West Keynsham

West Keynsham Site Options

West Keynsham comprises two sites, West Keynsham North and West Keynsham South, which are being presented together. Options are being consider for both sites, each with the capacity to accommodate 300 – 400 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.

West Keynsham is located to the west of Charlton Road. In light of the increased housing need for the district and the amended national planning policy context for Green Belt, the two West Keynsham sites consulted on in the 2024 Options consultation have now been expanded further in this Options Reset consultation. The previous two options have been expanded northwards and southwards respectively, such that the entire western edge of Keynsham is now covered by an option.

The southern end of the site directly fronts Charlton Road, whereas the northern side neighbours the back gardens of the houses on Lays Drive. The land is mainly used as arable fields with Lays Farm Trading Estate located in the centre. The site is fragmented by well-maintained hedgerows and mature trees creating enclosed areas. To the west of the site, the land slopes steeply towards Stockwood Vale.

Two options for West Keynsham are set out below. It is important that local employment uses are retained in this area. The first option optimises housing development , but would potentially require the relocation of businesses at Lays Farm Trading Estate within the site, retaining the overall quantum of employment floorspace. The second reduces the number of homes proposed significantly, retaining Lays Farm Trading Estate in situ.

The sites are 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.

Strategic development on the west and south western edges of Keynsham could provide significant benefits. This part of the town (especially the south western extremity) is not well served by either community facilities or walking, cycling or wheeling access to the town centre. Planned and co-ordinated development could provide opportunities to substantially improve sustainable transport links northwards along Charlton Road and eastwards from the Parkhouse Lane area into the town centre, as well as opportunities to provide improved community facilities in this part of Keynsham. Recent housing development has meant Keynsham has grown significantly without supporting infrastructure. Additional development can help improve this part of the town as a community well linked into the rest of the town and town centre.

West Keynsham context plan

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West Keynsham (north) Site Option – Indicative plan

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West Keynsham (south) Site Option – Indicative plan

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West Keynsham Site Options (north and south) – Key information

Element	Description
Element	North	South
Development opportunities	Provision of 300-400 homes Opportunity to enhance and/or relocate the existing employment at Lays Farm Industrial Estate to improve access Opportunity to increase permeability of the existing street network should be explored Adjacent to a Local Nature Recovery Strategy Focus Area of Nature Recovery	Provision of 300-400 homes. Opportunity to increase permeability of the existing street network for walking, cycling and wheeling should be explored
Constraints	Located in the Green Belt Existing employment land at Lays Farm Industrial Estate to be retained or reprovided Loss of agricultural land Single vehicular access only from Charlton Road Pedestrian access to the north of the site linking to town centre currently very narrow – improved access required 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. Site lies within area designated as part of the Landscape Setting of Settlement, therefore development must consider conservation and enhancement of landscape character and landscape setting of Keynsham. Site lies adjacent to a grassland Site of Nature Conservation Importance (SNCI).	Located in the Green Belt Site lies within area designated as Landscape Setting of Settlement, therefore development must consider conservation and enhancement of landscape character and landscape setting of Keynsham. Limited access to green space and local food growing provision. Green space would need to be accommodated on site.
Mitigation	50m minimum Green Infrastructure (GI) buffer along western edge of site to mitigate harm to views from west. Tree-lined streets, and tree-line avenue to run north to south at highest point to enhance screening. SNCI to be retained and protected. 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	50m GI buffer along western edge of site to mitigate harm to views from west 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 cumulative impact of development of sites to be 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	A – very well connected	B – 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 Landscape assessment required to consider impact of development on Landscape Setting of Settlement. Consideration of potential risk to watercourse due to elevated position of site. Evidence to consider secondary school place planning in the Wellsway and Broadlands catchment, in combination with other proposed allocations in the area. Evidence to support requirements for strategic Green Infrastructure Air Quality Assessment Evidence to consider secondary school place planning in the Wellsway and Broadlands catchment areas, in combination with other proposed allocations in the area.	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. Landscape assessment required to consider impact of development on Landscape Setting of Settlement. Consideration of potential risk to watercourse due to elevated position of site. Exploration of extent of possible green infrastructure enhancements between Keynsham and Saltford Village required (noting constraint of gas pipeline in this location). Air quality assessment Evidence to consider secondary school place planning in the Wellsway and Broadlands catchment, in combination with other proposed allocations in the area.

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West Keynsham

West Keynsham Site Options

West Keynsham context plan

West Keynsham (north) Site Option – Indicative plan

West Keynsham (south) Site Option – Indicative plan

West Keynsham Site Options (north and south) – Key information

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