Horsham has the potential to be one of the most beautiful, healthy and opportunity-rich districts in the South-East. But like much of the UK, it faces real and growing challenges – regarding housing, health, opportunity and access to nature – that stand between its residents and that potential.  

1. The housing waiting list is growing  

716 households are currently on the District Council’s housing waiting list. This number has increased by 42% from 2015/16 to 2022/23. By comparison, the South-East has gone through a 24% reduction in the same period.  

 Across the UK, social housing waiting lists are projected to grow to 1.8 million households by 2045 – an increase of more than 50%. 

2. House prices are going up 

In Horsham median house prices have gone from £335,000 in 2015 to £413,000 in 2023 (a 23% increase). The Horsham average private rent is the highest in West Sussex. 

By 2045, 5.7 million households across the UK are expected to be paying a third of their income on housing costs. 

3. Local people are priced out of where they grow up  

The percentage of young adults (20-34 years) in the UK who live with their parents is growing. For young men, the figure is 35%. 

4. Too many of our children and grandchildren grow up in poor-quality and insecure accommodation.

In 2024/25, Horsham District Council spent over £21m on Housing Benefit.  This is highly inefficient for the taxpayer, as Local Housing Allowance is paid to private landlords rather than that money being used to directly house people. 

By 2045, around 2.3 million people across the UK are expected to be in poorly suited homes. 

5. Homelessness is rising 

Homelessness in rural Sussex districts has risen by 8% between 2018/19 and 2022/23.

By 2045 the number of children living in temporary accommodation across the UK is expected to rise from 131,000 to 310,000 by 2045. 

6. Many of our parents and grandparents can’t downsize to a place that’s right for them

Across the UK there has been a 31% increase in the number of residents aged 65 years and over, between 2011 and 2021.  Many experience loneliness and isolation.  

According to the National Housing Federation, if no long-term plan is put in place in areas across the UK, there will be a 350,000-home shortfall of retirement and supported housing. 

7. Our residents can’t access enough green space or vital community facilities to foster active, healthy and sociable lifestyles. 

Just one in 8 under-16s in Horsham have access to natural green spaces within 300 metres of where they live.  

What is the Council doing to address this housing need? 

Since 2018, Horsham District Council has sought to adopt a new Local Plan, which will set out areas for future development between now and 2040 (‘the Local Plan 2040’). The intention is to purposefully increase the supply of housing land to help boost housing growth and meet the requirements set by the government. This plan is yet to be adopted but is currently being examined by an Independent Planning Inspector. 

The emerging Local Plan 2040 allocates sites to deliver approximately more than 20,000 new homes with associated infrastructure, equating to an average of approximately 1,100 homes per year. The Council are proposing to achieve this through a combination of intensifying existing allocations from the adopted Local Plan and identifying new sites for housing development, including strategic-scale sites such as Land at Adversane. (Kingswood)

What options exist for Horsham District?  

If the emerging Local Plan does not meet its housing requirement, it is highly unlikely that the Planning Inspector would allow the Plan to be adopted. Without a Local Plan in place, there is greater opportunity for speculative developers to secure planning permission in unplanned and less sustainable locations.  

Therefore, to prevent ongoing and uncontrolled speculative developments, the District Council is keen to adopt a Local Plan as soon as possible. To do that, both the Council and the Planning Inspector have agreed that additional sites are required to meet the District’s housing requirement.  

This means that the Council has reconsidered sites that had been submitted as part of the recent Local Plan process.   

A. The Council has looked at brownfield sites in the district. However, many of these sites have already been allocated and this is unlikely to make up the large housing shortfall that exists.  

B. The Council has also considered extending the existing towns and villages in the district, such as in Horsham town centre, Billingshurst, Southwater and others. However, many of these towns and villages have already experienced significant growth in recent years. As these towns and villages continue to expand, there is a real concern that these new homes will be in unsustainable locations – with new residents needing to drive to the town or village centre, thus putting pressure on the existing services and local roads. This is often referred to as “urban sprawl”.  

C. A more ambitious option considered by the Council is to create a new and sustainable town. There are examples of this elsewhere in the UK. This would deliver new purpose-built infrastructure alongside a new community including a substantial number of new and affordable-homes, easing the pressure to continue expanding existing settlements.  

Why is the District Council proposing to allocate Land at Adversane?

The Council has considered the benefits that allocating Land at Adversane would have and has weighed that up against the impacts of doing so, as well as the relative pros and cons of allocating alternative sites.  

The Council has decided that Land at Adversane represents a sustainable new location where a substantial contribution towards meeting the District’s Housing Needs can be made, up to and beyond 2040. The size of the site means that it can host and provide essential infrastructure, including up to two new primary schools, and a secondary school that will not only meet the demand of the new settlement but will also help to ease the pressure on places at The Weald Community School and Sixth Form in Billingshurst. The site will also provide new landscaped open spaces, including new sports pitches, and be of a compact form that will encourage sustainable and healthy lifestyles. Furthermore, new employment opportunities will be created by delivering new commercial premises. 

The results of the Council’s assessment are set out in the Sustainability Appraisal, which states that Land at Adversane is considered to be comparatively more sustainable than alternative options.  

Where is the site?

The site is situated to the east of A29 (Stane Street), approximately 3.5 miles north of Pulborough and two miles south of Billingshurst, with its northern boundary defined by Adversane Lane. The site is also located opposite Brinsbury College – part of Chichester College Group which has been delivering specialist land-based education for more than 100 years.  

Who are the near neighbours and are they aware of the proposals? 

We are aware of the site’s close proximity to the residents of Adversane and those who live along Adversane Lane. We are also aware of several nearby businesses such as the Charles Muddle scrap yard, Hepworth Brewery, Architectural Plants and Brinsbury College. We have had a number of initial conversations with many of these organisations and are alive to their concerns. We have kept those concerns in mind when designing our proposals for Kingswood, putting mitigations in place wherever feasible. In a number of instances there has also been a recognition that Kingswood will provide many mutual benefits (as set out within the FAQs). Further consultation is planned with both near neighbours and the wider community.  

Is the site currently of agricultural value?  

Based on the findings of an Agricultural Land Classification (ALC) survey, which was undertaken in accordance with guidance issued by Natural England and in line with the established guidelines for classifying agricultural land in England and Wales, two thirds of the land is moderate to poor quality in Subgrade 3b and Grade 4. One third of the land is of higher quality.

The methodology and the schedule of all soil profile data will be included in the ALC report being developed by Our Place and will use lab results and photos to demonstrate the findings.

Are there any broad physical or policy constraints that make the site unsuitable for new homes?  

No. The site is not in the Green Belt  nor is it in a National Landscape (formerly referred to as Areas of Outstanding Natural Beauty). The site is also relatively free of natural constraints such as fluvial flood zones or areas of archaeological significance. This marks the site apart from many other areas in the district that are more heavily constrained, meaning that it gives us a valuable opportunity to deliver a sustainable new town for the district.   

Are there any archaeological reasons why development cannot take place?

No. While it is acknowledged that the site has the potential for archaeological remains, we have undertaken a thorough assessment, including a geophysical survey of the whole site, which indicates that archaeology is not a design or planning constraint.

This is reflected in the advice provided by Horsham District Council's archaeology advisors, who have agreed that further archaeological evaluation and mitigation investigations can be undertaken as a condition of granting planning permission.

How will the scheme fit into the existing landscape? 

The revised masterplan has the potential to increase positive landscape attributes and presents opportunities to provide mitigation for the loss of open countryside through the provision of appropriately designed green infrastructure corridors and green spaces that are actually open to the public.  The current site is largely in private ownership and not accessible to the public. The masterplan seeks to retain and enhance important site features including its woodlands, hedgerows and mature trees.

Was this site previously considered as part of the Council’s Local Plan process?

Yes. Given the site’s potential to meet the District Council’s growing housing need, the site was previously submitted in what was called a “call for sites” process.  Despite being considered favourably by the District Council for various reasons, the site was not included in the Local Plan, which was submitted for examination back in July 2024. Importantly, the proposals for Land at Adversane (also known as Kingswood) have evolved since the site was first submitted to and considered by the Council.  

How will the development respond to water scarcity?

Whilst Natural England’s Water Neutrality Position Statement was lifted in autumn 2025, Our Place takes seriously the fact that the district, like much of the South-East, is designated as an area of serious water stress by the Environment Agency. The development will be designed to comply with emerging planning policy on this issue, seeking to reduce water demand through sustainable and efficient design. Non-domestic buildings will be built to achieve at least ‘Excellent’ in the water category.

Would development unduly impact the drainage capacity that currently exists in the local area? How would any impact be mitigated?

In short, there would be no detrimental impact. In terms of wastewater, as may be expected, Southern Water have indicated that developments of this scale are considered within a wider growth planning context, with infrastructure upgrades delivered over time in line with demand. Water Authorities have a responsibility to upgrade their network to accommodate new homes, with developers paying an infrastructure levy. However, we would expect the Planning Authority, currently the District Council, to include a clause in the planning permission to prevent new homes being connected without any necessary upgrades. In the short term, analysis will be undertaken by Southern Water to confirm any smaller upgrades necessary, such as the increase of storage or pump upgrades at the existing pumping station north of Adversane.

Would development increase flood risk for communities downstream, such as Pulborough? How would any impact be mitigated?

No. In terms of surface water, the site has been tested and modelled to understand the existing runoff rates and where surface water pools within the site. This has in turn informed the outline surface water drainage strategy, which, among other features, incorporates a network of attenuation basins that will capture, store and then gradually discharge surface water at no more than the current greenfield runoff rates. The result will be that the movement of surface water will be more controlled than the current situation, plus there will be the opportunity to utilise the attenuation basins as multi-purpose ecological and landscaping features. There will be no increase in flood risk to any surrounding areas of land either.

In summary, what are the proposals?  

Kingswood is proposing to deliver:

• Approximately 3,200 new homes, including elderly living accommodation.

• Local Centre Uses and related uses. These could include a range of commercial, business and service uses such as retail, food and drink, medical, health, community services, and nurseries.  

• Office and Light Industrial – approximately 12,500 square metres

• Leisure and Sport - including indoor and outdoor sports and recreation facilities

• Community facilities  

• Cultural and community uses, including venues for entertainment, leisure and social activities 

• A secondary school and up to two primary school sites likely to be located close to the local centre and other key community facilities

• A hotel 

• Gypsy and traveller pitches

• Over 60 hectares of public open space

What is the vision for Kingswood?

The vision for Kingswood is to create a place that our children and grandchildren are proud to call home - an exemplar place of beauty and opportunity.  

To do that, the proposals can be separated into four core commitments: 

• Building affordable homes – there will be approximately 3,200 homes in total, of which 35% will be affordable.  

• Delivering infrastructure early – whether that is three new schools, land for a healthcare facility, shops, community facilities, business space and parks.  

• Supporting skills and job creation – by supporting existing and new businesses, Kingswood will encourage the creation of thousands of new jobs. There will be a mix of town centre, commercial and light industrial uses (such as shops, restaurants, supermarkets, and a new hotel) – all of this will create new jobs.  

• Prioritising nature – with substantial open space and measures that go beyond Biodiversity Net Gain, nature will be at the heart of Kingswood and we will bring people closer to it.  

What is the process for delivering those proposals?  

Firstly, the Council has proposed to allocate the site in the emerging Local Plan 2040. This provides the basis for a hybrid planning application to be made to the Council for their consideration. Once the Local Plan 2040 is adopted, the Council will then determine that application in accordance with the relevant planning policies. Full, open and comprehensive public consultation will take place with the community before any planning application is submitted.

What is a hybrid application?  

A hybrid planning application is a single planning application that seeks both full planning permission for one part of a site and outline planning permission for another part of the same site. In this case, Our Place is seeking to secure detailed permission for the first phase, thus ensuring that construction can commence without delay once permission is granted. Those detailed proposals will also give a clear picture of the quality of the design that is proposed. Alongside this, Our Place will also seek outline permission for later phases, establishing the principle of the development and key parameters while leaving specific design details to be considered by the Council at a later date.  

What will be included within the detailed first Phase?  

Whilst the proposals will be set out in more detail ahead of the public consultation, the first phase, which is likely situated to the south of Adversane Lane and to the east of the railway, is expected to include approximately 314 high-quality new homes. There will also be more than 600 square metres of non-residential space to support new businesses and the local community. This could include a coffee shop, nursery, convenience store or other uses that are common in town centres across the District. None of this currently exists in Adversane.

Play areas will be situated on either side of the first phase, with a central village green next to the non-residential space. Kickabout space will also be provided, as well as a circular walking and cycling route around the first phase.  

Access will be onto Adversane Lane, with a new railway bridge being constructed as part of this first phase. The location of the bridge will be to the south of Adversane, which will allow a new road to link up with the A29 Stane Street. Plans for this bridge and the link road will be included with the hybrid planning application and shown within the detailed first phase. 

Delivering this railway bridge will enable Network Rail to close what we understand to be a highly unsafe level crossing, thus improving safety for both rail passengers and local residents. 

How will Kingswood build genuinely affordable homes?

Our Place is committed to meeting the District Council’s policy of ensuring that 35% of the homes are affordable across the whole development. This will be secured at the time that the application is determined and will feature a combination of homes that are in shared ownership, rented or sold at rates discounted to the market (up to 80% of market rent) and social housing (typically at 60% of market rent). Conversations are also underway with Action in Rural Sussex about the establishment of a Community Land Trust. If set up, this would provide local needs housing and the stewardship of other community assets for long term community benefit. 

Who will deliver the new homes?

Within the first phase, Our Place is looking to partner with trusted organisations such as Places for People, who are the UK’s leading social enterprise. They are responsible for managing and owning more than 250,000 properties across the country and delivering more than 2,000 homes each and every year.

How is Our Place involved?  

Unlike volume housebuilders, Our Place was not set up with the purpose of simply building as many houses as possible each year to profit shareholders. Our Place was set up on the principle that, if homes need to be built, then they must be built as part of mixed-use communities that people want to both live and work in – places that are special, sustainable and beautiful. 

Our Place is not a house builder. But, as master developer and majority freehold landowner of Kingswood, Our Place will steer and shape every aspect of the project, and this control will ensure the development is completed to the high standard and quality that has been envisioned. This partnership approach will mean that the ambitions and expectations of all stakeholders are met, if not surpassed. 

What will the homes look like? 

Kingswood will reflect the very best of Sussex and will provide beautiful homes for contemporary lifestyles and workspaces that sit comfortably in the landscape. A palette of local and natural materials, referencing neighbouring towns, will be adopted, with an eye to modern and sustainable technologies and methods of construction. Across all phases, the appearance and character of the homes will be governed by an overarching design code, which will be prepared and submitted as part of the hybrid planning application.

How will the homes be sustainable?

Kingswood will be a fully electric new community (with no natural gas to housing), making it one of the first of its kind in the UK. Homes will also be built to modern standards, being highly energy efficient and ready for net zero. Rooftop solar panels will provide onsite renewable energy. Homes will be heated through electricity-based air source heat pumps, providing benefits for air quality and onsite greenhouse gas emissions.  

We all know we have a responsibility to find alternative solutions to our reliance on petrol and diesel cars and to live in a way that is less impactful on the planet. With that in mind, Kingswood will be a walkable neighbourhood, with everyday amenities situated within a 5 minute walk of more than 80% of homes – there will also be comprehensive cycle paths, cycle hire facilities and opportunities to connect with both Billingshurst and Pulborough.

In addition to the comprehensive provision of EV charging infrastructure, ultra-rapid / rapid EV charging points will be integrated across the site. These charging points will be conveniently located at key points around Kingswood but designed in a way to ensure that the car is not overly dominant in the streetscape.  

We will also be creating new bus routes and services, and we have safeguarded land for a new railway station for the future. The location of this safeguarded land has been discussed with both Govia Thameslink, who operate that railway line, and Network Rail, both confirming that a new station is feasible in the long term. Ultimately, we are committed to creating a new place in which people can live fulfilling, healthy and enjoyable lives without having to rely on the car to meet everyday needs.  

How will Kingswood deliver infrastructure early? 

Our Place is keenly aware that just delivering homes without supporting infrastructure is not sustainable and risks perpetuating some of the poorer examples of urban sprawl the district has seen. That is why Our Place is committed to delivering more than just homes. Housing will be phased alongside new landscape, health, schools, retail, commercial, public and community facilities.  For example, the first phase will incorporate a neighbourhood centre with a village green square. 

As we are in close collaboration with Network Rail and West Sussex County Council, we recognise the need to deliver a railway bridge in the early stages of Kingswood, so that there will be a reliable and safe route over the railway that can be relied on for the long term.  In addition to the railway bridge, a new roundabout will also be constructed to the south of Adversane, to connect the bridge to the existing A29 and to provide the main primary access route.  

To ensure that this infrastructure can come forward in parallel with the new homes, appropriate funding streams have been identified and will be secured at the right time. 

What work has been undertaken to deliver a railway bridge as part of the early phase of Kingswood? 

As part of the hybrid application, the design of the bridge has been progressed in close consultation with both Network Rail and West Sussex County Council. In the case of Network Rail, a Basic Asset Protection Agreement has been in place since the start of 2026 and this has ensured that the progression of the design can take place. Approval In Principle is being sought for the bridge, which will ensure that the bridge can be constructed, and completed, as part of Phase 1.

It will be within Our Place’s control, not Network Rail’s, to construct the bridge. Our Place will instruct an approved Network Rail contractor to undertake the construction of the bridge.

Who will deliver the schools? 

Land has been safeguarded to deliver a secondary school and up to two primary schools. The most likely scenario is that they will be delivered by West Sussex County Council, as the current education authority, and the Department for Education. However, Our Place is keeping open the option of delivering the primary schools directly, subject to discussions with key stakeholders. The locations of the schools have been identified in consultation with the County Council. There will be provision for SEND (Special Educational Needs and Disabilities) and nurseries will be provided across Kingswood.  

When will the schools be delivered? 

The precise timing of when each of the schools will be delivered will be subject to further discussions with the County Council, and will also depend on the build out trajectories of Kingswood and other emerging developments in the vicinity. 

Based on our current understanding, we estimate that the first primary school would be delivered as part of, or shortly after, the completion of the first phase of housing. We anticipate the second primary school would come forward some time after 2,000 homes have been completed and occupied. 

The benefit of the location Our Place has agreed with the Council for the secondary school is that it is capable of early delivery without unduly disrupting the build out of the rest of the masterplan. The exact timing of when the secondary school could be delivered will depend on the ongoing conversations that are taking place with both the District and County Councils.  

What other infrastructure will Kingswood provide?

“Infrastructure” is a deliberately broad term, that we take to mean the features that we need to support our everyday lives. That includes elements such as roads, bridges and schools, but also includes facilities like community halls, health centres, and libraries. It also includes green and blue infrastructure – our parks, gardens, playing fields - as well as the everyday amenities that we enjoy like shops, restaurants, cafes, bars, and night-time entertainment.  

Whilst it will be for individual businesses to choose to locate here, Kingswood can provide for all of these needs. Our Place is purposefully seeking flexibility in the outline component of the masterplan so that Kingswood can evolve over time and provide what residents want and need to support a happy and healthy lifestyle. However, that flexibility is paired with commitments to deliver the right infrastructure at the right time to ensure that additional pressure is not put on existing resources. 

How will Kingswood support skills and job creation?  

Kingswood will provide new commercial floorspace to allow small and medium- sized businesses to start, grow and thrive. The proposals for this are deliberately open and flexible so that the types of places that Kingswood provides can adapt to our changing working habits and needs.  This also allows for a diverse range of businesses to call Kingswood home, from professional services, to workshops, studios and co-working areas.  

Kingswood is also ideally located opposite Brinsbury College, providing a fantastic opportunity for the students to put their studies and skills to practical use in Kingswood whilst the development comes forward, whether that is in long term land management, forestry, civil engineering or blacksmithing.  

Which businesses will locate at Kingswood? 

At Kingswood we will be looking to connect to, and integrate with, existing local businesses, producers, entrepreneurs and stakeholders to ensure we create a town centre appropriate for a diverse community of people and that provides a platform for economic opportunity and growth. 

Through early and regular engagement with existing and future residents, and through a potential Community Land Trust model, we will be creating a community-led town centre that combines convenience and aspiration, and we are already in discussions with local businesses and suppliers about opportunities at Kingswood. 

We will also create other local neighbourhood centres, which will each have a smaller number of shops and workplaces to meet the daily needs of people living at Kingswood. 

How will these businesses complement, and not undermine, those that exist in Pulborough and Billingshurst?

It is our intention that everything created at Kingswood will complement and not compete with the vitality and viability of Billingshurst and Pulborough, including local retail, library, cultural services and outlets for food and drink.  Our Place as the master developer will have the ability to shape and facilitate appropriate development.  

Retail and other services will be provided in partnership with existing local businesses to support the local economy.  This reduces the risk of the success of Kingswood having a negative impact on existing settlements. 

How will Kingswood prioritise nature?

Kingswood will prioritise nature by preserving and protecting the natural assets of greatest value within the site, and by delivering a net gain in biodiversity within the site boundary. Extensive survey effort has been undertaken to ensure that adverse impacts to ecology and nature can be avoided wherever feasible and mitigations proposed within the scheme to avoid negative impact. Overall, Our Place is committed to delivering a biodiversity net gain of at least 10%. 

What will be included within Adversane Nature Park?

Our Place is safeguarding land directly adjacent to the hamlet of Adversane as a landscaped open space, to provide a buffer between the existing hamlet and new development coming forward within Kingswood. Adversane Nature Park is in the outline component of the proposals, meaning that there will be opportunities for the residents of Adversane and the rest of the local area to shape how exactly the land should be used.   

Who will maintain the parks and open space?

Whilst there are many ways in which the parks and open spaces can be managed within Kingswood, one option being pursued is that Our Place will establish a Community Interest Company. As is the case at other developments, this will be a trust run by residents of Kingswood and funded by the service charge that residents pay. 

Other likely scenarios include the parks and spaces being managed by either an existing estate management company or by a management company set up by Our Place. Alternatively, the land could be transferred to the relevant Parish Council, with a payment made by Our Place to fund the ongoing maintenance and management of the spaces.  

Our Place is open to any of these options, though sees the greatest benefit in the Community Interest Company model, as this gives residents the opportunity to manage and care for their open spaces as they see fit.   

How will you ensure Kingswood does not damage the natural landscape of West Sussex, and how will you mitigate impact where it occurs? 

Although the site is not designated for its natural beauty, we appreciate that it contains landscape features and attributes which are valued locally. The proposals will seek to provide a landscape-led masterplan that protects these features and ensures the new development responds to its unique landscape setting.  

The proposals include preserving existing hedgerows, tree belts, and woodland, so that development parcels fit in to existing and historic field patterns, helping the new development to bed into the landscape more organically.  

The development will be predominantly low rise, with the majority of buildings being  2 to 3 storeys. We anticipate that there will be moments of greater height, such as in the town centre to aid placemaking and wayfinding, but for the most part we are seeking to achieve a place that does not unduly impose itself on the surrounding landscape.  

What visual screening will be in place for those who live closest to Kingswood?

The proposals will incorporate appropriate landscaped buffers to respond to those most likely to be affected by the new development in their views. It will also maximise opportunities for the public to enjoy improved access to a range of green areas and spaces within the new neighbourhood.  Long, medium- and short-range views will all be closely considered and, whilst we recognise there will be some instances of change to those views, we anticipate that adverse effects can be avoided.

Will the Ancient Woodland be affected by the proposals in any way?

No. No works, apart from ecological enhancements, are proposed to the Ancient Woodland. The only works that are proposed to the buffer areas are those that are compatible with protecting the Ancient Woodland and mitigating potential impacts to them arising from the Proposed Development.

Will existing residents be able to enjoy the green spaces that will be created?

Yes. In contrast to the current site, which is almost entirely in private ownership and therefore not accessible to the public, Our Place will ensure that the green networks and spaces at Kingswood are accessible to all and are fully utilised to provide different places, spaces and opportunities for community interaction for all age groups and abilities. In this respect, we see many more people enjoying the natural benefits of the place than do currently. 

We are planning to enhance the local ecology as part of our development, through careful creation of habitats to support the existing and new flora and fauna. 

How will you ensure that the light pollution footprint of Kingswood doesn’t come into conflict with dark skies initiatives and wildlife which use the site?

To protect the dark skies of Adversane, particularly given the proximity of the South Downs International Dark Sky Reserve, Kingswood will implement a strategy which avoids unnecessary lighting and applies smart mitigation where lighting is essential for safety.

A combination of the following measures will be used:

• The exclusion of upward lighting

• Warm colour temperatures for illuminations

• Low-level bollard pathway lighting 

• Dynamic dimming of public areas

• Proximity activation of street lights

• Large windows and skylights will use special low-light-transmittance glass 

• Natural vegetative screening

The development will adhere to Institute of Lighting Professionals’ guidance to mitigate impact upon nocturnal wildlife. As part of this, any lighting will avoid glare into sensitive wildlife habitats, including within prescribed ecological buffers and areas of newly created habitat for nocturnal species.

How will the development reduce its impact on local roads through better public transport?

Kingswood has been designed to minimise residents having to rely on car usage by default, by providing most of the day-to-day needs of residents and a wide variety of local jobs within easy walking and cycling distance, and by promoting sustainable travel choices. Public transport infrastructure is an important part of this strategy and proactive steps have been taken so that this can be delivered from day one. 

1. Bus services  

The masterplan reflects an aspiration to provide access to public transport within an easy reach of people’s homes, and over 80% of homes at Kingswood will be located within 400m (a 5-minute walk) of a bus stop.  

Key roads through the site, for example those to the schools, have been designed to accommodate buses and coaches, and discussions are underway with West Sussex County Council and existing bus operators to provide a regular route through Kingswood. 

To meet initial demand, we propose to divert the existing ‘100’ bus route through Kingswood, connecting it to Burgess Hill and Horsham via Billingshurst and adding to this a new shuttle service to Billingshurst Station and town. This bus can also link to Brinsbury College and the future secondary school at peak times. More bus routes will be provided as the development grows, so that there are reliable, frequent bus services connecting the site and local area. We will work closely with West Sussex County Council and local operators to plan, monitor and amend these services over time, ensuring that they meet community needs. The services will require initial subsidy by Our Place but are planned to become commercially viable as the new community grows.

2. Car clubs and car sharing

We will promote the existing West Sussex County Council car share scheme to residents and employees and explore options to add local car club facilities, providing access to a vehicle for those who do not necessarily want to own a car full time.  We will promote and integrate the new community and its buses with wider WSCC and HBC measures on journey planning, travel information and demand responsive transport, to give residents and other users the ability to create end‐to‐end trip planning, booking, electronic ticketing and payment services across different transportation modes. There is also a longer-term ambition for Kingswood to embrace Autonomous Vehicles (AV) and Our Place is committed to providing a masterplan that enables this form of transport within (and connections to) the development. 

3. Long-term opportunities for a new railway station 

Although not part of the masterplan, Our Place has been promoting the construction of a new railway station at Kingswood. Discussions with Network Rail and Govia Thameslink are ongoing and we have reserved land within the masterplan for development as a station, with sufficient space to meet rail industry standards. To be clear, the sustainability of Kingswood as a location is not reliant on the railway station being delivered. 

In the meantime, using this safeguarded land, and based on consultation feedback, Our Place are currently exploring the potential for the creation of an informal “Park and Ride” facility, where residents would park and have direct access to both Billingshurst and Pulborough train stations via the new bus service.  

How will Kingswood promote walking and cycling as safe and desirable transport options? 

All too often people are dissuaded from walking and cycling because the infrastructure is simply not there to support their decision to do so. Our Place will seek to do things differently by ensuring that the infrastructure in place means that people will feel safe and confident in choosing to walk or cycle to their destination and are not unduly inconvenienced by car-dominated street design or lack of suitable parking spaces. 

Cycling will also be a key part of helping reduce reliance on the private vehicle and we are currently engaging with local groups such as the Horsham Cycling Forum to ensure that this can be delivered. All homes will have safe and secure cycle storage facilities, as will places of work within the masterplan. Public spaces will have short-stay cycle parking spots to ensure that it is no less convenient to cycle somewhere within Kingswood than it is to drive.  

The masterplan will also embed active travel corridors to promote walking and cycling and these routes will be shown within the masterplan. For example, improvements to Marringdean Road are currently being developed to provide a high-quality cycle route from Kingswood to Billingshurst Station. Our Place is also aware of the proposed cycle route linking Pulborough and Billingshurst train stations, using the existing rights of way, and are keen to work with the Parish Councils to see how this route could come forward in consultation with other landowners and third parties.  

Even with these measures, will Kingswood cause pressure on existing roads and how will this be mitigated?

Whilst Our Place is committed to using a range of measures to reduce external vehicle trips, there will still be additional vehicle movements on the network – as there would be for almost any development (although unlike at Kingswood these would typically be worse in instances of urban sprawl). The impact of this will be closely considered as part of a Transport Assessment that is currently being prepared and will be submitted as part of the hybrid planning application. That Transport Assessment will consider the impact of Kingswood on the highway network in conjunction with other planned developments in the area. Where adverse impacts on journey times and highway safety are identified, mitigation measures will be put forward to ensure that the residual impact is not severe. This process is being carried out in close consultation with West Sussex County Council as the local highways authority.

Will there be enough car parking? 

Parking will be provided with regard to West Sussex County Council’s recommended approach to parking in new residential and non-residential developments. 

Parking at Kingswood will be provided as a combination of on-plot, on-street and courtyard parking, which will be planned in ways that suit and respond to context, and which minimise the visual dominance of the car.  

Specific forms of car parking will include garages, car ports and car barns, as well as informal parking provision on mews and lanes. Serving both residential and non-residential purposes, courtyard parking will be a key part of our strategy to manage car parking and reduce the dominance of the car on the streetscape. 

Details of parking requirements and arrangements will be specified at the planning application stage and controlled by the Council through design codes and Reserved Matters applications. 

What will be the benefit of the proposals for the surrounding areas such as Billingshurst, Pulborough, Adversane, and West Chiltington?

We strongly believe that these areas will see a range of both direct and indirect benefits: 

• New facilities and job creation – new facilities will be created in the form of cafes, restaurants, shops, sports facilities and services. These will not only be attractive places to spend time in but will also create jobs for local people in the process.  

• Open space – in contrast to the current site, which is almost entirely inaccessible to the public, there will be access to new landscaped open spaces, sports pitches and play areas, as well as the proposed new Nature Park to the south of Adversane. All of these areas will be fully open to the public in a way that they are not today.

• Skills and education – at all stages of education, Kingswood represents a once-in-a-generation opportunity to support the next generation, many of whom are currently growing up in the local area and struggling to get on in life, which is itself a nationally recognised problem. Brinsbury College is situated directly opposite the site and already offers a range of courses to local students, but Kingswood will enable the college to significantly expand their offer. Across from the A29, the proposed secondary school will help alleviate the demand for places at The Weald Community School and Sixth Form, which is already at capacity. Furthermore, the delivery of up to two new primary schools, SEND places, as well as nursery places, will help to meet the demand created and provide more choice for local parents.  

• Thousands of new homes – as with other parts of the country, the housing crisis also affects those who live close to Kingswood, whether that be young people looking for housing so that they may stay in the area or older residents looking to downsize to a place that’s right for them.  

How will the proposals respect Adversane?

Kingswood has been planned to respect and complement Adversane, with a series of measures in place to ensure that Adversane’s identity and character is not impinged upon. The area of Kingswood close to Adversane respects the local landscape features, such as the existing ponds and woodland, and the proposed Adversane Nature park ensures there is no development immediately adjoining Adversane. Furthermore, the housing plan to the south of Adversane Nature Park will follow a low-density pattern. In addition to the dedicated Nature Park, residents at Adversane will benefit from the new facilities being built at Kingswood, including sport, education, recreation, work, shopping, and dining out.

Who is Our Place?

Our Place is a master developer with a mission to create beautiful, walkable places where people and nature thrive together, shaping communities that nurture wellbeing, belonging, and purpose. Guided by the character of each place and a respect for local heritage, we design for the future whilst cherishing what makes every place unique. 

The team at Our Place knows what it takes to deliver a project of the scale and ambition of Kingswood - because that is exactly what we have done for the last 20 years. 

Whether it’s Poundbury in Dorset, Rousillon Park in Chichester, Chapelton in Aberdeenshire, or Tornagrain in Inverness, the team that we have assembled includes some of the best Masterplanners, delivery specialists, transport consultants, ecologists and talented individuals in the country, all driven by a common passion to deliver great places. 

But we haven't just delivered homes. For more than two decades, our collective experience has convinced us that creating communities rather than just homes is the right solution to the housing crisis. 

Who are Places for People?

One of the delivery partners being considered for Kingswood’s first phase is Places for People, who own or manage 262,000 properties across the UK and have delivered more than 2,200 new homes this year.

A similar site to Kingswood is Places for People's flagship £500 million development in Milton Keynes, known as Brooklands. This community first approach to development is currently delivering 2,500 new mixed-tenure homes, as well as three new schools, a hotel, commercial space, 100 acres of parkland, along with new roads and a bus way. 

When will an application be submitted? 

Once the feedback from the community has been properly considered as part of a public consultation, we currently anticipate that the hybrid planning application will be submitted to Horsham District Council before the end of the year (2026). This timing has been planned deliberately to ensure that homes at Kingswood can come forward in parallel with the adoption of the Local Plan.

When will an application be determined?

Whilst the determination process is not within our control, we would expect that the application will be determined by Horsham District Council by the summer of next year (2027).

If the application is approved, when will the new homes begin to be delivered?

If the Council grants planning permission by summer of 2027, we would expect that infrastructure could start to be delivered from early 2028, with homes being completed as soon as 2029. 

If the application is approved, what infrastructure will be delivered early and when?

• Within our first phase, Our Place is committed to delivering a bridge over the existing railway line, which will be suitable for both vehicles, pedestrians, cyclists and other active travel users.  

• Key highway works, such as a new roundabout linking the A29 to the south of Adversane via the railway bridge, will also be delivered, as well as any off-site improvements that both the District and County Councils will require.  

• In parallel with the new homes, approximately 600 square metres of commercial space will be provided within the centre of Phase 1. This will present an opportunity for local businesses to establish retail space at an early stage – whether that be a shop, cafe or restaurant.  

• Alongside the new homes, open space and play areas will be created throughout Phase 1. This includes a central village green, kickabout space, and modern play areas.  

Beyond the first phase, when will key infrastructure likely be delivered and how will these commitments be enshrined?

Given the early stage of the proposals, it is not possible to say with exact certainty when particular items of infrastructure will be delivered. What Our Place can commit to, however, is that infrastructure will be provided to keep pace with housing delivery on the site, ensuring that existing services in the area are not overstretched or overburdened. That is Our Place’s commitment as responsible placemakers, but it will also be a requirement of both Horsham District Council and West Sussex County Council.

Those requirements will be set out in the conditions attached to a grant of planning permission and also set out in the Section 106 agreement – a legally binding contract that will ensure infrastructure is delivered in a timely fashion by restricting the build out of the site until certain items of infrastructure are in place, whether that is community halls, health centres, green spaces, offsite transport infrastructure or schools.