East Keynsham

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East Keynsham Site Option

East Keynsham comprise a parcel of pasture land immediately adjacent to the Manor Road Local Nature Reserve (LNR). The site is currently located in the Green Belt but development opportunities include the provision of 130 – 170 homes.

East Keynsham is located towards the south of the area to the east of Keynsham, comprising a parcel of pasture land which is bordered to the north east, east and south by woodland at the Manor Road Local Nature Reserve (LNR). The site is bordered to the west by residential development along Hurn Lane and planning permission has been granted for 70 dwellings directly to the north of the site, east of Minsmere Road.

The site forms a small part of a gap between Keynsham and Saltford Village along the single lane Manor Road which has the potential to become a ‘Quiet Lane’.

The site is located in the Green Belt. Any release from the Green Belt and subsequent allocation for development will need to demonstrate exceptional circumstances. To understand and consider the impact of potential development on the Green Belt an assessment of the extent to which different parcels of land serve the five purposes is being undertaken. The emerging Stage 1 Strategic Green Belt Assessment being carried out by WECA will assess the site for its contribution towards meeting the five Green Belt purposes and also provide a provisional indication as to whether it meets the definition of grey belt set out in the NPPF and updated Planning Practice Guidance, which is sequentially preferable to greenfield Green Belt in national policy. The assessment work is ongoing and will inform the Draft Local Plan. It is likely that following the Stage 1 Strategic Green Belt Assessment a more detailed (stage 2) assessment of the impact of development on more specific areas of the Green Belt will also be required.

East Keynsham Site Option – Indicative plan

East Keynsham Site Option – Indicative plan

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East Keynsham Site Option – Key information

Element Description
Development opportunities 
  • Provision of around 130-170 homes
  • Improved access to adjacent Manor Road Local Nature Reserve (LNR). Location within a Local Nature Recovery Strategy Focus Area of Nature Recovery provides an opportunity to enhance the Local Nature Reserve (LNR).
  • Opportunity to explore and fund Manor Road becoming a “Quiet Lane” between Keynsham and Saltford Village, through introduction of a modal filter, or other traffic restrictions, to ensure traffic flows and speeds are low enough to enable active travel between the two settlements
Constraints 
  • The site is located within the Green Belt.
  • Single lane access along Manor Road.
  • The availability and frequency of public transport services, particularly bus services, is currently dependent on external funding, which is subject to ongoing review and cannot be guaranteed over the plan period. This uncertainty should be taken into account when considering the sustainability and deliverability of this option
Mitigation
  • The cumulative impact of development of sites allocated in the Draft Local Plan in Keynsham and Saltford Village on primary and secondary school places will need to be assessed, to ensure there is sufficient capacity
  • Road widening to accommodate a suitable access at the south west of the site
DfT current connectivity rating
  • B – currently well connected
Further evidence required
  • Green Belt assessment required to assess impact of removing land from Green Belt, including cumulative impact when considering strategic removal across the district and considering opportunities for enhancements to retained Green Belt land.
  • Exploration of extent of possible green infrastructure enhancements between Keynsham and Saltford Village required (noting constraint of gas pipeline in this location).



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Last updated 1/10/25

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