The Applicant is Bargate, a developer established in 2006 to be a truly differentiated homebuilder in its product and guiding principles. Bargate’s vision is to reject the malaise of mediocrity in new homes design and build standards and appalling levels of customer service. To recognise corporate responsibility; to have a purpose beyond profit. To demonstrate a duty of care in development, to enhance the beautiful local area we all choose to call home and give back to the communities in which we develop. To be the brand that cares in a marketplace that seemingly does not.
The Background
The site is situated on the south side of Barrow Hill and adjacent to the Recreation Ground. An Outline Planning Application (24/01239/OUTN) was made in 2024 for a ‘up to 40 dwellings, including affordable housing, open space, parking, and associated infrastructure, engineering operations, landscaping, sustainable drainage systems (SuDS) and access to Barrow Hill (All Matters Reserved’.)
This application was approved by the Test Valley Borough Council Planning Committee in April 2025. This permission establishes the principle of the site for a residential development and the parameters which must be followed, including the maximum number of houses (40), distribution of land uses and how key constraints are to be addressed. The Site Location and approved Parameter Plan are shown for information. All other plans submitted for the Outline Application were for illustrative purposes only.
The outline permission was issued in June 2026 following the completion of a legal agreement to secure the affordable housing, public open space provision, nutrient mitigation and financial contributions.
Nestled between existing residential development
within Goodworth Clatford, the Site offers a
range of opportunities that are surmised below:
- Primary access to be achieved via Barrow Hill,
with no existing junctions in the vicinity of the
proposed location; - Potential for pedestrian/cycle connections to
neighbouring facilities such as the Goodworth
Clatford Recreation Ground and local
allotments; - Close proximity (less than 10 minute walk)
to the centre of the village, which features
a historic centre as part of the Goodworth
Clatford Conservation Area; - Close proximity (walking distance) to local
amenities such as Clatford Church of England
Primary School, village store, public houses,
and Goodworth Clatford Tennis Club; - Opportunities to retain existing trees and
hedgerow along the Site boundary to create a
well enclosed development; - Opportunity for Biodiversity Net Gain.
In order to create a working and responsive
development, the following constraints of the Site
must be considered as part of the design process:
- Topography of the Site falling c.10m from west
to east; - Existing views from Goodworth Clatford
Recreation Ground to be retained; - Goodworth Clatford Conservation Area
encompassing the centre of the village –
requires careful thought to the architectural
approach; - Ecological buffers required along the western
and eastern boundary to the existing trees/
hedgerow that range from Category A to
Category U; - Requirement of land for a Reptile Receptor Site.
The ‘Reserved Matters’ Proposals
Bargate are now developing the detailed design to enable the submission of a ‘Reserved Matters’ application to Test Valley Borough Council. The emerging scheme will accord with the parameters established by the Outline Planning Permission.
The erection of 40 homes proposed as a mix of 1- to 4- bedroom dwellings across tenures. 24 no. homes will be open market for sale and 16 no. delivered as affordable housing. It also supports the delivery of accessible and adaptable homes to meet a range of needs, with two affordable homes designed to meet the wheelchair user requirements.
Open Market Homes for Purchase:
- 2 no. 1 bedroom homes
- 4 no. 2 bedroom homes
- 12 no. 3 bedroom homes
- 6 no. 4 bedroom homes
Affordable Homes for Rent:
- 4 no. 1 bedroom homes
- 2 no. 2 bedroom homes
- 2 no. 3 bedroom homes
Affordable Homes for Shared Ownership:
- 3 no. 2 bedroom homes
- 1 no. 3 bedroom home
Affordable Homes for First Homes:
- 4 no. 2 bedroom homes
The development provides a positive contribution to the green infrastructure and public open space of Goodworth Clatford. The scheme incorporates generous areas of formal and informal multi-functional open space along the north and southern areas, including an option for a local area of play, as well as biodiversity improvements and Sustainable Drainage Systems (SuDS).
Bargate will be seeking approval of the following detail from Test Valley Borough Council:
‘Access’ – the accessibility to and within the site, for vehicles, cycles and pedestrians in terms of the positioning and treatment of access and circulation routes and how these fit into the surrounding access network.
A single point of access onto Barrow Hill is proposed as the main point of connection for all road users. Access will take the form of a 6m wide bellmouth with a 2m wide footway, which will connect to the existing footway along Barrow Hill. The internal arrangements, including internal junctions and forward visibility splays, refuse, and servicing plays, have been designed to Hampshire County Council Standards. Internal visibility splays for both vehicles and pedestrians are achievable to a design speed of 20mph across the development. Refuse and fire vehicles are also able to access all areas of development. The Reserved Matters application will be accompanied by a report addressing compliance with standards.
Car parking and cycle storage will be provided for each plot in line with Test Valley’s Parking Standards. Parking has been designed to ensure that the site is not vehicle dominated, without impacting the safe movement of vehicles throughout the site. Visitor spaces have been provided in line with relevant requirements, distributed throughout the site.
‘Appearance’ – the aspects of a building or place within the development which determine the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture.
The proposed development is designed to reflect key characteristics within Goodworth Clatford through the use of traditional materials and building styles to show cohesion with the wider area. This includes red brick, tile hanging, painted brick or render, brick detailing, and a variety of fenestration styles, where appropriate. The scale and proportion of each home will also reflect the surrounding dwellings within the immediate area, through the use of low eaves and varying storeys where appropriate.
Corner plots present attractive side elevations to enhance the street scene, achieved through the inclusion of fenestration and brick detailing, whilst ensuring the amenity of adjacent plots is respected. The detailed plans and elevations ensure full compliance with relevant policies and the Goodworth Clatford Village Design Statement.
The materials images shown below are indicative of Bargate’s intentions and not fixed.
‘Layout’ – the way in which buildings, routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development.
Compliance with the approved Parameter Plan is a cornerstone of the emerging layout. The distribution of buildings, roads, open space and drainage accords with what was submitted at the outline stage which defined the residential development to be located within the central areas and extending between the east and west boundaries.
The Parameter Plan envisaged two areas of open space. The northern area wraps around two sides of the Recreation Ground. The southern area wraps around part of the west and the southern boundaries. These open spaces remain within the layout and the multi-functional use of these areas enables them to be used for Sustainable Drainage Systems and also biodiversity enhancements.
The layout has also been informed by the indicative view corridor that was presented on the Parameter Plan. This corridor ensures that views towards the wider landscape from Barrow Hill are acknowledged in the final design with Plot 27 set back and this corridor flanked by lower profile homes.
The layout provides a mixture of the house sizes throughout the development and avoids large clustering that would be out of keeping with the village. The location of the affordable homes is spread throughout.
A key requirement of the layout is that development provides for the privacy and amenity of its occupants and those of neighbouring properties. To the east, Plots 1 to 8 adjoin the boundary with Burdock Close and to the west, Plots 32 to 40 are in proximity to the boundary with existing homes. The back-to-back distances between the new homes and the neighbours exceed standards and a 5 metre wide ecological buffer will be provided along these boundaries that will be exclusive from the gardens.
‘Landscaping’ – the treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes: (a) screening by fences, walls or other means; (b) the planting of trees, hedges, shrubs or grass; (c) the formation of banks, terraces or other earthworks; (d) the laying out or provision of gardens, courts, squares, water features, sculpture or public art; and (e) the provision of other amenity features;
The proposed layout is landscape-led by incorporating generous areas of open space along the north and southern areas of the site with pedestrian connectivity throughout. The landscaping features proposed include:
- Integrated SuDS features as discussed in detail within the supporting Flood Risk and Drainage Strategy
- Areas of open space for biodiversity and recreational provision, in line with relevant policies.
- Retention and enhancement of existing vegetation at the site boundaries.
- New street trees are to be planted throughout as these are important to the character and quality of the environment.
Deacon Design have reviewed the plan against the initial site findings which has assisted in the full landscape review to support the production of the detailed Landscape General Arrangement Plan. This includes consideration of hard and soft landscaping design, plot level details, retained vegetation, and all required technical information. This will be supported by a Landscape Management Plan to address ecological requirements and long-term maintenance, all of which will be submitted as part of the application submission pack.
The layout has been informed by the Arboricultural Impact Appraisal and Method Statement report. A final Method Statement and Protection Plan will be submitted as part of the Reserved Matters.
‘‘Scale’ – the height, width and length of each building proposed within the development in relation to its surroundings.
The scale of the development is appropriate to the site, ensuring a sufficient mix of housing is provided whilst also respecting the character of the area. The Parameter Plan identified two storey built form within the developable area, but recognised that lower profile homes were needed on more sensitive parts of the site.
The lower profile homes are located at Plots 1, 27, 32 and 35. Examples of these chalet style and bungalow homes are shown below.
This mix of dwelling types contributes to a varied and attractive streetscape, while respecting the amenity of both existing and proposed neighbouring properties.
Frequently Asked Questions
Bargate Homes are a developer established in 2006 to be a truly differentiated homebuilder in its product and guiding principles. Bargate’s vision is to reject the malaise of mediocrity in new homes design and build standards and appalling levels of customer service. To recognise corporate responsibility; to have a purpose beyond profit. To demonstrate a duty of care in development, to enhance the beautiful local area we all choose to call home and give back to the communities in which we develop. To be the brand that cares in a marketplace that seemingly does not.
The Outline Planning Permission established the principle of the residential development on the site, together with the approved development parameters set out in the Parameter Plans. The Outline Permission also establishes a range of key constraints to be addressed through further agreement of planning conditions.
The developable areas for the dwellings and the position of the open space. The Parameter Plan identifies the area that will consist of built form in orange, with the green areas showing the fixed multi-functional green space. The Reserved Matters Application must ‘generally conform’ to this Plan, which is confirmed by Condition 17.
Reserved matters are those aspects of a proposed development which an applicant can choose not to submit details of with an outline planning application, (i.e. they can be ‘reserved’ for later determination).
Yes. The Outline Permission includes 17 conditions which all need to be complied with. Eleven of those conditions require separate applications to approve further details with Test Valley Borough Council.
A mixture of 1- to 4- bed units will be proposed, including 60% as market homes, and 40% affordable (mix of rent, shared ownership, and first homes), as detailed on the above accommodation schedule.
Affordable Homes for rent are properties let by housing associations at up to 80% of the local private market rent, including service charges. Households must be on the housing register and there are qualifying criteria – https://www.hampshirehomechoice.org.uk/
Shared Ownership Homes allow residents to buy a percentage of a home and pay rent on the remaining share to a housing association – https://www.gov.uk/shared-ownership-scheme
First Homes are sold freehold to a first time buyer at a discounted market price not exceeding a price cap – https://www.gov.uk/first-homes-scheme
A management company will be established by Bargate so that the ownership of the public areas (roads, open space etc) are transferred when the development is completed. It will then be the responsibility of the management company to manage these areas. The residents of the site will be Directors of the management company and they will contribute towards maintenance of these areas.
Yes. All homes will be connected to Southern Water infrastructure. Condition 9 of the Outline Permission requires more information about this, including timing, to be provided to the Council before development starts.
The infiltration pond will provide onsite storage for surface water during periods of heavy rainfall, ensuring flood water does not flow off site affecting surrounding land. It also has the potential to provide benefits for water quality, ecology, and amenity for the development and the local area.
The aspiration is that no formal street lighting will be proposed within the development to reflect the rural character of the site and its surroundings. Bargate will install small wall mounted lights to the porch area of each home and there may be a need for small lights on bollards where crossing points are located.
In order to conform to new Building Regulations, all homes will need to incorporate some form of on-site renewable energy generation as well as being constructed to reduce long term energy use. The precise strategy for air source heat pumps or solar panels is being developed and Bargate will supply more details as part of their approval process with the Council.
The rental affordable homes will be managed by Vivid, a registered provider of affordable housing. More information about Vivid can be found on their website – https://www.vividhomes.co.uk/
Bargate envisage commencing in Spring 2028, subject to all required approvals being in place. Completion is forecast to be by the end of 2029.
Upon submission of the Reserved Matters application to Test Valley Borough Council, further comments and representations can be made on the application online. These comments should focus on the detailed design elements presented within the submitted documents, and not the principle of development (which has already been established).
Consultation
This consultation has now closed.