Parish Council objects to Development Proposal for 1,000 dwellings in Southwater (DC/26/0366)

Southwater Parish Council has formally objected to planning application DC/26/0366, submitted by Berkeley Homes, which proposes the development of up to 1,000 homes on land to the northwest of the village.

While the Parish Council recognises the importance of delivering new homes and supporting infrastructure, after careful review, it has concluded that this proposal raises significant concerns and should not be approved in its current form.

What is being proposed?

The application is an outline proposal (with most details reserved for later stages) for a large-scale development including:

• Up to 1,000 homes

• A new neighbourhood centre with shops and community uses

• Education facilities, including a secondary school

• Business and employment use space

• Sports pitches and public open space

• Gypsy and traveller pitches

• Supporting infrastructure and access arrangements
  

Berkeley Homes describes the proposal as a new, self-contained community with its own centre, green infrastructure, walking and cycling routes, and a “heart” focused around the neighbourhood hub.

Why has the Parish Council objected?

The Parish Council’s objection is based on two overarching issues:

1. The application lacks clarity and certainty
   

A fundamental concern is how the application has been presented.

• The formal description of development does not clearly define the scale of what is being proposed, despite references elsewhere to 1,000 homes and significant floorspace.

• The phasing of development is only “indicative”, meaning there is no certainty about when key infrastructure, such as schools, roads, or community facilities, would be delivered.
  

This lack of clarity makes it difficult for decision-makers, consultees and residents to properly assess the true impact of the scheme. The Parish Council considers this a serious flaw in the application.

2. Conflict with the Southwater Neighbourhood Plan
   

The Parish Council believes the proposal is unacceptable in principle because it conflicts with the adopted development plan, particularly the Southwater Neighbourhood Plan.

Key concerns include:

• Scale of development

  The Neighbourhood Plan allocates land for around 422–450 homes, whereas this proposal seeks up to 1,000 homes, more than double that level.

• Development beyond agreed boundaries

  Much of the site lies outside the Built-Up Area Boundary, extending development into areas not allocated for housing.

• Coalescence with Christ’s Hospital

  The scheme risks merging Southwater with Christ’s Hospital, undermining the distinct identity of both settlements.

The Parish Council considers these to be fundamental conflicts with the plan-led strategy for the parish.

Key concerns about the scheme details

Even if the principle of development were accepted, the Parish Council has raised several additional concerns: Inadequate sports provision

Southwater already has a significant shortage of sports pitches. The proposal includes:

• Around 2.5 hectares of pitches (including two small football pitches and one cricket field)

However, this falls well short of both existing demand and the additional needs generated by 1,000 new homes. There is also uncertainty regarding the availability of supporting facilities such as parking, changing rooms, and year-round usability.

  Open space – lack of clarity

While the application suggests extensive green infrastructure, it is unclear:

• How much is genuinely usable public open space

• Whether figures include inaccessible areas such as woodland

• Whether there is double counting within the totals

More information is needed so residents can clearly understand the benefits they would receive.

Integration with the existing village

The proposal appears to function as a standalone development, with:

• Limited integration with existing parts of Southwater and its centre, Lintot Square.

• A new “neighbourhood centre” potentially competing with Lintot Square

• Insufficient detail on walking, cycling and sustainable transport connections

This raise concerns that the development would not function as part of a single, cohesive settlement.

Building heights and character

Plans indicate buildings of up to three storeys (around 12m).

The Parish Council is concerned this would:

• Not reflect the predominantly two-storey character of Southwater

• Risk further intensification over time

• Conflict with policies requiring development to respect local character

Location of the secondary school

The proposed school is located on the northern edge of the village, which:

• May encourage car use rather than walking or cycling

• Could increase traffic and reduce sustainability

• Conflicts with the preferred location identified in the Neighbourhood Plan

Planning balance: do the benefits outweigh the harm?

While the applicant highlights benefits such as housing delivery, affordable homes, and economic growth, the Parish Council considers:

• Many benefits are uncertain due to the outline nature of the application

• The conflict with the Neighbourhood Plan carries very substantial weight

• The adverse impacts are likely to significantly and demonstrably outweigh the benefits

What happens next?

The application will be determined by Horsham District Council.

Southwater Parish Council remains committed to:

• Representing the views of the community

• Supporting development that is plan-led, sustainable, and appropriately scaled

• Engaging constructively with applicants where proposals align with local policy

 

Read the full Parish Council response

You can read the Parish Council’s full detailed submission here: Southwater Parish Council Representation – DC/26/0366