West Saltford

West Saltford Site Options

West Saltford comprises two sites on western edge of the village, which are being presented together. The site north of the A4 has the potential to deliver 300 – 350 new homes. The site south of the A4 has capacity of 650-800 new homes and was considered as part of the 2024 Option consultation. If delivered alongside other sites within the village there is the opporutny to deliver a new primary school on this site.

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 Saltford is located on the western edge of the village of Saltford Village. The area is mostly flat arable fields with some hedgerows containing hedgerow trees.

Two site options for development are under consideration at West Saltford, one to the north of the A4 and one to the south. The sites both connect directly onto the A4 corridor, providing good access to frequent bus stops providing services into Bath and Bristol. The site to the north of the A4 is a new site in this Options consultation and was not previously presented in the spring 2024 options consultation. It is potentially in proximity to a new train station at Saltford Village, with land to the north west of Saltford one of two locations being considered for a potential rail station through feasibility work being undertaken by WECA and Network Rail.

The land parcel south of the A4 is located to the west of Grange Road in Saltford Village. However, no permeability currently exists between Grange Road and the parcels, due to the continuous configuration of dwelling plots along the road. As such, walking and cycling routes into the village would need to be provided from the south side of the site, connecting to Manor Road, and to the north along the A4, though there may be scope, through discussions with local landowners, to provide a walking route through an existing.

A key priority for the Keynsham and Saltford Village area of the district is to retain a significant green gap between the two settlements. As such, any development located to the west of Saltford Village will need to be carefully assessed in conjunction with the options at North Keynsham (see page 94) and South East Keynsham (see page 113), as well as in relation to land already allocated to the east of Keynsham. Development will need to include requirements to strengthen and enhance the remaining green infrastructure between Keynsham and Saltford, seeking to make it more accessible and useable.

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 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.

West Saltford context plan

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West Saltford North of A4 Site Option – Indicative plan

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West Saltford South of A4 Site Option – Indicative plan

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Site Option – Key information

Element	Description
Element	North of A4	South of A4
Development opportunities	Provision of around 300-350 homes Direct access to A4, providing easy access to sustainable travel options, with potential for employment development. Opportunity to strengthen and enhance the remaining green infrastructure gap between Keynsham and Saltford Village, seeking to make it more accessible and useable. Further evidence is required to understand the extent of possible enhancements. If a new train station is opened at North West Saltford, there is the potential for a greater mix of uses, and higher density development, to reflect the increased accessibility.	Provision of around 650-850 homes, a new primary school (if delivered in combination with South Saltford and/or West Saltford north of the A4), and a public green space. Opportunity for provision of local food growing. Direct access to A4, providing easy access to sustainable travel options, with potential for employment land development. Opportunity to strengthen and enhance the remaining green infrastructure gap between Keynsham and Saltford Village, seeking to make it more accessible and useable. Further evidence is required to understand the extent of possible enhancements. 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	Located in the Green Belt. Reduces green gap between Saltford Village and Keynsham, particularly when considered in addition to option at North Keynsham. Gas pipeline between Keynsham and Saltford may restrict the types of Green Infrastructure that could be provided between the two settlements.	Located in the Green Belt. Reduces green gap between Saltford Village and Keynsham, particularly when considered in addition to option at North Keynsham. The defined landscape setting of settlement designation is proposed to be amended and would be directly adjacent to the southern boundary of the potential development parcels. In order to ensure no impact on setting, building heights must not exceed 2-storeys in height. Gas pipeline between Keynsham and Saltford may restrict the types of Green Infrastructure that could be provided between the two settlements. Grade II listed Keynsham Manor house located on Manor Road. Impact on setting to be considered, particularly impact of new primary school building. No permeability between site and existing housing to the east on Grange Road. Walking and cycling links would be from the north and south only.
Mitigation	Strengthening and enhancement of the remaining green infrastructure gap between Keynsham and Saltford required. The cumulative impact of development of sites in Keynsham and Saltford on primary school places will need to be assessed, to ensure there is sufficient capacity.	Strengthening and enhancement of the remaining green infrastructure gap between Keynsham and Saltford Village required. The cumulative impact of development of sites in Keynsham and Saltford Village on primary school places will need to be assessed, to ensure there is sufficient capacity.
DfT current connectivity rating	B – 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. Consideration in conjunction with extent of options at North Keynsham and South East Keynsham, to ensure significant green gap between Keynsham and Saltford remains. 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, 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. Consideration in conjunction with extent of options at North Keynsham and South East Keynsham, to ensure significant green gap between Keynsham and Saltford Village remains. Exploration of extent of possible green infrastructure enhancements between Keynsham and Saltford Village required (noting constraint of gas pipeline in this location). Discussion with landowners on Grange Road to understand if walking route between plot and village could be created. 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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West Saltford

West Saltford Site Options

West Saltford context plan

West Saltford North of A4 Site Option – Indicative plan

West Saltford South of A4 Site Option – Indicative plan

Site Option – Key information

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