PLACEMAKING PLAN 3 Keynsham

Bath and North East Somerset PART: PLACEMAKING PLAN 3 Keynsham

Pre-Submission Draft 1 All highlighted text can be commented on December 2015 2 All highlighted text can be commented on DRAFT PLACEMAKING PLAN: EXPLANATORY NOTE The Placemaking Plan allocates specific sites for development and outlines a district-wide suite of planning policies. It complements and seeks to deliver CONTENTS the strategic framework set out in the Adopted Core Strategy. The Core Strategy forms Part 1 of the B&NES 01 Setting the Agenda 37 Development on the edge of Keynsham Local Plan and the draft Placemaking 38 Policy KE3a Land adjoining East Keynsham 05 Vision and spatial strategy Plan is Part 2. Strategic Site Allocation 07 Policy KE1: Keynsham Spatial Strategy 39 Policy KE3b Safeguarded Land at East Keynsham For the purposes of clarity and 09 Green Infrastructure, open space and landscape 41 Policy KE4 Land adjoining South West Keynsham convenience for plan users the Plans 15 Housing, Jobs and Growth Strategic Site Allocation have been combined. The Placemaking 17 Acc ess and Movement Plan text is that which is highlighted in 21 Heritage and character 43 Infrastructur e and Delivery grey, and the Core Strategy text has 25 Town Centre / High Street a white background. Any changes to the Core Strategy text are indicated 28 Town Centre and Somerdale by ‘strike through’ for deletions 31 Policy KE2 Town Centre/ Somerdale and ‘underlining’ for additions and Strategic Policy are highlighted in grey. Only the 33 KE2a Somerdale highlighted text can be commented 35 Policy KE2b Riverside and Fire Station Site upon, as the Core Strategy text is already adopted policy. In these instances the Placemaking Plan policy or text will supersede that set out in the Core Strategy. In combining the two Plans the text has been numbered sequentially. Core Strategy policy numbers remain unchanged. The Placemaking Plan is presented in six volumes (as listed below) and plan users should ensure they refer to all relevant policies in relation to proposals: 1. District-wide 2. Bath 3. Keynsham 4. Somer Valley 5. Rural Areas 6. Appendices, including Policies map changes SETTING THE AGENDA

“Keynsham is a physically separate and distinct community that is encouraged to preserve its separate identity” Patrick Abercrombie (1930) 1 All highlighted text can be commented on 2. 3. 5. Keynsham Keynsham has a rich history. In Strategic Issues At present the overall image of the Roman times the settlement was town is poor, as described in the Previous consultation on the Core masterplan known as Trajectus, and by the Wider B&NES Business Plan, mainly Strategy Spatial Options document medieval period had evolved into a due to the declining town centre (November 2009) has highlighted a incorporating successful town, dominated by the which is in need of revitalisation. The number of key issues facing the town: Abbey and with a Market granted recent Civic Centre development has core strategy by King Edward I. As the map • Recent and future job losses begun to reverse this trend, but the regression analysis shows, up until the range and quality of accommodation • Desire for town centre regeneration and placemaking 18th century Keynsham remained a for retailers and businesses in relatively small place, focused around • Affordable housing shortage the wider town centre should be plan the linear High Street (Diagram improved, as should the public realm. • Ageing population 11), but over the last century has 6. Keynsham 3a: Setting expanded rapidly. A large proportion • Traffic congestion The form of development has been of the growth occurred in the 1950s the Agenda • Limited public transport influenced by both natural and man- and 1960s when the town greatly made barriers, including the flood 1. increased in size, which was the • Lack of allotments plain of the River Avon, the railway The market town of Keynsham last major expansion of the town. • Insufficient emphasis given to line, Keynsham by-pass, the valley occupies a strategic location between Keynsham remains a comparable protecting Keynsham’s heritage of the River Chew and the Green Bath and Bristol in the extreme north size to this day. The role and function Belt. As development has spread of the District with a population of of the town has been remarkably • Sewage and storm water capacity the residential neighbourhoods have around 15,500 and is linked to the consistent over its history, being a issues become increasingly segregated and two cities by the A4 and the mainline trading, political, administrative and • Ongoing threat of development in disconnected from each other and railway. The physical geography is manufacturing centre (for example the Green Belt from the High Street, with those on influenced by the two rivers that Somerdale) serving the town and its the periphery poorly served by local traverse the area, the Avon and the surrounding rural hinterland. 4. services as a consequence. Chew, which converge to the north of In 2006 the Council published the town at Somerdale. the ‘Future for Keynsham’ which 7. described the town as having been Growth has also brought the ‘coasting’ since the 1970s, implying settlement boundary closer to that Keynsham has received minimal the neighbouring settlement of attention in terms of development. Saltford and the urban fringe of In the meantime, improvements in Bristol. In places the latter is little nearby competing centres, especially more than a mile away. The Local in Bristol, have resulted in Keynsham Economic Assessment shows that losing ground economically. an there is currently a strong element example of which can be seen of out-commuting, significantly in with 41% of Keynsham residents professional workers, managers, undertaking their grocery shopping senior officials and administrative at Longwell Green. workers.

2 All highlighted text can be commented on Map Regression Analysis Keynsham 1887 Somerset:Bath andDistrict North Online East 1901 Bath and North East Somerset: District Online 1887 1901 Hicks Gate

Somerdale

KEYNSHAM Stockwood Vale STATION

KEYNSHAM Ashmead Industrial Estate

Queens Road Chandag Road

Queen Charlton

SALTFORD

1933 2011 Bath and North East Somerset: District Online Bath and North East Somerset: District Online Chewton Keynsham

21st Century Keynsham (and Keynsham size in 1931)

Date Created: 1-6-2015 | Map Centre (Easting/Northing): 365396 / 168305 | Scale: 1:16363 |

3 All highlighted text can be commented on Regeneration and Place 9. 11. 13. The spatial strategy is also informed The spatial strategy recognises Community engagement and 8. by the current Town Plan, which and responds to these key issues, partnership working has also shaped In addition to delivering the aims to build on the town’s positive ensuring that it contributes to the the vision and spatial strategy for Sustainable Community Strategy characteristics and embrace the delivery of development, supporting Keynsham. There is widespread the spatial strategy is informed by future, developing Keynsham into a both the regeneration agenda and support for the proposed vision, the ‘Futures’ work, which identifies thriving, sustainable and safe market the local consensus of how the town spatial strategy, and the principle a number of key priorities for town by: should move forward into the future. of new development at Keynsham, Keynsham: to begin to overcome the identified • Enhancing the towns already 12. • Enhance the town with physical issues. considerable assets and unique The Joint Waste Core Strategy seeks development identity to deliver, by 2020, diversion from 14. • Improve the economy through landfill of at least 85% of municipal The spatial strategy will ensure that • Promoting a sense of well-being development and commercial & industrial wastes Keynsham continues to fulfil its and community for all, generating through recycling, composting and traditional role as a market town and • Make Keynsham ready for the future pride in the town residual waste treatment. A minimum service centre for the surrounding • Help Keynsham to capitalise on its • Ensuring all necessary services and of 50% of this total recovery target area and remain an independent location infrastructure are maintained and is intended to be achieved through settlement. However the spatial enhanced recycling and composting, leaving strategy also enables Keynsham • Help Keynsham to remain proud 35% to be delivered through residual to evolve into a market town fit for and independent • Regenerating the town centre treatment capacity. To ensure delivery the 21st century, becoming a more 10. of the Spatial Strategy, a number of significant location for business and a In 2012 the Town Plan was refreshed. strategic sites have been identified more sustainable, desirable and well- Building on the bullet points above, as appropriate for development for connected place to live and work. the Plan incorporates the three the management of residual waste. priorities identified in the Sustainable The land at Broadmead Lane in Community Strategy which are: Keynsham is identified as one of these strategic residual waste • Improving the Shopping Experience facilities sites. (http://www. • Creating New Jobs westofengland.org/waste-planning) • Improving the Park

4 All highlighted text can be commented on VISION AND SPATIAL STRATEGY

The Vision: What it will evolve as a more significant business location. Keynsham the spatial strategy will expand to accommodate a seeks to achieve growing population, ensuring it retains its independence and its Keynsham is a historic town that separate identity within an occupies a strategically important attractive rural setting. It will location between Bristol and Bath become a more sustainable, and is therefore well placed to desirable and well connected improve and attract investment. It place in which to live and work, will continue to act as a market with an enhanced town centre town and service centre for the inspired by its heritage, cherished surrounding area. In responding rivers, park and green spaces. to the loss of a major employer, 15. 16. 17. 18. The spatial strategy set out in Policy Around 2,150 new homes will be 1,600 new jobs will be created The planned job growth and KE1 seeks to deliver the vision built between 2011 and 2029 to between 2011 and 2029 primarily additional employment floorspace for Keynsham and the strategic support economic growth of the by increasing the stock of provision supports the vision in objectives for the District (set town and accommodate a growing office floorspace in the town, establishing Keynsham as a more out in Chapter 1). The strategy population. Approximately 700 complemented by an extension to significant business location and allows changes to be made to the homes are already accounted for, the Broadmead/ Ashmead/Pixash enabling the town to recover from Green Belt boundary surrounding having either already been built Industrial Estate. The job growth recent job losses. Attracting more Keynsham to accommodate both since 2011, have planning permission, figure of 1,600 and the related Higher Value Added jobs will help employment floorspace and housing, or were allocated in the Local Plan. employment floorspace figures to reduce the current pattern of but maintains the key Green Belt The Local Plan allocations included set out in Policy KE1 represent out-commuting by groups such as purposes of preventing the town the 500+ dwelling development in the minimum growth that it is professional workers, managers, from merging with Bristol and South West Keynsham known as considered will be delivered during senior officials and administrative Saltford, and helping to preserve ‘K2’. Development requirements were the Plan period. However, the physical workers, allowing better opportunities its individual character, identity and outlined in the Local Plan, including capacity for additional floorspace to live and work in the town. This setting. The Green Belt will continue the need for satisfactory vehicular provided through the extension of will help to counteract the closure to provide opportunities for residents accesses. At least 700 dwellings are the Broadmead/Ashmead/Pixash of Somerdale. The role of the town of Keynsham to access outdoor directed towards the town centre/ Industrial Estate is significantly centre and Somerdale as the main sport, recreation and the open Somerdale policy area (Policy KE2) greater (see Policy KE3). Provision focus for business activity will be countryside. Access to the Green Belt which will serve as the focus of future for this employment floorspace is complemented by the Broadmead/ will be enhanced with an improved development within Keynsham. Green made in order to enable flexibility Ashmead/Pixash Industrial Estate green infrastructure network running Belt releases will be made to the for economic development across area. through and surrounding the town, east of Keynsham to accommodate the whole District. Therefore, there principally using the valleys of the 250 dwellings and employment is uncertainty as to whether this will Rivers Chew and Avon. floorspace, and to the south west of be delivered in its entirety during the Keynsham to accommodate around Plan period. 200 dwellings.

6 All highlighted text can be commented on 2 Housing c Enable development which 5 Transport, cycling and walking Policy KE1: supports the town to continue a Make provision for around 2,150 a Provide for improvements to public to function as an independent new homes (net) between 2011 and transport and enhance connectivity Keynsham market town. The scale and mix 2029. This will include affordable between walking, cycling and of development will increase self- housing, and an appropriate housing public transport routes. (Transport Spatial Strategy containment and help develop the mix giving more choice of housing infrastructure measures are set out town as a more significant business to meet the needs of the local in the ‘access and movement’ and The Strategy for location. community ‘Infrastructure and Delivery’ sections) Keynsham is to: d Retain and extend the Broadmead/ b Allow for residential development if b Implement a reviewed Parking Ashmead/ Pixash Industrial Estate 1 Natural and Built Environment it is within the housing development Strategy. as an area for business activity boundary defined on the Policies Map a Maintain the Green Belt surrounding (including use classes B1c, B2 and B8) 6 Energy conservation and or it forms an element of Policies K2, Keynsham, allowing releases of complementing the role of the town sustainable energy generation KE2, KE2a, KE2b, KE3a and KE4. Green Belt land to the east and south centre and enable its intensification a Enable renewable energy west of Keynsham to accommodate 3 Economic Development through higher density business generation opportunities including a employment and housing growth. development. a Plan for about 1,600 net additional new district heating network within b Make better use of the existing jobs between 2011 and 2029. 4 Shopping Keynsham. potentially anchored by green and blue infrastructure (for the Centre/Town Hall redevelopment. example parks and rivers) running b Make provision for the changes a Provide larger retail units in the through and surrounding the town in employment floorspace set out town centre to attract a more varied which will be enhanced, made more below: mix of retailers. accessible and linked up. • Office floorspace: omfr about b Retain and encourage 13,000m2 in 2011 to about enhancement of Queen Road and 20,200m2 in 2029. Chandag Road as local centres to complement the town centre • Industrial/Warehouse floorspace: because they provide an important from about 52,000m2 in 2011 to range of essential day-to-day 60,300m2 in 2029 to address future goods and services for their local requirements arising in Keynsham neighbourhoods. and Bath.

7 All highlighted text can be commented on DIAGRAM 1 4 KEYNSHAM SPATIAL STRATEGY 6 3 KEY Long Distance Cycle and Walking Links 5 1 Regional Cycle Route 10 2 2 Rivers Walking Route 3 National Cycle Route 3 4 National Cycle Route 4 5 River Avon Trail Walking Route 6 Monarch’s Way Walking Route Strategic Green Infrastructure Corridor Cycle Routes Town and Local Centres Safeguarded Land Development Commitment Conservation Areas Landscape Setting Green Belt Transport Infrastructure 2 Improvements Playing Fields 1 Strategic Industrial Sites Waste Facility

© Crown copyright. All rights reserved 100023334 (2015) Green Infrastructure, open space and landscape 19. The District Wide Green Infrastructure Strategy emphasises the capacity, and necessity, of the natural environment to deliver a wide range of public benefits, or services, that contribute to the quality of life, sustainable growth and community wellbeing. 20. Part of the overall strategy for Keynsham contained in Policy KE1 is to make better use of the existing green and blue infrastructure (for example parks and rivers) running through and surrounding the town which will be enhanced, made more accessible and linked up. 21. The Chew Valley and the Avon Valley are identified as part of the district wide Strategic Green Infrastructure Network as shown in Diagram 2; DIAGRAM 2 development proposals within these STRATEGIC GREEN areas should respond to Policies CP7 and NE1. Keynsham sits at INFRASTRUCTURE the confluence of these two rivers NETWORK meaning it has an important role in linking these ecological networks. KEY Flood Zone 2 Stra tegic Green Infrastructure Corridors

9 All highlighted text can be commented on 22. The landscape and watercourses within the Chew Valley are an extensive area and extend significantly into the urban environment of Keynsham. The trees and green spaces are important to the history and setting of the town, increasing the sense of connection between Keynsham and the locality in which it sits. Policy NE2A identifies this area, shown in Diagram 3, as making a significant contribution to the distinct form and character of Keynsham. Strengthening the landscape setting (e.g. through elements such as woodland, reinstating hedgerow patterns, etc.) should be considered to maintain the town’s rural setting and market town identity, and preventing the merger of Keynsham with Saltford and Bristol, which will have additional benefits such as increasing biodiversity. Reference should be made to the Rural Landscapes of B&NES Landscape Character Assessment SPD.

23. DIAGRAM 3 Landscape Setting A high quality environment which to the existing green spaces and LANDSCAPE AND incorporates Green Infrastructure can habitats that exist in the Memorial Local Green Spaces CULTURAL HERITAGE help to attract businesses as well as Park. This would increase the Scheduled Ancient people to live and work. Keynsham attractiveness of Keynsham to ASSETS Monuments Town Centre would greatly benefit businesses and employees, and to from public realm improvements enhance the character and identity of KEY Somerset Coal Canal & the Wansdyke which could incorporate urban the town. Area of Outstanding greening (such as natural/ornamental Natural Beauty World Heritage Site planting, street trees etc.), linking Conservation Areas World Heritage Site Setting (Indicative Extent) Historic Battlefields © Crown copyright. All rights reserved Historic Parks & Gardens (100023334) (2015)

10 All highlighted text can be commented on 24. The majority of large areas with ecological designations and greenspace within B&NES lie around the fringes of the district. Opportunities to create space for and allow for the movement of biodiversity through the middle of the District should be sought, including important corridors such as the Chew Valley through Keynsham. Opportunities should be sought to improve the permeability of this landscape for biodiversity. 25. The River Avon and River Chew present areas of flood risk for Keynsham. Opportunities for sustainable management of water resources, particularly to the north of Keynsham should be sought. Reference should be made to Policies CP5 and SU1. The River Chew is part culverted and intensively managed at present through the built up area of Keynsham. Naturalisation of the river through features such as wetland creation and replacement of concrete DIAGRAM 4 Grassland Buffer with natural banks would enable its KEY COMPONENTS Horseshoe Bat Foraging amenity value to be maintained whilst Corridors increasing potential habitats and OF THE ECOLOGICAL resilience against flooding. NETWORK Strategic Nature Areas KEY UK Priority Habitat Cotswolds Nature Woodland Buffer Improvement Area © Crown copyright. All rights reserved Flood Zone 2 (100023334) (2015)

11 All highlighted text can be commented on 26. Keynsham has good provision of natural greenspace. However, many of these spaces are disjointed, particularly those that run in a north- south direction. Efforts should focus on maintaining and enhancing existing biodiversity assets and encourage developers to link into the wider strategic ecological network where possible (e.g. through green space, hedgerows or tree planting). 27. Pockets of woodland are scattered throughout Keynsham and opportunities exist for creating new woodland and extending Manor Road Community Wood and Abbots Wood. Policy KE3A for example extends Abbots Wood into the new development site. Opportunities also exist to increase habitat mosaic diversity and landscape connectivity, through creation of copse, coppice and grazed wood-pasture. 28. Keynsham currently experiences a DIAGRAM 5 Local Nature Reserves UK Priority Habitat deficit in allotment provision. Urban BIODIVERSITY, TREES National Inventory of UK Priority Species greening projects that focus on the AND LOCAL FOOD Woodland Site provision of new allotments and Water Bodies > 0.25 Ha community growing spaces in order Ponds KEY © Crown copyright. All rights reserved to promote healthy lifestyles and Site of Special Scientific (100023334) (2015) the more sustainable consumption Allotments Interest of food should be encouraged Ancient Woodland within Keynsham in accordance with Site of Nature Conservation Policies LCR8 and LCR9. To respond Cotswolds Nature Importance to the deficit, the KE3A and KE4 site Improvement Area Special Protection Area allocations both include provision for Flood Zone 2 allotments within their development Traditional Orchards sites. Horseshoe Bat Foraging Corridors Strategic Nature Areas

12 All highlighted text can be commented on 29. The District has a lack of access routes that cross in a north-south direction; connections from existing long distance walking and cycling routes to key assets and places of interest could be improved in and around Keynsham. These are shown on the Keynsham Spatial Strategy diagram. 30. The Bristol and Bath Railway path is a well-used pedestrian and cycle route, but it is not directly connected to Keynsham at present. Potential future connections between the two are shown in the access and movement section. Local Green Space Designations 31. The local community, principally represented by Keynsham Town Council, have nominated open spaces for designation as Local Green Space within Keynsham. Those spaces that meet the NPPF criteria are shown on the Policies Map and protected by DIAGRAM 6 CROW Act Access Land Policy LCR6A. GREEN Local Cycle Routes INFRASTRUCTURE – National Cycle Routes ACTIVE ACCESS Promoted Footpaths AND ACCESSIBLE Protected Recreational Land OPEN SPACE (Green Space Strategy 2015) KEY Woodland Trust Sites Avon Wildlife Trust Reserves © Crown copyright. All rights reserved (100023334) (2015) B&NES Local Nature Reserves Common Land

13 All highlighted text can be commented on 32. 27 nominated spaces are designated as Local Green Space: • Abbotts Wood • Acacia Court • Avon Road • Birch Court • Chalfield Close • Conway Green • Downfield Play Area • Elm Court • Firs Court • Fox and Hounds Green Space • Hawthorns • Kelston Green • Keynsham Town Cricket Field • Land west of St John’s Court • Lilac Court • Lime Court • Manor Road Community Woodland • Oak Tree Walk • Old Vicarage Green • Park Road Playing Field • Pine Court • Teviot Cherwell Road • Teviot Playground • The Paddock • Walnut Grove • Windrush Green • Winscombe Close 33. The Local Green Space Designations are shown in Diagram 7.

14 All highlighted text can be commented on Housing, Jobs and Growth 34. Keynsham is evolving into a market town which both fulfils its traditional role as a service centre for the surrounding area, and becoming a KE2a more significant location for business. It is growing to accommodate more homes and jobs, and will be a more sustainable, desirable and well- connected place to live and work. 35. Diagram 8 shows the various areas of growth which have been allocated or designated in order to fulfil the vision and spatial strategy for Keynsham, which all contribute to achieving the KE3a goals of 2,150 new homes and 1,600 KE3b new jobs by 2029. These include KE3b a number of key and high profile development areas. K2a K2b

KE4

DIAGRAM 88 AREAS OF GROWTH

KEY Areas Safeguarded for Future Developments Major Housing Allocations Residual Waste Treatment Facility Allocation Strategic Industrial Sites Town Centre Boundary

15 All highlighted text can be commented on © Crown copyright. All rights reserved 100023334 (2015) Town Centre K2a (Bilbie Green) KE3b Ashmead Road, Unity Road, Pixash Lane Strategic Industrial Site 36. 38. 41. In recent years Keynsham Town Planning permission (ref 14/00049/ Land adjacent to KE3a was 43. Centre has benefited from a new FUL) was granted in February 2015 safeguarded in the Core Strategy for Policy ED2A identifies this collective Tesco supermarket and the multiple for 266 dwellings, which will be future possible development when area as a Strategic Industrial Site. award winning redevelopment of the brought forward by Barratts and the Local Plan is reviewed. This is the third largest industrial site Civic Centre which includes a new David Wilson Homes. in the District and contains around KE4 library, offices and the retail units of 52,000sqm of floorspace. The K2b (The Meadows) Market Walk. The future focus for 42. Core Strategy identifies this area as the town centre will be on qualitative 39. The site was allocated in the Core complementing the town centre, and improvements, both in terms of Planning permission (ref 09/04351/ Strategy for around 180-200 supports its intensification through retail provision and public realm FUL) was granted in July 2011 for 285 dwellings. The masterplan (ref higher density business development improvements in order to improve dwellings and an extension to Castle 15/00006/CONSLT), prepared by to provide more jobs. the experience of users, improve Primary School. Taylor Wimpey had Barton Willmore for Persimmon Broadmead Lane Residual Waste the town’s image and enhance the delivered 98 dwellings by March 2015. Homes and Bloor Homes, was agreed Treatment Facility Conservation Area. by the Council in July 2015. KE3a 44. KE2a (Somerdale) 40. This site is allocated in the West of 37. The site was allocated in the Core England Joint Waste Core Strategy Planning permission (ref 13/01780/ Strategy for around 220-250 for a Residual Waste Treatment EOUT) was granted in September dwellings, 30,000sqm (7.5ha) of Facility. 2013 for the mixed use development employment land and a new primary of the former Cadburys Factory site, school to the east of Keynsham. comprising around 700 dwellings, significant office floorspace, a primary school and leisure facilities. Taylor Wimpey has begun implementation of the dwellings and had completed 25 houses up to March 2015.

16 All highlighted text can be commented on Access and Movement 47. 49. 50. The Transport Strategy includes the The strategy includes the following Other transport measures could 45. following vision: measures as high priorities in the include: Transport is fundamental to the short term to meet the vision and To minimise the negative effects • Two southbound lanes provided successful economy and wellbeing objectives: of Keynsham, its residents and of traffic congestion in and around at the proposed Keynsham Road / employees. It provides access to the Keynsham and ensuring it retains • Improved cycle routes to the main Avon Mill Lane signalised junction. its independence and its separate schools. town centre and its retail and leisure • Investigate schemes to introduce identity within an attractive rural facilities, as well as to employment for • Improved pedestrian facilities in the one-way operation on the High setting by becoming a more those living or working in Keynsham. town centre and to/from the centre Street in the short term, possibly sustainable, desirable and well- However, traffic congestion is causing and rail station. during off-peak hours only. delays; both in the town and for connected place in which to live traffic using the A4, affecting the and work. • Continue to work with the bus • Increased capacity at Hick’s Gate operators on improved ticketing roundabout. quality of life for residents in some 48. and simplified fare structure. The parts of the town and making the Objectives are proposed which • Investigation of other strategic Council is to actively progress and town centre a less attractive place include minimising the future increase improvements that could reduce monitor their Corporate Travel Plan to visit. Traffic travelling through in traffic congestion; supporting the volume of through traffic in at the Civic Centre. the town to wider destinations the local economy; promoting the town centre, allowing one-way exacerbates these problems. This sustainable mobility, widening travel • An improvement at the Wellsway, operation of the High Street to cater situation will only worsen with choice; improving connections to Bath Hill and Bath Road junction to for increased future traffic demand. increases in traffic demand from new key destinations; widening access to increase its capacity. 51. developments proposed within the employment opportunities; improving Wider transport improvements in the town. air quality; improving quality of life; sub-region are being investigated ensuring all schemes are designed to 46. by the West of England Authorities take mobility needs into account; and The Keynsham Transport Strategy as part of the West of England Joint maximising safety. provides the framework within which Spatial Plan. individual proposals to mitigate these negative impacts can be considered and assessed against the objectives. A number of initiatives have already been delivered including 20mph speed limits and improvements to bus services through the Greater Bristol Bus Network project. The strategy looks to reduce the existing problems caused by congestion and support delivery of the Core Strategy, enabling growth. It also builds on the policies and measures included in successive Joint Local Transport Plans.

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DIAGRAM 9 DIAGRAM 10 DIAGRAM 9 LOCAL BUS ROUTES EXISTING ANDAND LOCAL BUS ROUTES PROPOSED PEDESTRIAN AND KEY PEDESTRIAN AND Local bus routes CYCLE CORRIDORSCORRIDORS © Crown copyright. All rights reserved KEY 100023334 (2015) Sustainable Transport Route National /Local Cycle Route Proposed Cycle Corridors

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DIAGRAM 11 DIAGRAM 12 AIR QUALITY MAIN ROADROAD AND AND MANAGEMENT AREA AREA RAIL NETWORKNETWORK KEY KEY Air Quality Management Area Railway Network Main Road Network © Crown copyright. All rights reserved Train Station 100023334 (2015) © Crown copyright. All rights reserved 100023334 (2015)

19 All highlighted text can be commented on Junction improvements at Keynsham Road/ Increased capacity at Somerdale Entrance Hicks Gate Roundabout

Junction improvements Keynsham Railway at Keynsham Road/ Station Facility Avon Mill Lane improvements Great Western Mainline Railway Electricfication and Metrowest rail service upgrade

Town centre/ High Street Public Realm improvements and trial of one way High Street for vehicles Junction improvements at Bath Road/ Chanday Road

Junction improvements at Wellsway/ Bath Hill/ Bath Road DIAGRAM 13 POTENTIAL TRANSPORT Junction improvements INFRASTRUCTURE at Avon Mill Lane/ Bath Hill IMPROVEMENTS IDENTIFIED IN THE KEYNSHAM TRANSPORT STRATEGY

KEY Possible infrastructure improvements identified in the Keynsham Transport Strategy

© Crown copyright. All rights reserved 100023334 (2015) Heritage and • Original town built in a linear form • The Parish Church of St John the 54. along the ridge above the Chew Baptist dating from 1250 has a Keynsham has lost some of its sense character Valley which provides fine views strong visual presence defining the of historic identity and origins having been subjected to inappropriate and 52. from the Town Centre; northern part of the High Street and a former market place; unsympathetic development since Keynsham’s Conservation Area • The natural and managed landscape the 1960’s. Despite the changes there Appraisal identifies elements which of the River Chew valley provides an • Wide Lower High Street which remains a legacy which has historical, contribute to the character of attractive and well used park which forms an important space with a architectural and archaeological the town, and those which have is a contrasting rural and green few good frontage buildings of interest. It is imperative therefore a negative impact. It provides corridor through the present town; quality; the basis upon which proposals that the Placemaking Plan sets out a and opportunities are developed • Some good examples of Georgian • Some historic paths and footway positive strategy for the conservation to preserve and enhance the and 19th century stucco houses connections between the town and and enjoyment of the town’s historic Conservation Area. Although much within the northern part of the High the river valley; environment. Street; altered by changes in the 20th • A good range of religious buildings 55. century, and having lost many of its • Contrasting nucleated village of various denominations survive as Diagram 15 identifies the positive and historic buildings and some of its character of Dapps Hill; significant historic buildings. negative contributors to the character historical integrity, notable survivors and appearance of the Conservation • Longstanding surviving Mills along 53. of its past remain. These include the Area and gives a visual impression of the River Chew; The Conservation Area is itself made following features of special interest: the parts of the area that contain the up of 13 distinct Character Areas, • Wide use of Blue Lias stone as a greatest concentrations of character. • Significant history and nationally which are shown in Diagram 14. The building material with some slate important nearby Roman Conservation Area Appraisal analyses and clay roofs; settlement of Trajectus; these in detail in terms of their • Site of Abbey which began the • Some early surviving Burgage plot contribution to the overall character foundation and layout of the boundaries of the 13th and 14th of the Conservation Area. This is present town of Keynsham which is centuries to rear of High Street and intended to particularly inform local of great archaeological significance; Temple Street (west); residents, key stakeholder groups and developers. • Considerable archaeological • Fine grain and varied frontages potential within the town and the and roof lines to the historic former Abbey lands; development with modest two and three storey 19th century buildings on archaeologically significant narrow plots;

21 All highlighted text can be commented on Diagram 14: Conservation Area Character Areas

Diagram 15: Conservation Area – key elements contributing to overall character

22 All highlighted text can be commented on Development within the such an approach is not always distant views to and from significant to the quality of Keynsham, establish Conservation Area and its setting recommended. New buildings should character areas; a strong sense of place, respond to generally reflect current times. It is local character and history and reflect 56. • Within the town centre achieve a essential however that development the identity of local surroundings and The NPPF states that planning should positive contribution to the public within Keynsham reflects and materials. New development must take account of the different roles realm. responds to the character of the make a positive contribution to local and character of different areas as a historic development of the town, and 61. character and distinctiveness. It must Core Planning Principle. It also states in particular reflects the identity of Any development within or avoid the mistakes of the past where that Local Plan policies should be the local surroundings and materials. affecting the setting of Keynsham new housing estates were built on the based on an understanding of the Conservation Area must conform edge of Keynsham with, in the main, areas characteristics. 60. with Policy HE1 and in general: little attempt to reflect the historic For proposals within Keynsham 57. environment or locally distinctive Conservation Area or its setting, the • Preserve and/or enhance the Until the 1960s Keynsham could characteristics. following objective criteria should be Conservation Area; and boast many attractive Georgian taken into account: 65. and later 19th century buildings. • Add to its existing qualities, Unfortunately, development since the • The relationship of the proposal to reinforce its sense of place, respond Development within or on the edge 1960s has resulted in the loss of many its wider setting; to its local character and history of Keynsham that is outside of of these buildings and the quality of and reflect the identity of the local the Conservation Area and/or its • Using the historic morphology to the replacements has been generally surroundings and materials. setting must conform with Policies retain or recreate historic density, poor, with no account taken of either D.1-10. Development proposals street alignments, and pedestrian 62. street context or the traditional should also refer to guidance such connections where deliverable; Account should be taken of the vernacular style of buildings, to the as the Conservation Area Appraisal, Keynsham Conservation Area extent that the Conservation Area is • Development to be fine grained the Character Area Assessments Appraisal and Management Plan now deemed to be ‘at risk’ by Historic to reflect or define the medieval produced by the Town Council which are material considerations in England. historic plot divisions; (Character Areas shown in Diagram determining planning applications. 16) and the Rural Landscapes 58. • Two or three storey buildings to 63. of B&NES Landscape Character New development opportunities avoid an over-bearing scale contrary Developments that demonstrate Assessment SPD. The SPD for within the historic areas in and to the existing townscape; appropriate innovation and that are example states that: around the town centre offer the • Roofs should create a varied skyline visually attractive will be supported. opportunity to make a more positive • The historic character of the town avoiding monolithic forms; contribution to local character and Development outside the is of a variety of architectural styles distinctiveness, and enhance or • A suitable limited palette of Conservation Area and its setting unified by a restrained use of better reveal the significance of the construction materials; coursed squared rubble natural blue 64. Conservation Area. lias stonework walls • Use of traditional local external The requirement for high quality 59. materials including Blue Lias, ashlar development that responds to the • The predominant roofing material is The Plan does not prescribe detailing, stucco and natural slates character of the area does not relate clay pan tiles, which together with adherence to any particular and clay pantiles; exclusively to the Conservation Area the rubble stone walling generate a architectural style. There may be or its setting. A significant amount of rural feel. • Retain (or replace if unhealthy) all circumstances where emulating the development will take place within significant foliage; 66. style of existing historic buildings Keynsham outside these areas. This The site allocations include additional is an appropriate response, but • Consider the impact in close and development is also expected to add requirements. 23 All highlighted text can be commented on Diagram 16: Keynsham Character Areas – adapted from Keynsham Town Council Character Assessments 40 East of St Clements Road 41 South of Albert Road 42 South of Queens Road 4 43 West of Tenby Road 44 North of Coronation Avenue 5 45 West of Caernarvon Road 9 46 Lays Farm 47 South of Coronation Avenue 48 North of Coronation Avenue 2 3 11 49 Play Area 6 50 East of Park Road 10 51 North of Dunster Road 7 8 7 52 Coronation Avenue 53 Castle Primary School 2 1 13 12 54 Trees Estate 14 55 Holmoak Play Area 15 16 17 61 21 62 56 Abbots Wood 18 57 K2B 20 19 58 East of Charlton Road 11 59 West of Wellsway 63 22 26 60 The Conservation Area 23 24 25 66 61 Land North of Railway Line 27 29 65 62 Broadmead Industrial Estate 33 67 68 30 28 63 Avon Valley Country Park 34 32 60 70 64 East of Pixash Lane 31 39 69 65 West of Pixash Lane 35 37 71 64 38 41 40 66 South of By-Pass 49 80 72 67 North of Bath Hill / Road 45 79 78 75 44 43 42 48 80 68 Bath Road 46 81 76 73 69 West of Chandag Road 47 50 77 51 82 70 South of Bath Road 71 Wellsway School 54 53 52 83 84 85 72 South of Bath Road 55 73 West of Saltford 88 74 74 Manor Road Community Woodland 57 87 56 59 75 Play Area 89 76 Cherwell Road 86 91 77 North of Windrush Road 90 78 South of Severn Way 58 94 79 Keynsham Cricket Ground 92 93 80 Limekilns Close 81 Rockhill Estate 82 Orwell Drive 95 98 83 Wellsway 96 84 South of Windrush Road 97 85 East of Walden Road 86 Hurn Lane 1 Stockwood Vale 1 14 South of Bristol Road 27 South of Rock Road 87 North of Manor Road 2 Stockwood Vale 2 15 St Ladoc Road West 28 Carpenters Lane 88 West of Medway Drive 3 Stockwood Vale 3 16 St Ladoc Road East 29 Temple Street East 89 South of Manor Road 4 Hicks Gate West 17 St John’s Court 30 Hawthorn Lane 90 Wellsway 2 5 Hicks Gate East 18 Tesco 31 South of Handel Road 91 Manor Road Play Field 6 Cemetery 19 North of Charlton Road 32 St John’s Primary School 92 East of Wellsway 7 Football Club 20 South of St Francis Road 33 West of Charlton park Road 93 West of Lytes Cary Road 8 Rugby Club 21 North of St Francis Road 34 St Kenya Primary School 94 North of Courtenay Road 9 Somerdale 22 West of Lockingwell Road 35 West of Charlton Road 95 South of Courtenay Road 2 10 Chandos Road 23 Bristol Green Belt 36 North of Queens Road 96 The Homestead 11 North of By-Pass 24 South of St George’s Road 37 Queens Road Playing Fields 97 Uplands Farm 12 Old Vicarage Green 25 West of West View Road 38 Tintagel Estate 98 South of Courtenay Road 13 North of Bristol Road 26 West of Ashton Way 39 North of Albert Road 24 All highlighted text can be commented on Town Centre 68. The linear High Street is one of the / High Street most distinctive characteristics of the town centre, and can be defined 67. The town centre is the focus of retail into three broad functional areas, activity in Keynsham and provides shown in Diagram 17, bounded by the Memorial Park to the east. Upper an important focus for the local High community, although its catchment 69. Street area is heavily influenced by the surrounding settlements of Bristol The High Street Core reflects the and Bath. The 2014 GVA retail study main focus for retail between the revealed that 70% of people visiting Rock Road / Bath Hill junctions to Keynsham town centre did so mainly the south and Charlton Road to the for shopping, followed by 11% for north. It is a highly visible area and services, 5% for visiting restaurants is within walking distance of Ashton and cafes and 4% for social/leisure Way car park to the west. It has a reasons. There is strong evidence of wide street but a relative lack of linked trips, with 28% of shoppers surviving historic buildings. The large triangular space at the junction of High also accessing services and 21% High Street with Bath Hill and Temple Street restaurants/cafes. The main reasons Street was the site of one of the Core for local residents not visiting the town centre were the choice of shops, three medieval markets. The High traffic congestion and difficulty in Street has undergone considerable parking. Overall, the town centre is redevelopment since the 1970’s, assessed as being a relatively healthy particularly to the west side, and is centre, but is vulnerable to impacts characterised by 2-storey buildings, from its larger neighbours, and many of which are of poor quality. In should therefore continue to focus on combination with the wide street this qualitative improvements. means that there often feels a lack of enclosure.

Temple Street

Diagram 17: High Street Functional Areas 25 All highlighted text can be commented on 70. and the junction in front of the church Diagram 18: Townscape Analysis Traffic dominates the pedestrian was the site of another medieval retail area and air quality is poor. market. There is an interesting The narrow pavements result in a mixture of uses and some good lack of public space along this core quality buildings, some of which are area which limits opportunities for listed. The Church, Manor House activity (for example pavement and Old Vicarage Green provide a cafes). There are few connections strong sense of arrival into Keynsham. to what should be two of its main However, road widening and loss of strengths, the car park to the west pavement areas in front of the church and the Memorial Park to the east. have reduced the public areas once Analysis shows that the character of used for the market, and this area the High Street as a whole currently should be a key focus for any future has a strong detrimental impact on public realm improvements. the overall perception of Keynsham 72. to visitors. Studies identify that the The Temple Street area includes shopping environment is significantly distinct areas of historic buildings, compromised by poor quality which are separated by the Riverside public realm which creates a poor site. The Civic Centre provides a pedestrian environment. As a result of landmark at the southern end of the the above, the experience of the High town centre to respond to that of St Street tends towards the functional John’s church at the northern end, rather than a place to enjoy. The High and also provides high quality public Street is therefore the priority area realm that is home to the Farmers’ to address within Keynsham in terms Market. of public realm improvements and improving the retail offer, much of 73. which depends on implementing the A number of elements contribute to recommendations from the Transport the overall character and appearance Strategy. The High Street needs to of the town centre, which are remain accessible for businesses but summarised in Diagram 18. These must be more pedestrian friendly. include listed buildings, other older buildings (undesignated heritage 71. assets), landmarks, key views, urban The Upper High Street area is the spaces (such as junctions and central historic core of the town, nodes), historic routes and detracting where the early village settlement features. Identifying these detracting has its origins. This area contains features assists in formulating the Grade 2* listed St. John’s parish strategies to reduce their impact and church, which is one of the main focal to consider opportunities to enhance landmarks in the town. This area was these negative areas. within the historical Abbey Precinct

26 All highlighted text can be commented on 74. The Transport Strategy identifies that the town centre has a highly constrained road network that is not conducive to high volumes of road traffic. Nevertheless, for the majority of vehicle trips from Keynsham to the west, north and east, the natural road choice results in high volumes of traffic converging on the High Street. 75. Arrival in the town centre, whether by car, bus, rail or on foot is poor. Key junctions such as that of the High Street with Charlton Road and Station Road are undermined by the detailed treatment of the streetscape. The setting of the Church and other quality buildings can be improved. Pedestrian routes from the car parks to the High Street are also poor. This is particularly the case for the main shopper car parks at Ashton Way and Bath Hill. The quality of the connections to the wider residential areas also needs to be improved to make walking and cycling more attractive. 76. Diagram 19: Town Opportunities to reduce the volume Centre Movement of traffic passing through the High Street need to be explored, in line with the Transport Strategy, to enable environmental enhancements and establish a better balance in the pedestrian environment. This is a critical issue for the regeneration of the town centre.

27 All highlighted text can be commented on TOWN CENTRE AND SOMERDALE Diagram 20: Keynsham town centre / Somerdale

Hicks Gate

Somerdale

KEYNSHAM Stockwood Vale STATION Above: Factory buildings and the Fry Club from Somerdale Road DIAGRAM 20 KEYNSHAM TOWN CENTRE / SOMERDALE KEY

Enhanced Retail Quality and Public Realm

Green Infrastructure Link KEYNSHAM Ashmead Industrial Enh anced Pedestrian Estate Connections Mixed Use Enhanced Memorial Park Train Station © Crown copyright. All rights reserved (100023334) (2015) 29 All highlighted text can be commented on

Queen Charlton

Chewton Keynsham Role a Its underlying historic character Risks contributes to poor air quality. The which is recognised in the High Street was designated as an Air 77. 80. designation of the two Conservation Quality Management Area in July 2010. The town centre has historically been The Spatial Strategy responds to the Areas. the hub of activity within Keynsham following issues which are identified g The High Street has poor and, along with Somerdale, will b The High Street includes a good as key risks to achieving the vision for connections to Ashton Way car park continue to be the focus of the mix of retail uses with independent Keynsham: and the Memorial Park. majority of future development traders. There are few vacancies. It a The historic characteristics of h The Centre and Riverside offices are and regeneration. The policy area is compact and walkable from many the town centre Conservation underutilised and are not delivering encompasses the historic core of the parts of the town. Area are currently undermined their full potential; they are also town centred on the High Street, the c Facilities within and adjacent to the by unsympathetic post-war unattractive buildings which have a Memorial Park, the Centre/Town Hall town that provide opportunities for development, resulting in damage major impact on the perception of site, Riverside, the train station, and leisure and recreation, such as the to the historic grain and character, the town. Somerdale. Memorial Park, a leisure centre and loss of traditional shop fronts and i The A4 and the railway line form 78. Somerdale Pavilion Fry Club loss of small building frontages and a partial barrier to pedestrian and Change within the policy area will therefore it is on the national Heritage d Rivers, parks and green spaces cycling movement between the Town be managed to improve Keynsham’s at Risk Register. Also at risk is the such as the Memorial Park, the Hams Centre and Somerdale. performance and profile as: Dapps Hill Conservation Area, which and the Rivers Avon and Chew which is described on the Register as being j Limited car parking capacity serving a An important and attractive retail reinforce the character of the town, in a poor condition and deteriorating. the town centre. centre, market town and service provide a recreational resource and a centre for the surrounding area, natural habitat. b Some buildings are historic and add k The important green spaces are inspired by its character and heritage; positively to the character of the area, perceived as individual areas rather e The proximity of the railway station whilst others are poor quality and fail than a connected green infrastructure b A more significant business to the High Street and Somerdale. to enclose the street, leading to a lack network. location, encouraging enterprise, f Heritage and archaeological assets, of variety and interest. creativity and innovation; and l The loss of a major employer during for example the medieval Abbey c The small sizes of the shops make 2011 – Cadburys. c A more sustainable, desirable and site which is a Scheduled Ancient it difficult to attract high quality, well-connected place in which to live Monument. m The public sector employs a large national retailers, and Keynsham leaks and work. number of people within Keynsham, g The presence of the Local Authority expenditure to Longwell Green and but is expected to contract in the Assets in the town centre offers valuable Bristol as a result. Some are also not future. local services and employment easily accessible for disabled people. 79. opportunities. n There is a limited rail service The Spatial Strategy for the Town d There is a notable lack of ‘evening between Keynsham and Bristol/Bath. Centre and Somerdale area responds h Keynsham can provide employers economy’ uses, for example to the following assets: with a distinctive location, well restaurants, cafes and bars. o The northern part of the Somerdale connected to the national motorway site is within flood zone 2. e The quality of the public realm in network, at a lower rent than many the town centre is poor. areas of Bristol and Bath and with a resident population which is currently f Traffic on the High Street has a forced to out commute for many significant effect on the quality jobs. of the shopping environment and

30 All highlighted text can be commented on 2 Scope and Scale of Change 3 Placemaking Principles h Enhance the rivers, park and Policy KE2: green spaces and link them Make provision for: a Reinforce and enhance the historic together to form an improved green character and qualities of the Town Centre/ a At least 700 dwellings up to 700 infrastructure network (linking the Conservation Area ensuring local dwellings town internally and to its environs). Somerdale character is strengthened by change. b A new high quality, exemplar, The linear pattern and fine grain of i Protect the character and Strategic Policy mixed-use quarter at Somerdale, the High Street should be maintained recreational value of the Memorial providing significant employment and enhanced. Park and the Hams. floorspace, new homes, leisure, open The Strategy for b Improve the quality of the public j Provide new employment space, sport and recreational uses. realm including provision of a new opportunities that help establish the Town Centre / The sequential and exception tests civic space. Keynsham as a more significant for flood risk would have to be met Somerdale area is to: business location, diversifying to justify any dwellings in higher risk c Improve the connections between the economy, and providing jobs, 1 Key Opportunities parts of the site. Ashton Way car park, the High Street especially in the Higher Value Added and the Memorial Park. Establish an integrated and c New office Redevelopment at sectors. sustainable town centre (boundary is the Centre/Town Hall site including d Retain the avenue of trees in k Improve the management of traffic defined on the Policies Map). There a new library, retail units at street Somerdale Road and consider the through the town centre and enhance are major development opportunities level, leisure facilities and residential potential for converting and reusing public transport provision. on the High Street and on the edge dwellings of Riverside for a mix of some or all of the factory buildings at of the town centre which can attract uses. Somerdale. l Create / enhance links from new jobs, shops and more visitors. Keynsham to the surrounding d Some larger retail units to provide e Improve the links between the These include: national and regional cycle networks. space for high quality, national town centre and Somerdale, ensuring a Somerdale retailers which complement the that the new mixed-use quarter is m Improve air quality in the town b The Centre/Town Hall and Riverside existing successful independent integrated with the rest of Keynsham. centre as part of the Air Quality retailers. Management Area. f Enhance the town centre to make e Diversification of the employment it a more vibrant and attractive base in order to offer greater area, enabling all members of the opportunities for the resident community to enjoy it over a longer population. period of the day. f A District Heating Network, with g Retain and enhance the leisure, potential identified at Somerdale and open space, sport and recreation the town centre. function of the town centre and Somerdale.

31 All highlighted text can be commented on Site Allocations 82. 83. In recognition of this strategic Policy KE2a requires a new high Somerdale importance, not just for Keynsham quality, exemplar, mixed-use quarter but for the whole district, and in at Somerdale, providing significant 81. The Somerdale site is located to the order to give greater strength to employment floorspace, new homes, north of Keynsham town centre on the Council in seeking to ensure leisure, open space, sport and the site of the former Fry’s / Cadbury that all key elements of the scheme recreational uses. It also requires Factory on the Keynsham Hams are implemented, the Plan formally the provision of new employment and is identified for development allocates the site for development, opportunities, retention of the in Policy KE1. The site obtained reiterating the proposals that were avenue of trees in Somerdale Road, planning permission in February granted permission for 13/01780/ the consideration of converting and 2014 for a mixed use redevelopment EOUT in the Decision notice dated reusing some or all of the existing (13/01780/EOUT – part full and part 19th February 2014. factory buildings, improving the outline). The scheme is arguably links between the town centre and the most important strategic Somerdale, enhancing the green development for Keynsham because infrastructure to form an improved it delivers many of the Core Strategy green infrastructure network, requirements for the town, not least and protecting the character and in terms of the new employment recreational value of the Hams. floorspace approved as part of the permission. Implementation has now commenced. Somerdale from Pixash Lane

32 All highlighted text can be commented on 10. Provision of landscaping Policy KE2a: (including retention of avenue of trees along Somerdale Road), Somerdale wildlife areas, open space and cycle/footways. Development 11. Provision of a multifunctional Requirements and riverside path, incorporating green Design Principles infrastructure. 12. Highway works at Somerdale 1. Around 700 dwellings Road/Station Road. 13. Remediation of land 2. At least 11,000sqm of B1 office contamination. use. 14. Development to respond 3. Submission of a Design Guide, to positively to and enhance and/ be approved by the Local Planning or better reveal the significance of Authority. the heritage assets within the site boundary, including the Roman 4. Retention of Block A and settlement of Trajectus. Diagram 21: Somerdale Site Boundary alterations to Blocks B and C.

5. A new Primary School.

6. A new GP surgery (D1 use).

7. A new social and sports club and sports pitches.

8. A new small scale local needs retail (up to 500sqm of A1, A3, A4 and A5).

9. Flood protection measures, including provision of SUDS and an area of wetland habitat.

33 All highlighted text can be commented on Riverside Offices and Fire Station 86. 89. 92. This was historically a residential The site is located within a ‘district Views from the park back to the 84. and commercial area with backland heating priority area’ as defined by site are dominated by the Riverside A key redevelopment opportunity orchards and allotments. Temple Policy CP4. As such, development complex, which appears incoherent, within Keynsham town centre is Street was until the mid-20th century will be expected to incorporate ungainly and undistinguished, entirely the site currently occupied by the as active as the High Street, with infrastructure for district heating, and detracting from the appreciation of Fire Station, Leisure Centre and shops and dwellings along both sides. will be expected to connect to such a the tree-studded river valley and park Riverside offices. The fire station The site was redeveloped in the 1960s system as and when this is available. in the foreground. will be relocating to a new facility at and 70s for the current uses, with the Durley Hill on the western edge of 90. 93. leisure centre completed in the early the town and the Leisure Centre is The fire station site is within the This is a key regeneration site for 1980s. A number of historic buildings proposed to be redeveloped as part Conservation Area. The remainder of Keynsham. Redevelopment offers were demolished and replaced when of the Council’s Fit for Life Strategy. the site falls outside this designation, significant opportunities to enhance this redevelopment occurred. The The Riverside offices have been but redevelopment will have the town centre with a high quality former fine grain of the east side of predominantly vacant following an impact on the setting of the development. Proposals that do not Temple Street was replaced by the the Council’s relocation to the Civic Conservation Area. Taken as a whole, maximise the potential of the site for more coarse grain displayed today, Centre. Therefore, the site will be the Riverside complex currently a high quality development will be as many of the historic narrow plots available for redevelopment during causes harm to the Conservation resisted. were combined to form the large the plan period. The freehold of the Area. scale Riverside development. Vision site is owned by the Council, but the 91. leasehold of the offices is owned by a 87. 94. Current connections between private company. It is likely because of the complexity Comprehensive redevelopment of a Temple Street and the Memorial Park of the site that redevelopment will key town centre area with a mixed 85. through the site are poor. To travel need to be phased. use development which enhances the The site currently comprises three between the two currently means Conservation Area and rejuvenates distinct elements which are the 88. traversing a series of poorly designed this part of the town centre. A high Riverside offices/ground floor retail, Evaluation has identified this site pedestrian alleys, undercrofts and a quality design will improve links Keynsham fire station and Keynsham as the preferred location for a narrow metal walkway and staircase. between Temple Street and the leisure centre. replacement leisure centre. This The spaces created feel windswept, Memorial Park. The site will have would maintain the mixed use offer stark and unsafe. They do not give close links with the Civic Centre of the town centre and make efficient inspiration to make the short journey development, but be subservient to it. use of a brownfield site. Public between Temple Street and the park. consultation also revealed a strong preference for providing a new leisure centre here. The exact mix of facilities provided within the new leisure centre will involve further public consultation.

34 All highlighted text can be commented on 6 Ensure the general alignment Development should also: Policy KE2b: of the existing public rights of 11 Provide around 2,500sqm of B1 way that run through the site office floorspace in order to provide Riverside and are retained, enhanced and a mix of uses and contribute to the incorporated into and through the vitality and viability of the town Fire Station scheme. These routes must include centre. the continuation of Market Walk Site into the site and provide direct 12 Provide a high quality public pedestrian connection and vistas realm along Temple Street Development and between the site and the High constructed from an appropriate Design Principles Street. palette of materials referenced from the local context. The suitability for 7 Ensure new high quality public tree planting along Temple Street rights of way that link the site to Development must: should be investigated. Temple Street / Carpenters Lane, 1 Replace existing buildings with and the Memorial Park / River Chew 13 Enhance the Memorial Park a new, high quality mixed use are provided. and provide links with Temple development comprising ground Street to include planting in order 8 Have a positive relationship with floor retail and/or other town centre to improve links, views and green all publically accessible routes and uses along Temple Street, mixed infrastructure. Opportunities for the Memorial Park. The frontage to residential and a replacement providing terraced public open Temple Street must be active. Leisure Centre. space overlooking the park will be 2 Incorporate infrastructure for 9 Ensure sensitive lighting solutions encouraged, as will reinstatement of district heating in compliance with are provided for the buildings and the orchard. the public realm to minimise light Policy CP4 14 Provision of SUDS (excluding spill within and into the River Chew infiltration techniques) will be 3 Achieve high quality design that corridor. enhances the Conservation Area supported. 10 Provide suitable additional car and its setting. 15 Be informed by a detailed parking that mitigates the transport historic environment assessment, 4 Provide a variation in roof impact of the development. heights. Design of buildings must and where necessary evaluation, provide articulation and relief to the in order to identify and implement elevations. appropriate mitigation. 5 Construct external facades in an appropriate palette of materials referenced from the local context and vernacular. This should include materials identified as central to the character of Keynsham from the Conservation Area Appraisal.

35 All highlighted text can be commented on DIAGRAM 48 RIVERSIDE

KEY Green Infrastructure Improvement Key Active Frontage Pedestrian/Cycle Links Site Boundary Temple Street Public Realm Improvement

All highlighted text can be commented on © Crown copyright. All rights reserved 36 100023334 (2015) DEVELOPMENT ON THE EDGE OF KEYNSHAM 95. 96. 3 Preparation of a comprehensive In order to meet the need for National planning policy makes it Policy KE3a: Masterplan, through public additional development within the clear that when altering Green Belt consultation, and agreed by the District during the Plan period, land boundaries consideration should be Land adjoining Council, reflecting best practice is removed from the Green Belt to given as to whether land needs to as embodied in ‘By Design’ (or provide for housing and employment be safeguarded to meet longer term East Keynsham successor guidance), ensuring that floor space in two locations on the development needs. At south west development is well integrated with edge of Keynsham on the eastern Keynsham it is not considered there Strategic Site neighbouring areas. edge and to the south west of the is any scope to identify safeguarded town. Through Policies KE3A and land. Policy KE3B safeguards land at Allocation 4 Dwellings should front onto the KE4 respectively land is allocated East of Keynsham for development A4 and have a positive relationship for residential and employment beyond the end of the plan period. Land is removed from the Green with all publically accessible routes. development adjoining east and Belt as shown on the Key Diagram Development should face outwards south west Keynsham and a revised and Policies Map in order to provide towards the open countryside, detailed Green Belt boundary is for residential and employment adopting a perimeter block layout, defined. Policies KE3A and KE4 also development with associated with a clear distinction between the outline the place-making principles infrastructure. The requirements fronts and backs of properties. to be met in delivering development that need to be met to enable 5 Employment / industrial buildings on these sites. The place-making development are set out in the should have apositive frontage onto principles are also indicated on Placemaking Principles, Core the A4 and all publically accessible concept diagrams for each site. Policies and indicated on the Concept Diagram. The Placemaking routes, and seek to avoid creating a 95A. Principles, being site specific, take corridor of parking and yards along The boundary of the site allocated priority over the Core Policies. the roadside. under Policy KE3a has been amended 6 Development should incorporate to the north of the A4 by including Placemaking Principles: an element of traditional materials, land adjoining Pixash Lane and to the 1 Residential development (to including natural lias limestone, in north of World’s End Lane in order include 30% affordable housing) key locations to be determined to enable the delivery of a waste of around 220 – 250 dwellings in through the masterplan. management facility. Development the plan period south of the A4 as of such a facility would be subject to shown on the concept diagram. the placemaking principles set out in Density should vary across the site Policy KE3a and the policies in the with the higher densities closest to Joint Waste Core Strategy. the A4. 2 Around 30,000sqm of employment floorspace within Use Classes B1 (b) & (c), B2 and any employment use not falling within the NPPF definition of a main town centre use, north of the A4 as shown on the concept diagram.

38 All highlighted text can be commented on 7 Incorporation of green 10 The Roman road alignment and 15 Off-site highway capacity infrastructure, including: any surviving remains should be improvements required, Policy KE3b: preserved by incorporating it into including the A4 and Broadmead (a) on-site provision of well the development layout, preferably roundabout, and Wellsway / Bath Safeguarded integrated allotments and play as open space or public footpath Road / Bath Hill junction. provision; as part of the green infrastructure Land at East 16 Improve crossing facilities on the (b) on or off-site ecological strategy. A4. enhancements and Keynsham 11 Development to fully incorporate 17 Improve pedestrian and cycle (c) on or off-site new planting, to SuDS as part of the green Land shown on the Key Diagram access to Wellsway School. provide an appropriate edge to infrastructure strategy. Streams and and Policies Map is removed from development. New planting should watercourses that cross the site 18 Development should be the Green Belt and safeguarded maximise native species woodland should remain open, improved, and designed to allow future highway, for possible development. The edge habitat and provide for public incorporated into the development pedestrian and cycle connections safeguarded land is not allocated access. as an attractive landscape and to the safeguarded land. for development at the present time SuDS feature, with wetland habitat and Policy CP8 will apply. Planning 8 Existing hedgerows and 19 Provide land for a new Primary provided at in the North West part permission for development of the hedgerow specimen trees should School on site and financial of the residential site. safeguarded land will be granted be retained and strengthened contributions for primary school only when it is proposed for where shown on the concept 12 Direct highway access from the accommodation proportionate to development following a review of diagram to provide a strong residential site to be formed to the the expected pupil yield generated the Local Plan. landscape and green infrastructure A4. Pedestrian and cycle access by the development. The new framework. Sufficient setback to be formed to the Chandag school should be designed to of development should allow estate and to other points as facilitate future expansion, should for growth of trees, including shown on the concept diagram. have direct pedestrian and cycle within gardens and open spaces, The layout should be pedestrian access from the residential site which will eventually break up the and cycle dominant. A ‘shared and existing residential areas, and rooflines and frame development. space’ ethos for streets and spaces incorporate new junior playing should prevail throughout the site. pitches to be available for wider 9 Utilise the green corridors Connections to existing bus stops community use. through the development to should be enhanced, with new provide new shared pedestrian and 20 Downstream sewer stops provided. cycle routes. The general alignment improvements. of existing public rights of way 13 Direct highway access from the should be retained, enhanced and employment site to be formed to connected with these new routes. Pixash Lane. Public space and footpaths should 14 The layout of the employment incorporate species-rich verges and site should be designed to enable grassland habitat. a future vehicular bridge over the railway line.

39 All highlighted text can be commented on Diagram 23: Concept diagram for Land adjoining East Keynsham Strategic Site Allocation

KEY Green Belt Strategic Site Allocation Safeguarded Land Housing Development Boundary Pedestrian and cycle link Primary vehicle access Potential vehicle access Flood zone / Wetland Habitat Additional Green Infrastructure Playground area enhancement Retained trees or ponds Retained hedgerow and trees Retained vegetation © Crown copyright. All rights reserved (100023334) (2010)

40 All highlighted text can be commented on 2 Preparation of a comprehensive 6 Incorporation of green 10 Development to fully incorporate Policy KE4: Masterplan, through public infrastructure, including on-site SuDS as part of the green consultation, and to be agreed by provision of well integrated formal infrastructure strategy to provide Land adjoining the Council, reflecting best practice and natural green space and play betterment to the existing surface as embodied in ‘By Design’ (or provision, and off-site enhancements water flood issues. South West successor guidance), ensuring that to allotments. A key part of the 11 Direct highway access to be development is well integrated with on-site requirement should be the formed to Charlton Road with a Keynsham neighbouring areas. provision of woodland and copse through link to K2a sufficient to planting along Parkhouse Lane as 3 Dwellings should front onto enable bus service provision to pass Strategic Site shown on the Concept Diagram, Charlton Road and have a positive through the sites without turning. to provide a landscape buffer from relationship with all publicly Allocation views from the south and east, and 12 The layout should be pedestrian accessible routes. Development strengthen the sylvan character and cycle dominant. A ‘shared space’ Land is removed from the Green should face outwards towards of the area. New planting should ethos for streets and spaces should Belt as shown on the Key Diagram the open countryside, adopting a maximise native species woodland prevail throughout the site. and Policies Map and allocated perimeter block layout, with a clear edge habitat and provide for public for residential development and distinction between the fronts and 13 Off-site highway capacity access. associated infrastructure during backs of properties. improvements to be determined by the Plan period. The requirements 7 Retain and strengthen the the Transport Impact Assessment at 4 Building heights to be generally that need to be met to enable existing hedgerows and tree the application stage. limited to 2/2.5 storeys, ensuring development are set out in the screening surrounding the site, with development does not break the 14 Financial contributions for primary Placemaking Principles, Core Policies new screening along unplanted skyline in views from Queen Charlton school places and contribution in lieu and indicated on the Concept boundaries. Diagram. The Placemaking Principles, Conservation Area. of land will be required for primary 8 Retention and enhancement school provision within the Keynsham being site specific, take priority over 5 Development should incorporate of internal hedgerows including primary school planning area. the Core Policies. an element of traditional materials, hedgerow specimen trees, enabling including natural lias limestone, in key 15 The solar energy potential of Placemaking Principles: the subdivision of the site into a locations to be determined through sites should be facilitated by design number of development areas, and 1 Residential development (to include the masterplan, and orientation. Development will providing a strong landscape and 30% affordable housing) of around be expected to provide sufficient green infrastructure framework. 180-200 dwellings in the plan period renewable energy generation to Sufficient setback of development at South West Keynsham as shown reduce carbon dioxide emissions should allow for growth of trees. on the concept diagram. from expected energy use in the 9 Utilise the green corridors through buildings by at least 20%. Third party the development to provide shared delivery options will be expected pedestrian and cycle routes. to have been considered and in Public space and footpaths should exceptional circumstances Allowable incorporate species-rich verges and Solutions may be utilised. grassland habitat. 16 Downstream sewer upsizing works and pumping station upgrade.

41 All highlighted text can be commented on Diagram 24: South West Keynsham Site Concept Diagram

KEY Green Belt Strategic Site Allocation Housing Development Boundary Pedestrian and cycle link Primary vehicle access Potential vehicle access Green Infrastructure link Parish boundary enhancement Retained trees or ponds Retained hedgerow and trees Retained vegetation Additional Green Infrastructure © Crown copyright. All rights reserved (100023334) (2015) 42 All highlighted text can be commented on INFRA- STRUCTURE AND DELIVERY Infrastructure 98. • Smarter Choices Measures, Delivery The desirable infrastructure items, of including measures such as: – 97. 99. importance to the town include: Travel Plans – new development The key infrastructure requirements Delivery of the strategy and to be required to contribute to for Keynsham as identified in the • Green infrastructure: river/canal infrastructure required to support improvements identified by School B&NES Infrastructure Delivery corridor, formal and informal green it will be facilitated by the planning Travel Plans Programme (IDP) are summarised spaces and allotments. framework summarised below: in table 6. These are supplemented – Community Transport • Improvements to Keynsham Train • Planning Obligations by District-wide infrastructure Station and Enhanced Service – Encouraging car sharing e.g. Supplementary Planning Document requirements. These are in addition Frequency to Bath and Bristol. via car clubs (SPD) to infrastructure provision arising from committed proposals such • Pedestrian/cycling bridge over – Working from Home • Placemaking Plan as the Local Plan allocated ‘K2’ site A4 Keynsham by-pass linking the • Re-provision of any sports pitches • Community Infrastructure Levy at South West Keynsham. The IDP railway station to the Memorial or other facilities where triggered by also contains a number of desirable Park. • Redevelop the Town Hall / Centre development. infrastructure items (see paragraph site by B&NES Council. • Cycle links to Bristol, Bath, National 3.21). Infrastructure planning involves • Town centre public realm Routes 3 and 4, and Regional • Keynsham Town Centre an ongoing process of dialogue and improvements. Route 10. Regeneration Delivery Plan communication with infrastructure • Transport improvements to which will be a basis for b Bids to providers and as further evidence • Safer routes for pedestrians and determine the most appropriate national and sub-regional funds is developed and future funding is other cycle links. design for the town centre highway (for example the West of England secured additional items may be network aimed at minimising the Revolving Infrastructure Fund) that added to the IDP or their status may effect of existing and future traffic. may become available to support be upgraded or altered. development and enable the • Town centre/Somerdale district Council to maximise the potential of heating infrastructure. its physical assets 100. In addition to the above the review of town centre car parking capacity will be an important part of the delivery strategy

44 All highlighted text can be commented on Table 1: Summary of Key Infrastructure in Keynsham

IDP Ref Key infrastructure item Phasing Cost Funding & Delivery

K1.1 Flood Protection Measures for Necessary enabling works Not quantified On site works necessary to obtain planning Cadbury’s Somerdale Site to precede development at permission Somerdale

K1.2 Improvements to sewerage Necessary enabling works to Dependent on Wessex Water (improvements to critical sewer capacity precede development in the scheme design capacity and Keynsham STW); on-site mains Green Belt east of Keynsham and sewers to be provided by the developer; and south west of Keynsham off-site connecting works delivered through requisition arrangements

K1.3 Enhance Keynsham Hams as Necessary enabling works Not quantified On site works required as part of development wetland habitat to precede development at requirements Somerdale

K1.4 Secondary road access to the Necessary enabling works Not quantified On site works necessary to obtain planning Somerdale Site to precede development at permission Somerdale

K1.5 Improvements to Keynsham 2017–2020 £19.7m (at 2012 Network Rail with Bath and North East Train Station and Enhanced prices) for Somerset Council. Evidence included in the Service Frequency to Bath and Greater Bristol Great Western Mainline Route Utilisation Bristol Metro Rail Project Strategy (2010). The Council will continue to press for this urgently needed investment through its Memorandum of Understanding with the Rail Industry

K1.6 New early years facility and Necessary enabling works c.£5,000,000 On site works necessary to obtain planning primary school at Somerdale to precede development at permission Somerdale

K1.7 Additional early years, primary 2011–2029 Dependent on S106 capital; potential for CIL capital and secondary education delivery strategy capacity in Keynsham and phasing

45 All highlighted text can be commented on 46 All highlighted text can be commented on