73 homes and play space at Woodfords, Shipley Road, Southwater, Horsham

Changes after earlier deferral

The revised plans removed the flatted block and five nearby houses, replacing them with terraces, houses and maisonettes after an earlier deferral.

“Following the committee meeting on 17 th March, 2026, the application has been revised to omit the flatted block in its entirety from the proposal, along with the five houses immediately to its south. In place of these flats and houses, the revised plans now propose four short terraces comprising a mix of houses and maisonettes. In addition, two end-of-terrace houses at the north end of the site are to be replaced with four maisonettes.”

“The revised layout, omitting the flatted block, now results in the following configuration of dwelling types in these two specific parts of the site: 14 x 2-bed maisonettes (unit types SHR8, 9, 10 and 11) 6 x 2-bed houses 9 x 3-bed houses…”

Officer report

Why officers supported it

Officers considered the revised two-storey elements, layout, housing mix, amenity, parking and rural-edge response acceptable subject to conditions.

“Officers recognise that the revised layout increases the instance of terraces within the development, however these are broken up into small clusters and therefore would not lead to an overly long ‘row’ of adjoined terraced houses, acknowledging that this housing type is largely uncommon in Shipley Parish.”

“The revised layout and dwelling typology is considered to suitably address the desire for a sensitive transition to the rural edge beyond the site with the overall layout presenting a suitable response to the concerns raised during the discussions at the meeting of 17 th March 2026, presenting an open grain of development that would be coherent with an edge of village location.”

Officer report

Concerns from consultees

A neighbour raised fire-safety concerns, while the parish council maintained its objection and the drainage authority requested further technical details.

“Additional Neighbour Representations (since 17 th March 2024): One additional letter has been received raising concern over fire safety given distances to hydrants, tracking of fire appliances within the development, and the need for a fire strategy.”

“Southwater Parish Council (since 19 th March 2024): Objection maintained • Revisions welcomed and is a meaningful improvement to the scheme – reduced overlooking of neighbouring properties and lessens the visual prominence and responds to concerns that the earlier proposal was too intrusive and too urban in forms for this sensitive edge of village location.”

Officer report

Further concerns raised

A neighbouring property raised concerns about the development’s form, planting, light pollution, traffic, access and density.

“Since the publication of the report one letter of representation had been received from a neighbouring property retaining concerns in relation to the form of the development, insufficient planting, light pollution, traffic generation, access and density. The Committee considered the report as set out in the agenda.”

Minutes

Who spoke

The agent spoke in support of the application.

What members discussed

Members discussed landscaping, lighting, drainage, flood risks and the size of accessible and adaptable homes, requesting denser boundary planting.

“Members discussed landscaping and requested an additional pre-occupation condition to secure additional planting of greater density along the southern and western edges of the development site in particular, to protect the rural character approaching Southwater along the Shipley Road. Members considered lighting with regard for residents within the development and also for surrounding countryside, residents and wildlife.”

“The Committee requested clarification regarding the drainage system and flood risks, and the size of accessible and adaptable dwellings provided.”

Minutes

The committee’s decision

The committee approved the application in accordance with the officer recommendation, subject to amended planting requirements along the southern and western boundaries.

“Pre-Occupation Condition: Notwithstanding the submitted planting plans and notes, no part of the development hereby permitted shall be occupied until revised details to show increased boundary planting along the southern and western sides of the development have been submitted to and approved in writing by the Local Planning Authority.”

“The approved soft landscaping scheme shall be fully implemented in accordance with the approved details within the first planting season following the first occupation of any part of the development or in accordance with a phased timetable to be agreed in writing by the local planning authority. The approved hard landscaping…”

Minutes