Estimated reading time: 6 minutes
Key Takeaways
- Homes England’s West of Ifield application seeks up to 10,000 new homes between Horsham and Crawley.
- First phase delivers 3,000 homes with 35% affordable housing.
- Horsham District Council is assessing alignment with the Local Plan and the National Planning Policy Framework.
- Project promises new schools, health, leisure and employment hubs but raises infrastructure and environmental concerns.
- Public feedback is pivotal as residents weigh benefits against the risk of creating a “Crawsham” conurbation.
Table of Contents
Overview of the Planning Application
The West of Ifield proposal, submitted by Homes England, outlines an ambitious plan to deliver up to 10,000 homes on land west of Ifield. According to the full proposal by Prior & Partners, an initial tranche of 3,000 dwellings will pave the way for a new mixed-tenure community positioned strategically between Horsham and Crawley.
With local house prices outstripping average wages, the development seeks to tackle an acute housing shortage while injecting fresh momentum into the regional economy.
Role of Horsham District Council
Horsham District Council (HDC) acts as the gatekeeper for application DC/25/1312. In its assessment, HDC will scrutinise:
- Consistency with the existing Local Plan.
- Compliance with the National Planning Policy Framework.
- Impacts on transport, green space and local services.
“Balancing growth with sustainability is a central obligation,” a council spokesperson noted during a recent committee meeting.
Housing & Community Impact
The masterplan earmarks 35% of dwellings as affordable—translating to more than 1,000 units in the first phase alone. A new neighbourhood centre will feature a secondary school, primary school with nursery, healthcare hub, leisure facilities, shops, cafes and a central community square.
- Up to 2,700 new jobs are projected through local business space and construction.
- Early provision of schools aims to avoid the “build first, think later” pitfall of previous large projects.
Infrastructure Requirements
Delivering a settlement of this scale demands sizeable upgrades:
- Enhanced water supply and drainage systems.
- Major improvements to the A23 and surrounding road network.
- Increased bus services and potential rail connectivity to reduce car dependency.
Project leaders argue that aligning jobs, homes and transport will create a self-sustaining community with reduced commuting pressures.
Environmental Considerations
Homes England pledges a biodiversity net gain by protecting existing habitats and introducing new green corridors. Sustainable drainage, extensive tree planting and energy-efficient building standards form the environmental backbone of the scheme.
Critics, however, warn that encroaching on greenfield land risks permanent loss of countryside if mitigation measures fall short.
Public Consultation & Feedback
An extended consultation period has generated robust debate. Key concerns include:
- Loss of recreational green space.
- Pressure on GP surgeries and hospital capacity.
- Fear of a merged urban area dubbed “Crawsham.”
“We recognise the need for homes, but not at the expense of our countryside,” stated one local resident.
Comparison to Crawley New Town
| Aspect | Crawley New Town | West of Ifield |
|---|---|---|
| Scale | Post-war planned town | 3,000–10,000 homes |
| Framework | New Towns Act 1946 | Local Plan & NPPF |
| Community Focus | Self-contained neighbourhoods | Early service provision |
| Lessons Learnt | Infrastructure lagged demand | Front-loaded amenities |
Future Planning & Long-term Impact
If approved, West of Ifield could set a precedent for large-scale developments across Sussex. Advocates say it will boost affordability, stimulate local enterprise and improve public facilities. Skeptics caution that growth must stay aligned with infrastructure delivery to avoid congestion and service strain.
Conclusion
The West of Ifield application stands at the crossroads of housing urgency and environmental stewardship. Its ultimate success hinges on transparent planning, timely infrastructure investment and sustained community engagement. Residents, businesses and planners alike now have a unique opportunity to shape a development that could redefine living standards in Horsham and Crawley for decades.
FAQs
What is the current status of the West of Ifield planning application?
The application is under formal review by Horsham District Council, which is gathering expert reports and community feedback before making a determination.
How many affordable homes are proposed?
Approximately 35% of the dwellings—over 1,000 units in the first phase—are earmarked as affordable housing.
Will new schools be built before families move in?
Yes. The masterplan schedules a primary and secondary school for early delivery to ensure educational capacity keeps pace with population growth.
What measures address traffic congestion?
Plans include A23 upgrades, new junctions, dedicated cycle lanes and improved bus services designed to shift residents toward sustainable travel modes.
Where can I read the full proposal?
The complete masterplan and supporting documents are available via Prior & Partners’ project page.