Updated information submitted for West of Ifield planning application

Overview

Following the submission of a planning application for West of Ifield in August 2025, Homes England has today submitted additional information to Horsham District Council in response to comments received on the proposals.  The submitted information seeks to provide additional clarity on the proposals and incorporates a series of focussed amendments as follows:

Affordable Housing

Homes England has consistently committed to delivering a policy‑compliant level of affordable housing at West of Ifield, as set out through Local Plan representations and pre‑application engagement.

When the application was submitted, the emerging Horsham Local Plan had been paused (December 2024). The application was therefore appropriately based on the adopted Local Plan requirement of 35% affordable housing, reflecting the limited policy weight that could be given to the stalled emerging plan.

Since submission, the provision of affordable homes has been kept under review and several key factors have strengthened the policy context.

Homes England has published its Strategic Plan 2025 - 2030, setting out a clear ambition to accelerate housing delivery across all tenures and to deliver the largest increase in social and affordable housing in a generation.

In parallel, the Examination of the emerging Horsham Local Plan has now positively re‑commenced.  Early hearing sessions have focused on housing need and delivery and have reaffirmed the policy position on affordable housing at West of Ifield.

Taken together, this provides a robust basis for Homes England to support an increased provision of affordable housing, securing 40% through a future Section 106 Agreement.

Focussed Amendments

The following focussed amendments to the application are set out below:

• Updating the description of development to remove reference to boreholes and associated infrastructure following positive resolution of water neutrality issues;
• Replacing the flexible residential/employment land use with an employment‑only area;
• Clearly defining restrictions on development in the north‑west of the site within the ‘take‑off climb surfaces’ (area safeguarded from obstacles to ensure safe departures) associated with Gatwick Airport;
• Introducing two additional green infrastructure corridors within the Hillside and Woodland character area;
• Combining ‘parks and gardens’ and ‘connective green infrastructure’ into a single ‘multi‑functional green space’ typology;
• Updating the indicative locations of allotments and play areas;
• Incorporating additional ecological buffers onto the parameter plans;
• Providing greater clarity on building demolition and retention;
• Clarifying tree loss and retention within the Landscape Retention Plan;
• Strengthening the site‑wide design code to provide greater certainty at reserved matters stage;
• Removing sui generis uses from residential areas;
• Updating the Illustrative Masterplan to reflect these changes;
• Making factual corrections to a number of detailed drawings;
• Updating detailed landscaping proposals and the Phase 1 Landscape and Ecological Management Plan; and
• Providing new drawings showing improvements to Rusper Road to support two‑way bus operation.

Several drawings and supporting documents have been updated, with addenda prepared where necessary, to reflect these changes and provide further clarity in response to consultee feedback.

The Planning Statement Addendum summarises the amendments in detail, with a schedule of updated reports included at Appendix A and an updated Drawings Register provided at Appendix B.

Homes England has continued to engage proactively with key stakeholders (listed at Appendix C). Requested amendments are now reflected within the submission or will be secured through planning conditions or legal agreement should planning permission be granted.

The updated information and all its supporting documents will be available to view at https://public-access.horsham.gov.uk/public-access/ Reference DC/25/1312.