Catesby Estates has completed the sale of a 14.8 land parcel with reserved matters planning permission for 96 homes in Southwater, West Sussex, to Barratt Redrow.

The sale follows a complex five year planning process, which included two separate Public Inquiries by the Planning Inspectorate.

The site, located south of Southwater, will provide a range of 2, 3, 4 and 5 bedroom homes of various types (apartments, terraced, semi-detached and detached houses). 35% of the homes will be affordable, of mixed type and tenure, with priority given to local residents or those with a local connection. The development will also feature a new large, open and informal public space for new and existing residents, with the existing grassland to be maintained and enhanced to support biodiversity.

Reserved Matters Application

Detailed planning approval was secured following a 2024 Reserved Matters application for 96 homes, including the provision of an off-site water neutrality solution being approved at committee in August 2025. This innovative solution to water neutrality ensures that any new dwellings do not increase the rate of water abstraction for drinking water supplies, above existing levels.

This followed an outline planning permission in August 2021, which Catesby secured after a successful appeal to the Planning Inspectorate.

Horsham District Council had refused the 2020 application using delegated powers citing the principle of development, but this was overturned following a four day Public Inquiry, where the Planning Inspectorate agreed that the site had limited impact upon the wider landscape character and that the Council could only demonstrate a 4.2 year housing land supply.

This was the first appeal decision in the District at that time which confirmed that the council could not demonstrate a five year supply of land for housing.

A further Public Inquiry was held by the Planning Inspectorate into an application from a local resident to West Sussex County Council to register the land as a Town & Village Green, which would have protected the land from future development.

Catesby robustly objected to the application resulting in a Public Inquiry being held in 2021. The report issued by the Inspector following the Inquiry found the applicant’s case had failed on all counts and should therefore be refused.

Southwater Land Sale By Catesby Estates

Andy Wright, Associate Land Director at Catesby Estates, said: “We are very pleased that Barratt Redrow will be taking forward this site to deliver high quality new homes and public space for Southwater. This has been a particularly lengthy and complex planning process, with two Public Inquiries and engagement with planning officers at both the district & county level on multiple applications. Catesby was able to demonstrate the application complied with policy and draw on evidence that local housing supply was less than had been cited. We are very proud to have seen the application through to a successful conclusion on behalf of the landowner, and that much needed new homes and improved public space will now finally be delivered for the community.”

Jack Allan, Land Director at Barratt Redrow, adds: “Barratt Redrow are delighted to have completed on the land at Rascals Farm, Southwater. It was a pleasure to work with Catesby Estates who were extremely pragmatic and quick at making decisions to allow a smooth transaction. Furthermore, the planning application they obtained is a testament to their in-house skills by presenting us with the ideal foundation to create a thriving community.

This site represents a great opportunity for the business to provide much needed high quality new homes in the area of Horsham. With this area being impacted by water neutrality in recent years, there has been a real lack of supply. However, Catesby were able to secure offsite mitigation meaning we are able to make a prompt start on site. We look forward to delivering a great scheme in Southwater and deliver the much needed marker and affordable housing for the area”.