Benfield Valley application to be decided by planning committee

An application to develop 101 2-4 storey homes at Benfield Valley will be decided by councillors at the Planning Committee meeting on Wednesday, 2 April.

Developers Benfield Property Ltd and Benfield Investments Ltd are proposing to build 62 houses and 39 flats/maisonettes in 3 blocks. 18 units would be 1-bed, 19 2-bed, 31 3-bed, and 33 4-bed.

40% of the units would meet the government’s definition of affordable housing, the majority of those being 1-2 bedroom properties.

The application would require the change of use of part of the footgolf course, although nine holes would still be provided. There would also be part demolition of derelict cottages and the erection of new dwellings.

Works to the listed Benfield Barn are proposed to create a community hub facility, including a café and footgolf. The ruined barn outbuildings would be developed into 5 new workshops. Landscaping works, including allotments/orchards, the creation of and upgrades to pedestrian and cycle routes, and alterations to existing vehicle access off Hangleton Lane are all part of the proposal.

The site

Benfield Valley is located between the Old Shoreham Road, the A27 by-pass and the A293 Hangleton Link Road. It forms a green wedge which stretches from the urban area to the south up to the border with the A27 and South Downs National Park to the north.

Parts of the site are used for formal and informal recreation. The northern part of the valley is currently used as a footgolf course.

The application site is located to the north of Hangleton Lane, and the application also proposes landscape/ecological works within/around the footgolf areas to the north and the creation of a new public park to the south of Hangleton Lane, on land controlled by the applicant.

The site includes the small Benfield Barn Conservation Area, which contains the Grade II listed Benfield Barn (currently used in connection with the footgolf use and including a cafe).

Designations & protections applying to Benfield Valley

Much of the valley is designated as Local Green Space and a Local Wildlife Site.

Although it is often referred to as ‘Benfield Valley nature reserve’, much of the valley has what is known as a Local Wildlife Site planning designation. The designation recognises the importance of wildlife and nature conservation in this area and means that any development would have to ensure that any harmful impacts on nature can be reduced or “mitigated”, as well as providing appropriate biodiversity net gains.

The valley is also designated as a ‘Local Green Space’. This is a specific national planning designation which provides special protection for green areas demonstrated to be of particular importance to local communities.

Ownership

The council owns the freehold of the site and it is currently leased out on a long lease to other parties. As the landowner, we have informed the applicant that we are not minded to grant landlord’s consent to the proposal because of a covenant on the land, requiring that its use be restricted to leisure and recreation. However, this is entirely separate to the planning process and cannot be considered in deciding it.

Consultation

Over the course of the application, objections were received from 278 individuals, including representatives of the Council for the Protection of Rural England, Benfield Valley Project, Sussex Wildlife Trust and Brighton Downs Alliance. 

Representations in support were received from 10 individuals, including representatives of the Regency Society and Hove Civic Society.

Among external bodies consulted, no objections were made by Natural England, National Highways, the Environment Agency, South Downs National Park Authority, Southern Water or the Conservation Area Group.

You can view the application and accompanying papers through our online Planning Register by searching for application reference number BH2024/01720 (and BH2024/01721 for the Listed Building Consent application).

How the application will be decided

Planning applications and permissions relate to a property, irrespective of who owns it. Although, as the freehold owners, we have refused to grant landlord’s consent for this proposal, as the Local Planning Authority the council must still decide the planning application and associated listed building consent for works to the barn.

Having assessed all of the information submitted and responses received, Officers consider the scheme to be acceptable and so have recommended approval. Councillors will vote on it at the April Planning Committee. If planning permission is granted, this would not override any land ownership matters, which would need to be negotiated separately.

Having studied the application documents and comments received, the committee members will hear a report from council planning officers, a submission by the developers and ask questions before voting to grant or refuse.

You can watch the Planning Committee webcast live on our website from 2pm on 2 April 2025.