Here We Go Again...

No stone unturned: Vineyard Farms' enhancement of Barrow Hill...

Pretty much as expected, Vineyard Farms have finally lodged their formal appeal against Medway Council’s planning committee’s decision to reject their grandiose plans for a vainglorious £30m tourist centre, to be built on one of Medway’s last bits of green belt land and the “area of outstanding natural beauty” that is Bush Valley in Cuxton. They are seeking a 10-day full public inquiry, which will be held within the next three months.  (Update: now scheduled for March 19th 2023)

Naturally, they left their appeal as late as possible, presumably in the hope that everyone had forgotten about it all. We haven’t. 

Since the planning meeting that knocked back the ambitions of billionaire tax-exile Mark Dixon (owner of Vineyard Farms), Vineyard Farms have been busy dumping ugly heaps of spoil along field boundaries across the lower end of Bush Valley and on top of Barrow Hill, where their billionaire’s version of Tracy Island is to be built. 

Numerous warning signs have also sprouted up everywhere, proudly proclaiming their ownership of the land and brusquely reminding people to stick to the very few public footpaths that cross the 1200 or so acres that form their new and bizarrely-named “Silverhand Estate”.

(They seem to have given up on the "Kentish Wine Vault" name since the protestors rather cheekily managed to claim the .com address as their own...)

"The Future Is Sparkling": for Vineyard Farms, maybe, but for the rest of us...?

They have even employed one or two burly, surly “wardens” to roar around their fiefdom in 4x4s in order to accost anyone walking on the farm tracks and demand that they “get orf our larnd”. As a result, much of the beautiful woodland and farmland around Upper Bush and Luddesdown are now sadly off-limits, at least to anyone who wants to avoid a confrontation with a zealous VF employee. 

It all comes across as rather prickly and hostile, and hardly endears them to the local community of Cuxton. 

Local residents have made it clear that they don’t want a football stadium-sized tourist venue in Bush valley, with the inevitable adverse impact upon the quality of life for the people who live in the area. I know that most Cuxton folk want the vineyard to succeed, and would willingly help Vineyard Farms with that, if only they would talk to people and back off a bit. The vineyard bosses could be a welcome part of the local community - if they so chose. 

But they don't care. And neither, it seems, do Medway Council.

As I noted in a previous update, in their formal rejection of the Vineyard Farms plans, Medway Council once more rolled the dice in VF’s favour. Their stated reasons given for rejection were:

“The scale and nature of the proposed development would result in a significant increase in additional activity within the Bush Valley, which would constitute a severe adverse impact and a direct loss of the currently undeveloped tranquillity and wildness of the AONB. It would also lead to the erosion of the rural character and uniqueness of the community of the Upper Bush Conservation Area and the wider Parish of Cuxton, contrary to Policies BNE12, BNE14, and BNE32 of the Medway Local Plan 2003 and paragraphs 177, 197 and 201 of the National Planning Policy Framework 2021…”

No mention whatsoever of the protection of Green Belt land. No mention of the impact of traffic upon Cuxton and Bush Road. Both were heavily debated at the planning meeting, and yet neither argument made it as a formal reason for refusal of planning permission. I went to check the video of the planning meeting, but it seems that Medway Council have since removed public access to it…

By omitting any reference to the most powerful case against VF plans, they have strengthened VF’s hand and severely weakened that of the objectors.

National Planning Policy Framework (NPPF) guidelines with respect to the green belt are quite clear: 

148. When considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations.

“149: A local planning authority should regard the construction of new buildings as inappropriate in the Green Belt…” 

"Just a £30m farm building, honest guv'nor, like wot you'd get on any other farm..."

The case for rejection of VF's scheme when assessed against the Green Belt protections offered by NPPF guidelines is incontrovertible. This development offers nothing by way of "very special circumstances". By omitting any reference to the NPPF green belt clauses, Medway Council have  ensured that the debate will only be framed around the much weaker AONB and archaeological heritage and conservation area aspects. 

Thanks to the wording of the Council's formal rejection notice, the debate will not encompass the most compelling reasons for upholding the decision of the planning committee to reject the VF proposals.

Mark Dixon, owner of Vineyard Farms Ltd...

Both Vineyard Farms and Medway Council will undoubtedly be engaging highly-paid briefs to argue their respective cases at the public inquiry. That's something the "grass roots" opponents of the plans simply cannot afford to do, especially given the 10-day duration of the inquiry. Both Vineyard Farms and Medway Council can afford the undoubtedly huge legal costs that the inquiry will generate. 

But to local opponents of the VF plans, who lack the infinite financial resources available to its proponents, the threat of having costs awarded against them will discourage any attempt by them to get the green belt protection and traffic issues debated at the public inquiry. 

Like we thought all along, money talks. 

In fact, it shouts.

So loudly, that no other voices can be heard.

Given the £30m price tag of the proposed development, the planning inspectorate will almost certainly refer the final decision to the Secretary of State for such things. Up until a few months ago, that office was held by the relatively sane and sensible Michael Gove. He was certainly no fan of Lord Foster’s glass and concrete creations and would have most likely given an objective review of his planning inspector’s recommendations. 

New Secretary of State for Planning, Simon Clarke, with obligatory Union Jacks...

Alas, we are now in the days of a Liz Truss-led Tory administration, where “sane and sensible” pretty much bars you from public office. The office of Secretary of State for planning is now held by Truss cheerleader, Simon Clarke. Mr Clarke was a strong proponent of the Brexit pressure group “Leave Means Leave” and regards green belt AONB land as ripe for development. He has stated that he wants to increase house-building and “take on the curse of Nimbyism”. Indeed, his department has just announced plans to effectively remove environmental protections from areas such as national parks and AONBs in order to establish "development zones". Developers are certainly licking their chops in anticipation of what they expect Mr. Clarke to deliver for them. 

Sounds like just the man Vineyard Farms need to get them what their non-dom owner wants. Those NIMBY Cuxton villagers shouldn’t be allowed to stand in the way of progress, after all... 

I fear the worst. But then, I think the worst has pretty much happened already...