Worried residents have been told their council is "between a rock and a hard place" on a possible plan to build new houses.

Worthing councillor Mark O'Keeffe admitted planning officers had been surprised when they saw 90 houses might be built to the north of Beeches Avenue under the Government's local plan.

He said developers would have to "jump through hoops" to gain council permission to develop the land on the Downs.

Residents from Beeches Avenue and nearby Pines Avenue have formed an action group to fight the plans.

They quizzed Coun O'Keeffe at a meeting on Thursday and found he shared many of their concerns.

But he said he was "in between a rock and a hard place" when it came to rejecting the content of the local plan.

Coun O'Keeffe, executive member for housing and planning strategy, accepted the recommendations but added: "The inspector has come up with ideas we don't agree with.

"The residents are worried about the effect on traffic and water drainage."

Clifford Loveland, 64, of Pines Avenue, said: "The A27 will choke up."

Terry O'Connolly, of Beeches Avenue, said: "The area is quiet and there is little pollution. But if 90 houses were built nearby they would ruin it."

Council planning head Mike Bleakley said: "We are going to put a detailed policy in the local plan, to require developers to put in a number of things before the land can be developed. My main concern is traffic problems."