North Keynsham

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North Keynsham Site Option

The North Keynsham site provides the opportunity to deliver a sustainably located mix-use development compromising 1,900 – 2,400 new homes. Alongside new housing there is the opportunity to deliver a range of community and leisure facilities as part of development, including a primary school, retail provision, community facilities and a cultural facility, such as a hall with theatre, for use by local communities.

Currently located in the Green Belt, further assessment is required before the site can be released. There are also many other constraints that would need to be resolved through a range of mitigations to make the development of the site acceptable in planning terms.

North Keynsham is located to the east of Keynsham town centre, and south of the River Avon, separated from the town by the railway line running between Bristol and Bath. Narrow access points via various bridges and tunnels connect the site to Keynsham.

The site is located in close proximity to the A4, the Bristol and Bath Cycle Path and Keynsham Train Station, all of which provide direct access to Bath and Bristol by bus, train and bicycle.

Some constraints exist across the site due to its location, existing land uses, and poor connections to its surroundings (see constraints in table below). However, through careful masterplanning and provision of mitigation where required, the site is considered to be a good option for development due to its highly sustainable location.

Due to its highly sustainable location, if this area is allocated for development in the Local Plan, its deliverable capacity should be optimised. With this in mind, further evidence base work is being undertaken to determine whether a higher quantum of development than set out below could be provided through mitigation of on-site constraints imposed by the water recycling plant and gas pipeline. 

Additional landscape evidence work is also being undertaken to assess the impact of development on the Cotswold National Landscape and its setting, both from individual site options and cumulatively considering wider development along the A4. In addition, work is underway to assess needs and opportunities for strategic green infrastructure and nature recovery.

The option for potential development at West Saltford (see page 117), will need to be considered in conjunction with this North Keynsham option, with regards to maintaining a sufficient green gap between Keynsham and Saltford to avoid coalescence and provide high quality accessible open space, which are priorities for both settlements.

A road will be required to access the development site and it is envisaged that it will also play a more strategic role as a relief route, removing through traffic from Keynsham town centre, to the wider benefit of the town and enabling a greater focus on sustainable modes of transport on the town centre area network.

The site requires provision of significant infrastructure, not only from a transport perspective, but also to provide services and facilities for future residents. Optimising residential development at the site is considered to be important to both financially support provision of this infrastructure, and to secure its long-term use. 

The site is located in the Green Belt.  Any release of land 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 and the constituent authorities will assess the site for its contribution towards meeting the five Green Belt purposes and also whether it has potential to meet  the definition of grey belt set out in the NPPF and updated Planning Practice Guidance, which is sequentially preferable to developing 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.

North Keynsham context plan

North Keynsham context plan

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North Keynsham Site Option – Indicative plan

North Keynsham Site Option – Indicative plan

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North Keynsham Site Option – Key information

Element Description
Development opportunities 
  • Provision of a sustainable located mixed-use development.
  • Around 1,900-2,400 new homes, with potential to include an element of Purpose Built Student Accommodation within the wider mix of housing. This figure would be reduced if other non-residential development were to be delivered at the site.
  • New employment uses – the type and scale of employment uses on this site will be assessed and identified in the Draft Local Plan.
  • Provision of a local centre including convenience floorspace (scale to be determined by overall quantum of development at Keynsham.
  • A range of community and leisure facilities at the centre of the development, including a primary school, retail provision, community facilities, and the opportunity to provide a cultural facility, such as a hall with theatre, for use by local communities.
  • Located in close proximity to the A4, the Bristol and Bath Cycle Path and Keynsham Train Station, providing direct access to Bath and Bristol by public transport and active travel modes.
  • Potential to provide high quality active travel routes into town centre and also to Bristol and Bath cycle route.
  • Opportunity to provide low car development due to sustainable location.
  • Potential to provide a strategic link on the highway network using the access road required by the site to remove traffic from Keynsham town centre, to the wider benefit of the town.
  • Potential to explore the use of the riverfront for moorings and other water-related uses.
  • Location within a Local Nature Recovery Strategy Focus Area of Nature Recovery provides significant opportunities for nature recovery and wetland habitat within areas located in Flood Zone 3.
  • Potential to explore the creation of woodland habitats linking Keynsham community woodland to the River Avon.
Constraints 
  • Located in the Green Belt.
  • Potential for loss of green gap between Keynsham and Saltford Village, particularly when considered in addition to option at West Saltford.
  • Significant landscape sensitivity considerations relating to the impact of development on the Cotswold National Landscape. The relocation of Avon Valley Wildlife Park to the east will also need to be considered in relation to potential landscape impact on the Cotswolds National Landscape and its setting.
  • Stidham Farm SSSI and SNCI located to the east of the site. Broadmead Field SNCI and River Avon SNCI located within the site boundary.
  • Access is currently restricted due to the site’s location between the railway line and the River Avon. Narrow access points exist via bridges and tunnels connecting the site to Keynsham. Poor access to the site exists from Keynsham Train Station.
  • 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.
  • The north-western side of the site is located in Flood Zone 3. Part of the site is also located in Flood Zone 2.
  • Relocation of Avon Valley Wildlife Park would be required. The odour zone from water recycling centre restricts some land uses in its immediate surroundings.
  • High-pressure gas main running along the eastern side of the site restricts most land uses within HSE explosive standoff areas.
Mitigation
  • Requires significant improvement to walking and cycling routes between the site, Keynsham Train Station and the wider town, including Wellsway Secondary School.
  • Significant green infrastructure buffer likely to be required to the east of any development, to reduce impact on the Cotswold National Landscape, and to buffer the river, as well as interspersing significant tree planting and green space within development to help soften and break up any perceived mass of built forms, strengthen green infrastructure, and enhance the integration of built form within the landscape.
  • Ecological mitigation required to ensure safeguarding of SSSI and SNCI, and to deliver fish recovery.
  • The cumulative impact of development of sites in Keynsham and Saltford Village on primary and secondary school places will need to be assessed, to ensure there is sufficient capacity.
DfT current connectivity rating
  • C – fairly 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.
  • Landscape assessment required to assess impact of development on Cotswold National Landscape.
  • Evidence to consider whether mitigation at water recycling centre could allow for development closer to the works.
  • Evidence to consider whether mitigation along gas pipeline could allow for development within HSE explosive standoff areas.
  • Evidence to support requirements for strategic Green Infrastructure and nature recovery.
  • Air Quality Assessment (including all sites along A4 corridor).
  • Evidence to consider secondary school place planning in the Wellsway and Broadlands catchment areas, in combination with other proposed allocations in the area.
  • Evidence to consider appropriate quantum and mix of uses in the local centre, which is dependent on the scale of other developments in the area.



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Last updated 1/10/25

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