Previous Initial Concept Masterplan
- The masterplan includes up to 2,500 new homes, of which 40% will be affordable.
- It also provides for two new primary schools and land for a secondary school, along with local centres offering shops, services, healthcare and community uses.
- Green infrastructure, including parkland and open space, will be integrated throughout the development, alongside sports facilities and a network of walking and cycling routes.
- Public transport routes will be incorporated into the layout, and sustainable drainage systems will be embedded across the site.
A Landscape-led Approach
A large band of green infrastructure, including a new community parkland, is proposed along the northern edge of the site to maintain separation with Upper Bucklebury. This will provide a significant natural resource and will be accessible via the public rights of way. The precise extent and character of the area is to be informed by detailed landscape and ecology assessments and a detailed Landscape Visual Impact Assessment (LVIA) is currently underway to support the development of the Masterplan.
Green Infrastructure Provision
A network of green corridors will connect the three neighbourhoods, running broadly north to south through the site in alignment with its natural topography. These corridors will incorporate woodland planting and native, hedgerow enhancement, sustainable drainage features integrated into the landscape and walking and cycling routes providing green connections between neighbourhoods and to key facilities.
Community Parkland
The community parkland will create a managed green edge between the built development and the open countryside to the north, forming a meaningful buffer between the new neighbourhoods and the village of Upper Bucklebury. The precise extent and character of the parkland will be informed by detailed landscape and ecological assessment.
Biodiversity and Drainage
The site’s topography and drainage characteristics will be carefully considered in the masterplan layout. Sustainable drainage features – including swales, ponds and wetland habitats – will be integrated throughout the green infrastructure network to manage surface water run-off, reduce flood risk and enhance biodiversity. North East Thatcham has the potential to deliver significant biodiversity net gain over its current agricultural land use. Ancient woodland within and adjacent to the site will be protected with appropriate buffers. New habitats across the community parkland and green corridor network will strengthen ecological connections and support wildlife movement across the landscape. A Landscape Feasibility Study will be carried out and additional detailed work conducted to determine the developable area of the site (e.g. how far up the hillside development goes).
Transport & Access
The Masterplan proposes multiple access connections into the site from the existing road network. A dedicated vehicle throughroute will connect across the site, providing access for residents and services while also enabling through-movement for buses. Access points will be designed to accommodate all forms of movement – on foot, by bike, by bus and by car. The precise location of access points and junction improvements will be subject to detailed transport assessment and agreed with West Berkshire Council and National Highways.
Walking and Cycling
A comprehensive network of walking and cycling routes, including public rights of way will thread through the site, connecting each neighbourhood to one another, to local schools and facilities, and onward to Thatcham town centre and the railway station. Active travel improvements on key routes between the site and the station will help make cycling and walking a natural choice for daily journeys.
Public Transport
New and improved bus routes will serve the site, providing connections to the town centre, railway station and wider area. Bus stops will be provided within walking distance of all homes. The vehicle through-route across the site will enable bus services to operate effectively as the development is phased.
Rail Connections
Thatcham railway station, approximately 1km from the site, provides regular services to Reading (approximately 30 minutes) and Newbury (approximately 10 minutes). Improved walking and cycling connections to the station are a key priority of the Masterplan, making rail travel a realistic option for residents commuting to work or accessing wider services.
Community Infrastructure
North East Thatcham will deliver a comprehensive range of new facilities designed to support both new and existing communities in and around Thatcham. Infrastructure will be planned and phased to ensure it is delivered alongside new homes, not as an afterthought.
Healthcare
A new GP surgery is proposed within the development, to be delivered in partnership with local healthcare providers.
Education
A range of education facilities including early years and Primary School settings, alongside land for a new Secondary School.
Local Centres
North East Thatcham will include a local centre with shops, services and community facilities, providing access to day-to-day needs within walking distance.