Introduction
Keynsham lies in a strategic location on the A4 corridor between Bath and Bristol. It is linked to the two cities by the A4 and by the railway. Sustrans National Cycle Network (NCN) Route 4 links east Bristol with Bath, passing reasonably close to the north of Keynsham.
Keynsham is a thriving market town, with a population of around 20,000 people. It plays an important role in supporting sustainable economic growth across B&NES, with its absolute employment numbers having increased over the period 2011 – 2021. Its town centre is characterised by variety of local independent retailers, many of which have evolved and set up on the High Street in more recent years, as well as a strong food and beverage offer.
Keynsham’s settlement origins are demonstrated by the location of its historic core and Conservation Area fronting onto and within the River Chew Valley. Heritage assets are clustered throughout the conservation area in the town centre. During the latter part of the 20th century, Keynsham expanded rapidly to cater for development associated with the growth of Bristol. Expansion eastwards along Wellsway saw settlement growth on either side of the Chew Valley, presenting limitations in settlement connectivity between the east and west sides of the town.
The River Chew provides an important landscape, wildlife and recreational corridor running through the heart of the town. It provides the potential to connect residents with the wider countryside, particularly through the valley, down to Chew Valley Lake, and beyond. Keynsham sits within the Chew Valley Reconnected Green Infrastructure Project Area, which is made up of important networks of natural and semi-natural habitats, providing crucial habitats and wildlife corridors for priority species.
In Keynsham there is an imbalance of transport modes in the town centre with greater priority given to vehicles over active travel (walking, cycling and wheeling) modes. There are a series of walking and cycling routes within Keynsham, however, there are missing links within Keynsham and between Whitchurch Village to the west and Saltford Village to the east. Keynsham has its own rail station and there is a good frequency of bus services operating from Keynsham town centre offering services to destinations including the centres of Bath and Bristol. Services to other destinations not on the main bus routes to Bristol and Bath can be less frequent.
The principal roads that serve Keynsham, and also Saltford Village, are the A4, A4175, B3116 and Charlton Road. The private car mode share for journeys to work are higher than the national and South West average. During the traditional weekday highway peak hours, there is congestion typically along the A4 and within Keynsham town centre on roads such as Bath Hill, Station Road and Mill Lane.
Keynsham is surrounded by the Bristol and Bath Green Belt, which separates the two settlements.
A local designation in the adopted Local Plan relating to the Landscape Setting of Settlements wraps around much of Keynsham. The designation as shown on the Policies Map and associated policy requires that development should only take place if it conserves and enhances this landscape setting.
In the 2024 Options consultation the council sought comments on the extent of the existing designation and whether the boundaries of any existing landscape settings of settlements identified on the Policies Map should be amended. Since the 2024 Options consultation the council has committed to undertaking a review of the landscape setting of towns and villages across the district where Policy NE2A applies (see the Development Management Policy Options section for further discussion). At the time of this Options Reset consultation the landscape setting review remains in progress and will be progressed in time to inform the Draft Plan consultation in 2026.
Keynsham and Saltford Village Area
Given the strong physical and functional relationship between Keynsham and Saltford Village, the following section ‘Key Issues and Opportunities’ has been prepared for Keynsham and Saltford Village together as a whole; with specific references to matters that are of relevance to Keynsham or Saltford Village made where necessary.
The Bristol and Bath Growth Zone is a key element of the WECA Local Growth Strategy. The zone will recognise the planned infrastructure improvements and housing developments along the Bristol to Bath Corridor, exploring the potential to partner with WECA to deliver key employment and housing sites as well as transport projects, especially mass transit and Saltford rail station.
Whilst Bath and Bristol centres are readily accessible by public transport, the new communities created in the locality are likely to look towards Keynsham Town Centre meeting their day-to-day needs, and for a certain scale of leisure and cultural activities. There are likely to be significant opportunities for Keynsham Town Centre to enhance its current role and to increase its offer. Local Plan will provide a proactive policy framework to enable this to happen and to ensure that town centre sites are developed in a way that supports increased demands.
Evidence from the Future Economic Needs Assessment Update (May 2025) suggests net employment land requirements over the Plan period in the Keynsham area comprise around:
- 12,000 – 13,000 sqm office space (2 ha land requirement)
- 8,000 sqm industrial floorspace (2 ha land requirement)
- 16,000 – 17,000 sqm warehousing / logistics floorspace (3 ha land requirement)
Some of this employment land requirement can be provided through existing commitments i.e. sites with planning permission or allocated in the adopted Local Plan for employment development. These existing commitments will need to be reviewed in preparing the Draft Local Plan.
The need to protect existing and provide new employment space within Bath is significant and land availability is limited. The strategy and priority is to meet Bath’s full need for employment premises within and potentially on the edge of the city. However, if this is not possible the Bristol to Bath Corridor area, and specifically locations along the A4 at Keynsham, Saltford Village and Hicks Gate, could play a more strategic role in contributing to meeting Bath’s needs. This will need to be explored in working towards the Draft Local Plan and may require a change in residential capacity at the site options to accommodate additional employment land.
Land surrounding Keynsham and Saltford Village is designated as Green Belt. Any new allocations adjoining the settlements would require the removal of land from the Green Belt, and removal would require exceptional circumstances to be fully evidenced and justified. Measures to improve the quality of the remaining Green Belt should be explored, including accessible green spaces and nature recovery, with funding to deliver such improvements identified. Exploring opportunities for nature recovery will be informed by the West of England Local Nature Recovery Strategy.
Flood risk from the River Avon to the north of Keynsham and the east of Saltford Village restricts potential development in these areas.
The Bath to Bristol Strategic A4 Corridor experiences significant congestion in both directions during peak times, including through the centre of Saltford Village. Congestion on the A4 also causes delays in Keynsham town centre and worsens air quality.
Whilst Keynsham and Saltford Village have had their designated Air Quality Management Areas revoked in recent years as a result of improvements to air quality, there is the potential for additional development and transport in the Bristol to Bath Corridor to cumulatively worsen air quality in the area. Developments could affect air quality in both B&NES and Bristol and an air quality assessment that considers the cross boundary and cumulative impact effects will be required. Unreliable public transport provision and easy and cheap parking within Keynsham results in an over-dependence on travelling by car within Keynsham and Saltford Village. WECA has recently consulted on public transport improvements along the A4, which includes mobility hubs along the A4 providing better sustainable transport links along the corridor.
Keynsham’s car parks are reasonably well utilised with a peak occupancy of 75%. However, this is over a relatively short time period with a 7-day mean occupancy of 55%, indicating a surplus of car parking in the town.
Public space is more balanced towards vehicles over people, causing issues with congestion and severance.
Many areas along the corridor lack effective walking and cycling connections to the wider network, with routes often fragmented and poorly integrated with strategic corridors. There is currently no direct, continuous walking or cycling route into Bristol, which significantly restricts accessibility and limits active travel options for residents. There is poor access to Keynsham Railway Station on foot, bicycle, and bus, particularly from the A4 corridor.
Keynsham and Saltford Village are located in an area of landscape sensitivity. The Cotswolds National Landscape is located to the east with views across, and a local designation relating to the Landscape Setting of Settlements is to the north, east and south of Saltford Village, and wraps around much of Keynsham.
Keynsham is bisected by the River Chew, which provides an important landscape, wildlife and recreational corridor through the town, but also creates movement severance for people due to limited crossings over the river. Weirs along the river currently provide barriers to fish passage for migratory fish.
Keynsham and Saltford Village contain numerous important heritage assets which require protection.
Keynsham lacks a cultural space/venue such as a hall with theatre for use by community.
Keynsham and Saltford Village have health and wellbeing needs that the built and natural environment can play a role in addressing, including food insecurity, cardiovascular, respiratory and healthy weight needs.