Don’t Swamp Holybourne

A proposal for a housing scheme in Bentley was rejected by EHDC, and the developer appealed. The Planning Inspector upheld EHDC's rejection decision in May 2024 on the following grounds:

• The scale exceeded the role of a Level 4 settlement
• Character and identity harms were significant
• Travel-related environmental impacts persisted
• Even under the 'tilted balance', harms significantly and demonstrably outweighed benefits
• These policies retained substantial weight, notwithstanding the 5-year Housing Land Supply position.

These policy-based objections are exactly the same for Redbrown's proposal in Holybourne, and more details about why the Bentley Appeal Decision (APP/M1710/W/23/3332327) creates such a strong precedent for rejection are contained in this document - view document

This official response sets out HVA’s reasons for objecting to the revised scheme, particularly where the proposals are disproportionate, harmful to village character, and fundamentally undermine the sustainability justification advanced for the development - view document

Holybourne Village Association (HVA) submitted this formal objection to EHDC on the updated Flood Risk Assessment and Drainage Strategy submitted by Redbrown. Having reviewed the revised submission documents, subsequent consultee responses (HCC Flood Team) and extensive local evidence of groundwater flooding, it is clear that the fundamental constraints affecting this site remain unresolved and unmitigable.

This document clearly explains our position. - view document

EHDC's Landscape Officer has commented on the impact the 156-unit housing estate would have on Holybourne and the surrounding countryside. The report suggested that the visual impact of this large development could be reduced by minor redesigns of roof heights and angles, along with some  other minor suggestions such as landscaping.

The HVA totally refute this position, highlighting that the Redbrown proposal would urbanise an open and sensitive rural valley-side landscape - identified by EHDC’s own Landscape Capacity Study (2018) as having medium/low capacity for change with skyline and open valley views of regional importance. In addition, the proposed development would extinguish the only surviving public approach views of Holybourne Down from London Road, eroding the village’s rural identity and settlement-edge legibility. These harms are not capable of being mitigated by landscaping, height-stepping or architectural detailing.

Read the full document here: view document

This HVA document places the recent assessments by both Historic England and EHDC's Conservation Officer into context. Both Historic England and EHDC’s Conservation Officer acknowledge that the proposed development would cause "harm" to the setting of designated heritage assets. The Conservation Officer concludes that the scheme would result in "less than substantial harm". Under the NPPF, the Local Planning Authority must give great weight to the conservation of designated heritage assets and must refuse planning permission where harm is not clearly and convincingly justified. No such justification is provided here. Read our detailed objection here - view document

This document summarises our multiple objections into one easy-to-read document Response to Planning Application

It has a 10-minute read time, after which you will be fully up to date and, hopefully, believe that we can win this battle.

So, get that kettle on, open this document and become informed!

Our response to the size of the development . Size scale and impact on existing community

Over-Development will Urbanise our Rural Village

The proposed estate would increase Holybourne’s size by 30%—far beyond the “small-scale” growth permitted for rural villages and it is outside the defined settlement boundary, contrary to current planning policy.

This objection is backed by EHDC’s own planning policies, national law and legal precedents resulting from official planning appeals.

This document explains the effect of the development on the Play Park. Loss of Holybourne Play Area

The Holybourne Play Park is a cherished community asset. The proposed relocation cannot replace the outstanding views and rural setting of the current park, which is frequently used by many families inside and outside the village. It is also a designated Local Green Space. and the proposed relocation is a poor replacement for the current site.
Parents and families value the park for its tranquillity, safety and convenient location, next to the London Road. The outstanding views hugely contribute to the well-being of visitors of all ages.

Our views on the flood risk and drainage of the site. Flood Risk and Drainage

The development site lies on seasonal springs and waterlogged land. The developer’s plans rely on inadequate surveys and the proposed solution is not certain, depending as it does on incomplete data (no estimates on the volume of water generated nor the ability of the downstream infrastructure to cope).
There is a call for the developer to undertake a sequential test. An example of a flood risk sequential test could involve a  developer needing to demonstrate that there are no other suitable and available sites in lower-risk flood zones where the development could be located.
This would include a detailed Flood Risk Assessment (FRA) and a Sequential Test to ensure that the proposed development is safe and does not increase flood risk elsewhere.
The developer would need to identify alternative sites, assess their flood risk, and ensure that the proposed development can be delivered without increasing flood risk.

The development site is known locally as ‘Streamacres’ for good reason.

Our response to the traffic modelling presented in the application.  Highways Impact

More Houses, More Traffic, More Congestion
The proposed development represents a 30% increase in housing stock in the village, which will result in a significant increase in vehicle numbers and pedestrians using the network. Based on national averages, this could mean 300–400 additional cars using the village roads daily.

The existing London Road is at capacity at peak times, and a large increase in peak-hour traffic will threaten pedestrian safety near three schools and creates congestion on narrow roads.

The developer proposes to address this is by lower speed limits and building urban traffic calming measures. This will do nothing to address the fundamental problem of limited road capacity and will remove some on street parking in London Road

Redbrown Seeks to Reduce Parking Capacity on London Road Holybourne

Amongst the major objections to the highly controversial development plan for 160 houses in Holybourne are the adverse impacts of additional traffic through the village. In an attempt to address these traffic related objections, Redbrown’s traffic consultants Paul Basham held a ‘workshop’ with Hampshire County Councils Highways department on 6th October 2025. As a result of that workshop, Redbrown are recommending that much of the London Road in Holybourne, from Complins to Town & Country Cars, should have double-yellow lines with a limited number of designated parking spaces for residents – reducing the number of London Road parking spaces between Complins and Vindomis Close to just 37 cars.
Our initial surveys indicate that many more spaces are needed for residents alone, let alone other road users such as school-runs, JW congregation and delivery traffic. This will mean car parking spaces will be hotly contested and some residents will have to park on side roads, which themselves already have limited parking space.

The HVA feels Redbrown’s proposal will significantly harm the quality of life of a large number of villagers, impacting access to their own homes. The proposals also impact parking outside the village shop and, in turn, their business.To make matters worse we feel these proposals will do nothing to ease congestion in the village.

We are alarmed at the lack of consultation with community about these proposals. This is despite assurances from East Hants District Council (EHDC) and Hampshire County Council (HCC) that they are focused on the needs of their communities, and from Redbrown that they wish to engage with villagers. We feel that if these proposals had been discussed with villagers, the major adverse impacts would have become obvious.

In due course there will be an opportunity to respond to the substance of these proposals via the EHDC planning process. The HVA will notify you when that consultation will take place.

However, we feel that it is likely that you will want to IMMEDIATELY PROTEST ABOUT THE WAY THESE PROPOSALS HAVE BEEN DEVELOPED, without, it seems, any regard for the huge number of traffic-related objections that the village has already raised or without involving the local community in drawing these plans up. We feel it directly contradicts HCC and EHDC stated priorities of serving their communities and of Redbrown’s public declarations of intent to consult with the village.
This a major threat to our village’s way of life – make your feelings known!

This document highlights the lack of an Infrastructure Capacity Assessment for this development. Local Infrastructure

Sewage

The local sewage system already regularly discharges into the River Wey due to lack of capacity (375 hours of sewage discharge into the River Wey over the past three years). Current Thames Water data shows that Holybourne’s foul drainage system has failed repeatedly during heavy rainfall, with due to the Holybourne pumping station overload. Adding another 160 households (a 30% increase in Holybourne’s population) onto the existing network without significant upgrades is irresponsible.

Until then, any significant development in Holybourne must be considered unsustainable. In our view, East Hants District Council needs to receive binding assurances that these upgrades will be delivered in full. Until they are, the planning application should be rejected on these grounds alone.

Figures also suggest that Primary School Capacity is not sufficient to meet the projected increase of children likely to be housed.

This document explains the significant harm that this development will have on the setting of this historically important Romano-British minor town. Impact Upon Scheduled Monument

The Roman Ancient Scheduled Monument at Cuckoo’s Corner dates back to the 1st Century and probably known as ‘Vindomis’.  The current Scheduled Monument covers Holybourne Sports Field, the area to the north of the sports field, some residential curtilages to the rear of London Road properties and extends west of New Lane into the field adjacent. The Roman road remains run through the middle of the Village Sports Ground.

The proposed relocation of the Holybourne play area and kick about area onto the Scheduled Monument itself risks trivialising and damaging a nationally significant heritage asset - an act that prioritises convenience over cultural responsibility.

The creation of a large housing estate right next to this nationally significant monument would reduce it to a fenced-off relic, stripped of its physical context.

As well as the scheduled ancient monument the development will impact on other listed buildings. Our response can be read here. Other Heritage Impacts

Holybourne Conservation Area
The historic environment of Holybourne is an irreplaceable resource. The heritage assets should be conserved in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of existing and future generations.
The proposal destroys the rural setting of the historic village core, which includes the Grade II * Church of the Holy Rood and over 30 listed buildings. It will sever the connection of our historic village core from its rural surroundings, causing substantial harm to the fundamental character of the village.
The proposed urbanisation of the application site would also lead to substantial harm to the setting of the Grade II listed properties of Holybourne House, Oak Cottage and The Forge.

EHDC have a vision for providing sustainable transport methods aimed at reducing overall traffic. This development does not comply with that. Failure to Support EHDCs Sustainable Transport Objectives

This document is our response to the impact the development will have. Landscape and Visual Impact

The site lies outside Holybourne’s settlement boundary, forming part of the open countryside and contributing to the village’s rural setting. The landscape has very high value due to the outstanding countryside views and active community use of the Play Area and local footpaths.
A housing estate in an open and undeveloped area would cause significant harm to the character and appearance of the area. It disregards the established scale and identity of Holybourne, failing to respond to the village’s capacity for growth and undermining its local distinctiveness.