LAYS FARM | KEYNSHAM...This promotional document has been produced by Pegasus Group on behalf of Barratt Homes. Barratt Homes proposes a modest, discrete and logical residential extension

L A Y S F A R M | K E Y N S H A M

P R O M O T I O N A L D O C U M E N T

Pegasus Group, First Floor, South Wing,

Equinox North, Great Park Road,

Almondsbury BS32 4QL

www.pegasuspg.co.uk I T 01454 625945

Prepared by Pegasus Group

December 2016 Project code CIR.B.0453

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd.

Crown copyright. All rights reserved, Licence number 100042093.

PLANNING DESIGN ENVIRONMENT ECONOMICS

This promotional document has been produced by Pegasus Group on behalf of Barratt Homes. Barratt Homes proposes a modest, discrete and logical residential extension to the south western fringe of Keynsham, at Lays Farm, Charlton Road.

The plan-making context for the development of the Lays Farm site is a consultation draft of the West of England Joint Spatial Plan (2016-36). Inter alia, this identifies a need for Bath and North East Somerset Council (BANES) to accommodate around 1,000 homes on non-strategic sites as part of the overall planning framework for the sub-region.

Further, BANES has published a pre-commencement document setting out its intention to prepare a new Local Plan to enable the realisation Joint Spatial Plan (JSP). An initial consultation on that document is programed for Summer 2017, at the same time as consultation on the Submission JSP is currently scheduled.

Detailed representations in relation to these documents and the JSP evidence base accompany this overview of the sites credentials.

The aim of the document is to demonstrate that the Lays Farm site presents a highly sustainable location for a sustainable and deliverable housing scheme. The Green Belt effects are acceptable and the site should be allocated in the Summer 2016 draft of the new BANES Local Plan.

The site area measures 7.92 hectares and within a developable area of 4.43 hectares (55%), 186 homes can be delivered at a net density of 42 dwellings per hectare.

INTRODUCTION

HORTHAM VILLAGE, SOUTH GLOUCESTERSHIRE

LAYS FARM | PROMOTIONAL DOCUMENT 3

BARRATT HOMES

Barratt Homes is part of the Barratt Developments Group. This is the nation’s largest housebuilder, creating great new places to live throughout Britain. Barratt acquires land, obtains planning consents and builds the highest quality homes in places people aspire to live.

Barratt’s vision is to lead the future of housebuilding by putting customers at the heart of everything it does. It builds the highest quality homes recognised by its Home Builders Federation 5-star customer rating, the only major housebuilder to have achieved this for the seventh consecutive year.

The Barratt Homes brand focuses on providing homes perfect for first time buyers and families.

BARRATT IN BATH AND NORTH EAST SOMERSET

Barratt has previously assisted Bath and North East Somerset Council deliver its housing Vision for the district.

• In Keynsham our Bilbie Green development (also at Charlton Lane) is under construction and will provide 266 homes on land removed from the Green Belt in 2006.

• At Sleep Lane, Whitchurch, our Imperial Court development of 47 homes at took place land safeguarded from the Green Belt

• At Bishop Sutton our Oak Court development at The Batch assisted the Council to achieve a 5 year supply of deliverable sites.

Barratt Homes welcomes the opportunity to further assist the Council in the delivery of its growth vision for the District to 2036 and has recently received a resolution to grant planning for 100 units as a strategic allocation at Whitchurch.

4 LAYS FARM | PROMOTIONAL DOCUMENT

BARRATT HOMES

AWARD WINNING BARRATT DEVELOPMENTS

Left and Top: Derwenthope, York

Bottom: Trumpington Meadows, Cambridge


Keynsham is within Bath and North East Somerset but is functionally more associated with Bristol than it is with Bath, although strong links are evident in both directions. It grew significantly in the late 1960’s as an overspill location of Bristol after which its development paused before a new growth programme began in around 2011.

This general location is therefore well placed to meet housing needs in both the Bath and Bristol Housing market areas. Keynsham is an especially attractive location where one half of the household works in Bristol and the other in Bath.

Keynsham is highly regarded by BANES Council as a sustainable location. Its credentials mean that the greatest possible use is made of this location in meeting future housing needs. This is especially the case given the unique difficulties of providing housing for Bath within and adjoining the city itself.

The specific location of the Lays Farm site therefore performs well in this wider context, and also enables good access to the centre of Keynsham itself, and to local services.

• The site is 1 mile to the south west of Keynsham High Street, 1.5 miles from Keynsham rail station and from 10,000sqm of permitted new office space at Somerdale.

• Charlton Road is a ‘C’ class spine road that connects the western part of Keynsham to the High Street (B3116) and the Bristol Road / Durley Hill.

• Both these routes connect to the A4 (Bath Road) which is the primary route linking the Bristol to Bath, bypassing the centre of Keynsham.


SUSTAINABLE LOCATION


The Charlton Road site offers a deliverable opportunity to complete the south west expansion of Keynsham and to contribute to the housing needs of both the Bristol and Bath Housing Market Areas.

It is uncontroversial in that the south west Keynsham area is a sustainable location for development, given the growth role given to it in the last two rounds of plan-making (Local Plan (2006) and Core Strategy (2014).

The special constraints pertaining to Bath mean that although it will continue to generate a need for more housing, beyond the capacity identified in the Core Strategy to 2029, it is severely constrained even in terms of non-strategic growth. Keynsham is the next most sustainable location in BANES.

Keynsham is the prime location for BANES to accommodate its emerging allowance of 1,000 homes on non-strategic sites.

The development of the Charlton Road site for up to 180 dwellings addresses the priorities of the emerging West of England Joint Spatial Plan and the Transport Vision and requires no major highways infrastructure.

STRATEGIC OPPORTUNITY

sustainable, deliverable, aspirational, essential


The south west Keynsham location has consistently been a ‘go-to’ area in the last two rounds of plan-making in Bath and North East Somerset.

BATH AND NORTH EAST SOMERSET LOCAL PLAN 2001-2011

The Local Plan (2006) allocated two land parcels of land of 8.5ha and 11.7ha under policy GDS.1/K2 of the Plan.

• Site K2a (Bilbie Green) is being developed by Barratt Developments under the Barratt Homes and David Wilson Homes brands for 266 homes at a net density of 40 dph

• Site K2b (The Meadows) has been developed for 285 homes at a net density of 41 dph

BATH AND NORTH EAST SOMERSET CORE STRATEGY 2011-2029

• The Core Strategy allocated a further area of land of 7.9 ha under Policy KE4. Two planning applications are currently being determined which propose 200 homes at a combined net density of 42 dph

• Elsewhere, on the east side of Keynsham, further Green Belt land was allocated in the Core Strategy for 250 dwellings (Policy KE3a), with additional Green Belt land safeguarded for future development under policy KE3b. The latter would yield around 200 dwellings and now forms part of the North East Keynsham strategic location that is proposed in the JSP for 1,100 dwellings.

CONCLUSION

There is a compelling case to remove further land from the Green Belt at South West Keynsham at Lays Farm. Its sustainability credentials are superior than the other sites that have been allocated in this area. The Green Belt effects would be minor and far less invasive than the 750 dwellings that have either been built, under construction or are allocated. It is important not to overstate the Green Belt effect simply because the site is on the Bristol side of Keynsham. Lays Farm should have been allocated in preference to KE4. Now that KE4 is allocated, Lays Farm is the next clear choice for development.

SOUTH WEST KEYNSHAM PLANNING HISTORY


The site consists of two fields given over to pasture and situated to the west of Charlton Road as it enters Keynsham from the south west. It is framed by the built up area of Keynsham to the north and east. To the north is the Lays Farm Industrial Estate and the late 1960s Lays Drive housing area. To the west is the late 1960s Longmeadow housing area.

The site benefits from a landscape and visual impact appraisal that was prepared in 2013 when the site was presented as an option for development during the preparation of the BANES Core Strategy. This has recently been updated in 2016.

The site sits at an elevation 72.5m AOD to 59.5m AOD, and is broadly flat in nature, sloping slightly downwards to its eastern boundary with Charlton Lane

Development will be significantly set back from the western boundary and the south western part of the site. The introduction of a significant strip of structure planting, (planted in 2015) will, once matured, preclude visibility with the urban area of Stockwood to the west and the intervening area of Stockwood Vale.

The development of the site in landscape and visual terms should be seen in the context of the planning history of this part of Keynsham.

To further benchmark the effects of development one can also look to the residential allocation at Odd Down, Bath. In landscape and visual terms, it would not be consistent plan-making to resist development at Lays Farm on landscape grounds whilst enabling development at Odd Down. Keynsham is of course, not Bath and is not subject to the same setting issues in respect of AONB and heritage.

TOPOGRAPHY & LANDSCAPE

Stockwood Stockwood Vale The Hams (Flood Risk)

Queen Charlton Development Envelope

Chew ValleyCommitments


VIEWS OF THE SITE

Top: Looking north from the centre of the site. The Lays Farm Industrial Estate forms an untidy urban edge

Middle: Northern view from Charlton Road in the site from the south east corner

Bottom: View south from Lays Farm track into the easternmost field


The adopted BANES Core Strategy found that there were exceptional circumstances for allocating sites of 200-250 dwellings in the Green Belt. Land for a further 200 dwellings has been identified on safeguarded land.

The emerging West of England Joint Spatial Strategy establishes that there are exceptional circumstances for developing in the Bath-Bristol Green Belt to enable growth at sustainable locations. The north east of Keynsham is identified as a location for location for 1,100 dwellings and is likely to include the safeguarded land.

Within BANES, in the context of its Core Strategy and the emerging West of England JSP it has been determined that it is strategically more sustainable to direct more development to areas of Green Belt where the transport effects of development can be mitigated, than to push development to less sustainable non Green Belt locations in the south of the district. This logic applies equally to large sites and to the cumulative effect of smaller to moderate sized sites.

The Lays Farm site forms part of the gap between Bristol and Keynsham. It has a Green Belt function but its significance should not be over stated. This relatively modest site can be developed whilst maintaining the fundamental openness of the gap between the two settlements.

The development of the site would not extend Keynsham any further south nor any further west than the existing built up area.

The openness of the site itself would be reduced but the strategic openness of the Green Belt would not be affected.

THE GREEN BELT


GREEN BELT PURPOSE

ASSESSMENT RATING

To check the unrestricted sprawl of large built-up areas

The term ‘large built up area’ only relates to Bristol, Bath and Weston-super-Mare and therefore this purpose is not applicable to land on the edge of Keynsham or the Lays Farm site. Even if it was applicable the purpose is to prevent ‘unrestricted sprawl’ as opposed to purposefully planned development. Such development would be restricted and would not equate to sprawl.

No Contribution

To prevent neighbouring towns merging into one another

The impact of the proposed development on the proximity of Keynsham to Bristol at Stockwood would be minor, with the edge of the plateau and Stockwood Vale providing natural topographical barriers and perpetual openness. Keynsham would grow no further towards Stockwood than is already the case by virtue of Lays Farm Industrial Estate. The primary movement of built form would be to the south west, not towards Bristol.

Negligible Contribution

To assist in safeguarding the countryside from encroachment

The land is countryside as it is not built up or within the built up area. The site therefore assists unplanned encroachment. The countryside in this location has strong urban influences to the north and east. The south and west would remain undeveloped. If this greenfield site is not developed another area of countryside will need to be, thus overall this purpose as in this location will not safeguard the countryside overall.

Moderate Contribution

To preserve the setting and special character of historic towns

Keynsham as a whole is not a historic town and its town centre and Dapps Hill Conservation Area is far from the site. There is no setting role or special character role for the Green Belt at Lays Farm.

No Contribution

To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

No effective contribution as the key regeneration opportunities in Keynsham e.g. the redevelopment of the former Somerdale factory are all secured, and therefore Green Belt development will not deflect investment from brownfield reuse

No Contribution

SUMMARY GREEN BELT ASSESSMENT

Two rounding off options are shown, following existing build lines. These generate total of 4.1ha and 5.6ha. The proposed development area is shown overleaf.


Barratt Developments example of a sensitive edge/boundary treatment at Alderberry Fields, Banbury. An equally sensitive treatment could be provided to the edge of the

proposed developable area at Lays Farm

The proposed developable area would cover and area of 4.6ha and incorporates elements of both options, discarding the least favourable areas. This is considered to be a suitable response to landscape, visual and openness matters.


Barratt Homes is very conscious of the Queen Charlton Conservation Area and its wider setting. The development of Keynsham surged towards Queen Charlton in the late 1960s. Recent Local Plan and Core Strategy allocations have resulted in a further southerly expansion.

Situated less than 1km to the west of the site and designated in 1985, there is a possible Saxon settlement with a high density of listed buildings. Norman evidence in the Church of St Margaret suggests origins in the 11th century or earlier. The village is a compact settlement built around the church and a small green on which stands a late Mediaeval stone cross. It is not located on a through route. Instead, its location is determined by an agricultural economy dating back to the original clearance of land in the Saxon and Middle Ages.

Queen Charlton sits on a shoulder of land between two water courses and surrounded by a distinct radial field pattern. However, rising land to the east separates it from the Keynsham South West site and this separation is further emphasised by extensive tree planting.

The introduction of a robust, defendable edge would ensure that in the long term the setting of Queen Charlton and the character of the Charlton Valley would not be adversely affected by the introduction of development. Similarly, ‘the rounding off’ of development in this south eastern corner of the town, and the inclusion of a woodland strip would ensure that the separate identity of Queen Charlton is preserved.

THE HISTORIC ENVIRONMENT


PUBLIC TRANSPORT ACCESSIBILITY

WALKING

• Good footway provision through existing residential area to the centre of Keynsham, Queen’s Road local centre Castle Primary, St Keyna Primary, Braodlands Academy and additional connectivity into the countryside via the PRoW network.

• Analysis indicates it would be just over 20 minutes to walk to central Keynsham.

CYCLING

• This would be on the existing highway network, and central Keynsham, Bristol and Saltford would all be within reach of a 20-minute trip.

PUBLIC TRANSPORT

• The centre of Keynsham is a 5-7minute bus journey from a bus stop adjoin the site.

• It is 25 mins to Temple Meads, 35 mins to Bristol Bus Station and 35-40 mins to the centre of Bath.

• The most frequent bus services are routes 38 and 349 operating to 20-minute frequency, and providing links to Keynsham and Bristol. The frequency to Bath is hourly.

• A new hourly service (route 637) was introduced as a result of the recently consented Somerdale development which operated along Charlton Road between Keynsham the new South Bristol Hospital. Although, withdrawn The LHA are therefore seeking contributions towards a bus service as well as bus stops within the KE4 site.

• Keynsham railway station is approximately 3km north-east of the proposed development site. It is located on the Great Western Railway line, and has services to Bristol, Bath, London, Cardiff and Southampton.

FIRST GROUP BUS ROUTES AT KEYNSHAMThe Site


BRISTOL-BATH CORRIDOR

The development of the Lays Farm site sits well in the context of the transport vison for the sub-region. The location of development in relation to current and improved transport infrastructure is vital if the Bristol Economic Area is to function effectivity into the future.

The West of England Transport Vision proposes to upgrade the express bus route between Bath and Bristol to a rapid transit public transport corridor. The ambition is for a light rail (tram) solution to be developed as part of a package with highway investment including a Salford Bypass, Callington Road Link and better links between the A4 and A37.

The absence of any reference to the south of BANES in the emerging Transport Vision demonstrates that opportunities within the A4 corridor should be maximised.

TRANSPORT VISION FOR THE BRISTOL-BATH CORRIDOR


UTILITIES CORRIDOR AND OTHER CONSIDERATIONS


GAS MAIN

A high pressure gas main runs underneath the western part of the site at a depth of 1.2 metres.

The main is not of contemporary construction and thus it has a 17m offset where housing is not permitted.

The Council’s Core Strategy site assessment by Arup (2013) is based on the incorrect belief that the gas main was aligned further to the east and with a 70m no build zone.

Consequently, only the easternmost field was identified as a potential site and insufficient analysis was undertaken of the central part of the site and the area immediately to the south of the Lays Farm Industrial Estate.

PUBLIC FOOTPATHS AND ECOLOGY

A footpath runs just outside the southern boundary of the site and its route would not be affected by the development. This leads into Stockwood Vale which has a number of local nature conservation designations. These would not be affected by the development of the site.


CONCEPT MASTERPLAN


ILLUSTRATIVE MASTERPLAN


OPEN MARKETING HOUSINGType Housetype No’s Beds Persons Parking

Houses A 6 2 4 2 sp

B 12 2 4 2 sp

C 14 3 5 2 sp

D 10 3 5 2 sp

E 5 3 5 2 sp + 1g

F 6 3 5 2 sp + 1g

G 7 4 6 2 sp + 1g

H 8 4 6 2 sp + 1g

I 4 4 6 2 sp + 1g

J 10 4 7 2 sp + 1g

K 11 4 6 2 sp + 1g

L 6 4 6 2 sp + 1g

M 12 4 8 2 sp + 1g

Sub total (Open Market)

111

AFFORDABLE HOUSINGType Housetype No’s Beds Persons Parking

Social Rented Apartments

AA 6 1 2 1.5 sp

BB 6 1 2 1.5 sp

Houses CC 16 2 3 2 sp

DD 6 2 3 2 sp

EE 15 3 5 2.5 sp

FF 2 3 5 2.5 sp

GG 5 4 7 3 sp

56

Shared Ownership Apartments

HH 2 1 2 1.5 sp

II 2 1 2 1.5 sp

Houses JJ 6 2 3 2 sp

KK 6 3 5 2.5 sp

LL 1 3 5 2.5 sp

MM 2 4 7 3 sp

19

Sub total (affordable) 75

TOTAL 186

REDLINE 7.92ha

Non-Dev area 3.49ha

NET DEV AREA 4.43ha

DENSITY (net area) 42 no./ha

Open Market

2 Bed 16.2%

3 Bed 31.5%

4 Bed 52.3%

Affordable

1 Bed 21.3%

2 Bed 37.3%

3 Bed 32.0%

4 Bed 9.3%

ILLUSTRATIVE SCHEDULE OF ACCOMMODATION


LAND CONTROL, DELIVERY AND CONCLUSIONS

• The Lays Farm site is in single ownership and is available now. Barratt Homes is promoting the site with the landowner, demonstrating that development can be brought forward in a timely manner in order to help maintain a 5 year supply of deliverable housing sites. This is precisely the sort of site that BANES will need to stay on top of its housing requirements during the plan period.

• Part of the site has already been viewed favourably by the Council in landscape and visual impact terms. A suitable area of 2.0ha has been identified in the Council’s evidence base for 80 dwellings. However, this is considered to be a conservative view of the site’s real potential and based on incorrect information in respect of the gas pipeline. The Core Strategy Inspector noted that in terms of visual impact structural planting would be effective in addressing any inter-visibility effects between Keynsham and Stockwood.

• A net developable area of around 4.4ha is achievable within a total site area of 7.9ha. this could generate around 180 dwellings in a rounding off development in what is one of the most sustainable towns in the sub-region. Indeed, the Lays Farm site is one of the most suitable and sustainable sites in BANES that has yet to be identified for development.

• There are no barriers to its develop ability aside from Green Belt. Whilst the openness of part of the site would be reduced, the remainder (44%) would remain open. The proposed development area can clearly be regarded a logical rounding off of the settlement. There would be no fundamental conflict in respect of the Green Belt function in this location. There would be no merging effect.

• Lays Farm should be considered favourably during the BANES Local Pan review process and allocated for development in the new draft Local Plan.

HORTHAM VILLAGE, SOUTH GLOUCESTERSHIRE


www.pegasuspg.co.uk

Pegasus Group, First Floor, South Wing, Equinox North, Great Park Road, Almondsbury BS32 4QL

Telephone: 01454 625945

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group.

Crown copyright. All rights reserved, Licence number 100042093.

PLANNING | DESIGN | ENVIRONMENT | ECONOMICS

Documents

LAYS FARM | KEYNSHAM...This promotional document has been produced by Pegasus Group on behalf of Barratt Homes. Barratt Homes proposes a modest, discrete and logical residential extension