Policy S/BA: Bourn Airfield New Village

Vision and identity

1.    Bourn Airfield New Village will be a well-connected, rural centre of up to 3,500 homes, with a distinct character that respects its countryside setting. The settlement will be set around a vibrant village centre, providing key services, facilities and employment spaces to support the local community, including retail, leisure, education and community facilities.

2.    The village will be embedded in a network of multi-functional green infrastructure, and support walking, cycling and public transport as the preferred mode of choice for travel within the village and beyond. Through an innovative approach to planning, design and construction, the village will be a move towards net zero carbon lifestyles including a strong heart providing a healthy, active and inclusive community.

3.    Bourn Airfield sits alongside the Bourn Airfield Strategic Enhancement Area (S/SEA/BN), a designated non-development area. The Strategic Enhancement Area will ensure sufficient separation from neighbouring settlements, including Caledcote Highfields, and maintain a soft, green landscape to protect the development’s rural setting. These areas may also be used to deliver other associated uses, including drainage, habitat compensation and informal open space.

Uses

4.    Bourn Airfield New Village is allocated for mixed use development, comprising:
  a.    Up to 3,500 homes, including affordable housing and self/custom build homes;
  b.    Approximately 250 units of residential institution use (Class C2), particularly for older people or those with disabilities;
  c.    12 permanent Gypsy and Traveller pitches (within a site of approximately 1 hectare);
  d.    Employment uses up to 1,400 square metres gross internal area for office, research and development and industrial processes (Classes E(g)(i), E(g)(ii) and E(g)(iii));
  e.    Retail uses up to 4,000 square metres gross internal area, with no single outlet being larger than 1,500 square metres gross internal area (Use Classes E(a), E(b) and E(c));
  f.    Indoor and outdoor leisure provision, play spaces and sports pavilions;
  g.    Education facilities to include two primary schools and a secondary school;
  h.    Community facilities including a mixed-use community hall;
  i.    

Areas of land not built on and water bodies such as rivers and lakes, regardless of ownership and access. These areas include parks and gardens, natural and semi natural green spaces, green corridors, outdoor sports facilities, amenity green space, teenagers’ and children’s play areas, allotments and community gardens, cemeteries and churchyards, accessible countryside in urban fringe areas and civic spaces.

including parks and landscaping;
  j.    Allotments;
  k.    Ecological areas, woodland and orchards;
  l.    Engineering for foul and sustainable drainage systems;
  m.    Healthcare facilities to meet the needs of the development;
  n.    Burial ground of 0.85 hectares (providing for 2,625 burials); and
  o.    Faith space of not less than 0.23 hectares.

5.    These uses are required to ensure alignment with the principles, parameters, mitigation and assessments of the outline planning permission.

6.    Temporary community and healthcare facilities will be required from early occupation until sufficient capacity has been reached for permanent provision. The size and nature of these facilities will need to be considered throughout the build period of the development, ensuing the buildings have sufficient flexibility to be able to expand or be repurposed as each phase of the development comes forward.

7.    To inform the approach to delivering a sustainable and dynamic Rural Centre at Bourn Airfield New Village, with an appropriate mix of retail, civic and community, employment and residential uses, the applicant must prepare and submit a Settlement Centre

This refers to development in its widest sense, including buildings, and streets, spaces and places. It also refers to both redevelopment, including refurbishment, as well as new development.

Framework setting out the proposed delivery strategy for the Centre.

The development of Bourn Airfield New Village must do the following:

Context

8.    Respect and enhance surrounding landscape features which contribute to the rural setting of the site, maintaining separation with other nearby settlements, by:
  a.    Providing strategic landscaping within the Strategic Enhancement Area (S/SEA/BA), including early delivery of structural planting along boundaries with Highfield Caldecote;
  b.    Delivering a high-quality landscaped setting around the boundary of the settlement to avoid it appearing as part of a ribbon of urban development south of the A428;
  c.    Maintaining the rural nature of the Broadway, ensuring the new village remains distinct from neighbouring Cambourne;
  d.    Ensuring countryside separation from Bourn and Highfield Caledecote; and
  e.    Retaining existing woodland buffers, particularly on the eastern edge of the site.

9.    Protect and enhance the setting of the Grade II listed Barns to the north of The Grange.

Built form

10.    Ensure the built area of the settlement is contained within the site allocation boundary shown on the policies map and the Spatial Framework Diagram, and the built form is in accordance with the Spatial Framework Diagram, whose layout reflects the approved outline planning permission for the site.

11.    Be comprehensively planned and delivered to ensure that development proposals do not prejudice the creation of a fully functioning and successful new village.

12.    Ensure delivery of:
  a.    A Village Centre, focused around a new village square, providing a mix of uses including retail and community facilities; and
  b.    A neighbourhood hub, which should be located to serve the homes further away from the Village Centre.

13.    Create a soft edge around the edge of the settlement by limiting buildings in these areas to a maximum of 2 storeys in height, whilst focusing taller buildings and higher densities at the Village Centre, optimising the scale of development.

14.    Provide appropriate noise mitigation for homes that would be affected by noise from the A428, in the form of bunding along the northern site boundary.

Public space

15.    Incorporate a network of multifunctional public spaces within the design, including:
  a.    A village square as a focal point of the Rural Centre;
  b.    Sports, open space and play areas, in accordance with a Sports and Open Space Strategy to be approved by the Local Planning Authority;
  c.    A linear park to replicate the alignment of the former runway, from the settlement edge to the village square;
  d.    A northeastern gateway park providing clear separation between the new village and Highfields Caldecote.
 
Nature

16.    Balance the need for sensitive ecological assets to be protected and enhanced, with the opportunities provided by the rural setting to promote access to the natural environment, by:
  a.    Protecting and enhancing sensitive ecological assets, in particular Bucket Hill Plantation Grassland County Wildlife Site;
  b.    Encouraging access to existing natural environments including the woodland around the eastern edges and the wider countryside via footpaths and bridleways, being careful to avoid or minimise impacts on ecological assets;
  c.    In addition to retaining existing woodland along the eastern part of the site, plant new woodland at the open area backing onto residential properties in West Drive to form a continuous woodland belt; and
  d.    Provide orchards where their ecological value can be demonstrated.

Movement

17.    Establish a comprehensive movement network for the whole village that connects key locations, including the Rural Centre and schools, to encourage the use of active and sustainable modes of travel.

18.    Measures to promote walking and cycling must include:
  a.    Provision of a network of attractive, direct, safe and convenient walking and cycling routes from the start of the development linking homes to public transport and the main areas of activity such as the village centre, schools and employment areas;
  b.    Provision of a direct, segregated high quality pedestrian and cycle links to west Cambridge, Cambourne, Caldecote/Highfields, Hardwick and Bourn; and
  c.    A Smarter Choices package including residential, school and workplace travel planning.

19.    Public transport improvements must include:
  a.    Provision of a segregated bus link from Cambourne to Bourn Airfield new village across the Broadway, and on through the development to the junction of the St Neots Road with Highfields Road and contribute under planning obligations towards the continued route to Cambridge;
  b.    Any measures necessary to ensure that a bus journey between Caldecote / Highfields and the junction of the A428 and the A1303 is direct and unaffected by any congestion suffered by general traffic; and
  c.    Provision of high-quality bus priority measures or busway on or parallel to the A1303 between its junction with the A428 and Queens Road, Cambridge.

20.    Highways measures must include:
  a.    Measures to mitigate the traffic impact of the new village on surrounding villages and roads;
  b.    Provision of convenient vehicular access, with at least two separate access points to the north-west and north-east of the site; and
  c.    Ensuring that there will be no direct private vehicular access to the Broadway for southbound traffic from the new village, with access provided only for buses and bicycles.

Resources

21.    Make appropriate arrangements for foul drainage and sewage disposal, to be explored and identified through a Foul Drainage Strategy.

22.    Ensure the provision, management and on-going maintenance of sustainable surface water drainage measures, to control the risk of flooding on site and reduce the risk of flooding to areas downstream and upstream of the development.

Lifespan

23.    The delivery of Bourn Airfield Garden Village must be in accordance with design codes, prepared and submitted by the applicant as part of reserved matters application for each stage of development. Each code must describe the stage of design coding, its content, the level of detail for each stage, and the area of the site to which that stage applies.

24.    The applicant must demonstrate, in their

A statement that accompanies a planning application to explain the design principles and concepts that have informed the development and how access issues have been dealt with. The access element of the statement should demonstrate how the principles of inclusive design, including the specific needs of disabled people, have been integrated into the proposed development and how inclusion will be maintained and managed.

, how the proposed development is in accordance with the Bourn Airfield New Village Supplementary Planning Document.

25.    The applicant must identify a proposed approach to the long-term management, maintenance and stewardship of any infrastructure, services and facilities to meet the needs of the village that are not provided by statutory undertakers.

26.    In addition to the specific studies required elsewhere in this policy, the applicant will also be required to prepare and submit, through future planning applications, management and maintenance plans for:
  a.    Landscaping and open spaces;
  b.    Community buildings;
  c.    Indoor and outdoor sports facilities;
  d.    Unadopted roads; and
  e.    Parking enforcement.

27.    At all phases of development, applicants must:
  a.    consider and propose appropriate measures to assist the development of a new community, for example the funding and recruitment of community development workers;
  b.    Undertake meaningful engagement with local people and relevant stakeholders.

A policy for the continued allocation of this site for a new settlement is required to ensure that development opportunities and challenges are identified and responded to in a comprehensive manner.

Since the allocation of Bourn Airfield New Village as a strategic site in the 2018 South Cambridgeshire

A plan for the future development of a local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. A local plan can consist of either strategic or non-strategic policies, or a combination of the two.

, outline planning permission has been granted for 3,500 new homes and associated development. The site is anticipated to be developed beyond the Plan period of the South Cambridgeshire

A plan for the future development of a local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. A local plan can consist of either strategic or non-strategic policies, or a combination of the two.

and therefore is carried forward into this

The combined areas of Cambridge District and South Cambridgeshire District Councils.

A plan for the future development of a local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. A local plan can consist of either strategic or non-strategic policies, or a combination of the two.

.

The Council maintains high aspirations for the new village, ensuring that it delivers exceptional standards of sustainability, high quality design and a strong sense of community. The Bourn Airfield New Village SPD sets standards of design and will continue to supplement policies.

The site lies close to Cambourne, Bourn, Highfields Caldecote and Knapwell and for this reason it is considered important that the new village has its own distinct identity. Substantial soft landscaping around the settlement, with green fingers of landscaping merging into the village will be key to its character and retain its distinction from the surrounding existing settlements.

The existing employment site towards the northeast corner has largely been redeveloped, now known as Bourn Quarter. It is no longer necessary to include this employment site within the site allocation.

The East West Railway (EWR) project has moved forward but has yet to acquire the necessary

This refers to development in its widest sense, including buildings, and streets, spaces and places. It also refers to both redevelopment, including refurbishment, as well as new development.

Consent Order. However, it is noted that the currently preferred route for the Bedford to Cambridge section would introduce a tunnel to bisect the northeastern most corner of the site. The affected area is for open space in the approved parameter plans and it would not conflict with the Spatial Framework Strategy should this infrastructure project go ahead. It will be important that phases of construction between the two proposals are coordinated to minimise disruption as much as possible.

Bourn Airfield will be a comprehensive settlement which includes a mix of housing types and tenures, employment opportunities and services and facilities to support the needs of the new community. The development strategy for

The combined areas of Cambridge District and South Cambridgeshire District Councils.

is to direct any new homes, which includes specialist accommodation and Gypsy and Traveller pitches, to strategic sites on the edge of Cambridge and new settlements. It is therefore important that the policies for these allocations include specific requirements for specialist accommodation and Gypsy and Traveller pitches, as well as the overall number of homes to be provided.

The adopted South Cambridgeshire

A plan for the future development of a local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. A local plan can consist of either strategic or non-strategic policies, or a combination of the two.

includes Policy H/21 which states that if need is identified opportunities to deliver Gypsy and Traveller sites will be sought as part of large scale new communities and significant major development sites. The need and opportunities should be kept under review through the planning of future phases of such developments as they come forward during life of the

A plan for the future development of a local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. A local plan can consist of either strategic or non-strategic policies, or a combination of the two.

. Bourn Airfield new Village is required to provide 12 permanent Gypsy and Traveller pitches and 250 units as specialist accommodation (Use Class C2).

The quantum of employment, retail, burial land and faith space identified in the policy is consistent with the outline planning application for the site (S/3440/18/OL). It also reflects the identified need for Gypsy and Traveller pitches and how part of this need will be met through provision within strategic development sites.

A comprehensive network of cycleways and footpaths within and beyond the Site Allocation are required to support active travel and healthy lifestyles. Early provision of key routes is required to support the initial phase of occupation.

Due to capacity constraints of the local highway network, a range of measures to mitigate the additional traffic generated by the development is necessary. These include the provision of rapid public transport to and from the city of Cambridge. The Cambourne to Cambridge Busway proposed by the

The combined areas of Cambridge District and South Cambridgeshire District Councils.

Partnership is to run through the northern end of the new village and would provide the required rapid public transport. A contribution under a S106 Agreement is also required for busway provision beyond the site.

Some facilities required to be provided under S106 Agreements are included in the policy as they had not yet been provided at the time of adoption of this local plan.

To provide the planned quantum of homes whilst respecting the rural character and separation of the village, building heights and density will be greater towards the centre and lower towards the settlement edge.

For the settlement to be successful in the long term, provisions for the management and maintenance of infrastructure, services and facilities are necessary. These are to be secured under the outline planning permission but with details to be agreed with the local planning authority.

The combined areas of Cambridge District and South Cambridgeshire District Councils.

A plan for the future development of a local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. A local plan can consist of either strategic or non-strategic policies, or a combination of the two.

 Sites Topic Paper

We will consider all comments while developing the next version of the

A plan for the future development of a local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. A local plan can consist of either strategic or non-strategic policies, or a combination of the two.

.

All comments must be received by 30 January 2026 at 5pm.