At CPRE Sussex, we are proud to help residents fight inappropriate development and defend the countryside on their doorstep.
This is not always an easy task.
Central government is imposing ridiculous housing targets and constant revisions to planning policy are only increasing uncertainty.
Yet, we fight on because we know how precious our local green spaces, habitats and landscapes are.
The need to protect the Sussex countryside – and the challenges we are facing – is perfectly illustrated by the recent ‘Cuckstye’ appeal.
Last October, controversial plans for 1,450 homes between Cuckfield and Ansty were refused by Mid Sussex District Council (MSDC).
Applicant Fairfax Developments described its bid for housing on a large farmland site as a ‘Community Garden’.
But local campaigners called out this farce and branded the scheme – which would have dropped thousands of new residents into the middle of the countryside – ‘Cuckstye’.
Backed by CPRE Sussex, they successfully argued the bid undermined the core planning principle that new development must be sustainably located and plan-based.
Concerns included the unsustainable location, a complete lack of infrastructure and environmental damage, including adverse landscape and heritage impacts.
The decision to turn down the application was a victory for Cuckfield and Ansty and Staplefield parish councils, CPRE Sussex, the Cuckfield Society and residents who had come together to fight the development.
Yet our joy was short-lived.
Fairfax Developments quickly submitted an appeal, and a hearing was held in June.
It will be some months before we discover the fate of this wholly unsustainable and inappropriate development.
But there are troubling factors at play as we await the Secretary of State’s decision.
Firstly, the Planning Inspectorate has published his interim conclusions into the MSDC draft District Plan.
These include a requirement for the council to deliver between 1,200 and 1,300 homes per year, rather than the 1,088 proposed by the council.
This means the district will have to absorb an additional 3,500 to 4,000 homes between now and 2040.
MSDC now needs to identify sites where these houses can go – including re-examining previously rejected sites.
What was particularly disappointing was the inspector’s disinterest in increasing the percentage of affordable housing that developers should be required to build.
Providing opportunities for local people to live within communities where they work is a social imperative and vital to the economic health of our rural villages and towns.
There is a significant and growing unmet need in Mid Sussex for social and affordable housing that the new plan is likely to exacerbate.
CPRE Sussex presented a compelling case that the proposed 30% affordable homes target was out of kilter with the ambitions of neighbouring planning authorities, with 40% being more typical.
We also argued that MSDC’s ability to deliver on its overall housing target would not be prejudiced by setting a more demanding target.
But these arguments were dismissed out of hand.
The inspector also dismissed evidence that MSDC’s fantasy of creating a ‘self-sustaining neighbourhood community’ between Sayers Common and Albourne was undeliverable.
He rejected, without explanation, arguments put forward by CPRE Sussex and others that the series of linked rural sites was undeliverable in practice given its size and relative remoteness from Burgess Hill.
The inspector was equally impervious to suggestions which would improve the district’s contribution to the country’s climate change and ecological commitments.
Ultimately, the new District Plan looks set to be the victim of government-imposed dogma on housing targets, while lacking ambition on affordable housing and environmental credentials.
The second troubling factor for those fighting the ‘Cuckstye’ development is the ongoing review of the National Planning Policy Framework (NPPF).
During a public consultation earlier this year, CPRE Sussex raised concerns about the highly centralising nature of the plans.
The draft NPPF doubled down on unrealistic and undeliverable housing targets, opening the door to yet more speculative and unplanned development and placing the countryside under significant threat.
We do not yet know exactly what form the revised NPPF will take.
But it is likely to be published before the Secretary of State determines Fairfax’s appeal.
Planning appeals must be made with reference to the NPPF which is in force at the time of determination, adding a further layer of uncertainty for residents and campaigners.
The ‘Cuckstye’ is about more than just one district.
It illustrates the threats facing green spaces and precious habitats right across Sussex.
Residents do not want this development.
The council has already identified other, more sustainable, locations to meet its need for new homes.
Yet, central housing targets and the hugely damaging NPPF document could mean local needs and expertise are ignored.
If ‘Cuckstye’ is approved, will any parts of rural Sussex be safe from predatory, unplanned development?
At CPRE Sussex we believe local communities and their elected representatives must be able to shape the places where they live, work and play.
This is not about saying ‘no’ to all development.
It is about saying no to unsustainable, greenfield development which fails to deliver much-needed affordable housing.
The need for new homes should not be used to justify a ‘build baby, build’ approach which ignores the needs of local communities.
Instead, the government should be focusing its efforts on building homes that allow local people to afford to live in the areas where they grew up.
It should concentrate development on the brownfield sites in Sussex which have space to build more than 26,000 homes – half of which already have some form of planning permission.
It should encourage development which protects the ability of future generations to live well.
At CPRE Sussex we will continue to fight alongside local communities for sustainable, affordable and appropriate development.
We will work to make sure local voices are heard and development companies are not given a blank cheque to build wherever they want.
Find out more about our work creating better places to live at: https://www.cpresussex.org.uk/what-we-care-about/better-places-to-live/
Advice on how to take action on a planning issue in your area is also available at: https://www.cpresussex.org.uk/get-involved/take-action-on-a-planning-issue-report-a-threat/