College Copse Fields, East of Ecchinswell Road, Bishops Green, Hampshire

Proposed New Homes & Community Facilities

Welcome To Our Online Consultation

Thank you for visiting our consultation website to find out more about our proposals for land at College Copse Fields, Off Ecchinswell Road, Bishops Green.  The website contains a range of information including plans and links to useful external websites that we hope you will find informative.  The website will be updated on a regular basis as our proposals progress.

Following feedback from the Parish Council and their survey carried out in December 2020 regarding our proposals.  We have put together a survey which aims to find out more about residents aspirations and concerns for the local area, alongside what new community benefits residents would like to see provided in Bishops Green.

 More details about possible community benefits which can be delivered as part of our proposals   can be found within this website.

 Please let us have your feedback by no later than Sunday 19th September 2021.  Following the closure of the public consultation period, we will analyse feedback received and update our proposals where appropriate.  Further updates will posted on this website.

  • Up to 400 New Homes - A well-balanced mix of housing, in-line with the Council’s housing mix policy including smaller 1,2 & 3 bed properties, self build homes and a proportion of wheelchair accessible homes.

  • 40% Affordable Homes - Providing an opportunity for those struggling to get on the housing ladder.  Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by the market. A Housing Association provider will deliver the affordable housing in accordance with the Council’s requirements.

    The affordable housing mix will also include First Homes.  This Government led initiative means homes must be discounted by a minimum of 30% against the market value.  After the discount has been applied, the first sale must be at a price no higher than £250,000 (or £420,000 in Greater London).  They must be sold to first time buyers meeting the First Homes eligibility. 

  • Housing Crisis - The worsening of the UK housing crisis is well publicised, with the Government vowing to deliver 300,000 new homes every year.   The average price of a home in Bishops Green is £438,700 (Source: Rightmove) compared to the average house price in the UK of £ 265,668 (Source: Land Registry).  In addition a  first-time buyer would need a deposit of over £43,000 based on the current average house price in Bishops Green.

  • Funding - Funding for key infrastructure such as schools, health facilities and roads will be paid by this development by payment of the Community Infrastructure Levy (CIL).   

    CIL is a fixed payment based on the size of the new development.  It requires developers to pay to the Council for every sq.m of market housing built, including any garages.  Affordable homes are exempt from this payment.

    CIL receipts from the development will also be available to fund improvements for education, highways, public transport, green infrastructure, environmental improvements and leisure/community facilities.

    The exact amount which this development will pay will depend on the final number of houses and the exact size of those homes.  This payment amount is calculated once the detailed consent is granted.  This ensures the funding for any necessary infrastructure improvements is provided in the early stages as the levy is paid whilst the houses are being built. 

    Whilst we cannot provide specific money generated through CIL for the reasons given, if we are to assume that the average house is 70 sq.m, this would generate in the region of £14,525 per market house and a total figure of circa £3.5 million, based on a development 400 homes of which 240 are market homes.

    Ecchinswell, Sydmonton and Bishops Green Parish Council would receive up to 15% of the total CIL contribution, which they can use to support the development of the local area and it will be for the local community to decide how this money is to be spent.

  • Energy Efficient and Low Carbon Homes - Homes both new and existing account for 20% of greenhouse gas emissions in the UK.

    To help reduce carbon emissions and keep down household energy costs, the new homes built will meet the latest energy efficiency standards and be heated by cleaner energy sources.

    New homes could feature technology including photovoltaic (solar) panels, heat pumps, triple glazing and standards for walls, floors and roofs that significantly limit any heat loss.  The provision of electric vehicle charging points will also be provided in accordance with the adopted Parking Standards SPD along with opportunities for car clubs.

  • Ecology & Trees - A detailed suite of ecology work was undertaken across the site during 2020 and 2021, including a desk study and surveys of habitats, botanical value, amphibians (including great crested newts), bats, badgers, breeding birds, dormice, reptiles, otters and water voles.

    The site is dominated by improved grassland of low biodiversity value, however some areas of higher biodiversity value are present including mature woodland, hedgerows, ditches, a fishing lake and the River Enborne along the northern boundary.  The use of these habitats by bats, grass snakes and a range of breeding birds has been confirmed, with water vole, otters and kingfishers present on the River Enborne.

    Proposals for the site have been designed with close consideration of the ecological receptors on the site, and aim to maximise retention of ecological habitats, and enhance the value of the site for the species they support.

    Areas of higher biodiversity value were identified to the project team at early design stage and are being retained with adjacent green space throughout, while large new areas of habitat creation are included in the proposals, such as wildflower grassland, scrub and woodland planting, a community orchard and new ponds.

    These will aim to retain connectivity and foraging value across the site for bats, while providing new habitats for reptiles, amphibians, birds and invertebrates. A biodiversity calculation is being undertaken for the project, which aims to achieve a net gain in biodiversity.

    Risks to wildlife during construction will be managed by timing of any vegetation clearance to avoid the sensitive breeding and hibernation seasons, and hand searches as necessary for species such as reptiles and amphibians.

    Any works that could affect roosting bats will be carried out under an appropriate licence, with a scheme of compensatory bat boxes installed across the site together with a sensitive lighting scheme.

    A tree survey has been carried out, which identifies the quality and value of existing trees on site. Existing woodlands will be retained on site with necessary buffer to development.  A Tree Protection Plan and Arboricultural Method Statement are produced to ensure the trees are kept safe throughout the development.

  • Landscape & Visual - Careful consideration has been given to the existing landscape features and the potential effect our proposals will have on the both the immediate and surrounding views.  The land is well-contained by a range of landscape features situated within its surroundings, which include prevalent woodlands, tree belts, hedgerows and shrubs.  These existing features will be largely retained and enhanced where possible.  

    As part of the proposed development strategy, a range of new landscape features will be incorporated into the proposed scheme, which will not only be valuable in the reduction of potential impacts on visual and/or landscape receptors, but will also create an attractive setting for new development and support ecological, arboricultural and drainage objectives of the proposed scheme.

    An integral element of the proposed scheme is a strong network of publicly accessible open spaces/green corridors which will surround and connect existing areas of woodland. This will include new footpaths leading to new areas of informal open space as well as formal play areas.  This will make the landscape around Bishops Green more accessible to new and existing residents.

    Key to our proposals is the ‘Northern Green Arc’, a large space to the south of the River Enborne that will retain existing landscape features and create a multifunctional space that includes play areas, recreational routes and opportunities for a variety of wildlife habitats.

  • Light & Noise - A Lighting Impact Assessment is being carried out to inform the lighting design, ensuring any lighting will be sympathetic to avoid over lighting, sky glow and glare.

    The background environmental noise across the site is largely dominated by continuous road traffic. Mitigation measures will be utilised to control noise, such as double glazing.

  • Public Open Space - Significant public open space for use by the whole community will be provided. 

    This will include a network of new footpaths and cycleways leading to areas of open space with areas of informal and formal play.

    This space will include play facilities for younger children, but there are also opportunities to include facilities for older children and adults such as a pump track for scooters and BMX bikes or outdoor gym equipment. 

    We are looking to the community for suggestions on what public open space facilities are required in Bishops Green.

  • Community Benefits - Alongside our proposals for new homes, there is the opportunity to provide additional community benefits and we need your help to ensure we deliver the right benefits for the Bishops Green community. 

    We recognise there is a well-used existing community hall and local shop in Bishops Green, and we would welcome feedback on additional community benefits and facilities that local residents would like to see provided alongside the new homes.

    This could include: a community café, allotments or community orchard, mobile healthcare, sport facilities, improved internet connection or funding towards the long term vitality of the village hall and its community clubs and services.

    We have included questions about possible community benefits in our online survey which you can access here.

  • Utilities & Internet - Utility infrastructure (e.g., foul water, electricity, gas) has been assessed and any capacity constraints have been acknowledged, with suitable mitigation including financial contributions to upgrade capacity supplies where required.

    We understand from initial feedback from early discussions with the Parish Council, that locally there are issues with broadband speeds and access.

    As part of our proposals, we will be looking to deliver high quality infrastructure for faster access for home working and leisure use.

  • Pedestrian Access - Further pedestrian access points will be available via enhancements to the existing public rights of way which cross the site; these give access north westwards to Ecchinswell Road, east to Headley and south east to Hyde Lane.

    Public rights of way (PRoW) to be retained and integrated within open space networks.

    Additional circular footpaths routes will be provided linking the existing PRoWs to provide access to facilities and features in the wider locale, but to also provide easy connections to the community hall and local shop.

  • Access, Highways & Transport - Access to the site will be taken from Ecchinswell Road from a point approximately 100m north of its junction with Ash Road.

    The main development access will provide a 5.5m wide carriageway with a 2.0m wide footway along each side of the access.  These will connect to the existing footway along the western side of Ecchinswell Road.

    A secondary access will also be provided by upgrading the existing access to Bishops Green Farm which is located approximately 70m south of the junction with Eagle Road.  This will also provide a 5.5m wide carriageway with a 2.0m wide footway along each side of this access.

    We are proposing a new footway leading from the upgraded site access north alongside Ecchinswell Road to connect to the existing provision by Eagle Road, giving access to the existing northbound ‘Ash Road’ bus stop, the local shop and village hall.  This footway will also link to a new southbound bus stop enabling passengers to alight before the existing bus service terminates/turns around.

    It is also proposed to reinstate the former southbound ‘Four Oaks’ bus stop and to upgrade the existing northbound bus stop with a waiting area and bus shelter; these stops will be accessible from the main development access.

    The future planning application will be supported by a comprehensive transport assessment to ensure the development delivers safe and suitable access for all and fully tests the potential impact of the addition traffic that could be generated by the development.

    Furthermore, it is intended that the site will deliver provision for electrical vehicle charging and cycle parking for dwellings to support national objectives to reduce car traffic and address wider air quality issues.

    As part of preparing the Transport Assessment, we will undertake numerous traffic counts and surveys of the local road network. There are two strands to understanding the impact of a development on the local road network.

    Firstly, the Transport Assessment will look at how to improve accessibility for modes of travel other than the private car such as walking, cycling and public transport, including connectivity to the surrounding area.  Secondly it will assess the impact of the traffic generated by the development in terms of impact on junctions – for example queueing and delays.

  • Drainage and Surface Water - The development areas will be sited in Flood Zone 1. These areas are assessed as having a less than 1 in 1,000 annual probability of river or sea flooding (<0.1%) in any one year. This is the lowest probability of flooding and is considered suitable for residential properties in national policy.

    A full Flood Risk Assessment (FRA) will assess all other sources of flood risk including pluvial, groundwater, sewer, reservoir and artificial drainage.

    The indicative surface water drainage strategy is being designed in accordance with the relevant technical standards and will adhere to the guidelines as stipulated by the Lead Local Flood Authority (LLFA).

    Greenfield sites have to ensure there is no worse surface water run-off flow than the current field run off rate, therefore the storage methods on site will ensure a betterment to the surface water runoff rate compared to the existing greenfield.

    Additionally, onsite surface water attenuation will be provided in a range of sustainable drainage (SuDS) features. These SuDS features will not only provide attenuation but also provide significant water quality benefits.

  • Air Quality - It is important that new development does not create unacceptable levels of air pollution.  As part of the proposals an air quality assessment will be undertaken and, if appropriate, proportionate measures will be identified to mitigate impacts. These will include ensuring air quality is maintained during the construction phases.

    As a result of the Sewage Treatment Works to the north of the site we have undertaken a preliminary Odour Assessment.  This has informed the size of the cordon sanitaire that surrounds the Sewage Treatment Works. A Detailed Odour Assessment is being undertaken as part of the planning phase works and will be submitted as part of the planning application documents. 

    However, at present it is proposed that an 80m buffer is provided between the treatment works and any new housing.  This area can still be used for open space and drainage, however no homes can be located within this area.

  • Local Economy -  It is recognised that Greenham Common Business Park is a major employment hub in the area, with businesses located there currently attracting employees from a significant catchment area. 

    Bringing new homes to the area will offer the opportunity for employees (existing or new) to locate in closer proximity to their place of work supporting sustainable travel to work options, as well as encouraging new business to the area to match the availability of local employees.

    New development will be key to aiding economic recovery at both a local and national level as a result of the Covid pandemic, and the recognosed economic benefits of new housing development are significant.  A study by the Confederation of British Industries (CBI) demonstrates that construction projects have a significant benefit on the local and wider economy.

    The report concludes that for every £1 of construction expenditure, £2.84 is injected into the economy.

    New homes in Bishops Green will create direct local employment opportunities as well as indirect benefits through demand for goods and services in the local and wider area to support the construction phase.  New homes and the resulting new residents will help contribute to the ongoing vitality of Bishops Green. 

    In addition the Council will benefit from an increase in Council Tax revenue and the New Homes Bonus helping them to continue to provide key local services.

Have your say

This is an opportunity for you to have your say:

Your feedback will help shape our proposals before we submit our planning application.  Comments received will be compiled in a Statement of Community Involvement which will be submitted with our planning application.  

Any comments you make in response to these proposals will not affect your right to comment on the planning application submitted to the Local Authority in due course.

You Can Submit Your Feedback In A Number Of Ways:

Online via this website by completing the Have Your Say Form or the Survey Link
Via telephone:  01926 836910
Or finally via post (no stamp required) with the address freepost: CATESBY ESTATES
Following feedback from the Parish Council and their survey carried out in December 2020 regarding our proposals.  We have put together a survey which aims to find out more about residents aspirations and concerns for the local area, alongside what new community facilities residents would like to see provided in Bishops Green.

Please let us have your feedback by no later than Sunday 19th September 2021.

Take our survey

About This Consultation

Catesby Estates is preparing proposals for new homes and public open space at College Copse Fields, East of Ecchinswell Road, Bishops Green.

We need your help to ensure we deliver a sensitively designed scheme that is tailored to fit the character of Bishops Green and the surrounding landscape.  We have prepared initial proposals indicatively showing potential layout including vehicle/pedestrian access points and public open space.

Currently, we are preparing an outline planning application, and this public consultation is an important part of developing our proposals and to get your feedback to shape the design and what community facilities this proposal could bring to the community of Bishops Green.

An outline planning application seeks to establish whether the scale and nature of a proposed development would be acceptable to the local planning authority, before a second fully detailed planning application is put forward, which is called a Reserved Matters.

Where outline permission has been granted, and within three years of the outline approval, an application for the outstanding reserved matters can be submitted, i.e., the information excluded from the initial outline planning application. This will typically include information about the layout, scale and appearance of the development. No development can take place on site until the Reserved Matters application has been consented.

Both types of applications are required to undergo public consultation before submission.  Statutory consultees for example the Environment Agency and the Highways Authority, and local residents will also have the opportunity to formally comment on the applications once they are submitted and registered with Basingstoke & Dean Borough Council (BDBC).

An outline application is a standard way of dealing with planning, and the granting of an outline planning permission does not preclude local stakeholders from commenting on a Reserved Matters application at a later stage in the planning process.

Planning Background

The Government has placed great importance on boosting the supply of housing nationally and have set out the ambition to deliver 300,000 new homes per annum across England.

Land at Ecchinswell Road, Bishops Green is located within the administrative boundary of Basingstoke and Deane Borough Council (BDBC) where the Development Plan comprises the Basingstoke and Deane Local Plan (‘the Local Plan’) adopted in May 2016; the Hampshire Minerals and Waste Plan adopted in October 2013; and the ‘made’ Neighbourhood Development Plans (NDPs).

The site is also located within the Parish of Ecchinswell, Sydmonton and Bishops Green. The Parish Council has recently commenced work on preparing a Neighbourhood Development Plan for the area.

The Local Plan is now five years old and the Council has acknowledged that the housing target is out of date.  The Government has set the minimum housing target for each Local Authority based on its housing need and affordability.  The housing requirement for BDBC is greater than set out in the adopted Local Plan and due to the fact that it is now over 5 years old the Council is required to use this figure when assessing its housing land supply.  The Government requires all Local Planning Authorities to demonstrate that they can identify enough land to provide a minimum of 5 years of housing.  BDBC acknowledge that they cannot demonstrate a sufficient supply and therefore they are required to consent developments now to which can deliver sustainable housing.   

It is for this reason that we are bringing this site forward now.  We wish to work with the local community and the Council to deliver a high quality and sustainable housing scheme which can meet the housing shortfall and provide these much needed homes.

Are You A Local Community Group Or Organisation?

We would love to hear from you and how we can work together.

We are always pleased to hear from local nature groups, conservation groups, family support groups or sports clubs as you are a key part of the community, and we want to work with you to help ensure we deliver a well designed development, that provides real community benefits.  Contact us using the form above, or via email at

Useful Links

News Relating to College Copse Fields, East of Ecchinswell Road