Representation by R J Goring, R H Goring, P Goring, Wiston Estate Partnership (R J Goring, R H Goring, P Goring, Wiston Estate Partnership)
- Date submitted
- 6 November 2023
- Submitted by
- Members of the public/businesses
Representations Submitted by Knight Frank LLP on behalf of:- Richard John Goring Richard Harry Goring P Goring Wiston Estate Partnership Wiston Estate 1. Introduction Wiston Estate extends to over 2,420ha centred on Wiston House and Park, which has been owned by the Goring family since 1743. The estate comprises, 1765ha of farmland, 495ha woodland, 100ha parkland, 70ha of quarries and 24ha of ponds and wetland. There are 106 in-hand and let residential properties, 11 in-hand and let farms, and 22 commercial units. Wiston Estate Winery and the Chalk Farm Restaurant sit to the south of the estate and are managed directly by the estate. There are 12ha of vineyards and the estate produces award winning wines, winning the Wine GB “Winery of the Year” twice. Wiston Estate directly employ 80 number of people and support over 20 number of businesses operated by others. The proposed Rampion Scheme bisects the property from east to west and runs for more than 5km representing over 15% of the onshore cable route. The impact both on the overall estate and estate tenants and their associated business will be severe and will restrict the economic development of the estate in perpetuity. 2. The Route The route is damaging to both the estate, their farm tenants, the South Downs National Park, the visual landscape, and the wider environment. Alternative options were proposed which would have minimised the impacts, which have not been properly considered. 3. Failure to Engage Sufficiently The level of response by Rampion to the Wiston estate’s attempts to engage has been disappointing and below the standard to be expected for a project of this scale. There has been change of personnel both within the Rampion project team and their agents. Meetings have been postponed or rearranged at short notice, and actions have not been recorded or followed up sufficiently. Summary Heads of Terms for an option and easement were provided in Spring 23, however, there has been no meaningful discussion about these terms and their suitability for the Wiston Estate. Draft easement and option documents were not provided until late October 23. This is insufficient time for our client to review these and take professional advice, prior to the DCO process. Rampion stated that they would prefer to secure the agreement by private treaty and to date we have seen very little evidence of any meaningful negotiations. 4. Failure to properly consider major and minor variations to the route Alternative options proposed have not been properly considered. For example, Washington and Wiston Parish Councils proposed a route which would avoid several dwellings. At a meeting Rampion suggested this proposed route would pass through an area of ancient woodland. Had they inspected the woodland they would have known that it is predominantly a single species woodland suffering from acute ash-die back disease. Minor route variations have also been proposed, largely which follows the southern edge of the A283. This route minimises the loss of long-term excavatable sand reserves and future vineyard field and the impact on farming operations. A minor variation was also proposed on a strip of land to the North of A283 adjacent to Rock Common, this avoids crossing the entrance to a sensitive rare breed sheep farm to the south. Neither of these proposals have been properly considered. 5. Failure to provide sufficient information. Information has been requested and not been provided in its entirety, or insufficient information has been provided by Rampion and their agents. For example, detailed plans showing the proposed easement width have been requested. Without this information it is difficult to understand the long-term impact of the proposals. Heads of Terms were provided but lacked significant detail about the rights being sought. Terms offered include inappropriate matters such as the right to plant trees anywhere, at any time and the right to occupy any additional land. Clearly this is inappropriate on a landholding like Wiston Estate. Full legal documentation was only provided recently after the DCO application has been submitted. 6. Impact of the Route on potential Vineyard Land Wiston Estate has a successful vineyard and winery business. Plans showing the proposed vineyard fields have been provided to Rampion and have not been fully considered. It will be a significant financial risk to plant vines on land which could be disturbed in the future. In addition, within the easement documents it is not permitted to plant on the easement strip. Notwithstanding the damage to the soil structure and geology during construction. The proposals severely limit the future expansion of the winery business. 7. Impact of the Route on Mineral Potential Wiston Estate owns Rock Common, a working quarry, which adjoins the route. Neighbouring land impacted by the proposals have the geological benefit of sitting upon significant reserves of building sand. Therefore, the proposed underground cable, which requires a 20-metre width corridor together with the potential severance, will sterilise in-situ sand in perpetuity. 8. Impact on Farm Tenants and in-hand farming operations The position of the route takes a significant amount of land out of agricultural use during construction. It also severs fields making large areas unusable. Some of the effected land is farmed by farm tenants, and the proposals will severely impact their livelihoods. The separation of the buildings from the main area of the holdings will have a detrimental effect on the ability to run the agricultural enterprises. Some of the farm tenants have had a poor experience with the project, having correspondence ignored and surveys being carried out without consent, which has resulted in concerns that farm tenants will not be treated fairly. 9. Wet Pools Compound (Work No.10) Further information on the proposed Wet Pools Compound has been requested (shown on the plan as Work No.10). It is understood that this is a major compound. The estate has serious concerns over access, Highway safety and the impact on the local road network as the current access is poor. No detailed plans for the compound have been provided, including details of use such as working hours and access arrangements. The estate has previously put forward alternative sites for a compound, which have not been considered properly. It is understood that terms are going to be offered to both to the landlord and farm tenant for the compound, these have not been provided to date. 10. Temporary Construction Accesses Temporary construction access (works no 13.) has been put through the middle of an arable field. This will make most of the field unusable for farming during the works. It has been requested that this access is moved to the field boundary. The proposed constructions access along the A283 (Works No. 12) will also sever two working farms, residential properties, and commercial businesses. 11. Manhole Covers It is understood that Manhole covers will be erected at 1km intervals on the route and access to these will be retained in perpetuity. No details of the location of these have been provided, if they are located inappropriately this may have significant implications for future land use. 12. Failure to cover professional costs Throughout the consultation and survey period, there has been a failure to cover the affected parties’ professional costs. Much the wasted professional time has been spent following up the chaotic approach to matters. This is unequitable when Wiston Estate have only incurred these costs due to the proposed project. 13. Compensation arrangements Without prejudice to the objections above the parties are seeking to agree a position relating to a number of points above as well a legal agreement and a compensation agreement. 14. Reservations Wiston Estate reserves the position to submit further information, issues, and objections as part of the DCO process.