Eton College has sparked controversy with plans to build a new town on 450 acres of greenbelt land near East Chiltington, East Sussex, close to the South Downs National Park. The proposed North Barnes Farm development would create up to 3,250 homes over a period of 25 years, potentially increasing the local population from around 465 residents to approximately 6,000, with concerns it could also merge with nearby villages such as Plumpton Green and South Chailey, forming a community of over 10,000 people.

The land was purchased by Eton several years ago and the project is inspired by similar developments such as Poundbury in Dorset and other King’s town initiatives in Cornwall. The college’s property portfolio reportedly amounts to £120 million, diversified across different property types. This is not Eton’s first attempt to develop the site; a similar proposal in 2021 was rejected by local planners.

Local opponents, including the campaign group Don’t Urbanise the Downs and residents from the surrounding area, have strongly criticized the plan. They have raised concerns about the potential loss of productive farmland, damage to wildlife habitats, and the impact on the character of the rural parish. Steve Needham, who leads the opposition group, highlighted the presence of historic hedgerows, ancient trees, and extensive footpaths valued by the community and visitors alike. He argued that the development would generate millions of additional car journeys annually, exacerbating existing traffic congestion on roads that are said to be ill-equipped for such an increase. Water resource concerns have also been raised, noting current hosepipe bans and depletion issues.

James MacCleary, the Liberal Democrat MP for Lewes, echoed these apprehensions, describing the site as "totally inappropriate" and lacking sufficient infrastructure, particularly in terms of transportation and environmental capacity. He warned the scheme would urbanize a unique part of the South Downs, which is a protected national park.

Developers Welbeck Land, working in partnership with Eton, maintain that the scheme would address pressing local housing needs and help moderate escalating property prices in the Lewes district, where average house prices are reportedly more than nine times local average incomes, and rents saw a rise of over 6% last year. Welbeck’s chief executive, Alistair Watson, emphasized that concentrating new homes and infrastructure in one location is preferable to piecemeal development and that brownfield sites cannot alone meet demand.

The development plan includes provisions for a new school, nursery, health centre, sports facilities, and parkland, with a central high street envisioned to foster community life. Welbeck Land has announced an eight-week public consultation beginning soon, with the first event scheduled at Plumpton Racecourse. They hope to submit a planning application for the initial phase by the end of the year.

Eton has stated it seeks genuine engagement with local residents to shape the proposal into one that benefits East Sussex. Meanwhile, the debate highlights a broader tension between the need for new housing and protecting the rural character and environmental integrity of sensitive areas on the edge of national parks.