Estimated reading time: 7 minutes
Key Takeaways
- Horsham District Council has pulled its draft Local Plan after rejection by the Planning Inspectorate.
- Major concerns included water neutrality, legal compliance, and late housing target changes.
- Withdrawal leaves local development vulnerable to speculative proposals and delays.
- Council intends to revise and resubmit the plan, seeking clearer guidance and cooperation.
- Residents, businesses, and environmental groups now face heightened uncertainty over future growth.
Table of Contents
Background of the Local Plan
The Horsham District Local Plan was designed to steer housing delivery and sustainable growth up to 2040. Its goals ranged from meeting statutory housing targets to safeguarding the district’s countryside. Submitted in July 2024, it soon faced scrutiny for statutory and policy shortcomings.
“A Local Plan is only as strong as the evidence and cooperation behind it,” noted one planning consultant following the submission.
Reasons for Rejection
The Planning Inspectorate considered the plan unsound on three critical fronts:
- Soundness Concerns: Housing targets shifted late in the process, with insufficient collaboration with neighbouring councils.
- Water Neutrality: Reliance on the Sussex North Offsetting Water Strategy (SNOWS) was deemed unable to credibly offset demand, threatening local river catchments.
- Legal Compliance: The council failed its duty to cooperate, prompting withdrawal advice under section 22 of the Planning and Compulsory Purchase Act 2004.
Council’s Response
Calling the decision “deeply frustrating,” Horsham District Council voted to formally withdraw the plan in August 2025. Leaders sent letters to the Planning and Housing Minister, lodged a complaint with the Inspectorate, and warned they may seek government intervention if guidance remains unclear.
Council Leader Cllr Claire Vickers said the authority needed a fair chance to align with evolving national policy without “moving goalposts.”
Implications for Local Development
- Development Challenges: Without an up-to-date plan, speculative applications may increase, undermining strategic growth.
- Housing Targets: The district risks missing delivery quotas, raising affordability concerns.
- Infrastructure Delays: Roads, schools, and community facilities tied to the plan are now on hold.
- Regional Precedent: Nearby councils, including Mid Sussex, faced similar setbacks, losing some control to national policy.
Environmental Considerations
Water neutrality dominates the conversation. Natural England insists new developments prove no net increase in water use within the Sussex North water supply zone. Critics argue the rejected plan lacked a robust, enforceable mechanism, jeopardising protected habitats and river health.
Future Steps & Renewed Scrutiny
What happens next? The council must completely overhaul evidence bases, undertake genuine cross-boundary cooperation, and present a revised plan for examination. Timelines remain hazy, but officials hint at “at least 18 months” before resubmission.
Stakeholder workshops with businesses, environmental bodies, and housing advocates are planned for early 2026 to ensure a community-led vision.
Community Impact
Residents fear unplanned growth in sensitive areas, while builders worry about project pipelines drying up. Environmental groups cautiously welcome stricter water controls, yet housing campaigners lament stalled affordability measures. The stakes, both economic and social, remain high.
FAQ
Why was the plan deemed legally non-compliant?
The Inspectorate found Horsham failed its duty to cooperate with neighbouring authorities and did not follow required consultation procedures.
What is water neutrality and why does it matter?
Water neutrality ensures new development does not increase overall water demand in stressed catchments. Without it, local rivers and habitats risk degradation.
Could central government take over planning decisions?
If Horsham cannot produce a compliant plan promptly, the Secretary of State could intervene, reducing local control.
When will a revised plan be ready?
Council officials estimate late 2027, but this depends on evidence gathering, stakeholder input, and Inspectorate scheduling.
How can residents stay involved?
The council will publish consultation dates on its official website and invite feedback through public forums and surveys.