Campaigners question financial viability of West of Ifield plans

Members of Save West of Ifield spoke during the ongoing hearing which forms part of the examination of Horsham District Council's Local Plan.

Fenella Maitland-Smith and Cathy Durrant, who have championed the campaign since before the pandemic, laid out concerns including the impact the development would have on Crawley's roads, whether the area's sewage system could cope, and whether the viability assessment of the site needed to be looked at again.

West of Ifield was one of the original sites allocated for development in the Local Plan. This year, as part of the required modifications to the Plan, sites such as 3,200 homes at Adversane, have been added.

Ms Maitland-Smith highlighted 'enormous revisions' in the assessment results between the earlier and later sites which she said 'casts serious doubts, in our minds, on the usefulness of the viability assessments'.

She shared concerns that the gross development value of the West of Ifield site was being overstated, while the amount of contributions needed from developers for infrastructure was being understated.

And she added that residents were concerned that corners would be cut and commitments not seen through.

Paul Tucker KC, representing Homes England, said West of Ifield was 'a very different category of development' to others, given that it was being 'pump-primed' – financially kick-started – according to a business plan being approved by The Treasury.

Speaking after the meeting, Ms Durrant said: "We believe that Horsham District Council should be asking for a full site-specific financial viability assessment.

"Throughout this process we have been told ‘the government is funding West of Ifield and they have deep pockets’. We are being asked to take on trust that the government will fund all shortfalls.

"We believe that taxpayers have a right to know the full amount being spent on the West of Ifield development."

While the Local Plan only includes up to 3,000 homes West of Ifield, Homes England announced in 2019 that the aim was to build 10,000 homes over the next 30 years.

Addressing the suggestion that the Local Plan allocation was 'a foot in the door' to see that aim through, Mr Tucker said that was not what was being 'promoted' at the moment.

He added that what happened in the future was 'a matter for future examinations to consider'.