South East Keynsham

South East Keynsham Site Option

The South East Keynsham site consists two parcels of land which sit either side of the Wellsway (B3116). It is being considered as one single site which has the capacity to deliver 350-500 homes.

Currently located in the Green Belt, further assessment is required before the sites 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 sites acceptable in planning terms.

South East Keynsham is located to the south of the east side of Keynsham, comprising two parcels of land located to the east and west of Wellsway (the B3116). Wellsway connects the town to the A39 to the south.

The parcel located to the west of Wellsway is used as arable land and is bounded by residential homes to the south and north, and woodland to the west.

The parcel located to the east of Wellsway is also used as arable land. Options to provide a walking and cycling route up into Keynsham would need to be explored due to a lack of permeability between the land parcel and the residential development adjoining it to the north.

A bus stop providing a twice hourly bus service into Bristol to the north, and the Somer Valley to the south, is located on Wellsway close to the site. However, improvements to walking infrastructure to reach the bus stops from the site would be required as limited pavement currently exists.

The nearest existing convenience shop is located on Chandag Road, approximately 1 mile away from the site.

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 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.

South East Keynsham context plan

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South East Keynsham Site Option - Indicative plan

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South East Keynsham - Key information

Element	Description
Development opportunities	Provision of around 350-500 homes. Potential to provide a convenience shop on Wellsway, to serve existing and new residents. Adjacent to a Local Nature Recovery Strategy Focus Area of Nature Recovery. Opportunities to link development into Manor Road Community Woodland Improvement Project work, including potential for expansion of the existing woodland to the east of the development parcel (noting potential constraint of gas pipeline in this location). Opportunity for provision of local food growing.
Constraints	Located in the Green Belt. Poor active travel route availability into Keynsham town centre. Significant walking times to nearest convenience shop on Chandag Road, and to Chandag Primary School. No permeability between the site and the existing housing to the north, with potential impact being the creation of an isolated development, severed from the existing town. 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. Gas pipeline between Keynsham and Saltford Village may restrict the types of Green Infrastructure that could be provided between the two settlements. The site is next to woodland Local Nature Reserve (LNR), which would require an adequate buffer to boundary trees and measures to protect and enhance the woodland.
Mitigation	Significant improvements to walking and cycling infrastructure required, both into Keynsham and across to Saltford Village. Significant tree buffer required along eastern boundary of the site, to reduce impact of built development in views from the Cotswold National Landscape. Significant street tree planting required throughout development parcels, to reduce impact of development in views from the Cotswold National Landscape. 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.
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 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). Evidence to consider secondary school place planning in the Wellsway and Broadlands catchment areas, in combination with other proposed allocations in the area. Air quality assessment

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South East Keynsham

South East Keynsham Site Option

South East Keynsham context plan

South East Keynsham Site Option - Indicative plan

South East Keynsham - Key information

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