Estimated reading time: 6 minutes
Key Takeaways
- Horsham District Council has approved a hybrid application for around 3,000 new homes west of Ifield.
- The scheme, led by Homes England, includes new schools, community facilities and extensive green space.
- A proposed Crawley western relief road will form the spine of the site’s transport network.
- Commitments to biodiversity net gain and the protection of Ancient Woodland aim to balance growth with conservation.
- Public opinion is mixed, with groups like the Save West of Ifield campaign voicing environmental concerns.
Table of contents
Introduction
In a decision hailed by some as “historic”, Horsham District Council has green-lit the West of Ifield development. Spearheaded by Homes England, the project promises 3,000 new dwellings, upgraded transport links and a vibrant mix of community assets designed to ease Sussex’s well-documented housing shortage.
Details of the Planning Application
The hybrid application combines outline permission for most of the site with detailed approval for initial infrastructure. In the words of one planning officer, “This is not just bricks and mortar; it’s a blueprint for a whole community.”
- Approximately 3,000 homes spanning affordable, market and specialist accommodation.
- Commercial parcels for shops, light industry and a modest hotel aimed at business travellers.
- Two primary schools and land safeguarded for a secondary school.
- Sports pitches, play areas and green corridors weaving through the neighbourhoods.
- A dedicated allocation of Gypsy and Traveller pitches, reflecting an inclusive ethos.
- Key access via Charlwood Road plus a new multi-modal corridor that doubles as Crawley’s western relief road.
Sustainability & Environment
Homes England asserts that the scheme will achieve at least 10 % biodiversity net gain. Plans include enlarged ponds, species-rich meadow planting and new wildlife corridors linking Ifield Wood and Cophall Wood. A network of sustainable urban drainage features will attenuate runoff, while strategic tree planting is expected to sequester an estimated 1,200 t of CO2 over 30 years.
Ancient Woodland edges will be buffered by undeveloped greenspace, and lighting strategies promise “dark corridors” to protect bats. *Critics remain wary*, but planners argue these measures meet – and in places exceed – national guidance.
Alignment & Regional Impact
The proposal dovetails with Horsham’s emerging Local Plan, which identifies large-scale sites as crucial to meeting a housing target of 950 homes per year. Regionally, it complements growth in neighbouring Crawley and the Gatwick Diamond economic zone, reinforcing the corridor’s status as a south-east powerhouse.
Infrastructure pressure? Absolutely. Transport modelling suggests peak-hour traffic could rise by 12 % on the A23, yet the relief road and upgraded bus routes are projected to neutralise net congestion by 2031.
Public Consultation
More than 2,400 consultation responses were submitted. Supporters welcomed new homes for local families and a projected £150 m boost to the district’s economy. Opponents raised fears over flood risk, loss of countryside views and “urban creep” towards Crawley.
“We need houses, but we need them in the right place,” said a spokesperson for the Save West of Ifield campaign.
Masterplan & Future Growth
The approved phase represents just the opening chapter. A wider masterplan envisages up to 10,000 homes over three decades, potentially creating a new settlement bridging Horsham and Crawley. Future stages would bring a district centre, employment zone and a country park larger than Horsham Park.
- Short-term (0-5 yrs): Core infrastructure, first primary school, 1,000 homes.
- Medium-term (5-15 yrs): Secondary school, local centre, 5,000 m² of employment space.
- Long-term (15 + yrs): Expansion to 10,000 homes if demand and policy align.
Conclusion
The West of Ifield approval signals a bold step toward meeting Sussex’s housing challenge. While questions linger over traffic, landscape impact and infrastructure funding, the scheme’s mix of homes, jobs and green space sets a high bar for large-scale development. As shovels prepare to break ground, community scrutiny will remain intense – but so too will the opportunity to craft a model, sustainable neighbourhood for future generations.
FAQs
When will construction begin?
Homes England anticipates enabling works starting in late 2025, with first occupations targeted for 2027 subject to detailed approvals.
How can residents stay informed?
Updates will be posted on the Horsham planning portal and via council newsletters. Public drop-in sessions are expected twice a year during construction.
What percentage of homes will be affordable?
Thirty-five percent of the 3,000 homes are earmarked as affordable, split between social rent, affordable rent and shared ownership.
Will the relief road be tolled?
No. The new multi-modal corridor is publicly funded and will remain toll-free, featuring priority lanes for buses and cycles.
Is further public consultation possible?
Yes. Each subsequent phase will require detailed applications, all subject to statutory consultation where residents can voice support or concerns.