Developers Abandon New School Plan In Favour of Housing Scheme

Published on: 27 Mar, 2026
Updated on: 29 Mar, 2026

Howard of Effingham School

By Isabelle Trubshaw

Howard of Effingham School has been left “shocked and disappointed” by Berkeley Homes’ decision to withdraw its long-standing plans to build a new replacement school alongside its proposed housing development.  

The developers have said that significant rises in construction costs have forced it to abandon its 12-year planning proposal to deliver a new school in Effingham. But the company will continue to pursue the residential scheme on green belt land. 

Effingham Lodge Farm, where a new school was planned as part of a housing scheme

The developer said that estimated costs of the school have risen from £25 million when the application was initially submitted in 2013 to approximately £67.4 million in 2026, making the scheme no longer financially viable.

A Berkeley Homes representative commented: “Each new home would now need to contribute over £150,000 to build the school, which is not possible in today’s environment.”

Cllr Liz Hogger

Chairman of Effingham Parish Council Liz Hogger said she was shocked by the decision, adding that it did not align with recent assurances from the developer.

“Five weeks ago, parish councillors and members of Effingham Residents’ Association met with Berkeley Homes representatives, who assured us they wanted a fresh start, and were seeking to deliver the whole project,” she said.

In a joint public statement, Louise Lee, CEO of The Howard Partnership Trust, and James Baker, Head of the Effingham school, also expressed dismay.

“We are shocked and disappointed by the decision. As a community, we have been excited about the possibilities a new school would bring and have been waiting for an extended period for certainty around the build,” they said.

The original planning application, approved in 2018, proposed school for 2,000 pupils funded by housing development of 405 homes in the green belt area, 20 per cent of which were to be affordable housing.

Since then, the scheme has undergone several revisions. In 2022, an additional 110 homes were approved following claims that the original scheme was no longer financially viable. In 2025, proposals were submitted to reduce the size of the new school from 2,000 to 1,600 pupils, on similar financial grounds.

Most recently, Berkeley Homes proposed a revision to remove 20 per cent of the consented units as affordable housing in an effort to improve the financial viability.

The withdrawal comes just days after an Effingham Parish Council meeting, held on March 24, where a decision was made to formally object to the developer’s latest revisions.

In a drafted letter of objection, the council wrote: “Effectively, this application… is trying to turn a school-led development with housing… into a housing led development with a less certain school.”

Councillors argued the changes would undermine the “substantial benefits” that had originally justified the “limited harm” of housing development on the green belt, thereby effectively dismantling the basis for the initial approval.

While it is unclear whether this objection had influenced the outcome, Berkeley Homes had previously warned GBC that if revisions were not approved, it might “have no choice but to progress an alternative planning approach for the site”.

Now, Berkeley Homes says it remains committed to bringing forward “much needed new housing on its own site in Effingham” and added that it will consult with local stakeholders in due course.

Cllr Merel Rehorst-Smith

Cllr Merel Rehorst-Smith (Lib Dem, Effingham), a parent of children at the school, has expressed disappointed at the decision.

“The Howard is quite dated and really does need a refurbishment or a replacement. It is really disappointing that the local community doesn’t get the school that they really need and deserve,” she said.

The school have said that while the decision is disappointing, it provides a degree of clarity after a long period of uncertainty, and enables future plans to progress.

The Howard Partnership Trust said it is already seeking alternative funding for re-developments, refurbishments and upgrades on the school site.

“We are now pursuing alternative plans to make our school buildings and wider site the best they can be. The Trust responsible for our school has already agreed to plan refurbishment of our buildings which will likely begin over summer,” they wrote.

The school remains rated as in the top six per cent of state secondary schools in England and is determined that the decision will not impact its commitment to “Bring out the Best” in all of its students.

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