I have seen a large number of
relevant points raised by the parish council the most important of which would
be the loss of Local youth (Scouts) amenity - this would mean that there
are no clubs/ facilities for teenagers in the local area this must not happen!
A lack of guidance and encouragement at this vital age can have a negative
effect on our teenagers and on the surrounding community as often a lack of
engagement leads to larger amounts of petty crime and vandalism."
Paul Tilbrook - 11/5/2021
"The destruction of 2 modern, well maintained and desirable
properties is not justified as a means to gain access to the development site.
There are other planning options, identified in the current local Neighbourhood
Plan which do not require such drastic action."
D Holmes -
"The entire planning system is clearly flawed if a planning
consultant such as Parker Dann - on behalf of Fairfax - on behalf of who
exactly? - can collaborate with the LDC planning officers to produce an
acceptable application before the public even are aware. This leaves the
public out of the process until they find out - too late - that an application
has been made in their area. Democracy Zero - the current planning
system holds all the developer cards"
Miss Julia Tingle -
"The negative impact of 89 new dwellings and likely
considerable traffic generation on an already dangerous section of station road
(especially during construction) should be considered."
Jonathan Hayward - 22/4/2021
"The location of the development is also adjacent to land
where houses that have just been built have seen their gardens collapsing (Sun
Close), which must need further investigation before any considerations to this
plan can even be further considered, on thegrounds it would be negligent of
planning not to do so, having had this significant safety risk raised."
Mr Stuart Wallis - 22/4/2021
"The proposed highway works are only so that the development
can meet highways safety requirements and will inconvenience everyone else in
the village for the sake of the developers. These works are completely out
of keeping with the street scene. Many of the developments in the neighbourhood
plan are only just being built out so the cumulative effect of these
unimplemented planning permissions in addition to this site (which represents
125% of the dwellings due to be built in the plan) is unknown."
Claire Williams - 5/5/2021
"This development would urbanise North Barnes Lane and
set an important precedent for extending the housing developments across the
boundaries between Plumpton Green and East Chiltington.... If you determine the
Nolands site now it may lead to a cascade of salami building sites."
Zsolt Kerekes - 16/4/2021
"I've been living in Plumpton for 10 years with my family in
a Victorian cottage. If this goes ahead we will move away from the village.
Plumpton will not be a village anymore but a Town. New builds are extremely
ugly and damage the countryside in every way."
Mrs Rebecca Duff -
"This area most not be allowed to be developed in addition to
the check-boxes it would introduce light pollution to the area."
Mr George Adsett-Knutsen - 22/4/2021
"This disproportionately large development pushes the
Easterly boundary of all other housing in Plumpton Green. A new wildlife
impact assessment would need to be completed given the increased sizeof the
application especially given that it intersects an important corridor for
Mr Jonathan Hayward - 22/4/2021
"This is outside the Neighbourhood Plan which was a
democratic process and voted on by local people. This site was considered
and rejected. This is a significant increase in the number of houses from the
original application that was refused in February 2019. This should also be
refused." Mr Jeremy Midmer - 19/4/2021
"Road congestion would increase dramatically, air pollution
would increase, and traffic safety on Station Road impacted. The specified
provision of "open space" is disingenuous: this development would
cause a dramatic reduction in open space and public bridleways providing access
to nature for local residents and citizens across Sussex."
Matthew Hornby - 4/5/2021
|developer documents (samples)|
the developer of Nolands plan
They have submitted hundreds of pages of
documents to support their planning application.
Here are a couple of
related links to get acquainted with them and their concept in their own words.
Fairfax Acquisitions web site
- pre-consultation web site
Planning Application - summary on LDC site
and now we interrupt this programme to bring you some important GreenwashParagraph
8.34 of the
outline planning application for LW/21/0262 says this...
Biodiversity Metric 2.0 Calculation has demonstrated that in terms of habitat
units the proposed scheme results in an increase of 2.35 habitat units
10.50% net gain. The linear feature calculation for the proposed scheme
results in an increase of 7.01 hedgerow units totalling a 63.79% net gain.
"This is because the Land at Nolands Farm, Plumpton Green -
demolition of 2 existing dwellings, erection of up to 89 new dwellings
including 40% affordable housing, village business hub, pedestrian, and
vehicular access, open space, associated infrastructure, and landscaping.
Planning Statement 63 scheme successfully retains nearly all the existing
boundary features, and because the landscape planting scheme includes new
species rich hedgerow planting across the Site."
|Eco Towns, Garden Cities,
Garden Villages - I thought I understood English but it was a Developer who
spoke them. Any idea what they mean? |
| The simple words eco
and garden when prefixed to village, town or city
can add up to create semi-descriptive phrases which are power loaded with
wildly different connotations depending on who you are and the context in
which they are encountered. |
So you can't blame developers sprinkling
these wordplay sauces liberally around their prospectus chalkboard menus
to make their crunchy concreting dishes appear less ashen on the
palette de jour. It's only natural!
On the other hand - countryphiles
and rural protection campaigners who are at the unsolicited receiving end of
these communications commonly report nocebo effects - including headache,
nausea and a bitter aftertaste - due to a belief that jumbling together
good words to disguise nature harming projects doesn't make their digestive
outcomes any sweeter.
I was looking for a learner's guide to help
me understand DeveloperSpeak And in a few clicks I found a very helpful
phrase book on www.designingbuildings.co.uk
Here are links to translations of some DeveloperSpeak phrases
which we might encounter more often in upcoming discourses on wrongthingwrongplace.com
eco town /
/ garden city
Other competing interpretations are available.
|A CPRE view of such rural
"We were concerned that permission for this site
would be a stalking horse for a much larger market home development once the
principle of development there had been established."
| From a briefing paper -
good and the bad about rural exception sites - by CPRE which talks about a
clever tactic often used by land promoters to open up new "rural
exception sites". |
It begins with a promise to build a high
percentage of affordable homes. Then, having established such precedents with
a small scale plot, it's much easier for the same (or other) developers to
come back with a follow up plan for a bigger project on a nearby plot.
goes on to say in their article...
"That is exactly what happened
in Lower Horsebridge, a village of 60 homes near Hailsham, where a developer,
having received permission for 32 affordable homes using the rural exception
site argument, returned with a revised application for 110 mostly market homes
and was given permission by Wealden District Council. ...read
here are some other related CPRE articles
our land: the state of brownfield - "The total area of unused
brownfield land in Sussex is approximately the size of Littlehampton in West
Sussex or Bexhill in East Sussex."
land promoters exploit legal loopholes at the expense of communities and the
countryside - "Land promoters activities lead to unnecessary work and
expense for already hard-pressed local planning authorities, as well as anxiety
and uncertainty for people who live in the communities affected."