Buckskin & South Ham Redevelopment Updates

The Local Plan proposes substantial growth across the borough through strategic urban extensions, town centre redevelopment, neighbourhood renewal projects and new garden communities.

Major proposed housing developments include:

• Northern Manydown: approximately 3,700 homes
• Southern Manydown: approximately 2,750 homes by 2042
• Popham Garden Village: approximately 1,800 homes by 2042
• Upper Swallick Garden Village: approximately 1,200 homes
• Whitmarsh Lane / East of Basingstoke: approximately 1,500 homes

Together, strategic allocations account for more than 12,000 proposed homes across the borough, alongside roads, schools, healthcare facilities, green spaces and transport infrastructure.

Most of these developments are still outstanding and remain at the planning, infrastructure or masterplanning stage.

The draft Local Plan identifies Buckskin and South Ham, Popley, Norden and Winklebury as the first neighbourhoods where renewal and regeneration may take place. These areas include older housing estates, public spaces and infrastructure that the council believes may require significant long-term investment or redevelopment.

The policy states that neighbourhood renewal opportunities could deliver approximately 1,000 net additional new homes over the plan period through redevelopment, estate renewal and more efficient use of previously developed land within existing urban areas.

Although the policy identifies individual renewal areas, it currently provides limited detail about how these neighbourhoods connect together within a wider borough-wide regeneration strategy. A clearer overall framework would help residents understand:

• Which neighbourhoods may change over time
• How redevelopment could be phased and delivered
• What new infrastructure may be required
• How transport and public spaces could improve
• How affordable housing and community facilities would be protected

Future Masterplans are expected to guide redevelopment within each neighbourhood and may include:

• Replacement or refurbishment of existing housing
• New affordable and energy-efficient homes
• Improved parks, green spaces and biodiversity
• Upgraded roads, walking and cycling connections
• Improved local centres and community facilities
• Public realm and environmental improvements

The council states that renewal proposals must be developed with full community involvement and supported by detailed planning guidance before major redevelopment takes place. This includes the preparation of neighbourhood-specific Masterplans, green and blue infrastructure strategies and design standards.

The policy also places strong emphasis on:

• Retaining and reproviding affordable housing
• Delivering lower-carbon and more sustainable homes
• Creating safer and healthier neighbourhoods
• Reducing car dependence through improved transport choices
• Ensuring phased infrastructure delivery alongside redevelopment

The council has identified Buckskin and South Ham as one of the first neighbourhoods where long-term regeneration and renewal may take place. The policy supports future investment in housing, public spaces, transport links and community infrastructure to improve the overall quality of the area.

The draft Local Plan does not currently set a fixed housing target specifically for Buckskin and South Ham. However, the neighbourhood forms part of the wider Policy SPS2 Neighbourhood Renewal programme, which is expected to deliver approximately 1,000 net additional new homes across renewal areas over the plan period.

The final number of new homes within Buckskin and South Ham will be determined through the future Masterplan, infrastructure studies, community consultation and detailed redevelopment proposals. Housing delivery could include:

• Replacement of older housing stock
• Additional homes on underused land
• Higher-density redevelopment in suitable locations
• New affordable and energy-efficient housing
• Phased redevelopment linked to infrastructure upgrades

Any increase in housing numbers would be expected to remain consistent with the policy requirement to reprovide existing affordable housing and maintain community infrastructure alongside redevelopment.

Community Co-Design and Regulation 18 Consultation

As part of the Regulation 18 Local Plan consultation process, additional supporting material and representations relating to Policy SPS2a were submitted to Basingstoke and Deane Borough Council by Sovereign Network Group / Sovereign Hill Partnership.

These submissions provide further detail on the proposed long-term regeneration approach for Buckskin, South Ham and South Ham Extension, including neighbourhood principles, public engagement findings and community co-design work undertaken between 2023 and 2026.

• Regulation 18 consultation submission record
• Observation page and supporting attachments
• Regulation 18 Representation PDF (BSGD-C14-DLP25-3097)

The representation supports the designation of Buckskin and South Ham as a Priority Area for Neighbourhood Renewal and confirms that redevelopment proposals are intended to be informed by extensive resident consultation, community workshops and ongoing neighbourhood engagement.

Supporting consultation material published alongside the representation describes a programme of engagement involving:

• Neighbourhood workshops and community events
• Door-knocking and household engagement exercises
• Resident surveys and feedback sessions
• A 24-member Community Co-Design Associate (CDA) panel selected from 75 applicants
• Collaborative development of neighbourhood principles covering housing, transport, green spaces and local centres

The consultation documents also outline emerging priorities including:

• Improved walking and cycling connections
• Safer and more accessible streets
• Enhanced parks, play areas and biodiversity corridors
• Energy-efficient and adaptable housing
• Protection and reprovision of community infrastructure
• Potential consolidation and improvement of local centres and shopping areas

The representation additionally proposes amendments to the wording of Policy SPS2a, including greater flexibility around the preparation and status of future Masterplans and Supplementary Planning Documents (SPDs), while retaining the requirement for community consultation and coordinated regeneration planning.

Before major redevelopment can proceed, the council must prepare a detailed Masterplan covering the whole neighbourhood. This document will set out:

• Which areas may be redeveloped or refurbished
• How new housing and infrastructure would be delivered
• Future walking, cycling and transport improvements
• New parks, green spaces and biodiversity measures
• Design standards for future development
• How local residents will continue to be consulted

The policy places particular emphasis on protecting existing communities during any future redevelopment. Where existing homes are demolished or replaced, the council states that affordable housing must be reprovided within Buckskin and South Ham in the same numbers, sizes and tenures wherever possible to avoid a net loss of affordable homes.

Renewal proposals are also expected to deliver:

• More energy-efficient and sustainable housing
• Improved parks and public open spaces
• Safer and more walkable streets
• Better local facilities and community services
• Reduced car dependence through better transport options
• Improved green and blue infrastructure networks

The council expects regeneration to be delivered gradually through a phased partnership approach involving housing providers, developers, infrastructure providers and local communities. Future planning applications will be expected to follow the adopted Masterplan and demonstrate how redevelopment would be coordinated across the wider neighbourhood.

The Masterplan itself will become a formal Supplementary Planning Document (SPD) following public consultation. Once adopted, it will form part of the planning framework used to assess future development proposals in the area.

The Town Centre Masterplan proposes major redevelopment and regeneration projects intended to modernize the town centre and support more town centre living.

The Masterplan area is expected to contribute approximately:

• 500 additional homes during the Local Plan period
• New mixed-use commercial and leisure development
• Improved walking and cycling infrastructure
• Enhanced public spaces and landscaping
• Better connections between Festival Place, the railway station and the Top of Town

Many regeneration opportunities remain outstanding and are expected to be delivered gradually over the next 15–20 years.

The council expects significant parts of the town centre to change over time through redevelopment, regeneration and mixed-use intensification. The Areas of Change are intended to accommodate:

• New town centre housing developments
• Higher-density mixed-use buildings
• Commercial, leisure and cultural redevelopment
• Improved public spaces and pedestrian routes
• Better walking, cycling and transport connections
• Modernization of underused or aging sites

The draft Local Plan states that the wider Town Centre Masterplan area is expected to contribute approximately 500 additional homes during the plan period. Many redevelopment opportunities remain outstanding and will likely continue beyond 2042.

Major changes still expected within the town centre include:

• Redevelopment of older commercial buildings
• Town centre residential intensification
• Public square and streetscape improvements
• Improved links between Festival Place, Top of Town and the railway station
• New active travel and public transport infrastructure
• Creation of greener public spaces and biodiversity improvements

The council’s adopted Town Centre Masterplan promotes a greener, more walkable and more resilient town centre with increased town centre living and reduced dependence on traditional retail uses.

Strategic housing allocations include:

• 3,700 homes at Northern Manydown
• 2,750 homes at Southern Manydown by 2042
• 1,800 homes at Popham Garden Village by 2042
• 1,500 homes east of Basingstoke / Whitmarsh Lane
• 1,200 homes at Upper Swallick Garden Village
• 500 homes at Oakley Farm
• 385 homes at Sherfield Hill Farm
• 350 homes at West End Farm, Mortimer
• 250 homes west of Marnel Park
• 235 homes at Skates Lane, Tadley

Most of these developments are still outstanding and will require substantial infrastructure delivery including:

• New schools and GP facilities
• Road upgrades and junction improvements
• Walking, cycling and bus infrastructure
• Green spaces and biodiversity mitigation
• Affordable housing provision
• Drainage and utilities upgrades

Several sites are expected to continue developing beyond 2042 and may eventually form entirely new communities around Basingstoke.

Policy SPS6 details

Neighbourhood Plans may identify additional housing sites to help meet borough-wide housing targets and local needs.

This may include:

• Village housing allocations
• Affordable housing developments
• Rural exception sites
• Small and medium-sized housing schemes
• Village expansion or infill development
• Local infrastructure and public space improvements

Many parish areas still have outstanding housing requirements and may need to identify additional development land if borough-wide delivery targets are not achieved.

Future Neighbourhood Plans must remain consistent with the wider Local Plan strategy and national planning policy requirements.

Settlements with identified requirements

The policy lists specific settlements where, if an outstanding requirement exists, sites or opportunities should be identified to meet the levels of development shown below.

At the time of the Local Plan’s five-year review, if a neighbourhood plan or neighbourhood development order that would meet the requirements of this policy has not been submitted to the Council, or at least 50% of a settlement’s identified requirement has not been given planning permission, the council will allocate sites to meet this need through a Development Plan Document.

Pinkerton Road priority renewal details

No firm redevelopment proposals have been made. A small part of Pinkerton Road has been selected for early investigation where targeted investment could strengthen the neighbourhood and enhance residents’ quality of life. Any future changes — including refurbishment, replacement housing or public realm improvements — will only progress following detailed engagement and co-design with the community.

Who is affected: a defined list of addresses within the Pinkerton Road study area has been published and households in the early priority area have been notified by hand-delivered letter. Residents are invited to events, workshops and one-to-one conversations so their views shape any proposals.

− Reset + ✕

View the interactive road map This interactive map is not an official Sovereign map and uses source data from Basingstoke Council and Sovereign (SNG).

Support and protections for residents

If redevelopment is proposed, statutory protections will apply to ensure residents are treated fairly. The project team commits to offering a personalised customer offer, clear information on timetables and decisions, and practical support to help households remain in the local area where possible.

Co-design and community involvement

The programme adopts a co-design approach: residents and the project team work as partners through workshops, visits to comparable projects and targeted engagement. This process values local knowledge, builds trust and aims to produce outcomes that reflect community priorities for housing, green space, safety and long-term wellbeing.

Key points and frequently asked questions

• Is my home definitely being redeveloped? No. The area is at an early exploratory stage; residents’ feedback will shape any future proposals.
• Will normal repairs continue? Responsive repairs and compliance work will continue; some planned works may be paused for the early priority area while options are developed.
• Who will be involved? The process includes housing providers, partner organisations and the whole local community — tenants, private homeowners and other residents.

Get involved: residents are invited to events, workshops and one-to-one conversations. If you live in or near the Pinkerton Road priority area and want to discuss what this could mean for you, contact the project team for a home visit or more information.

The South Ham and Buckskin Regeneration Committee reviews and scrutinises the development, implementation, and impact of regeneration proposals in South Ham and Buckskin, including how council‑owned land and property may be used and the potential effects on residents and the wider community.

The committee also examines consultation and engagement activity carried out by Sovereign Network Group, the Council, and partners, with particular attention to transparency, reach, and inclusivity.

Key responsibilities include:

• Reviewing regeneration proposals and masterplans for Buckskin and South Ham
• Scrutinising the use and disposal of council‑owned land within the regeneration area
• Monitoring consultation and engagement to ensure transparency and inclusivity
• Assessing impacts on housing, community facilities, and local services
• Reporting findings and recommendations to Cabinet and full Council where appropriate

The committee acts as a local accountability forum so residents and stakeholders can track progress, raise concerns, and see how decisions affecting the neighbourhoods are made.

The South Ham and Buckskin Regeneration Committee was established following a formal council decision.

• Council decision: Notice of Motion
• Recorded vote: Official recorded voting breakdown

These links provide the formal decision record and the meeting footage where the proposal was debated and voted on.

Meetings

Meetings for the South Ham and Buckskin Regeneration Committee — most recent first.

Meeting Summary (12 May 2026)

Overview

This was the first meeting of the South Ham and Buckskin Regeneration Scrutiny and Overview Committee. The committee confirmed its vice‑chair (Councillor Gary Watts) and heard an update from SNG on recent community engagement and next steps for the regeneration programme.

SNG Presentation Highlights

Presenters: Polly Gardner (Director of Regeneration and Major Projects, SNG) and Sarah (Head of Community Engagement).
Engagement to date: SNG reported a multi‑channel engagement programme (website, surveys, events, door‑knocking, home visits and youth sessions), with over 1,800 survey responses and a project website that has had around 30,000 visitors.
Phased approach: SNG described a staged process — a summer listening phase, an autumn co‑design phase, and a February 2026 milestone when first priority projects and areas of limited change will be shared with residents.

“We set out the next three stages to our engagement with the community of of Buckskin and Southam. The first was a summer of engagement.”
“We are on track to share our priority areas for investment with the community and stakeholders at public events and online in February.”

Key Concerns Raised

• Need for clarity and timing — councillors pressed for earlier, clearer information about which streets and homes will be affected and when work will start.
• Timescale anxiety — SNG described the overall programme as long (potentially 20+ years for full delivery); councillors said prolonged uncertainty is causing stress for residents.
• Housing mix — strong local opposition to large blocks of flats; councillors requested a focus on family housing, bungalows and accessible homes.
• Immediate estate maintenance — requests that potholes, garages, litter and other upkeep issues be addressed while regeneration planning continues.
• Drainage and rehousing — councillors asked for drainage plans and clear rehousing/decanting principles, including whether displaced residents can return.

Commitments and Next Steps

• Immediate — SNG will publish and deliver a special edition booklet of co‑design principles to all households and post it online next week.
• February 2026 — four public events in Buckskin and Southam to present priority investment areas and areas of limited change; residents in priority areas will be notified in advance.
• Spring 2026 — planning application expected for the former Camros football ground.
• Summer 2026 — SNG expects to make representations to the local plan Regulation 19 consultation.
• 2026–2027 — co‑design of the wider masterplan with the community; SNG indicated an outline/hybrid planning application is intended around 2027.
• Resident‑led group — recruitment will be run by Newman Francis initially, with the group intended to be independent and representative across ages and neighbourhoods.

Actions for the Committee

• Request SNG to share February materials with ward councillors in confidence before public release so councillors can support residents and reduce misinformation.
• Ask SNG to return with clear criteria for prioritising areas, a decanting/rehousing policy, and a drainage and maintenance plan for affected estates.
• Monitor the recruitment and independence of the resident‑led group and request periodic updates.
• Add green space provision and community centre plans to the committee work programme as priority items.

Next Committee Dates

The committee noted future meetings and requested SNG provide progress updates at subsequent sessions, including the next scheduled meeting on 6 July.

Notes

An outline or hybrid application in 2027 would only breach the SPS suite (including SPS2 / SPS2a) if it proceeded without the statutory steps those policies require — notably a community‑prepared Masterplan adopted as an SPD, Strategic Design Codes, clear affordable‑housing reprovision, and demonstrable community involvement.

Basingstoke Redevelopment gathers council meeting records, committee papers, developer updates, local reporting and community responses into a single, searchable hub. We make it easier for residents, journalists and researchers to follow decisions, timelines and public participation so communities can hold elected representatives and delivery partners to account.

The site is designed to be transparent, searchable and practical: timelines are sortable, documents are linked to their sources, and entries are colour coded by organisation to clarify who said what and when. We aim to support informed civic engagement and to make it straightforward for anyone to trace the progress of the Buckskin and South Ham regeneration.

Primary sources and official records

Official documents, news items and community feeds referenced on this site.

• Basingstoke & Deane — Committees index
• Basingstoke & Deane — Council RSS Feed
• Basingstoke & Deane — Delegated decisions (07/05/2022–08/05/2026)
• Basingstoke & Deane — Delegated decisions (duplicate link)
• Basingstoke & Deane — South Ham and Buckskin Committee
• Basingstoke & Deane — Documents and meeting papers
• Basingstoke Gazette — Buckskin and South Ham topic
• Local Democracy UK — Basingstoke Deane meetings
• SBASH - YouTube — recordings and clips
• Soverign Network Group (SNG) — Issuu / Commonplace — exhibition boards and newsletters
• Soverign Network Group (SNG) — Shaping the Future / Commonplace — news

Data collection
Records and items on this site are gathered from publicly available sources listed in the Data Sources section. Each entry is checked and manually reviewed for relevance and accuracy before publication.

Verification and updates
We aim to reflect the original source faithfully but do not publish official minutes or legal documents. If you believe an entry is incorrect, incomplete, missing, or should be removed, please contact us and we will investigate and correct the record promptly.

Scope and limitations
This site aggregates public information to make it easier to follow the regeneration programme; it is not an official repository and should not be treated as a substitute for primary documents held by councils or organisations.

The data presented on this site is collected from publicly available sources. You are welcome to use this information for:

• Research and academic purposes
• Journalism and reporting
• Civic engagement and advocacy
• Personal interest in Basingstoke Redevelopment

Attribution
If you use our data in publications or research, please attribute it to Basingstoke Redevelopment.

Accuracy and responsibility
We make reasonable efforts to ensure accuracy but cannot guarantee completeness or timeliness. For authoritative documents, legal records, or official minutes, always consult the relevant council or organisation’s website.

This is an unofficial service. It is not affiliated with Basingstoke Council, Sovereign Network Group (SNG), Newman Francis, the Basingstoke Gazette or any other organisation.

The information presented is compiled from publicly available sources and has been manually reviewed. It is not an official record. For authoritative documents and official minutes, please refer to the relevant council or organisation’s official website.

If you notice an error, please contact us so it can be reviewed and corrected where appropriate.