Frequently Asked Questions (FAQs)

The proposals

  • The proposal is for a new sustainable neighbourhood on the former Twelve Oaks Golf Club site, to the north of Highworth. The development could deliver approximately 500 new homes, alongside new public green spaces, community facilities and improved walking, cycling and public transport connections.

  • This is a pre-application consultation stage with an Outline application being prepared. The final planning application will be shaped by community feedback.

  • As this is an Outline application to agree the principle of development, access and key parameters only, the detailed design of the development is yet to be prepared as this will be at a further stage of the planning process if Outline permission is granted.

The site

  • The site has been assessed as technically unconstrained and well placed for sustainable growth. It is:

    • Within 2km of Highworth town centre

    • Close to shops, employment and public transport

    • Previously developed land (a former golf course) rather than farmland

    • Well contained by existing vegetation, limiting wider landscape impact

Homes, community and green space

  • The early concept shows around 500 new homes, including a mix of sizes and types. This would include a proportion of housing being affordable, complying with local council policy whilst ensuring homes are available to a range of households and local needs. The exact mix would be informed by further technical work and consultation.

  • Yes. The concept includes:

    • A local retail and community hub

    • A mobility hub supporting active travel, cycling and electric vehicle charging

    • Children’s and youth play areas

    • A large central park and destination play space

    These facilities are intended to serve both new and existing residents.

  • Much of the site would be retained as functional green space, including:

    • Linked landscape corridors

    • Wetland meadows for biodiversity

    • A central park

    • A park run / walking loop

    • New woodland planting

Transport, access and movement

  • The site would be accessed from the A361 via a new priority junction, designed to include a right-turn lane for safety. Walking and cycling connections would be improved, linking to existing routes and nearby facilities, including opportunities to enhance routes around the Aldi roundabout.

    Local bus routes (services 64 and 77/76) run past the site, with two additional services available nearby. The opportunity exists to explore a series of potential bus route improvements, including provision of stops on the A361.

    In addition, the possibility of a mobility hub located near the site access could offer opportunities for cycle stands, maintenance kits and bike doctor days and could be part of wider events exploring the Swindon Flyer Routes nearby. The mobility hub could also incorporate Electric Vehicle (EV) charging points and bus stops.

  • Bus services already run past the site, and the proposals explore opportunities to:

    • Improve bus stops on the A361

    • Increase service frequency

    • Potentially divert routes into the site

    • Introduce demand-responsive transport if needed

  • Traffic modelling will be undertaken as part of the Transport Assessment, which will assess the predicted impact and any required mitigations. We will share further detail when this is available through the planning process.

Environment, landscape and heritage

  • As a former golf course, the site already contains grassland, trees, woodland and a pond. Further ecological surveys will be carried out, but the proposals aim to:

    • Retain and enhance existing habitats

    • Create new wetlands and woodland

    • Deliver a biodiversity net gain through habitat creation

  • The site lies entirely within Flood Zone 1 and is therefore at the lowest risk of flooding from rivers and the sea.

  • The site sits within the Thames Vale landscape, which is not designated or highly sensitive. Development would be visually contained by existing vegetation, with new planting introduced to:

    • Reduce views from public rights of way

    • Protect longer-distance views

    • Retain visual connections with Highworth, including views of St Michael’s Church

    The site does not contain any listed buildings, scheduled monuments or conservation areas, meaning there are no heritage constraints that would prevent development. Nearby scheduled monuments to the north-east are well separated from the site. The proposals would be carefully designed to protect their setting, including strengthening boundary planting where needed.