Sussex County Council denies Atlantic Fields shopping mall on Route 24

January 13, 2026

Emma Aken, Coast TV

SUSSEX COUNTY, Del. – Sussex County Council unanimously denied the Atlantic Fields shopping mall development. The project included a large retail project along Route 24 despite concerns raised by nearby residents.

According to county documents, the Atlantic Fields development would have included 23 buildings and feature major retailers such as Costco, Target and Whole Foods. Developers also confirmed that TJ Maxx and Ross were in negotiations to join the shopping center.

Councilman Steve McCarron said the council was "forced" to deny the project because the state has failed to provide adequate infrastructure.

The developer, Ben Hoskins, previously told CoastTV that the property would not remain a soybean farm. The land is zoned for housing and Hoskins said a denial would not stop development from taking place along the busy roadway.

In October, Sussex County Council voted to defer a decision on the development.

The project is being developed by Mulberry Knoll LLC. The developer estimates the project will generate approximately $79 million in annual labor income, create 750 permanent jobs, and support nearly 990 construction jobs.

Several residents voiced opposition during the review process, citing traffic congestion, safety concerns and the potential loss of the area’s small-town character. Residents who live near Route 24 said traffic is already difficult and warned the development could worsen conditions.

Others questioned whether the project would benefit existing residents and criticized the planning process as difficult for working community members to navigate. 

The developer can appeal the decision of the county to the courts or come back with a new plan that is in line with current zoning.