Estimated reading time: 6 minutes
Key Takeaways
- 3,000 new homes are proposed in the first phase of the Land West of Ifield development.
- Homes England’s hybrid application signals a *phased* approach that could reach 10,000 dwellings.
- Residents have a limited window to comment via the Horsham District Council planning portal.
- Key concerns include infrastructure strain, environmental impact on the River Mole corridor, and community character.
- Decision-making will follow national guidelines such as the Town and Country Planning Order 2015.
Table of Contents
Proposal Details
Homes England has submitted a hybrid planning application for the Land West of Ifield, located south of Charlwood Road and bordered by Bonnets Lane and Ifield Green. The first phase seeks permission for 3,000 homes, while outline consent could pave the way for up to 10,000 dwellings. The masterplan includes integrated green corridors, a new primary school, and cycle routes that link Horsham to Crawley.
Key documents available on the council’s portal include:
- A detailed site plan mapping housing, parks, and sustainable drainage systems.
- Elevation drawings illustrating building heights and styles designed to blend with nearby villages.
- Floor plans for community hubs and proposed retail units.
“This is one of the most significant applications Horsham has received in decades,” said a spokesperson for Homes England.
Planning Process & Regulations
The application is being assessed under the Town and Country Planning (Development Management Procedure) Order 2015, alongside Horsham’s Local Plan. Compliance checks focus on:
- Infrastructure needs—schools, roads, public transport links.
- Environmental safeguards for the River Mole and adjacent woodlands.
- Affordable housing quotas and long-term sustainability targets.
After planning consent, separate building control approvals will ensure structural safety through staged inspections.
Community Impact
Economic: The build could provide hundreds of construction jobs and boost local suppliers. Yet some business owners fear temporary disruption to traffic flows along Ifield Avenue.
Environmental: Conservation groups warn of potential habitat loss. An ecological appraisal claims mitigation such as new wetland areas will *enhance biodiversity* over time.
Social: Existing residents anticipate pressure on GP surgeries and schools. A proposed community centre aims to preserve neighbourhood cohesion.
How to Get Involved
Horsham District Council encourages public feedback until *mid-August*. You can:
- Review documents and submit comments online via the planning portal.
- Attend drop-in sessions at Ifield Community Hall—dates published on the council website.
- Write to the Planning Services team quoting reference DC/25/1312.
Local advocacy group *Protect Ifield Village* has launched a petition, arguing the scale is “out of character” with the rural fringe.
Timeline & Next Steps
- Public consultation: June–August 2025.
- Officer report & committee evaluation: Autumn 2025.
- Decision meeting: Expected December 2025.
- If approved, first construction phase could begin in 2027 after detailed reserved matters applications.
Conclusion
The West of Ifield proposal represents a *transformative* moment for Horsham’s urban landscape. Whether it becomes a model of sustainable growth or a cautionary tale rests largely on *active community engagement*. Residents, planners, and developers now share the responsibility of crafting a future that balances housing demand with environmental stewardship and local identity.
FAQs
How can I find the full planning application?
Visit the Horsham District Council planning portal and search for reference DC/25/1312.
What happens if the council rejects the proposal?
Homes England could revise the scheme or appeal to the Planning Inspectorate, triggering a public inquiry.
Will affordable housing be included?
Yes. Current policy requires at least 35% of new homes to be classed as affordable, subject to viability assessments.
How will traffic be managed during construction?
A construction management plan will schedule deliveries outside peak hours and create temporary haul roads to minimise congestion.
Where can I voice environmental concerns?
Submit comments via the planning portal or email the council’s Environmental Health team; details are listed within the application documents.