Estimated reading time: 6 minutes
Key Takeaways
- The Planning Inspectorate has deemed Horsham’s Local Plan legally non-compliant and *unsound*.
- Key issues include an inadequate Sussex North Offsetting Water Strategy (SNOWS) and failure to meet the “duty to cooperate”.
- Council fears a *planning vacuum* could invite speculative developments.
- Rapid preparation of a new plan poses logistical hurdles for local officials.
- Neighbouring authorities now face extra pressure to revise their own housing strategies.
Table of Contents
Background of the Rejection
In an interim findings letter dated 4 April 2025, the Planning Inspectorate ruled Horsham’s draft Local Plan *legally non-compliant* and “unsound.” The inspector cited three pivotal shortcomings:
- Failure to satisfy the statutory duty to cooperate with neighbouring authorities.
- Insufficient evidence that the current SNOWS would deliver water neutrality for the Sussex North catchment.
- Unresolved housing-need calculations, including unmet demand from adjacent councils.
The verdict has shaken confidence in the district’s long-term development roadmap and raised doubts about environmental safeguards tied to water supply.
Council’s Response
Horsham District Council called the decision “deeply disappointing,” arguing that *late* policy shifts by central government moved the goalposts. In swift succession the council:
- Wrote to the Planning & Housing Minister requesting clarification.
- Filed a formal complaint with the Planning Inspectorate.
- Re-affirmed its commitment to regional cooperation.
“Rapidly preparing a new plan presents significant logistical hurdles for our team,” said Councillor Martin Boffey, emphasising staffing and data-gathering challenges.
Key Concerns Raised
Water Neutrality: Uncertainty lingers over whether Horsham can achieve water neutrality without a robust SNOWS update. Environmental groups warn that unchecked abstraction could threaten sensitive habitats.
Development Challenges: Without an adopted plan, the district risks a wave of speculative applications that may sidestep strategic infrastructure planning.
Housing Delivery: Timelines for new housing allocations—already tight—could slip further, frustrating both residents and developers.
Implications for Planning & Development
The rejection creates what some councillors label a “planning vacuum.” Until a revised plan is approved, officers must rely on national guidance and piecemeal policies—opening the door to inconsistent decisions. Infrastructure providers fear funding gaps, while residents worry about *quality-of-life* impacts such as traffic and school capacity.
Specific Applications Affected
The West of Ifield planning application—one of the district’s largest green-field proposals—now faces heightened scrutiny. Legal advisers caution that, without an approved Local Plan, future appeals could hinge on national policy rather than local preference. Similar uncertainty clouds controversial sites in Southwater and Billingshurst.
Council’s Proposed Next Steps
- Undertake a line-by-line review of the inspector’s findings.
- Commission fresh evidence on water neutrality and housing need.
- Launch stakeholder workshops to rebuild cross-boundary cooperation.
- Target publication of a revised plan “within 18 months,” though officials concede this is *ambitious*.
Impact on Neighbouring Authorities
Neighbouring councils across Sussex now face a domino effect: unresolved Horsham allocations could rebound onto their own housing targets. Analysts predict a surge in cross-boundary negotiations—and possibly disputes—over where thousands of new homes should go.
Conclusion
Horsham’s Local Plan rejection marks a pivotal moment for the district. *In the absence of a clear framework, planning decisions may hinge on ad-hoc judgments*, raising the stakes for residents, developers, and environmental advocates alike. The coming months will determine whether Horsham can craft a legally robust, environmentally responsible, and politically acceptable roadmap for growth.
FAQ
What does “unsound” mean in planning terms?
An unsound plan fails at least one of four legal tests set out by national policy: positively prepared, justified, effective, and consistent with national policy.
How long will it take to produce a new Local Plan?
The council hopes to deliver a revised draft within 18 months, but experts note that evidence gathering, consultation, and examination could push adoption beyond 2027.
Can developers submit applications while no plan is in place?
Yes. Developers can apply under national planning policy. Without a local framework, decision-makers must weigh proposals against broader national guidelines, often favouring sustainable development.
Will housing targets increase because of the rejection?
Targets are unlikely to fall; in fact, delayed adoption can trigger higher requirements as projections roll forward, adding extra pressure on land supply.
Where can I read the full inspector’s letter?
The interim findings letter is available on the Planning Inspectorate’s website and the Horsham District Council planning portal.