In evolving our proposal at Bourn, we have focussed on creating a new community that will deliver new homes and community facilities and open spaces. Our proposals have been shaped by:

  • A landscape-led approach which puts existing landscapes and features at the heart of our masterplan
  • Designing spaces that create places of lasting value
  • Providing valuable infrastructure to support the new community with new schools and neighbourhood facilities
  • Working in partnership with the local community and local stakeholders
  • Building high quality homes with a goal to create places people love


Education campus - Secondary and primary school in close proximity with linked community sports area and playing fields allowing flexible shared/partitioned use
Village square as focus for the village
Rural centre - provides high street, bus rapid transit stop, foodstore and other retail, services, community facilities and civic space.
Cambourne Woods water attenuation, woodland and recreational linear park
Runway 36 space mixed social, park and play space with walkways, courts, PV shade canopies and rain gardens becoming more rural to the south
Country park with wetland /fens, ponds, scrapes and shallow bogs, alongside meadow and scrub. Walkways provide leisure trails and links to Bourn valley footpaths
Community orchard provides transition from natural park space to development edge
Community orchard provides transition from natural park space to development edge
Country park with wetland /fens, ponds, scrapes and shallow bogs, alongside meadow and scrub. Walkways provide leisure trails and links to Bourn valley footpaths
Environmental landform as noise shelter, busway route, cycle route, biodiversity corridor and recreational linear park
Dedicated bus rapid transit route provides fast public transport connection to Cambridge and Cambourne
Caldecote Gateway park provides public space, wetlands and separates settlements
New woodland infill to create solid woodland edge and screen containing cycleway and footpath
Core green space in valley around watercourses and existing woodland forming key village park
Rural Hub - lower intensity local facilities based around primary school and work/community spaces
Bucket Hill Plantation retained actively enhanced and conserved, with wildlife management areas,natural play, glades andrides as the core of a wider woodland system
Community south facing allotments


Countryside has a track record of building high quality homes in attractive environments. The new settlement at Bourn Airfield will provide up to 3,500 homes, offering a mixture of detached, semi-detached and terraced homes with private gardens, as well as apartments.

Bourn Airfield will be a place for life; a place to

  • Get on the housing ladder,
  • Grow a family, and
  • Downsize to retirement.

Helping first time buyers – case study

We also helped many first-time buyers – Watch Laura’s experience when buying a property from us.

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neighbourhood centre

The location of the neighbourhood centre , close to the rapid transit stop, is vitally important and starts to define the way the rest of the airfield is developed. It needs to balance several competing demands including being an accessible and desirable place to visit and provide a wide range of services and commercial choice.

The neighbourhood centre will include a primary and secondary school, community facilities as well as local shops and restaurants.

improved connectivity

Improving connectivity

A new high-speed public transport corridor is currently being planned by the Greater Cambridge Partnership to provide frequent services between Cambridge and Cambourne.

The alignment of this route is still being finalised, but it is designed to include two stops at Bourn Airfield, providing a direct link to Cambridge and Cambourne.

Local bus services

The careful design of the site provides opportunities to create bus linkages through the new settlement and to Cambourne and other areas on a circular route.

More information about the Greater Cambridge Partnership’s plans are available here.

Greater Cambridge Partnership’s film about plans for improved connectivity.

getting around

Whilst our transport strategy for the new village recognises that cars remain an important means of travel, it is designed to encourage as many trips as possible by foot, bus and cycle, and should help mitigate the impact of the remaining car trips.

We have planned a network of pedestrian, cycle and bus routes, creating sustainable links between Cambourne, Bourn, Cambridge and Highfields Caldecote to maximise non-car usage.


The two vehicular entrances to the development will be from new accesses from St Neots Road at the northeast and from The Broadway at the west.

The western access onto The Broadway is being carefully designed so that vehicles are physically prevented from turning left out of the site and right into the site, so that traffic does not travel south towards Bourn Village.

Pedestrian and Cycle Connections
Public Transport

community life

Countryside aims to support the new community through a range of facilities to facilitate everyday life, recreation and working families. Our masterplan will provide these in convenient locations for new residents, whilst being accessible for existing neighbours. As part of this, a cluster of buildings has been designed which could include a community hall, nursery and health centre.

Community space

A dedicated community space will be available for the use by the public and local community groups.


One of the buildings in the community cluster is intended to be a nursery. Countryside has an excellent relationship with a number of nursery operators and have successfully delivered nurseries in many of our new communities.

Health Centre

Our masterplan includes the potential to provide a health centre which could accommodate future GP places. Countryside are in discussions with the NHS about how the needs of the new community can be best accommodated.

Sports pitches

In addition to playing fields for the primary and secondary schools, our masterplan provides sports pitches for community use. These are designed to provide space for a variety of outdoor sports e.g. football, rugby, cricket, etc.

public realm

Countryside have built our reputation on delivering high quality public spaces for our new communities. The design of our masterplan for Bourn Airfield has been developed around the current landscape features of the site.

There will be structural landscaping throughout the new village to provide visual, recreational and ecological green corridors. These spaces also help to ensure the site will be well-drained and reduce the risk of flooding. Each new house at Bourn will be only a short walk to a green space, which can be used by all. The spaces, include children’s play areas and walking and cycling paths (including for dog-walkers).
Runway Park
One of the key open spaces will be the Runway Park: a formally designed, linear park which will reflect the shape of one of the existing runways to preserve the memory of the historic role this land played in World War II. This will start at the neighbourhood centre and stretch down visually and physically to the open countryside beyond the development boundary.
Woodland and Ecology
The majority of the existing trees and woodland will be retained as part of the development. In addition, the masterplan aims to create a net gain in ecology through both enhancements of the retention of habitat corridors, such as the hedgerow to the North East of the site, which provides a foraging corridor for bats.
Public Art
We would like to include public art within the key open spaces of the development and would like the design of the public art to reflect the unique history and character of the site.


It is important that the new village has its own distinct character and identity. Our masterplan provides a range of essential services to help create a sustainable new community and a village that people can really belong to.

The site will have dedicated landscaped green spaces and other types of open space.

This will prevent coalescence with Highfields Caldecote to the east, Cambourne to the west, and Bourn to the south, ensuring that each settlement maintains its own character and identity. New woodlands, meadows and wetlands will enhance bio-diversity and make sure that the new village is physically self-contained and does not merge with other settlements.

The scheme will look to incorporate sustainability in the housing design and renewable technologies.

There will be good, pedestrian, cycle and public transport connectivity with Cambridge and the surrounding villages.


Our approach to managing drainage is to limit run-off from the entire site. To achieve this, we will create Sustainable Urban Drainage Systems (SUDS), which will safely store and drain away water, creating ecological habitats.

We are aware that a small section of the Airfield is currently draining northwards towards the Highfields Road roundabout, and then on towards Bar Hill. To reduce current drainage problems in this area, we will improve the existing drainage ditch to the north of the existing site access road and enhance available surface water storage capacity through the proposed SUDS scheme. We expect that SUDS will result in a significant reduction of surface water runoff rates to the downstream Bourn Brook catchment, compared to existing rates.