A Living Place

Places where people want to live are about much more than houses. They are about communities, setting, culture and connections – creating homes. Homes in the new development will combine excellent design, low carbon delivery, and a range of sizes, types and locations. In this way we will ensure homes of interest to all ages, income and interests, and create a robust and diverse community.

From detached houses that nestle within the landscape to lakeside apartments at the heart of the site, the development offers the scale to create a new community: building on generations of activity that have existed on the site previously and complementing existing villages.

The Development Specification provides for delivery of up to 6,500 units. This number ensures the development can meet all other land use requirements and facilities needed, and be in line with the density average specified in the emerging Local Plan, of 40 dwellings per hectare. The Parameter Plan establishes the appropriate maximum height for the built components of the new development, informed by the Landscape and Visual Impact Assessment chapter included in the Environmental Statement.

Core principles for new homes will be:

  • The design and sizes of homes will reflect the needs of the area, including different tenures, different sizes and affordable housing. The Affordable Housing Statement outlines the basis of the approach which will be adopted to establishing need and delivering affordable housing across all phases of the development, in accordance with the Emerging Local Plan policy requirement.
  • Homes will be located in walkable neighbourhoods with cycle, walking and public transport prioritised.
  • Homes will be designed with effective parking solutions, reflecting the need to accommodate cars but discouraging use where possible.
  • Design will respond to landscape and setting with character areas defined across the site.
  • Designs will build on the historic and local context to create a strong sense of identity with material palettes and forms that draw on local traditions but also showcase modern design.

Character Areas

Character will vary across the site in response to specific locations, edge conditions, building scale, activity and use. Existing assets and the exceptional landscape create settings and opportunities which will help shape distinctive neighbourhoods. At the heart of these neighbourhoods will be high quality civic buildings – schools, community centres and leisure buildings. The key character areas which define the planned neighbourhoods are set out below.


The Lakeside neighbourhood is strongly shaped by its location, with a contemporary landscape character and near to leisure and recreation activities. The homes will be varied in type, including apartments and terraced houses with small gardens and large open spaces nearby.

Denny Lakeside North

Defined by its proximity to Denny Abbey and its surrounding landscape, this area provides new pedestrian connections and safeguards key views towards the Abbey. The landscape character is informal, with parkland trees set in broad grassland areas and occasional woodland blocks to reflect the historic setting of Denny Abbey and the surrounding Western Claylands. The area is predominantly residential with a primary school at its centre.


Building on the site’s military heritage and its relationship with the existing village, the Barracks district will be a destination within the wider area. It will include new shops, a town square and community and cultural attractions close to the new secondary school. The landscape will reflect the existing street grid of the barracks and make the most of the mature trees, combining its civic qualities with contemporary design.

Middle field

Middle field sits between the northern edge of Waterbeach village and the new Runway Park. It is centred around the Control Tower and a new primary school and includes a strong focus on sport and leisure activity. It includes most of the site’s outdoor sports facilities, orchards and allotments. Its landscape character is created by mature trees and large open grassed areas for sport and recreational uses, creating breathing spaces within the heart of the site.

Runway Parkland

The Runway Parkland sits between two large inherited landscape features: the Runway to the west and the mature woodland blocks to the east. It will have an informal quality with a strong focus on ecology, including wildflower verges, native tree species and planted swales. The homes in this area will have a Fen-edge character with big gardens and homes that accommodate larger families.


Winfold responds to a special feature of the inherited site, the former golf course, which is retained as a habitat protection area and forms new public open space at the centre of the neighbourhood. It will have a wetland quality with a wildlife emphasis that reflects the surrounding Fen landscape and allows the water story of the site to be revealed.