Letter to the editor: Seven tests for Homes England on West of Ifield

Following the Horsham Local Plan Examination and Planning Inspector Jonathan Bore’s preliminary conclusion that the Plan is sound, including the West of Ifield allocation, attention must now turn to Homes England’s planning application DC/25/1312.

A sound Local Plan does not automatically mean a sound planning application. Nor does it grant planning permission.

The Inspector has made clear that individual planning applications remain subject to rigorous scrutiny and public consultation.

The Ifield Society has identified seven fundamental areas in which we believe Homes England has yet to demonstrate satisfactorily that its proposals meet the relevant legal and planning-policy requirements.

1. FINANCIAL VIABILITY AND TAXPAYER ACCOUNTABILITY

Where is the convincing evidence that this enormous development is financially deliverable? What are the potential costs, risks and liabilities to taxpayers? Government-backed “deep pockets” are no substitute for transparent financial accountability.

2. HIGHWAYS, TRANSPORT AND CONSTRUCTION TRAFFIC

Can the existing road network accommodate the development? Are traffic modelling assumptions reliable? What will be the consequences for residents of Ifield, Gossops Green and surrounding communities?

3. SEWAGE, WATER INFRASTRUCTURE AND FLOODING

Can existing and proposed infrastructure safely accommodate thousands of additional homes? Where are the firm commitments, funding arrangements and delivery timetables for essential improvements?

4. WILDLIFE, BIODIVERSITY AND IRREPLACEABLE HABITATS

How will protected species, veteran trees, wildlife corridors and sensitive habitats be safeguarded? Environmental destruction cannot simply be justified by promises of financial compensation.

5. HERITAGE AND THE HISTORIC LANDSCAPE

What safeguards will protect the ancient Parish of Ifield, including St Margaret’s Church, Ifield Court Farm Scheduled Monument and the surrounding historic landscape?

6. IFIELD BROOK MEADOWS AND LOCAL GREEN SPACE PROTECTION

Ifield Brook Meadows is designated Local Green Space within Crawley Borough Council’s planning jurisdiction, although owned by Homes England.

How will its protected status be respected? What separate planning permissions might be necessary for proposed works, including pedestrian and cycle routes?

7. SCHOOLS, GOLF, COMMUNITY INFRASTRUCTURE AND PLANNING OBLIGATIONS

How will the proposed loss of Ifield Golf Course be addressed? Are school requirements properly evidenced? Will essential infrastructure and community facilities be funded, legally secured and delivered when needed?

These seven areas are not isolated issues. They are interconnected questions affecting the financial, environmental and practical deliverability of the entire development.

And that is precisely why the Ifield Society continues to insist upon a JOINT AREA ACTION PLAN (JAAP).

West of Ifield cannot sensibly be treated as a development affecting Horsham District alone.

Its consequences extend across administrative boundaries, affecting Crawley residents, roads, public services, wildlife habitats, watercourses and historic landscapes.

We therefore call upon Crawley Borough Council, Horsham District Council and West Sussex County Council to work together through a formal Joint Area Action Plan, or an equivalent jointly agreed planning framework, to ensure that all seven areas receive comprehensive, coordinated and transparent scrutiny.

Each Council must exercise its own statutory responsibilities, but none should examine the consequences in isolation.

The Ifield Society’s particular priority remains the protection and enhancement of Ifield Brook Meadows and Beyond, including our proposal for IFIELD PARK — A LOCAL NATURE RESERVE.

We believe this positive alternative deserves serious consideration within any coordinated planning framework.

Homes England is a publicly accountable body. It must demonstrate that its proposals are financially deliverable, environmentally acceptable and supported by adequate infrastructure.

Horsham District Council must be satisfied that the applicable legal and planning-policy tests have been met before granting permission.

THE LOCAL PLAN MAY BE SOUND. HOMES ENGLAND’S PLANNING APPLICATION HAS YET TO PROVE ITSELF.

And until these seven fundamental questions have been satisfactorily answered, the Ifield Society will continue to demand proper scrutiny.

SEVEN QUESTIONS. THREE COUNCILS. ONE SHARED RESPONSIBILITY.

NO PROOF. NO PERMISSION.

Richard W. Symonds, MCIPD
The Ifield Society

Ifield Street, Ifield Village

Crawley, West Sussex