Estimated reading time: 6 minutes
Key Takeaways
- The Planning Inspectorate rejected Horsham’s draft local plan, citing legal non-compliance.
- Water neutrality and the Sussex North Offsetting Water Strategy (SNOWS) were key sticking points.
- The council has lodged a formal complaint and seeks a rapid review and rewrite of the plan.
- Housing targets are now at risk, raising fears of speculative development.
- Environmental assets like Pulborough Brooks face uncertainty until a new plan is approved.
Table of Contents
Background of the Local Plan
Covering 2023-2040, Horsham District Council’s draft local plan was crafted to align with national housing requirements while integrating ambitious sustainability measures. A headline feature was its pledge to keep the district water neutral, a response to the fragile state of local groundwater sources.
- Planned to deliver enough homes to meet government targets.
- Embedded environmental safeguards, especially around Sussex North groundwater.
- Introduced SNOWS as the main water-offsetting mechanism.
Why the Plan Was Rejected
In an interim findings letter dated 4 April 2025, the Planning Inspectorate branded the plan “legally non-compliant.” The most damning observations centred on:
- Failure to demonstrate an effective overarching strategy.
- Insufficient evidence of the statutory duty to cooperate with neighbouring councils.
- Lack of confidence in the robustness of SNOWS to deliver long-term water neutrality.
“Given the shortcomings identified, withdrawal under section 22 is the most appropriate course of action.” – Planning Inspectorate
Council’s Response
Horsham District Council issued a swift and forthright rebuttal, formally complaining to the Inspectorate and writing to the Planning & Housing Minister. The council insists recent national policy shifts “moved the goal posts” mid-process, hampering compliance efforts.
- Renewed pledge to uphold the duty to cooperate.
- Call for “proportionate scrutiny” acknowledging local government reorganisation pressures.
- Commitment to redraft and resubmit a compliant plan at pace.
Full details can be found via Local Government Lawyer’s coverage of the Inspector’s call to withdraw.
Water Neutrality & SNOWS
Water neutrality was supposed to be Horsham’s trump card—ensuring new homes would not consume more water than the district already uses. SNOWS proposed offsetting techniques such as grey-water recycling and efficiency retrofits.
- The Inspector doubted SNOWS’ legal standing and deliverability.
- Neighbouring authorities voiced reservations about cross-boundary enforcement.
- Horsham vows to refine SNOWS rather than abandon it, citing its localised design.
Housing & Environmental Implications
With no valid local plan, Horsham faces a precarious planning landscape:
- Housing Targets: Progress toward government numbers stalls, exposing the district to speculative applications.
- Pulborough Brooks: Conservation safeguards hang in the balance, raising community concern for the wetland’s biodiversity.
- Governance Strain: Pressure mounts on council resources during an already challenging reorganisation period.
Next Steps
The council has mapped out a brisk timeline to regain control over development:
- Formally withdraw the current plan and publish a lessons-learned report.
- Launch focused consultations with neighbouring councils and key stakeholders.
- Re-engineer SNOWS with a legally robust monitoring framework.
- Submit a revised draft for examination—target date: early 2026.
FAQs
Why was Horsham’s local plan declared “legally non-compliant”?
The Planning Inspectorate highlighted insufficient duty-to-cooperate evidence and doubts over the water neutrality strategy, concluding statutory requirements were unmet.
Does rejection mean housing development stops entirely?
No. Planning applications can still be submitted, but without an adopted plan the council has less control, increasing the risk of ad-hoc or speculative approvals.
What is SNOWS, in simple terms?
SNOWS (Sussex North Offsetting Water Strategy) is a framework of efficiency measures and offsets designed to ensure that new developments do not raise overall water consumption across the district.
How soon could a new plan be adopted?
If Horsham meets its aggressive timetable, a revised plan could be submitted in 2026 and adopted within 12-18 months, subject to successful examination.
Will environmental protections weaken during the rewrite?
The council insists existing protections remain in force through national policy and interim guidance, though campaigners argue the absence of a local plan adds uncertainty.