Estimated reading time: 6 minutes
Key Takeaways
- *Homes England* has lodged a hybrid application for 3,000 homes on land west of Ifield, with scope for *10,000* in total.
- Scheme dovetails with the emerging Horsham District Local Plan 2023-2040, aiming to tackle regional housing shortages.
- Affordable housing, new schools and a neighbourhood centre headline promised community benefits.
- Public opinion remains split—supporters cite opportunity, critics warn of over-expansion and traffic.
- Final decision expected by May 2025 after hearings and government inspection.
Table of Contents
Overview of the Planning Application
A *hybrid* planning application from Homes England proposes an initial 3,000-home neighbourhood on the *West of Ifield* site. The 330-plus supporting documents paint a vision of a fully serviced community that could expand to 10,000 homes, effectively knitting Horsham and Crawley together.
- Initial delivery: 3,000 dwellings (mix of houses & apartments).
- Long-term capacity: up to 10,000 homes.
- Application type: outline & detailed phases—roads, drainage, landscaping.
“This scheme has the potential to be a flagship for sustainable community building in the South East,” claimed a Homes England spokesperson.
Alignment with Horsham District Local Plan
The draft Horsham District Local Plan 2023-2040 earmarks West of Ifield as a *strategic growth location*. Public hearings start in October, and councillors hope for adoption by May 2025, ensuring Horsham meets government-mandated housing targets and addresses Crawley overspill.
- Plan under independent examination from October.
- West of Ifield listed to help deliver ~1,000 homes per year.
- Cross-boundary cooperation with Crawley Borough Council.
Affordable Housing Provisions
A cornerstone of the proposal is the *substantial* affordable housing offer—anticipated to exceed local policy requirements. By absorbing demand spilling out of Crawley, the scheme could *ease upward pressure on prices* across both districts.
- Mix of social rent, shared ownership & discounted market sale.
- Allocation prioritises key workers and existing local residents.
Community Consultation & Response
More than 1,500 submissions poured in during the Regulation 19 consultation. While some welcome fresh housing and investment, groups such as Save West of Ifield have rallied opposition, citing *loss of green space, congestion* and *pressure on health services*.
- Pop-up exhibitions and online forums continue through summer.
- Petition against the scheme tops 6,000 signatures.
- Supporters argue new amenities will *“future-proof”* local infrastructure.
Infrastructure & Amenities
The masterplan pledges up to £300 million in infrastructure funding, aiming for a *walkable, service-rich* settlement.
- New secondary school, two primary schools & early-years facilities.
- Neighbourhood centre featuring retail, health hub and community hall.
- Upgrades to A264 junctions, bus priority lanes & dedicated cycleways.
Employment & Economic Impact
Construction could sustain *1,200 jobs* annually, with long-term roles emerging in education, retail and maintenance. Local suppliers stand to gain from increased demand, injecting an estimated £40 million per year into the district economy.
Sustainable Development
Homes England promises *net-zero-ready* homes, extensive green corridors and on-site renewable energy generation. Environmental groups remain watchful, insisting that ambition must translate into action.
- 10 ha of new woodland & wetland habitats.
- Rainwater harvesting and grey-water recycling built-in.
Decision-Making Process
The application is now live for public comment. Planning officers will publish a report ahead of committee debates, followed by an examination by the Planning Inspectorate. A secretary-of-state sign-off could arrive in *May 2025*.
- Public hearings scheduled for October 2024.
- Final determination target: May 2025.
“The months ahead will decide whether West of Ifield becomes Horsham’s newest neighbourhood or remains greenfield,” remarked a local councillor.
FAQs
What is a hybrid planning application?
A hybrid application combines elements seeking full permission (detailed layout, access) with outline components that establish the principle of broader development, leaving finer details for later submissions.
How many affordable homes are guaranteed?
Exact numbers will be fixed at reserved-matters stage, but Homes England states a minimum of 35 % of the first 3,000 dwellings will be affordable.
Will local roads cope with extra traffic?
Transport studies suggest junction upgrades, new bus links and cycle infrastructure can mitigate congestion, though critics argue peak-hour impacts remain underestimated.
How can residents submit comments?
Visit the council’s planning portal, search “West of Ifield” and use the online form. Comments are accepted until the consultation window closes in late August 2024.
Where can I learn more about opposition to the scheme?
Campaign group Save West of Ifield publishes news, event dates and guidance on lodging objections.