Proposed Kingswood Development - What You Need To Know

The proposed Kingswood development east of the A29 — opposite Brinsbury College and near Adversane — is one of the largest strategic developments ever considered in this part of West Sussex. With around 3,200 homes, schools, employment space and green infrastructure planned over a 20–30-year period, the project would create a new settlement the size of a small town.

On 28th July 2026, representatives from Our Place (the landowner and master developer) met with parish councils, community groups and residents from Pulborough, Nutbourne, West Chiltington and nearby areas. The meeting was informal, not a formal consultation, but it offered valuable insight into the developer’s intentions — and highlighted the concerns local communities want addressed.

This explainer sets out the key points in clear, accessible terms.

What Is Kingswood?

Kingswood is a proposed major development currently included in Horsham District Council’s emerging Local Plan. The concept includes:

• Around 3,200 homes
• Two primary schools
• One secondary school
• SEND provision
• Community buildings and sports facilities
• Healthcare land
• Retail and employment space
• Extensive green infrastructure

The developer describes Kingswood as a long‑term, master‑planned community, not a quick-build housing estate.

Who Are “Our Place”?

Our Place describes itself as a long‑term landowner and master developer, not a traditional housebuilder. They intend to:

• Secure planning permission
• Create a masterplan
• Oversee delivery over decades
• Work with multiple builders

The first phase (around 315/320 homes) is expected to be delivered with Places for People, a major national housing and social enterprise organisation.

Housing: The Big Question — Will It Be Affordable?

Community representatives raised strong concerns about affordability, noting:

“Young people increasingly struggle to remain in the communities where they grew up.”

“Essential workers… often cannot afford local housing.”

Our Place acknowledged this challenge and stated that if local people cannot benefit from Kingswood, “they would regard that as a failure of the project.”

Possible models discussed:

• Community Land Trust (CLT) homes
• More rental homes
• Discount market housing
• Local‑first sales periods
• Partnerships with community housing organisations

No firm commitments were made beyond policy requirements.

Schools and Community Facilities

The developer highlighted significant infrastructure, including:

• Two primary schools
• One secondary school
• SEND provision
• Community buildings
• Sports facilities
• Healthcare land
• Open spaces and recreation areas

The secondary school could help address wider regional pressures, not just serve Kingswood.

Delivery would be tied to housing occupations through legal agreements — meaning later phases cannot proceed until key facilities are built.

Traffic: The Community’s Number One Concern

Traffic generated the strongest reaction. Residents raised concerns about:

• A29 congestion
• Pulborough bottlenecks
• The Blacksmith Arms junction
• Road safety
• Emergency diversions
• Cumulative impacts from other developments

The developer accepted that 3,200 homes will generate significant additional vehicle movements.

Mitigation ideas included:

• Walking and cycling routes
• Improved bus services
• Local facilities reducing travel demand
• Highway upgrades
• New road infrastructure
• Safeguarding land for future rail improvements

A dedicated transport‑focused meeting is expected.

Railway Bridge & Station Safeguarding

The concept includes a new railway bridge. Land is being safeguarded for a potential future station, but:

• A station is NOT guaranteed
• Delivery depends entirely on Network Rail and train operators
• Park‑and‑ride ideas have also been suggested.

Water, Sewage & Environmental Pressures

Residents raised concerns about:

• Sewage treatment capacity
• Water supply
• Environmental impacts

Our Place said they are working with Southern Water, but attendees stressed that upgrades must arrive before homes are occupied.

Environmental commitments include:

• Protecting Ancient Woodland
• Avoiding flood‑prone areas
• Biodiversity Net Gain
• Green corridors and nature parks
• Community orchards and allotments
• Wildlife‑friendly building features (e.g., swift bricks)

Economic Impact

• Kingswood could include:
• Retail space
• Commercial units
• Light industrial premises
• Start‑up support

Some attendees worried this could draw activity away from existing centres like Pulborough. The developer argued that a larger population would also increase local spending.

What Happens Next?

A Community Briefing for Residents

The Kingswood proposal is still evolving. Here’s what residents can expect over the coming months.

1. More Public Consultation Events

Our Place confirmed that further public events will be held. These will provide:

• Updated plans
• More detailed proposals
• Opportunities for residents to ask questions
• Formal feedback channels

2. Detailed Planning Documents

The developer is preparing:

• A full masterplan
• Technical studies (traffic, utilities, environment)
• Infrastructure delivery plans
• Housing mix proposals

These will be published as part of the planning process.

3. Specialist Transport Discussions

Given the scale of concern, a dedicated transport meeting will be arranged involving:

• Highway specialists
• Parish councils
• Community representatives
• Local residents

This will focus on real‑world traffic conditions, modelling assumptions and mitigation options.

4. Ongoing Engagement with Local Groups

Our Place stated they will continue meeting with:

• Parish councils
• Community organisations
• Environmental groups
• Housing organisations
• Residents’ associations

This includes exploring alternative housing models and environmental opportunities.

5. Scrutiny as the Local Plan Progresses

Kingswood’s inclusion in Horsham District Council’s emerging Local Plan is not yet final. Residents and councils will have opportunities to:

• Comment on the Local Plan
• Challenge assumptions
• Raise concerns about infrastructure, traffic and environmental impact

 

6. A Long Timeline

Even if approved, Kingswood would be built over 20–30 years. This means:

• Phased development
• Infrastructure tied to occupation levels
• Multiple builders involved
• Long‑term monitoring and community oversight

7. Continued Community Pressure

The meeting made clear that residents expect:

• Genuine affordability
• Early delivery of schools and facilities
• Realistic traffic solutions
• Strong environmental protections
• Transparent governance

These issues remain unresolved and will require sustained scrutiny.