FAQs
Planning & Background
Who is the Partnership behind the project?
The High Bourn site has been acquired from Vistry (formerly Countryside) by a new Joint Venture partnership led by full-service property company Greycoat Real Estate, alongside Oaktree Capital Management, and Homes England.
This partnership combined private sector and public sector experience of delivering high-quality new communities in the UK.
The Partnership acts as master developer for Bourn Airfield. Its role is to provide strategic leadership and coordination across the project, safeguarding the long-term vision and ensuring high-quality, well-planned delivery. It oversees collaboration between delivery partners, supports the timely provision of infrastructure and community facilities, maintains consistent design and place-making standards, and leads ongoing engagement with the local community.
The partners are committed to working closely with local residents and stakeholders throughout the next stages of planning and development.
This partnership combined private sector and public sector experience of delivering high-quality new communities in the UK.
The Partnership acts as master developer for Bourn Airfield. Its role is to provide strategic leadership and coordination across the project, safeguarding the long-term vision and ensuring high-quality, well-planned delivery. It oversees collaboration between delivery partners, supports the timely provision of infrastructure and community facilities, maintains consistent design and place-making standards, and leads ongoing engagement with the local community.
The partners are committed to working closely with local residents and stakeholders throughout the next stages of planning and development.
What is the next stage in the planning process?
The outline planning permission (granted in July 2024) established the principle and key parameters for development on the site.
The next step in planning is the Reserved Matters stage. This involves submitting detailed planning applications to agree on specific elements for each phase of the development not covered in the outline permission – including housing design, access, landscaping, and public open spaces.
Enabling works – such as site clearance and archaeological studies – can begin before Reserved Matters are approved once certain planning conditions attached to the outline permission have been met (‘discharged’).
The next step in planning is the Reserved Matters stage. This involves submitting detailed planning applications to agree on specific elements for each phase of the development not covered in the outline permission – including housing design, access, landscaping, and public open spaces.
Enabling works – such as site clearance and archaeological studies – can begin before Reserved Matters are approved once certain planning conditions attached to the outline permission have been met (‘discharged’).
Will the development lead to coalescence between villages?
Protecting the rural character of the area and avoiding coalescence between villages such as Bourn, Caldecote, and Highfields is a priority within the masterplan.
The scheme incorporates substantial green infrastructure, landscape buffers, and open space to retain visual and physical separation between communities.
Feedback from stakeholder and local residents at earlier stages of the planning process, has informed landscape planning, with protections secured through planning conditions and long-term stewardship strategies.
The scheme incorporates substantial green infrastructure, landscape buffers, and open space to retain visual and physical separation between communities.
Feedback from stakeholder and local residents at earlier stages of the planning process, has informed landscape planning, with protections secured through planning conditions and long-term stewardship strategies.
Housing
How will the development ensure good design?
Design quality is secured by a detailed Design Code which sets expectations for architecture, materials, landscaping, and public realm.
Feedback from the Quality Design Panel has already influenced significant aspects of the masterplan, and future Reserved Matters applications will be judged against the Design Code.
This process ensures that homes and streets respond to the area’s character and provide a strong sense of place for future residents.
Feedback from the Quality Design Panel has already influenced significant aspects of the masterplan, and future Reserved Matters applications will be judged against the Design Code.
This process ensures that homes and streets respond to the area’s character and provide a strong sense of place for future residents.
Will the new homes be affordable for local people?
The new community will deliver 40% affordable housing to meet local needs.
Who will build the first new homes?
Barratt Redrow will be the first housebuilder to deliver new homes at Bourn Airfield, selected for its strong track record of quality and delivery across Cambridgeshire.
The detailed design of the first 500 homes will be shaped through public engagement and a Reserved Matters submission later in 2026.
Our shared ambition is to welcome the first residents
in 2027.
The detailed design of the first 500 homes will be shaped through public engagement and a Reserved Matters submission later in 2026.
Our shared ambition is to welcome the first residents
in 2027.
Travel & Transport
Will the development increase traffic and congestion on local roads?
Access and movement is being carefully considered. One main access will be off the St Neots Road roundabout to the north-east, catering for all modes of transport.
The north-western main access will be off the Broadway, and will be carefully designed to provide access into the site with no left turn onto the Broadway to discourage increased traffic and maintain the rural setting of local roads.
The north-western main access will be off the Broadway, and will be carefully designed to provide access into the site with no left turn onto the Broadway to discourage increased traffic and maintain the rural setting of local roads.
What public transport improvements are being delivered?
High Bourn will support a key section of the Cambourne to Cambridge (CtoC) busway project.
The CtoC route through the site provides dedicated bus lanes and cycle paths running parallel along the north of the site for most of its length, accessing the site from the north-western corner.
Two busway stops will conveniently serve the whole development: one by the Village Centre and another by the north-eastern gateway.
The CtoC route through the site provides dedicated bus lanes and cycle paths running parallel along the north of the site for most of its length, accessing the site from the north-western corner.
Two busway stops will conveniently serve the whole development: one by the Village Centre and another by the north-eastern gateway.
What walking and cycling links are being delivered?
Walking and cycling will be encouraged throughout the development, which is being designed to create a highly permeable network for both pedestrians and cyclists.
A circular route is proposed within the site to enable a varied walking and cycling experience, alongside links to existing routes to the east, south, and west.
Play facilities and trim trails will be located along this extensive network of attractive routes to promote a healthy lifestyle for both residents and visitors at High Bourn.
A circular route is proposed within the site to enable a varied walking and cycling experience, alongside links to existing routes to the east, south, and west.
Play facilities and trim trails will be located along this extensive network of attractive routes to promote a healthy lifestyle for both residents and visitors at High Bourn.
Open Spaces & Community Facilities
What green spaces are being delivered?
Inherent in the masterplan is a series of green spaces of different characters and with different functions: recreation, formal play and sport, informal dog walking and bridleways, small parks and gardens, allotments and orchards, and water attenuation.
These are arranged with the footpath system to create a green-focussed (rather than road-focussed) movement system and to give the High Bourn development a specific character rooted in its landscape.
These are arranged with the footpath system to create a green-focussed (rather than road-focussed) movement system and to give the High Bourn development a specific character rooted in its landscape.
What other facilities are being delivered?
The new settlement at High Bourn will provide facilities to complement rather than compete with other settlements in close proximity.
Most of the key facilities for the new community – including the secondary school, shops, transport links, and community spaces – will be located together in the northern part of the site, centred around a Village Square. Sports facilities will also be nearby.
The two primary schools will be distributed to equally serve all parts of the development, one to the north and one to the south, linked by the Valley Park green corridor, as well as the extensive permeable network of routes provided for the development.
Additional facilities will be located within the Rural Hub by the southern primary school, and the northeastern gateway provides the opportunity for a hotel in proximity to the eastern C2C station halt.
Most of the key facilities for the new community – including the secondary school, shops, transport links, and community spaces – will be located together in the northern part of the site, centred around a Village Square. Sports facilities will also be nearby.
The two primary schools will be distributed to equally serve all parts of the development, one to the north and one to the south, linked by the Valley Park green corridor, as well as the extensive permeable network of routes provided for the development.
Additional facilities will be located within the Rural Hub by the southern primary school, and the northeastern gateway provides the opportunity for a hotel in proximity to the eastern C2C station halt.
Infrastructure & Local Services
Is there sufficient water supply to support this development?
We take the Environment Agency’s concerns regarding water availability very seriously. Planning conditions are in place that require water infrastructure and supply issues to be resolved before critical stages of the development move forward.
We are working proactively with Anglian Water and regulatory authorities to ensure the development aligns with regional water strategies and climate resilience objectives.
This will include the implementation of sustainable water solutions, monitoring and mitigation where needed, and full compliance with environmental regulations.
We are working proactively with Anglian Water and regulatory authorities to ensure the development aligns with regional water strategies and climate resilience objectives.
This will include the implementation of sustainable water solutions, monitoring and mitigation where needed, and full compliance with environmental regulations.
Will there be enough school places for local children?
The settlement at High Bourn will provide two new primary schools (incorporating pre-school provision) and a secondary school for up to six forms entry to support this vibrant new community.
These facilities will be provided from the first phase of delivery.
These facilities will be provided from the first phase of delivery.
Will any new health services be delivered?
Up to 2,250 sqm of the development is set aside for community uses (Class D1 use), which can include healthcare alongside new nursery, library, worship, or other similar facilities.
We will agree the most appropriate facility in collaboration with the NHS and the relevant local authorities in due course.
We will agree the most appropriate facility in collaboration with the NHS and the relevant local authorities in due course.
Sustainability & Climate Change
What measures are proposed to ensure climate resilience?
The new homes at High Bourn are being designed to reduce energy use and CO2 emissions through passive design measures and a fabric first approach. This could include:
• Reducing the demand for heat and power through a well-constructed and insulated building fabric and energy efficient services.
• Orientating as many of the dwellings to the south as possible without compromising layout or connectivity.
• Space heating and hot water provided by programmable high efficiency heating systems.
• Delivery of low carbon energy through a potential heat network.
• Solar photovoltaic panels to generate renewable electricity from sunlight.
• To further minimise the environmental impact of the development, consideration will be given to the use of sustainable materials and will make use of modern methods of construction.
• Reducing the demand for heat and power through a well-constructed and insulated building fabric and energy efficient services.
• Orientating as many of the dwellings to the south as possible without compromising layout or connectivity.
• Space heating and hot water provided by programmable high efficiency heating systems.
• Delivery of low carbon energy through a potential heat network.
• Solar photovoltaic panels to generate renewable electricity from sunlight.
• To further minimise the environmental impact of the development, consideration will be given to the use of sustainable materials and will make use of modern methods of construction.
Construction
When will construction start?
As a first step, the construction of the Western Access will begin in September 2025.
A temporary community hub will be installed during Summer 2026 and will open to the public in early Autumn 2026.
Construction of the first phase of the new homes in the northwestern part of the site can only begin once a Reserved Matters submission has been approved, which is expected no sooner than late 2026.
A temporary community hub will be installed during Summer 2026 and will open to the public in early Autumn 2026.
Construction of the first phase of the new homes in the northwestern part of the site can only begin once a Reserved Matters submission has been approved, which is expected no sooner than late 2026.
How will construction be managed?
Each Reserved Matters approval will include a Construction Management Plan (CMP) attached to the planning permission.
The CMP will outline how construction will be managed to minimise its impact on the surrounding environment and community.
It will detail process and resources needed to ensure construction is completed safely and efficiently while also addressing potential disruption to local residents.
The CMP will outline how construction will be managed to minimise its impact on the surrounding environment and community.
It will detail process and resources needed to ensure construction is completed safely and efficiently while also addressing potential disruption to local residents.
Heritage
What is being done to protect historic features like the bomb stores at Bucket Hill Plantation?
A Heritage and Public Art Mitigation Strategy is secured through Condition 53 of the planning approval. This will ensure the recording, preservation, and sensitive interpretation of key historic features, including those at Bucket Hill Plantation.
The project will work in partnership with heritage experts and community initiatives — such as Operation Nightingale and Oxford Archaeology — to honour the site’s rich history while contributing to public education and place identity.
Veterans will also be involved in the heritage work as part of a programme that supports both conservation and community engagement.
The project will work in partnership with heritage experts and community initiatives — such as Operation Nightingale and Oxford Archaeology — to honour the site’s rich history while contributing to public education and place identity.
Veterans will also be involved in the heritage work as part of a programme that supports both conservation and community engagement.
Project Timeline
What is the timeline for the project?
Site surveys and enabling works are already underway at High Bourn. In 2025, we submitted planning applications for both the temporary community hub and the Western Access. Construction of the Western Access is now underway, and the temporary community hub is expected to open in Autumn 2026.
Once the community hub is open, we will begin a programme of further engagement activities, providing opportunities for local residents and stakeholders to find out more, ask questions and get involved as High Bourn takes shape.
Barratt Redrow, the first housebuilder at High Bourn, will submit the first Reserved Matters application in Autumn 2026 for the initial phase of approximately 500 new homes. Our shared ambition is to welcome the first residents to High Bourn in 2027.
Once the community hub is open, we will begin a programme of further engagement activities, providing opportunities for local residents and stakeholders to find out more, ask questions and get involved as High Bourn takes shape.
Barratt Redrow, the first housebuilder at High Bourn, will submit the first Reserved Matters application in Autumn 2026 for the initial phase of approximately 500 new homes. Our shared ambition is to welcome the first residents to High Bourn in 2027.
Community Engagement
Will residents and parish councils be listened to as the development moves forward?
We deeply value the insight and role of parish councils and local residents in shaping the future of High Bourn.
The new delivery partnership is committed to ongoing and transparent engagement throughout all stages — from Reserved Matters submissions to implementation.
A dedicated community engagement programme will launch alongside the new temporary community hub, providing regular updates, feedback channels, and opportunities for active involvement.
As part of this, new Partnership Board is planned to be established as a central forum bringing together residents, partners and delivery organisations to help guide the long-term evolution of the site.
The Partnership Board will not replace statutory planning or Council decision-making, but will provide a structured way to share local insight, review proposals, and explore community-led initiatives.
The new delivery partnership is committed to ongoing and transparent engagement throughout all stages — from Reserved Matters submissions to implementation.
A dedicated community engagement programme will launch alongside the new temporary community hub, providing regular updates, feedback channels, and opportunities for active involvement.
As part of this, new Partnership Board is planned to be established as a central forum bringing together residents, partners and delivery organisations to help guide the long-term evolution of the site.
The Partnership Board will not replace statutory planning or Council decision-making, but will provide a structured way to share local insight, review proposals, and explore community-led initiatives.
What will the temporary community hub include?
The temporary community hub will be located on the western side of the High Bourn site and will serve as a welcoming space where residents, stakeholders, and partners can access events, consultation activities, and up-to-date information.
The hub will include a viewing platform and a small number of car parking spaces.
We currently anticipate the temporary community hub will open to the public in Autumn 2026.
The hub will include a viewing platform and a small number of car parking spaces.
We currently anticipate the temporary community hub will open to the public in Autumn 2026.
