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Land at Somerdale, Keynsham

Environmental Statement Addendum

Non-Technical Summary

Issue/Revision Draft Final Addendum

Date March 2013 March 2013 August 2013

Prepared by

Project Team Project Team Andrew Malcomson

Checked by

Barton Willmore Barton Willmore Barton Willmore

Project Reference 19835/A5/EIA/NTS 19835/A5/EIA/NTS 19835/A5/EIA/NTS

Barton Willmore 101 Victoria Street,

Bristol, BS1 6PU

Tel: 0117 929 9677 Our Ref: 19835/A5/ES NTS

Fax: 0117 929 4569 Date: August 2013

COPYRIGHT

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Land at Somerdale, Keynsham Non Technical Summary

19835/A5/NTSAddendum2013 1 March August 2013

1.0 INTRODUCTION

1.1 Taylor Wimpey Limited (The “Applicant”) submitted a planning application in April 2013

for is seeking planning permission (part outline/part full) for demolition of the majority of

existing buildings and redevelopment on land at the former Cadbury Factory, Fry Club and

recreation ground, and The Hams (herafter referred to as the „Assessment Site‟) to provide

up to 700 dwellings; up to 11,150 square metres of employment space (B1) in Blocks B and

C; a local centre (to include small scale retail and medical centre); a new Fry Club; a primary

school and pre-school; a 60 bed care home; a children‟s nursery; an extension to the station

overspill car park; new access junction, and flood compensation engineering works adjacent

to the River Avon; and all associated accesses, infrastructure, landscaping and open space

(collectively referred to hereafter as the “Proposed Development”).

1.1a An Environmental Statement (ES) was prepared to accompany the part full/part

outline planning application in accordance with the Town and Country Planning

(Environmental Impact Assessment) (England) Regulations 2011 which documents

the results of an Environmental Impact Assessment undertaken to support the

planning application.

1.1b Following submission of this planning application, a number of statutory consultee

responses, including Sport England and the Environment Agency, were received.

Further traffic modelling has occurred through consultation with Bath and North

East Somerset Council and, in addition, ground contamination investigations and

ecological surveys works which were ongoing at the time of submission have now

been completed.

1.1c In light of the comments received from statutory consultees, further traffic

modelling, completed survey works and the ongoing detailed design process, this

ES Addendum updates the ES to reflect comments received from statutory

consultees and the scheme changes outlined below:

Slight deviation in location of access roads in the centre/north of the

Assessment Site (c. 3m);

Slight revision of layout of Mixed Use;

Reduction in height shown for care home from „up to 4 storeys‟ to „up to 3

storeys‟; and

Additional information in relation to the lighting strategy, which now includes

sports pitch lighting.



1.2 The Proposed Development will be located within Keynsham in the administrative area of

Bath and North East Somerset Council (BANES). The location and extent of the Assessment

Site is shown on Figures 1.1 and 1.2.

1.3 This report provides a non-technical summary (NTS) of the Environmental Statement (ES), as

updated by the ES Addendum. Revisions (limited to the introduction) are shown by

bold underlined font for added text and strikethrough font for deleted text.

prepared to accompany the planning application. The ES presents the findings of an

Environmental Impact Assessment1 (EIA) undertaken in support of the planning application.

1.3a None of the revisions presented within the ES Addendum have resulted in a change

in the conclusions presented in the ES. Revised Parameter Plans are included in the

ES Addendum (Figures 4.1A to 4.5A).

1.4 The full findings of the ES are presented in a comprehensive set of documents that can be

viewed at Bath and North Somerset Council, Planning Service – Major Developments, PO Box

5006, Bath, BA1 1JG. Additional copies of the NTS (no charge), ES (£150 plus postage) and

the Technical Appendices (£250 plus postage) are available from Barton Willmore LLP, 101

Victoria Street, Bristol, BS1 6PU. The complete ES can also be obtained on CD for £20 (plus

postage) from the same address.

The Assessment Site

1.5 The Assessment Site, approximately 90 hectares (ha) in area and shown on Figures 1.1 and

1.2, is located on land which currently comprises the former Cadbury Factory, Fry Club and

recreation ground, and surrounding greenfield land known as „The Hams‟ on the northern

edge of Keynsham approximately 600m from the town centre. The Assessment Site is bound

by the River Avon with wooded valley sides and neighbouring hill beyond to the north, west

and east and by the Bristol to London railway line, A4 Keynsham Bypass and a development

of two-storey houses to the south.

1.6 The Assessment Site is gently sloping with localised, predominantly man-made changes in

ground level around the existing area of built development. About 70% of the Assessment

Site is amenity grassland and improved pasture (The Hams) which is also designated as

Green Belt.

1 Prepared in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011



1.7 The built aspects of the Proposed Development comprises about 30% of the total site area

and are confined to the vacant former Cadbury Factory and associated hard standing, the Fry

Club and car park, as well as the undeveloped land to the south of the Cadbury Factory

currently used as three football pitches and a cricket pitch.

1.8 The Assessment Site was originally allocated in the BANES Local Plan 2 under Policy GDS.1K1

for mixed use employment and residential development before the closure of the Cadbury

Factory. Since then the Assessment Site was considered within the Strategy Housing Land

Availability Assessment for the draft Core Strategy 3 which acknowledges that the Assessment

Site, along with Land at South West Keynsham accounts for the majority of supply of hous ing

in the area around Keynsham.

1.9 The Assessment Site is located to the north of the A4 Keynsham Bypass and London to

Bristol Railway. Access is currently provided off Somerdale Road with secondary access off

Chandos Road which links to the A4175 and beyond to the A4 Keynsham Bypass. The

Assessment Site is well served by high frequency bus services stopping along Station Road

and at Keynsham Railway Station which provide regular connections to Keynsham town

centre, Longwell Green, Kingswood and Mangotsf ield. There also a number of significant

PROWs and cycle ways which pass close by to the Assessment Site.

1.10 Notable features in the local area include:

Cleeve Wood Site of Special Scientific Interest (SSSI) 4;

Bickely Wood SSSI;

Avon Valley Local Nature Reserve (LNR)5;

Charlton Bottom & Queen Charlton watercourse Site of Nature Conservation Importance

(SNCI);

East Wood and Keynsham, Humpy Tumps Complex SNCI;

The River Avon SNCI6;

Trees within the Assessment Site protected by Tree Preservation Orders (TPOs)7;

Keynsham Conservation Area8 and associated Listed Buildings9;

Grade II Listed10 Roman Well located between Blocks C and D of the Cadbury Factory;

2 Bath and North East Somerset Council (2007) Bath and North East Somerset Local Plan 2007. 3 Bath and North East Somerset Council (May 2011) Strategic Housing Land Availab ility Assessment v2.1 4 Sites of Special Scientific Interest (SSSI) are areas of land of special interest by reason of any of its flora, fauna, or geological or physiographical features which is notified under the Wildlife and Countryside Act 1981. 5 Local Nature Reserves are sites of importance for wildlife, geology, education or public enjoyment. 6 Site of Nature Conservation Importance (SNCI) are non-statutory designated areas of local importance for nature conservation. 7 A Tree Preservation Order (TPO) is a legally enforceable order made by the Local Planning Authority (LPA) to protect trees and woodland in the interests of public amenity 8 Conservation Areas are areas of special environmental or historical importance that is protected from changes by law. 9 Listed Buildings are buildings placed on statutory lists of buildings of 'special architectural or historic interest' compiled by the Secretary of State for Culture, Media and Sport under the Planning (Listed Buildings and Conservation Areas) Act 1990, on advice from English Heritage

/ourwork/conservation/geodiversity/protectandmanage/lnrs.aspx



A roman villa located north of Cross Street and south of Hams Road; and

The remains of a medieval abbey (scheduled monument11) stockpiled on land immediately

east of the factory entrance.

2.0 EIA METHODOLOGY

Assessment Methodology

2.1 EIA is a systematic procedure that uses best practicable techniques and available sources of

information to determine the potential environmental effects (beneficial, adverse, negligible,

temporary, permanent, direct, indirect, cumulative and interactive) of a development. This

enables the importance of predicted effects to be considered by a local pl anning authority (in

this case BANES) before a decision is made about the planning application. The prediction of

such effects for the Proposed Development was made in relation to both the construction

activities and the completed development phase of the Proposed Development i.e. when

complete and occupied.

2.2 Within the ES the significance of each environmental effect has been identified. The

significance reflects the relationship between:

The sensitivity, importance or value of the affected resource or 'receptor' (such as people

or wildlife); and

The actual change taking place to the environment (i.e. the 'magnitude' or severity of an

effect).

2.3 The three levels of significance defined are:

Major – an effect which, on its own, could have an influence on the decision making

process;

Moderate – an effect which, on its own, could have some influence on decision making,

particularly when combined with other similar effects; or

Minor – an effect which, on its own, is likely to have a minor influence on decision

making but when combined with other effects could have greater influence.

10 Grade II Listed Buildings are considered to be of national importance and special interest 11 Scheduled Monuments are buildings included in the Schedule of Monuments compiled under Section 1 of the Ancient Monuments, and Archaeological Area Act 1979 of national historic or architectural significance.



2.4 Table 1.1 shows the relationship between the value of the receptor and the magnitude of an

effect used to determine the significance of an effect.

Table 1: Significance Matrix

Sensitivity/Value of Receptor

Magnitude of Effect

High Medium Low

High (England, UK, International)

Major Major/ Moderate Moderate

Medium (County, Regional)

Major/ Moderate Moderate Moderate/ Minor

Low (Local, District)

Moderate Moderate/ Minor Minor

2.5 Effects are also described as:

Adverse i.e. detrimental or negative effects to an environmental resource or receptor; or

Beneficial i.e. advantageous or positive effect to an environmental resource or receptor.

2.6 Where an effect is considered to be not significant or have no influence, irrespective of other

effects, it is classified as “negligible”.

Cumulative Effects

2.7 Within EIA, the cumulative effects of a development in conjunction with other consented but

not yet built development in the area are considered. Cumulative effects are generally

considered to arise from the combination of effects from the Proposed Development and from

other proposed or permitted schemes in the vicinity. The following cumulative schemes are

considered in the ES and are shown on Figure 2.1:

Keynsham South, Parcel 4200, Parkhouse Lane, Keynsham (Application No.

09/04351/FUL) – Hybrid (part outline and part full) planning application for a housing

led mixed use development comprising 285 dwellings, retail accommodation, flexible

business/employment floor space, affordable housing, formation of new vehicular,

pedestrian and cycle accesses, pedestrian and cycle improvements to Parkhouse Lane,

formal and informal public open space including junior playing pitch and associated

changing rooms and parking facilities, together with landscaping and tree planting and

ancillary works including drainage (Full Application) and extension to Castle Primary

School (Outline Application, All Matters Reserved));

Land to the rear of 24-42 Temple Street, The Labbott Car Park, Keynsham

(Application No. 08/00903/FUL) – Demolition of the ground floor of 1 Temple Court



and works to the courtyard at rear of 24-32 Temple Street; Demolition of the ground

floor of 34 Temple Street and erection of two-storey commercial development to form

seven units at ground-floor and seven units at first floor level for retail or office use, with

additional two display units at ground floor level for display of historic artefacts at rear of

34-42 Temple Street and formation of vehicle lay-by adjacent to The Labbott Car Park;

and

Town Hall, The Centre, Keynsham, BS31 1ED (Application No.

12/00972/REG04) – Erection of new buildings to provide offices, library, one stop

shop, retail with associated highway works; new public realm works and landscaping

following the demolition of all the buildings currently on site (excluding the mu lti-storey

car park, which will be extended).

Determining the Content of the ES

2.8 „Scoping' involves focusing the study (and hence the ES) on environmental issues of potential

significance. The scope (content) of the ES was established by the project team at the start

of the EIA process. A request for a Scoping Opinion12 was sent to BANES on the 20th February

2012 although no formal scoping opinion has been received. Therefore in accordance with

the scoping request the following environmental topics have been addressed within the ES:

Landscape and visual amenity;

Ecology and nature conservation;

Transport and access;

Water resources and flood risk;

Archaeology and cultural heritage;

Ground conditions and contamination;

Socio economics;

Air quality; and

Noise and vibration.

12 A Scoping Opinion is a written statement of the local authority‟s opinion as to the informa tion to be provided in the ES,

in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations

2011.



Consultation Process

2.9 As part of the design of the Proposed Development consultation has been undertaken with

the local community and key stakeholders including: BANES (various departments); Bristol

Regional Environmental Records Centre; Natural England; Environment Agency; Avon Wildlife

Trust; English Heritage; The Cadbury Archives at Somerdale and Bournville; The Somerset

Archive and Record Centre; BANES Historic Environment Records; and South Gloucestershire

Historic Environment Records.

2.10 In addition to this consultation, a key forum was also set up at the outset of the design

process called the Somerdale Working Group, and included representatives from BANES, the

landowner, the Applicant and the consultant team. The key components of the stakeholder

involvement process have entailed workshops and exhibitions which have provided an

opportunity for local residents and key stakeholders to feed back their comments on the

proposals. Involvement with the local community will continue throughout the planning

process and into the construction phase of the Proposed Development.

3.0 ALTERNATIVES

3.1 The EIA Regulations13 require that an applicant provides an outline of the main alternatives

considered. Taylor Wimpey Limited has considered alternative designs for the Proposed

Development following identification of the constraints and opportunities on the Application

Site. The layout and design of the Proposed Development has been informed by: the

considerations and constraints within the Application Site; the key design principles

necessary to ensure the vision for the Proposed Development is achieved; and has

considered feedback from the public exhibition.

4.0 THE PROPOSED DEVELOPMENT

4.1 The description of the Proposed Development is set out below:

“A. Demolition of the following buildings as indicated on the Demolition Plan: 1. Three storey brick Factory building (Block D) and associated

outbuildings 2. Single storey building (Retail Shop) 3. Two storey brick and clad building (Fry Hall) 4. Power house and chimney

13 The Town and Country Planning (Environmental Impact Assessment) Regulations 2011



5. Two storey Sports Pavilion and Conference centre (the Fry Club)

6. Part of five storey brick Factory buildings (Blocks B and C). 7. Single storey timber building (Somerdale Lodge) 8. Former unloading bay canopy and associated work 9. Single storey buildings to courtyards between factory

buildings 10. Single storey brick building to the rear of the Factory (J

Block) B. Application for outline planning permission for: 1. The erection of up to 430 dwellings; 2. 60 bed care home (C2 use); 3. Single form entry primary school including early years pre

school facility; 4. Local centre to include children‟s crèche, medical facility

(D1) and A1, A3, A4, and A5 uses; 5. Café / restaurant at Riverside; 6. All associated accesses, roads, infrastructure (including

flood protection measures), landscaping, new wildlife areas, open space, and cycle/footways associated with the above.

C. Application for full planning permission for: 1. The erection of 157 dwellings together with access roads,

landscaping and associated infrastructure; 2. Highway works at Somerdale Road / Station Road; 3. Change of use of Block A for up to 113 apartments with

access, car parking and all associated infrastructure; 4. Social and Sports pavilion (new Fry Club) and access roads,

associated car parking, landscaping and associated infrastructure;

5. New sports pitches, realignment of some existing pitches and land raising of part of one football pitch;

6. Relocation of groundsman‟s hut on the Hams; 7. Reinstatement of front of factory buildings B and C and

construction of rear walls to buildings B and C to create up to 11,150 sqm employment space (B1), leisure uses, A3, A4 and A5 uses with access, car parking and all associated infrastructure;

8. Use of existing basements for car parking and surface level parking to serve employment space;

9. Engineering works to Chandos Road and associated landscaping;

10. Extension to station overspill car park located in the Picnic Area;

11. Surface water attenuation pond 12. Outfall to the River Avon.”

4.2 Development parameters have been established for the entire Proposed Development and are



shown in a series of parameter plans14

. These set out details of the limits necessary to

define and fix those aspects of the Proposed Development capab le of having significant

environmental effects, as defined in the EIA Regulations. These limits or development

parameters are shown on the parameter plans, Figures 4.1A, 4.2A, 4.3A, 4.4A and 4.5A,

and are described below.

4.3 During the preparation of this ES, the application boundary has reduced by 0.02Ha in an area

of green space within the south east of the Assessment Site. The minor difference between

the application boundary and the Assessment Site boundary has not affected the findings

presented within this NTS. For completeness the minor difference is illustrated on Figure

4.6.

Demolition

4.4 All buildings within the Assessment Site other than Block A and the front of factory Blocks B

and C will be demolished including: factory blocks D and J; the power house and chimney; all

connecting buildings between factory blocks; the rear of blocks B and C; the Fry Club;

Somerdale Lodge; the Fry Hall; the retail shop, the single storey buildings within courtyards

between factory buildings; canopies and any other modern additions.

Built Development

4.5 The land uses proposed on the Assessment Site are shown on Figure 4.1A. The

approximate areas attributable to each land use are set out in Table 4.1.

Table 4.1: Proposed Land Uses within the Proposed Development

Land Use Area (ha)

Residential 14.39

Employment 0.89

Mixed Use 0.08

Fry Club and Associated Parking 0.90

Care Home 0.54

Primary School 1.40

Sports Facilities 20.44

Open Space 30.96

New Woodland and potential area of ecological mitigation 4.47

Wildlife Area 4.45

Green Space 4.59

Wetland Area 2.68

Attenuation Pond 0.21

Community Agriculture 0.72

Shared Surface/Squares and Parking 1.19

14 Parameter plans are a series of drawings that set the types of land use, the heights of the future buildings, main points of access, and landscaping proposals. They do not show individual buildings or roads but set out where the key parts of a development will be located on a site.



Land Use Area (ha)

Infrastructure 2.74

Displayed Archaeological Remains 0.03

Residential Element

4.6 The Proposed Development will provide up to 700 residential dwellings over an area of

approximately 15 ha. The majority of the Proposed Development will be a maximum of 2.5

storeys, with up to three storeys on key routes and spaces. 113 apartments will be provided

in Block A which will incorporate an additional storey to accommodate flats at a maximum of

five storeys.

4.7 The highest density residential areas are proposed near the mixed uses local centre and

lowest density areas along the edges of the Proposed Development to create a suitable

transition with The Hams and open countryside. Medium density residential areas will form

the core of the remainder of the Proposed Development. The locations, heights and

densities of the residential development are shown in Figures 4.1A, 4.2A and 4.3A.

Commercial Element

4.8 The Proposed Development includes the provision of up to 11,150 sqm of employment (B1)

use within the five storey Buildings B and C.

Mixed Use Space

4.9 The Proposed Development includes the provision of a 0.08 ha mixed use lo cal centre which

could accommodate a medical centre, shop, cafe and community/leisure uses.

Sports Provision

4.10 The redevelopment of the land to the south of the factory will lead to the loss of three

football pitches, one cricket pitch and the Fry Club which will all be replaced within the

Proposed Development (within the sports pitches space shown on Figure 4.1A).

New Fry Club

4.11 The Proposed Development will deliver a new purpose built Fry Club on the western edge of

the previously developed area with views over The Hams. This will be a maximum of 10m in

height and offer integrated changing rooms, social and meeting/conference and events

facilities.



Sports Pitches and Other Sports Facilities

4.12 The following sports pitches will be provided, retained or replaced as part of the Proposed

Development:

A new Step 7 football pitch (replacing existing main pitch), located out of the floodplain,

complete with a full drainage system and post and rail fencing on The Hams in close

proximity to the New Fry Club;

Pitches F6, F7, F12 and JF 1 and 2 on the northern part of The Hams recreational area

will be realigned;

Two replacement pitches (replacing existing pitches F2 and F3) will be provided as new

pitches to the north and west of the existing playing fields on The Hams, this will involve

reprofiling of topsoil;

All other football and cricket pitches remain unchanged in their current position on The

Hams;

Two replacement cricket squares (C1 and C4) , cricket square C2 is retained; and

The best quality cricket pitch on The Hams (C3) which is currently shared with two

football pitches will have exclusive use for cricket.

4.13 The 9 hole golf course on The Hams and all other sports facilities at the Fry Club will be

retained (i.e. bowling green and pavilion, and hard courts for tennis and football/netball).

Access

4.14 The primary vehicular access for the Proposed Development will be provided via the existing

Station Road access (as shown on Figure 4.4A). This junction will be remodelled, have

traffic signal control and will incorporate pedestrian and cycle crossing facilities. Two

emergency access routes have also been provided and are located off Keynsham Road and

Chandos Road (also shown on Figure 4.4A).

4.15 Pedestrian and cycle connections will be maximised through the provision of full pedestrian

crossing facilities at the Station Road junction. To facilitate access to Keynsham Station, the

old Somerdale railway route will become a new cycleway/footway that will provide a direct

connection from the centre of the Proposed Development to Keynsham Station, via a toucan

crossing on Keynsham Road.

4.16 A bus route will be integrated with the primary movement route (with two bus stops

provided, as shown on Figure 4.4A), enabling it to serve the existing factory buildings and

mixed use local centre to ensure that is accessible to all residents.



Car and Cycle Parking

4.17 The following principles will be applied to the provision of car parking wherever possible:

• Residents parking will be provided on-plot or on-street in a location that is convenient

and overlooked;

• Where parking is on-plot this will be to the side of the dwelling behind the building line.

In some situations parking to the front of houses may be appropriate;

• Where parking is on-plot generally two parking spaces including the garage will be

provided;

• Unallocated visitor parking will be provided at the appropriate ratio in convenient

locations, usually on street;

• Parking will be designed to be as unobtrusive as possible by providing screening such as

tree planting or hedges wherever possible;

• Wherever possible residents parking will be provide in a location that is overlooked by

the property; and

• Rear parking courts should be used only in exceptional circumstances, where used they

should be small and overlooked.

Flood Compensation Works

4.18 Flood compensation works will be provided in the form of a new wetland area on the

northern boundary of the Assessment Site, connected to the River Avon, lowering land to

create new flood storage.

Green Infrastructure

The Hams

4.19 The open and expansive character of The Hams will be retained and enhanced. The primary

function will remain as an area of sports pitches combined with grazed pasture. All proposals

within The Hams are responsive to the archaeological sensitivity of the area. A new cycle-

pedestrian route and wetland area will also be included in The Hams as described below.

New Cycle-Pedestrian Route

4.20 A new cycle-pedestrian route will be created from the centre of the Proposed Development to

the new wetland area on the bank of the River Avon. This will also provide connections with



the community orchard and play areas.

New Wetland Area

4.21 A new wetland in the land to be lowered on the banks of the River Avon will be provided

containing over 2 ha of ecological enhancement, including reed beds, areas of willow carr,

rough wet grassland and ephemeral pools, with public access.

The Woodland

4.22 The Woodland in the south eastern corner of the Assessment Site will be retained as an

important feature of the Somerdale landscape. The woodland will be managed to improve

the quality of individual trees and the diversity of the species present.

Other Trees

4.23 The existing boulevard of trees will be retained along with the existing landscape of mature

trees within the development area.

Other Areas of Open Space

4.24 Other areas of open space will be provided within the Proposed Development outside of The

Hams and Woodland including:

Somerdale Green;

Riverside Green;

Four local areas for play; and

Two areas for natural play.

Sustainable Drainage Measures

4.25 The drainage strategy has been designed in accordance with current legislation and policies

and following discussion with the Environment Agency. In order to achieve the intended

improvements to flood risk, provision is made for some on-site attenuation including a 1500

sqm large pond located in The Hams adjacent to the banks of the River Avon and an

integrated system of Sustainable drainage features within the Proposed Development to treat

and attenuate the surface water. Swales are proposed to act as soakaways where ground

conditions permit.



Construction Programme

4.26 Construction will commence in 2013 and be completed 10 years later in 2023. It is expected

that construction of built development will be more or less continuous throughout this time

and will commence with Phase 1 and the Fry Club and will move northwards. The flood

compensation scheme at the River Avon will be constructed in two phases - the first phase

will be completed in Phase 1 to enable the land raising of the replacement football pitch. The

first phase of residential development will start from the southernmost corner to enable the

existing pitches to remain in use until the replacements are ready. Landscape and open

space will be provided in conjunction with each phase of development and ecological

mitigation associated with the development of land to the north of the factory will be

completed prior to the start of construction of Phases 5 and 6. A Construction Environmental

Management Plan (CEMP) will be prepared for the Proposed Development that will provide

the methods of managing environmental issues for all involved with the construction

activities.

4.27 BANES will want to regulate the hours of work by imposition of an appropriate condition prior

to the commencement of the works. It is anticipated that these will be 08:00 to 18:00

Monday to Friday and 08:00 to 13:00 on Saturdays. All work outside these hours will be

subject to prior agreement, and/or reasonable notice, by BANES, who may impose certain

restrictions. Night time working will be with the agreement of BANES and restricted to

exceptional circumstances.

5.0 LANDSCAPE AND VISUAL AMENITY

7.5 The Assessment Site is a semi-industrial site currently dominated by: the presence of the

disused and semi-derelict Cadbury Factory buildings; the poor condition of hedgerows on The

Hams; the presence of visually prominent overhead transmission lines crossing the

Assessment Site; and the well maintained sports fields.

5.1 During demolition and construction there will be some direct adverse effects on views arising

from the presence of plant machinery (i.e. cranes), the demolition of existing buildings; and

the development of new buildings and structures. There will also be some indire ct adverse

effects resulting from increased traffic and movement of machinery and equipment

facilitating change within the Assessment Site on the surrounding roads. These will result in

temporary effects of between neutral to moderate adverse significance.



5.2 Views of the completed development will generally be limited to near distance viewpoints

from locations such as: the River Avon Trail; residential properties on Chandos Road; the

Bristol to London railway line to the south; from the area to the east including Keynsham

Road; and the Bristol and Bath Railway Path resulting in minor to moderate adverse effects.

Views from further away will experience effects of neutral to minor adverse significance due

to the presence of intervening topography, trees and buildings .

5.3 The Assessment Site will change from its current degraded industrial character to a high

quality mixed use development designed to assimilate the Proposed Development into the

existing context. The Proposed Development will result in a reduction of tall buildings with

the demolition of existing factory buildings and replacement by lower built development of

mainly two to two and a half storeys. The residual permanent effects of the Proposed

Development on landscape character will of minor adverse significance.

5.4 The area of woodland in the south-eastern corner, the horse chestnut tree avenue along the

approach road to the Cadbury Factory and vegetation along the banks of the River Avon will

be retained. Poor quality existing tree and scrub vegetation will be removed and replaced

with an extensive area of tree and scrub planting along the northern edge of the

development platform and a wildlife zone, where rough grassland and scrub can develop, in

the western corner of the Assessment Site. There will also be extensive street tree planting

and an orchard, a natural play area and new recreational paths. The overall permanent

residual effects of the Proposed Development on landscape features will be of moderate to

major beneficial significance.

5.5 In terms of cumulative effects there will be neutral effects during demolition and

construction or completed development due to the distances between the development

schemes and presence of intervening vegetation, topography and buildings.

6.0 ECOLOGY AND NATURE CONSERVATION

6.1 Habitats present on the Assessment Site comprise: buildings; hard-standing; colonising

ground (in areas where former buildings have previously been removed) ; grassland

(including amenity grassland, agriculturally semi-improved pasture and rough grassland /

scrub mosaics); scrub; woodland (mixed and broadleaved); scattered mature trees and

marginal vegetation along the River Avon and associated tributaries which run through

and/or adjacent to the Assessment Site. Evidence of bats, badgers, otters, other mammals,

birds, slow worms, amphibians and invertebrates were found within these habitats.

6.2 During demolition and construction there will be temporary negligible effects on designated

wildlife sites within 2 km from the Assessment Site as they will not be affected. Within the



Assessment Site there will be loss of some trees, hedgerows, scrub, grassland and buildings

as part of the demolition and construction process although they will be replaced with new

semi-natural habitat which will be protected from construction activities resulting in

temporary negligible effects.

6.3 During completed development, there will be negligible effects on the designated wildlife

sites apart from at Keynsham Humpty Tumps Complex SNCI where habitats may be trampled

and wildlife disturbed by new residents and people using the Proposed Development

accessing the area resulting in minor adverse effects. Within the Assessment Site, the

provision of appropriate management and monitoring of new and retained habitats will be

secured through a long term ecological management plan. This will result in moderate

beneficial effects on the habitats within The Hams and minor beneficial effects on the

hedgerows, scattered trees and the woodland within the south eastern part of the

Assessment Site.

6.4 During completed development there will be negligible effects on badgers, bats, otters, birds,

reptiles, amphibians and invertebrates through provision of suitable habitat to be used for

foraging, nesting or roosting animals, which once established will replace that lost during

demolition and construction. There will also be minor beneficial effects on a range of local

wildlife as a result of the provision of the wetland area in The Hams.

6.5 In terms of cumulative effects, there will be negligible effects during construction and

operation as a result of the implementation of mitigation measures for each of the

development schemes.

7.0 TRANSPORT AND ACCESS

7.1 The Assessment Site is located to the north of the A4 Keynsham Bypass and London to

Bristol railway. Access is currently provided off Somerdale Road with a secondary access off

Chandos Road which links to the A4175 and beyond to the A4 Keynsham Bypass. The

Assessment Site is well served by high frequency bus services stopping along Station Road

and at Keynsham Railway Station which provide regular connections to Keynsham town

centre, Longwell Green, Kingswood and Mangotsfield. There are no public rights of way

(PROWs), bridleways or designated cycle paths directly on the Assessment Site, however a

number of significant PROWs pass close.

7.2 During demolition and construction the volume of traffic entering and leaving the Assessment

Site using the Bristol Road and Keynsham Road will depend on the rate at which dwellings

are constructed. The highest volume of traffic will result from: importing spoil onto the



Assessment Site to raise site levels; construction of the residential development; and

development of the Fry Club and will be seen on the Bristol Road link which is forecast to

experience an increase in traffic of less than 1%. Therefore with effective control on

movement of vehicles entering and leaving the Assessment Site there will be negligible

effects on: pedestrian and cycle amenity and delay; fear and intimidation; public transport;

severance; driver delay; and road safety during demolition and construction.

7.3 During completed development, a Framework Travel Plan will be implemented which along

with: off-site improvements to the junction between the A4175 Keynsham Road and B3116

Bath Hill; a proposed new bus service; improved pedestrian accessibility; and a new shared

use bridge over the River Avon will minimise the number of vehicular trips associated with

the Proposed Development resulting in negligible effects on driver severance and delay,

pedestrian severance and delay and road safety.

8.0 WATER RESOURCES AND FLOOD RISK

8.1 There are two field drains within the Assessment Site at the western edge of The Hams that

feed into the River Avon which flows along the eastern, northern and western boundaries of

the Assessment Site. The Hams is located within the floodplain of the River Avon and

frequently floods while the development platform in the eastern part of the Assessment Site

(where the Cadbury Factory currently stands) is raised above the floodplain in an area at a

low risk of flooding. The Assessment Site currently has some surface water drainage

features as well as two combined sewer systems.

8.2 During demolition and construction, the effective implementation of the CEMP will : minimise

flood risk; manage surface water drainage; minimise erosion or siltation of the river channel;

and protect water quality, water resources and groundwater within and surrounding the

Assessment Site. Therefore there will be negligible effects on flood risk, surface water

drainage, river channel shape, water quality, water resources and groundwater. The only

exception will be if there was an extreme spillage of fuel or chemicals which will result in the

potential for temporary minor adverse effects on water quality.

8.3 During operation the main residual flood risk relates to the wetland area and the need to

restrict the erosion, mobilisation and deposition of sediments from the banks of the River

Avon. Assuming that the surface water drainage network is maintained, the significance of

effects relating to flood risk, surface and groundwater water quality and the River Avon is

considered to be negligible.



8.4 Measures to promote the re-use and recycling of water within the Proposed Development

such as the inclusion of private water butts for rainwater harvesting will be encouraged so as

to reduce overall demand. Low water consumption units and fixtures (e.g. toilets and taps)

fitted with water efficiency and cut-off features will also be encouraged throughout the

Proposed Development. Furthermore the surface water drainage strategy, with a controlled

release to the River Avon, means that water is being directed away from the sewer

infrastructure. These measures will lead to overall negligible effects on water resources.

8.5 The design of the individual development schemes will be undertaken to ensure that there

are no adverse cumulative effects on the receiving water features such as the River Avon.

With these factored into the design it is considered that there will be negligible cumulative

effects during demolition and construction and completed development .

9.0 ARCHAEOLOGY AND CULTURAL HERITAGE

9.1 The Assessment Site contains two assets of national importance, a Grade II Listed Roman

Well between Blocks A and B of the Cadbury Factory and the remains of a Roman Town on

the edge of the terrace above The Hams overlooking the River Avon to the north and west.

Furthermore a total of 45 designated heritage assets are located within 4 km of the

Assessment Site with the nearest assets being: Keynsham Abbey located 150m to the south;

and Keynsham Conservation Area. Within the Assessment Site there is also potential for the

presence of limited prehistoric activity and extensive Roman activity on The Hams, with

additional limited evidence for post-medieval farming practices.

9.2 The residual effects on buried archaeology within The Hams from the construction of the new

football pitch, new cycle ways and footpaths will not be significant. However the removal of

the Fry Club car park over the Roman Town will result in a permanent effect of minor

beneficial significance. The creation of the new wetland area and installation of new fencing

and planting of trees will have a negligible effect on the outlying deposits within The Hams.

Furthermore within the recreation ground a Bronze Age ditch, Roman quarries, medieval gully

and quarrying and a post medieval structure and trackway will result in a minor adverse

effect as they will be buried under housing and landscaping.

9.3 The aspects of the Cadbury Factory to be retained will be appropriately preserved and

managed to ensure that the legacy of the former chocolate factory remains as visible

historical elements within the Assessment Site. In addit ion the Roman well which is currently

under the factory buildings will be found and restored as part of the Proposed Development

resulting in a permanent major beneficial effect.



9.4 More widely, due to the retention of parts of factory blocks B and C, the effect to the setting

on nearby heritage assets including the Keynsham Conservation Area will be of negligible or

no significance where appropriate design and the retention of the key aspects of the frontage

of the Proposed Development have ensured that the „feel‟ and look of the area when exiting

the town is maintained.

9.5 There will be no cumulative effects during demolition and construction on archaeology as the

effects will be predominantly restricted to the development footprint. Furthermore during

completed development there will be no cumulative effects on either the desig nated or non-

designated heritage assets due to the distance between the development schemes. The

exception will be effects on Keynsham Conservation Area where all the nearby development

schemes will affect the partial setting of the Conservation Area resulting in a minor adverse

cumulative effect.

10.0 GROUND CONDITIONS AND CONTAMINATION

10.1 The Assessment Site is underlain by a mixture of layers of silt and mud laid down over the

centuries by the River Avon and made ground. There is also site wide soil contamination

that has been recorded at concentrations that may pose a risk to human health in the

context of a proposed residential use unless remediated.

10.2 The Proposed Development will result in a reduction in levels of contamination on the

Assessment Site to a level that is considered suitable for the land use during completed

development through the implementation of an effective remediation strategy to clean up or

cap the contaminated soils. Overall the effects following mitigation are minor to moderate

adverse and therefore, the effect of the Proposed Development is not significant.

10.3 The Proposed Development, when considered with the cumulative schemes should not have

any cumulative effects on the Application Site from a ground conditions perspective.

11.0 SOCIO ECONOMICS

11.1 The Assessment Site is currently occupied by semi-derelict buildings of the former Cadbury

Factory. At its peak the site employed 5,000 people. Over a period of time, modernisation in

technology resulted in a decline in the original number of staff.

11.2 In February 2010 Kraft foods took over Cadbury. It was announced that the factory closure

would take place in 2011. The factory was finally closed on March 2012. It was reported that



during the final periods of operation the factory had a ske leton staff of between 40 to 50

people15. The Fry Club continues to employ the equivalent base staff of approximately nine

full time members of staff.

11.3 During demolition and construction the Proposed Development will create approximately 128

full time equivalent construction workers on-site per year during the construction period

along with further indirect jobs provided across other industrial sectors, including distribution

and retail, business service and hotel and catering resulting in temporary effects of moderate

to major beneficial significance.

11.4 The completed development will provide up to 700 residential units with a mix of

accommodation size and type providing accommodation for up to 1,554 people, and

contributing to housing needs established by planning policy. In addition the Proposed

Development will result in 1,068 direct jobs and 730 indirect jobs associated with the

provision of offices, the local centre, cafe, care home, medical centre, primary school,

children‟s crèche, pre-school and Fry Clubhouse. This will result in permanent effects of

moderate to major beneficial significance.

11.5 In terms of cumulative effects there will be temporary moderate beneficial effects during

construction of the development schemes resulting from the job crea tion. During completed

development there will be moderate beneficial effects on population, housing and

employment due to the combined effect of providing new houses and employment

opportunities in the area.

12.0 AIR QUALITY

12.1 The main source of air pollution within the area is emissions from road traffic. BANES have

declared a number of Air Quality Management Areas (AQMAs) 16 within their area, one of

which is located within the centre of Keynsham. The nearest AQMA, the Keynsham AQMA, is

located approximately 180m south-west of the Assessment Site.

12.2 During on-site activities relating to demolition and construction, releases of dust and

particulate matter (PM10) are likely to occur. However, through good site practice and the

implementation of appropriate mitigation measures (for example, use of appropriate

equipment, implementation of screening and dampening measures, use of a jet wash etc.),

the effect of dust and PM10 releases will be reduced and the risk of excessive releases

15

Bath Chronicle 16 An Air Quality Management Area is a defined area by virtue of Section 82(3) of the Environment Act 1995, where it appears that the air quality objectives prescribed under the UK Air Quality Strategy will not be achieved



minimised resulting in a temporary minor adverse effect. Furthermore effects from exhaust

emissions from construction traffic and plant will potentially arise in the areas immediately

adjacent to the designated haulage routes. However, effects will be temporary and

negligible.

12.3 The Proposed Development will cause very little change to air pollutant levels and will result

in an effect of direct, permanent, long-term and of neutral to negligible significance for all

pollutants. Furthermore, pollutant concentrations predicted within the Proposed Development

itself were also below the relevant Air Quality Standard Objective17 levels.

13.0 During demolition and construction any additional increase in dust and particulate emissions

from on-site activities undertaken within any of the identified committed development sites

will be negligible. Therefore the overall cumulative effect of an increase in dust and/or

particulate deposition and emissions from construction traffic will be negligible.

14.0 During completed development, the cumulative effects will remain neutral to negligible as the

concentrations of NO2 and PM10 will remain below the relevant objective levels adjacent to

the roads used to access the Proposed Development and within the Proposed Development.

15.0 NOISE AND VIBRATION

15.1 At present the main source of noise within the Assessment Site is from passing trains on the

neighbouring railway and building service plant associated with the existing site.

15.2 Noise and vibration predictions show that negligible to minor adverse residual effects of a

temporary nature are anticipated at nearby sensitive receptors (comprising residential

receptors at Chandos Road, Priory Road, Dryleaze and Summerleaze) . Furthermore noise

arising from development related traffic on all road links is such that residual effects of

negligible to minor beneficial significance will arise.

15.3 During completed development, noise emission limits have been derived for fixed plant items

associated with the Proposed Development. Providing that all plant are designed cumulativel y

such that the proposed noise emission limits are not exceeded, then, at worst, negligible

effects will arise.

17 Air Quality Objectives are criteria for the assessment of local air quality expressed in terms of a concentration threshold to be achieved by a certain date. The thresholds are established at concentrations considered acceptable in the light of what is known about the effects of each pollutant on health or ecosystems.



15.4 All the dwellings, the school and outdoor space will be designed to have acceptable noise

levels. Residential dwellings in the south-east corner of the Assessment Site gardens should

be located behind buildings, or alternatively an acoustic barrier could be erected instead of

standard garden fencing between the residential dwellings and the railway. Furthermore the

design of the building envelope, including the use of standard thermal double glazing and

acoustically treated passive/trickle ventilators, should ensure that the internal noise criteria

will be achieved for future occupants.

15.5 The cumulative effects are anticipated to be negligible dur ing demolition and construction

and completed development due to the distances between the Proposed Development and

the other development schemes.

14.0 RESIDUAL EFFECTS AND CONCLUSIONS

14.1 In summary, the Proposed Development will comprise up to 700 dwelli ngs; up to 11,150

square metres of employment space (B1) in Blocks B and C; a local centre (to include small

scale retail and medical centre); a new Fry Club; a primary school and pre -school; a 60 bed

care home; a children‟s crèche; an extension to the sta tion overspill car park; new access

junction, and flood compensation engineering works adjacent to the River Avon; and all

associated accesses, infrastructure, landscaping and open space.

14.2 The Proposed Development will result in the following residual beneficial effects:

An improvement in the spatial arrangement of the facilities of the Fry Club as the pitches

will be consolidated onto one site, and a new club pavilion will be provided overlooking

the sports pitches;

Addition of a number of new landscape features to the Assessment Site to form a

cohesive green infrastructure which will help to integrate the Proposed Development into

its surroundings;

Provision of up to 700 new homes;

Generation of numerous construction jobs directly and indirectly during demolition and

construction;

Provision of 1,068 jobs within the various non-residential land uses within the Proposed

Development;

Ecological enhancements including new habitat creation within the new wetland area and

wildlife area, providing benefits to a wide range of species;

Remediation of contaminated land; and

Provision of a sustainable drainage system to improve the quality of water while



regulating the quantity of water leaving the Assessment Site.

14.3 The ES has also identified a number of adverse effects, many of which relate to effects

during construction, including:

Potential for mobilisation of contaminants resulting in the deterioration of surface and

ground water quality and potential impacts to construction and future site users;

Potential effects on archaeological features (known and unknown); and

Potential effects on visual receptors during construction works due to the presence of

ground works and construction plant.

14.4 However, the implementation of mitigation measures during demolition and construction such

as the use of site hoarding, dust and noise suppression measures and temporary drainage

will result in many adverse effects being reduced or avoided.

Land at Somerdale, Keynsham Non Technical Summary Appendices


FIGURE 1.1

SITE CONTEXT

Keynsham

Bristol

A

4

Bath

Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.

The scaling of this drawing cannot be assured

Revision

Date Drn Ckd

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RevisionProject No Drawing No

Drawing Title

Project

Planning ● Master Planning & Urban Design

Architecture ● Landscape Planning & Design ● Project Services

Environmental & Sustainability Assessment ● Graphic Design

Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull

bartonwillmore.co.uk

Certificate FS 29637

003

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Assessment Site Boundary

LEGEND

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500 15002500m

Figure 1.1



FIGURE 1.2

SITE BOUNDARY



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Figure 1.2

0 100 200

50 150250m



FIGURE 2.1

CUMULATIVE DEVELOPMENT

Keynsham

1

2

3



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Figure 2.1

4000

2001000m

800

600

Cumulative Schemes

1. Keynsham South, Parcel 4200,

Parkhouse Lane, Keynsham

(Application No. 09/04351/FUL)

2. Land to the rear of 24-42 Temple

Street, The Labbott Car Park,

Keynsham (Application No.

08/00903/FUL)

3. Town Hall, The Centre, Keynsham,

Bristol, Bath and North East

Somerset, BS31 1ED (Application No.

12/00972/REG 04)

1



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(

T

r

a

c

k

)

Track

Somerdale

Cottage

Riverside

Application Boundary 90.65Ha

Employment 0.89Ha

Mixed Use 0.08Ha(limit of floorplate deviation 7-10m)

Fry Club and Associated Parking 0.90Ha

Care Home 0.54Ha

Primary School 1.40Ha

Sports Facilities 19.97Ha

Open Space 32.16Ha

Wildlife Area 4.45Ha

Community Orchards 0.72Ha

Residential 15.11Ha

New Woodland and Potential area of 4.47HaEcological Mitigation

Shared Surface / Squares and Parking 1.19Ha

Infrastructure 2.11Ha

Green Space 4.57Ha

Displayed Archeological Remains 0.03Ha

Wetland Area 1.90Ha

Attenuation Pond 0.16Ha

Note:

Limit of deviation for access roads in the centre of the site of 3m



Revision

Date Drn Ckd

- - - -

ScaleDate


Drawing Title

Project




Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull



003

J:\19000 - 19999\19800 - 19899\19835 - Cadbury Keynsham\A4 - Dwgs & Registers\Master Planning\Drawings\19835 - 9650 - Land Use Areas_Rev E.dwg - Fig 4.1

Check byDrawn by

19835

Land at Somerdale,

Keynsham

9650

Figure 4.1A

Amount

19.08.131:5000@A3

E

PT LT



FIGURE 4.2A

SCALE PLAN

MS

A

4

1

7

5

D

r

a

in

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

13.7m

Path

MP 114.25

Playing Field

Rugby Ground

Football Ground

Rugby Pitch

Tennis Court

R

i

v

e

r

A

v

o

n

D

r

a

i

n

Pond

12.8m

9.8m

T

r

a

c

k

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

P

a

t

h

(

u

m

)

SP

M

P

1

1

4

.

5

Slipw

ay

Keynsham Hams

Chandos

Bungalow

Works

Lodge

Works

The

Bollard

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Sinks

Issues

C

a

n

a

l

Weir

16.5m

31.7m

B

o

l

l

a

r

d

s

R

O

A

D

Hanham Mills

5

Chequers Inn

The Old Lock

(PH)

and Weir (PH)

6

TRESCOTHICK CLOSE

13.7m

T

H

E

A

V

E

N

U

E

S

T

D

U

N

S

T

A

N

S

C

L

O

S

E

P

O

O

L

B

A

R

T

O

N

B

R

IS

T

O

L R

O

A

D

S

T

A

T

IO

N

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S


4

0

4

9

51

4

9

3

7

63

5

6

6

27

1

3

9

1

1

S

t

D

u

n

s

t

a

n

s

2

6 to 19

1

42

45

3

40

30-32

28a

28c 28b

5

4

2

6

7

1

1

8

1

1

4

1

t

o

3

8

t

o

1

1

1

8

29

40

R

C

C

h

u

r

c

h

26

5

4

Surgery

50

51

4

5

8

a

4

7

5

9

52

St Augustines

4

4

Presbytery

5

8

55

1

3

5

3

1

7

3

8

5

7

8

4

3

4

2

30

5

6

4

8

3

9

4

1

20

5

5

4

6

24

2

0

3

5

1

a

Hall

7

PH

B

o

ro

C

o

n

s

t, U

A

&

C

P

B

d

y

C

o

C

o

n

s

t B

d

y

D

e

f

R

i

v

e

r

A

v

o

n

R

i

v

e

r

A

v

o

n

Pond

12.8m

19.5m

Avon Bridge

FB

LB

P

osts

A

v

o

n

W

a

l

k

w

a

y

A

B

B

E

Y

P

A

R

K

S

T

A

T

IO

N

R

O

A

D

A

4

1

7

5

P

R

I

O

R

Y

R

O

A

D

M

P

1

1

3

.

7

5

El

BMX Track

Sub Sta

Car Park

Somerdale

Station

Gas Govn

(PH)

Lock Keeper

2

4

Buckingham

1

Cottage

2

2

1

4

1

1

Keynsham

The

3

Lodge

2

The Lock- Keeper

A

b

b

e

y

C

l

o

s

e

A

4

Rhosilli

A

4

1

7

5

A

4

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

T

r

a

c

k

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S

P

R

I

O

R

Y

R

O

A

D

S

U

M

M

E

R

L

E

A

Z

E

D

R

Y

L

E

A

Z

E

C

H

A

N

D

O

S

M

P

1

1

4

SL

Recreation Ground

Green

T

e

n

n

i

s

C

o

u

r

t

s

Bowling

Sewage Works

1

3

Pavilion

1

4

1

9

2

6

4

8

14

3

6

6

0

1

11

1

3

6

1

0

2

3

4

7

1

2

5

3

5

1

2

5

1

0

(site of)

ROMAN VILLA

A

v

o

n

R

iv

e

r

P

a

th

H

A

M

S

R

O

A

D

S

O

M

E

R

D

A

L

E

R

O

A

D

C

R

O

S

S

S

T

R

E

E

T

L

o

c

k

El Sub Sta

Recreation Ground

D

is

m

a

n

tle

d

R

a

ilw

a

y

Somerdale

6

2

Pavilion

2

5

1

1

4

24

D

r

a

i

n

R

i

v

e

r

A

v

o

n

P

a

t

h

(

u

m

)

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

Keynsham Hams

E

T

L

S

O

M

E

R

D

A

L

E

R

O

A

D

N

O

R

T

H

Somerdale Factory

B

o

r

o

C

o

n

s

t,

U

A

&

C

P

B

d

y

C

o

C

o

n

s

t

B

d

y

C

R

R

i

v

e

r

A

v

o

n

Mooring Post

A

v

o

n

W

a

lk

w

a

y

(

P

a

t

h

)

T

r

a

c

k

ETL

Boro

C

onst, UA &

C

P B

dy

C

R

Co C

onst B

dy

R

iv

e

r A

v

o

n

Avon Walkway (Path)

ETL

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Marina

R

i

v

e

r

A

v

o

n

FB

Sluice

P

a

t

h

(

u

m

)

P

a

th

Slipway

A

4

1

7

5

14.9m

(disused)

Kiln

Sydenham Mead

Rivermead

Rivermead

2

Cottages

1

77

Sydmead Lodge

The Old

House

Sydmead House

Lodge

Riverside

R

iver A

von

Path

A

v

o

n

W

a

lk

w

a

y

(

T

r

a

c

k

)

Track

Somerdale

Cottage

Riverside

W E

S

Goal to goal, wicket to wicket, or baseline to

baseline orientation diagram. From the National

Playing Fields Association's original.

Reciprocal bearings

shown dotted

N

360°

2

0

°

4

5

°

5

5

°

1

0

5

°

1

4

5

°

1

6

5

°

2

0

0

°

2

2

5

°

2

3

5

°

2

8

5

°

3

2

5

°

3

4

5

°

T

h

e

b

e

s

t

c

o

m

m

o

n

o

r

ie

n

t

a

t

io

n

Lim

its

o

f good o

rienta

tio

n w

here

a

unifo

rm

d

irect

io

n o

f pla

y for

all fa

cilit

ie

s ca

n b

e a

rranged

A

s

s

o

c

i

a

t

i

o

n

Hard

c

ourt te

nnis

bask

etb

all netb

all

Grass ct tennis

Cricket and

baseball

a

n

d

ru

g

b

y

football

W E

S




Reciprocal bearings

shown dotted

N

360°

2

0

°

4

5

°

5

5

°

1

0

5

°

1

4

5

°

1

6

5

°

2

0

0

°

2

2

5

°

2

3

5

°

2

8

5

°

3

2

5

°

3

4

5

°

T

h

e

b

e

s

t

c

o

m

m

o

n

o

r

ie

n

t

a

t

io

n

Lim

its

o

f good o

rienta

tio

n w

here

a

unifo

rm

d

irect

io

n o

f pla

y for

all fa

cilit

ie

s ca

n b

e a

rranged

A

s

s

o

c

i

a

t

i

o

n

Hard

c

ourt te

nnis

bask

etb

all netb

all

Grass ct tennis

Cricket and

baseball

a

n

d

r

u

g

b

y

football

W

E

S




Reciprocal bearings

shown dotted

N

360°

2

0

°

4

5

°

5

5

°

1

0

5

°

1

4

5

°

1

6

5

°

2

0

0

°

2

2

5

°

2

3

5

°

2

8

5

°

3

2

5

°

3

4

5

°

T

h

e

b

e

s

t

c

o

m

m

o

n

o

r

ie

n

t

a

t

io

n

Lim

its

o

f good o

rie

nta

tio

n w

here

a

unifo

rm

d

irect

io

n o

f pla

y for

all fa

cilit

ie

s ca

n b

e a

rranged

A

s

s

o

c

i

a

t

i

o

n

Hard

c

ourt te

nnis

bask

etb

all netb

all

Grass ct tennis

Cricket and

baseball

a

n

d

r

u

g

b

y

football

Application Boundary

Up To 3 Storeys

Up To 2.5 Storeys

Up To 2 Storeys

Up To 4 Storeys

Fry Club - Up to 11m

Blocks A,B & C - Existing buildings

Note:

All levels and storey heights are from finishedground levels.

'Block A' will not exceed the existing height at itshighest point.

School - Up to 14m



Revision

Date Drn Ckd

- - - -

ScaleDate


Drawing Title

Project







003

J:\19000 - 19999\19800 - 19899\19835 - Cadbury Keynsham\A4 - Dwgs & Registers\Master Planning\Drawings\19835 - 9603_Scale Plan_Rev E.dwg - Fig 4.2

Check byDrawn by

19835

Land at Somerdale

Keynsham

9603

Figure 4.2A

Parameter Plan: Scale Plan

19.08.131:5000@A3

E

PT JT



FIGURE 4.3A

DENSITY PLAN

MS

A

4

1

7

5

D

r

a

in

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

13.7m

Path

MP 114.25

Playing Field

Rugby Ground

Football Ground

Rugby Pitch

Tennis Court

R

i

v

e

r

A

v

o

n

D

r

a

i

n

Pond

12.8m

9.8m

T

r

a

c

k

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

P

a

t

h

(

u

m

)

SP

M

P

1

1

4

.

5

Slipw

ay

Keynsham Hams

Chandos

Bungalow

Works

Lodge

Works

The

Bollard

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Sinks

Issues

C

a

n

a

l

Weir

16.5m

31.7m

B

o

l

l

a

r

d

s

R

O

A

D

Hanham Mills

5

Chequers Inn

The Old Lock

(PH)

and Weir (PH)

6

TRESCOTHICK CLOSE

13.7m

T

H

E

A

V

E

N

U

E

S

T

D

U

N

S

T

A

N

S

C

L

O

S

E

P

O

O

L

B

A

R

T

O

N

B

R

IS

T

O

L R

O

A

D

S

T

A

T

IO

N

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S


4

0

4

9

51

4

9

3

7

63

5

6

6

27

1

3

9

1

1

S

t

D

u

n

s

t

a

n

s

2

6 to 19

1

42

45

3

40

30-32

28a

28c 28b

5

4

2

6

7

1

1

8

1

1

4

1

t

o

3

8

t

o

1

1

1

8

29

40

R

C

C

h

u

r

c

h

26

5

4

Surgery

50

51

4

5

8

a

4

7

5

9

52

St Augustines

4

4

Presbytery

5

8

55

1

3

5

3

1

7

3

8

5

7

8

4

3

4

2

30

5

6

4

8

3

9

4

1

20

5

5

4

6

24

2

0

3

5

1

a

Hall

7

PH

B

o

ro

C

o

n

s

t, U

A

&

C

P

B

d

y

C

o

C

o

n

s

t B

d

y

D

e

f

R

i

v

e

r

A

v

o

n

R

i

v

e

r

A

v

o

n

Pond

12.8m

19.5m

Avon Bridge

FB

LB

P

osts

A

v

o

n

W

a

l

k

w

a

y

A

B

B

E

Y

P

A

R

K

S

T

A

T

IO

N

R

O

A

D

A

4

1

7

5

P

R

I

O

R

Y

R

O

A

D

M

P

1

1

3

.

7

5

El

BMX Track

Sub Sta

Car Park

Somerdale

Station

Gas Govn

(PH)

Lock Keeper

2

4

Buckingham

1

Cottage

2

2

1

4

1

1

Keynsham

The

3

Lodge

2

The Lock- Keeper

A

b

b

e

y

C

l

o

s

e

A

4

Rhosilli

A

4

1

7

5

A

4

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

T

r

a

c

k

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S

P

R

I

O

R

Y

R

O

A

D

S

U

M

M

E

R

L

E

A

Z

E

D

R

Y

L

E

A

Z

E

C

H

A

N

D

O

S

M

P

1

1

4

SL

Recreation Ground

Green

T

e

n

n

i

s

C

o

u

r

t

s

Bowling

Sewage Works

1

3

Pavilion

1

4

1

9

2

6

4

8

14

3

6

6

0

1

11

1

3

6

1

0

2

3

4

7

1

2

5

3

5

1

2

5

1

0

(site of)

ROMAN VILLA

A

v

o

n

R

iv

e

r

P

a

th

H

A

M

S

R

O

A

D

S

O

M

E

R

D

A

L

E

R

O

A

D

C

R

O

S

S

S

T

R

E

E

T

L

o

c

k

El Sub Sta

Recreation Ground

D

is

m

a

n

tle

d

R

a

ilw

a

y

Somerdale

6

2

Pavilion

2

5

1

1

4

24

D

r

a

i

n

R

i

v

e

r

A

v

o

n

P

a

t

h

(

u

m

)

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

Keynsham Hams

E

T

L

S

O

M

E

R

D

A

L

E

R

O

A

D

N

O

R

T

H

Somerdale Factory

B

o

r

o

C

o

n

s

t,

U

A

&

C

P

B

d

y

C

o

C

o

n

s

t

B

d

y

C

R

R

i

v

e

r

A

v

o

n

Mooring Post

A

v

o

n

W

a

lk

w

a

y

(

P

a

t

h

)

T

r

a

c

k

ETL

Boro

C

onst, UA &

C

P B

dy

C

R

Co C

onst B

dy

R

iv

e

r A

v

o

n

Avon Walkway (Path)

ETL

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Marina

R

i

v

e

r

A

v

o

n

FB

Sluice

P

a

t

h

(

u

m

)

P

a

th

Slipway

A

4

1

7

5

14.9m

(disused)

Kiln

Sydenham Mead

Rivermead

Rivermead

2

Cottages

1

77

Sydmead Lodge

The Old

House

Sydmead House

Lodge

Riverside

R

iver A

von

Path

A

v

o

n

W

a

lk

w

a

y

(

T

r

a

c

k

)

Track

Somerdale

Cottage

Riverside

W E

S

N

W E

S

N

W

E

S

N


45+ dph

30 - 45 dph

15 - 30 dph

Block A (up to 113 units)

Note:

Based on Gross developable area(inc. circulation roads and incidental open space, excludingprimary road network & strategic open space)



Revision

Date Drn Ckd

- - - -

ScaleDate


Drawing Title

Project







003

J:\19000 - 19999\19800 - 19899\19835 - Cadbury Keynsham\A4 - Dwgs & Registers\Master Planning\Drawings\19835 - 9602_Density Plan_Rev E.dwg - Fig 4.3

Check byDrawn by

19835

Land at Somerdale,

Keynsham

9602

Figure 4.3A

Density

19.08.131:5000@A3

E

PT JT



FIGURE 4.4A

ACCESS AND MOVEMENT

MS

A

4

1

7

5

D

r

a

in

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

13.7m

Path

MP 114.25

Playing Field

Rugby Ground

Football Ground

Rugby Pitch

Tennis Court

R

i

v

e

r

A

v

o

n

D

r

a

i

n

Pond

12.8m

9.8m

T

r

a

c

k

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

P

a

t

h

(

u

m

)

SP

M

P

1

1

4

.

5

Slipw

ay

Keynsham Hams

Chandos

Bungalow

Works

Lodge

Works

The

Bollard

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Sinks

Issues

C

a

n

a

l

Weir

16.5m

31.7m

B

o

l

l

a

r

d

s

R

O

A

D

Hanham Mills

5

Chequers Inn

The Old Lock

(PH)

and Weir (PH)

6

TRESCOTHICK CLOSE

13.7m

T

H

E

A

V

E

N

U

E

S

T

D

U

N

S

T

A

N

S

C

L

O

S

E

P

O

O

L

B

A

R

T

O

N

B

R

IS

T

O

L R

O

A

D

S

T

A

T

IO

N

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S


4

0

4

9

51

4

9

3

7

63

5

6

6

27

1

3

9

1

1

S

t

D

u

n

s

t

a

n

s

2

6 to 19

1

42

45

3

40

30-32

28a

28c 28b

5

4

2

6

7

1

1

8

1

1

4

1

t

o

3

8

t

o

1

1

1

8

29

40

R

C

C

h

u

r

c

h

26

5

4

Surgery

50

51

4

5

8

a

4

7

5

9

52

St Augustines

4

4

Presbytery

5

8

55

1

3

5

3

1

7

3

8

5

7

8

4

3

4

2

30

5

6

4

8

3

9

4

1

20

5

5

4

6

24

2

0

3

5

1

a

Hall

7

PH

B

o

ro

C

o

n

s

t, U

A

&

C

P

B

d

y

C

o

C

o

n

s

t B

d

y

D

e

f

R

i

v

e

r

A

v

o

n

R

i

v

e

r

A

v

o

n

Pond

12.8m

19.5m

Avon Bridge

FB

LB

P

osts

A

v

o

n

W

a

l

k

w

a

y

A

B

B

E

Y

P

A

R

K

S

T

A

T

IO

N

R

O

A

D

A

4

1

7

5

P

R

I

O

R

Y

R

O

A

D

M

P

1

1

3

.

7

5

El

BMX Track

Sub Sta

Car Park

Somerdale

Station

Gas Govn

(PH)

Lock Keeper

2

4

Buckingham

1

Cottage

2

2

1

4

1

1

Keynsham

The

3

Lodge

2

The Lock- Keeper

A

b

b

e

y

C

l

o

s

e

A

4

Rhosilli

A

4

1

7

5

A

4

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

T

r

a

c

k

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S

P

R

I

O

R

Y

R

O

A

D

S

U

M

M

E

R

L

E

A

Z

E

D

R

Y

L

E

A

Z

E

C

H

A

N

D

O

S

M

P

1

1

4

SL

Recreation Ground

Green

T

e

n

n

i

s

C

o

u

r

t

s

Bowling

Sewage Works

1

3

Pavilion

1

4

1

9

2

6

4

8

14

3

6

6

0

1

11

1

3

6

1

0

2

3

4

7

1

2

5

3

5

1

2

5

1

0

(site of)

ROMAN VILLA

A

v

o

n

R

iv

e

r

P

a

th

H

A

M

S

R

O

A

D

S

O

M

E

R

D

A

L

E

R

O

A

D

C

R

O

S

S

S

T

R

E

E

T

L

o

c

k

El Sub Sta

Recreation Ground

D

is

m

a

n

tle

d

R

a

ilw

a

y

Somerdale

6

2

Pavilion

2

5

1

1

4

24

D

r

a

i

n

R

i

v

e

r

A

v

o

n

P

a

t

h

(

u

m

)

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

Keynsham Hams

E

T

L

S

O

M

E

R

D

A

L

E

R

O

A

D

N

O

R

T

H

Somerdale Factory

B

o

r

o

C

o

n

s

t,

U

A

&

C

P

B

d

y

C

o

C

o

n

s

t

B

d

y

C

R

R

i

v

e

r

A

v

o

n

Mooring Post

A

v

o

n

W

a

lk

w

a

y

(

P

a

t

h

)

T

r

a

c

k

ETL

Boro

C

onst, UA &

C

P B

dy

C

R

Co C

onst B

dy

R

iv

e

r A

v

o

n

Avon Walkway (Path)

ETL

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Marina

R

i

v

e

r

A

v

o

n

FB

Sluice

P

a

t

h

(

u

m

)

P

a

th

Slipway

A

4

1

7

5

14.9m

(disused)

Kiln

Sydenham Mead

Rivermead

Rivermead

2

Cottages

1

77

Sydmead Lodge

The Old

House

Sydmead House

Lodge

Riverside

R

iver A

von

Path

A

v

o

n

W

a

lk

w

a

y

(

T

r

a

c

k

)

Track

Somerdale

Cottage

Riverside

W E

S

N

W E

S

N

W

E

S

N


Primary Movement Route

Emergency Vehicular Route

One way

Primary Access

Emergency Access

Access to Existing Housing

Cycle/Footpaths

Leisure Footpaths

Note:

1. Limit of deviation for access roads in the centre of the site of 3m.

2. River View: Minimum of 5m access provided from top of bank to curtilage of residential dwellings.



Revision

Date Drn Ckd

- - - -

ScaleDate


Drawing Title

Project







003

J:\19000 - 19999\19800 - 19899\19835 - Cadbury Keynsham\A4 - Dwgs & Registers\Master Planning\Drawings\19835 - 9600_Access And Movement Plan_Rev E.dwg - Fig 4.4 (2)

Check byDrawn by

19835

Land at Somerdale

Keynsham

9600

Figure 4.4A

Access and Movement

19.08.131:5000@A3

E

PT LT



FIGURE 4.5A

GREEN INFRASTRUCTURE

MS

A

4

1

7

5

D

r

a

in

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

13.7m

Path

MP 114.25

Playing Field

Rugby Ground

Football Ground

Rugby Pitch

Tennis Court

R

i

v

e

r

A

v

o

n

D

r

a

i

n

Pond

12.8m

9.8m

T

r

a

c

k

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

P

a

t

h

(

u

m

)

SP

M

P

1

1

4

.

5

Slipw

ay

Keynsham Hams

Chandos

Bungalow

Works

Lodge

Works

The

Bollard

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Sinks

Issues

C

a

n

a

l

Weir

16.5m

31.7m

B

o

l

l

a

r

d

s

R

O

A

D

Hanham Mills

5

Chequers Inn

The Old Lock

(PH)

and Weir (PH)

6

TRESCOTHICK CLOSE

13.7m

T

H

E

A

V

E

N

U

E

S

T

D

U

N

S

T

A

N

S

C

L

O

S

E

P

O

O

L

B

A

R

T

O

N

B

R

IS

T

O

L R

O

A

D

S

T

A

T

IO

N

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S


4

0

4

9

51

4

9

3

7

63

5

6

6

27

1

3

9

1

1

S

t

D

u

n

s

t

a

n

s

2

6 to 19

1

42

45

3

40

30-32

28a

28c 28b

5

4

2

6

7

1

1

8

1

1

4

1

t

o

3

8

t

o

1

1

1

8

29

40

R

C

C

h

u

r

c

h

26

5

4

Surgery

50

51

4

5

8

a

4

7

5

9

52

St Augustines

4

4

Presbytery

5

8

55

1

3

5

3

1

7

3

8

5

7

8

4

3

4

2

30

5

6

4

8

3

9

4

1

20

5

5

4

6

24

2

0

3

5

1

a

Hall

7

PH

B

o

ro

C

o

n

s

t, U

A

&

C

P

B

d

y

C

o

C

o

n

s

t B

d

y

D

e

f

R

i

v

e

r

A

v

o

n

R

i

v

e

r

A

v

o

n

Pond

12.8m

19.5m

Avon Bridge

FB

LB

P

osts

A

v

o

n

W

a

l

k

w

a

y

A

B

B

E

Y

P

A

R

K

S

T

A

T

IO

N

R

O

A

D

A

4

1

7

5

P

R

I

O

R

Y

R

O

A

D

M

P

1

1

3

.

7

5

El

BMX Track

Sub Sta

Car Park

Somerdale

Station

Gas Govn

(PH)

Lock Keeper

2

4

Buckingham

1

Cottage

2

2

1

4

1

1

Keynsham

The

3

Lodge

2

The Lock- Keeper

A

b

b

e

y

C

l

o

s

e

A

4

Rhosilli

A

4

1

7

5

A

4

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

T

r

a

c

k

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S

P

R

I

O

R

Y

R

O

A

D

S

U

M

M

E

R

L

E

A

Z

E

D

R

Y

L

E

A

Z

E

C

H

A

N

D

O

S

M

P

1

1

4

SL

Recreation Ground

Green

T

e

n

n

i

s

C

o

u

r

t

s

Bowling

Sewage Works

1

3

Pavilion

1

4

1

9

2

6

4

8

14

3

6

6

0

1

11

1

3

6

1

0

2

3

4

7

1

2

5

3

5

1

2

5

1

0

(site of)

ROMAN VILLA

A

v

o

n

R

iv

e

r

P

a

th

H

A

M

S

R

O

A

D

S

O

M

E

R

D

A

L

E

R

O

A

D

C

R

O

S

S

S

T

R

E

E

T

L

o

c

k

El Sub Sta

Recreation Ground

D

is

m

a

n

tle

d

R

a

ilw

a

y

Somerdale

6

2

Pavilion

2

5

1

1

4

24

D

r

a

i

n

R

i

v

e

r

A

v

o

n

P

a

t

h

(

u

m

)

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

Keynsham Hams

E

T

L

S

O

M

E

R

D

A

L

E

R

O

A

D

N

O

R

T

H

Somerdale Factory

B

o

r

o

C

o

n

s

t,

U

A

&

C

P

B

d

y

C

o

C

o

n

s

t

B

d

y

C

R

R

i

v

e

r

A

v

o

n

Mooring Post

A

v

o

n

W

a

lk

w

a

y

(

P

a

t

h

)

T

r

a

c

k

ETL

Boro

C

onst, UA &

C

P B

dy

C

R

Co C

onst B

dy

R

iv

e

r A

v

o

n

Avon Walkway (Path)

ETL

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Marina

R

i

v

e

r

A

v

o

n

FB

Sluice

P

a

t

h

(

u

m

)

P

a

th

Slipway

A

4

1

7

5

14.9m

(disused)

Kiln

Sydenham Mead

Rivermead

Rivermead

2

Cottages

1

77

Sydmead Lodge

The Old

House

Sydmead House

Lodge

Riverside

R

iver A

von

Path

A

v

o

n

W

a

lk

w

a

y

(

T

r

a

c

k

)

Track

Somerdale

Cottage

Riverside

W E

S




Reciprocal bearings

shown dotted

N

360°

2

0

°

4

5

°

5

5

°

1

0

5

°

1

4

5

°

1

6

5

°

2

0

0

°

2

2

5

°

2

3

5

°

2

8

5

°

3

2

5

°

3

4

5

°

T

h

e

b

e

s

t

c

o

m

m

o

n

o

r

ie

n

t

a

t

io

n

Lim

its

o

f good o

rienta

tio

n w

here

a

unifo

rm

d

irect

io

n o

f pla

y for

all fa

cilit

ie

s ca

n b

e a

rranged

A

s

s

o

c

i

a

t

i

o

n

Hard

c

ourt te

nnis

bask

etb

all netb

all

Grass ct tennis

Cricket and

baseball

a

n

d

ru

g

b

y

football

W E

S




Reciprocal bearings

shown dotted

N

360°

2

0

°

4

5

°

5

5

°

1

0

5

°

1

4

5

°

1

6

5

°

2

0

0

°

2

2

5

°

2

3

5

°

2

8

5

°

3

2

5

°

3

4

5

°

T

h

e

b

e

s

t

c

o

m

m

o

n

o

r

ie

n

t

a

t

io

n

Lim

its

o

f good o

rienta

tio

n w

here

a

unifo

rm

d

irect

io

n o

f pla

y for

all fa

cilit

ie

s ca

n b

e a

rranged

A

s

s

o

c

i

a

t

i

o

n

Hard

c

ourt te

nnis

bask

etb

all netb

all

Grass ct tennis

Cricket and

baseball

a

n

d

r

u

g

b

y

football

W

E

S




Reciprocal bearings

shown dotted

N

360°

2

0

°

4

5

°

5

5

°

1

0

5

°

1

4

5

°

1

6

5

°

2

0

0

°

2

2

5

°

2

3

5

°

2

8

5

°

3

2

5

°

3

4

5

°

T

h

e

b

e

s

t

c

o

m

m

o

n

o

r

ie

n

t

a

t

io

n

Lim

its

o

f good o

rie

nta

tio

n w

here

a

unifo

rm

d

irect

io

n o

f pla

y for

all fa

cilit

ie

s ca

n b

e a

rranged

A

s

s

o

c

i

a

t

i

o

n

Hard

c

ourt te

nnis

bask

etb

all netb

all

Grass ct tennis

Cricket and

baseball

a

n

d

r

u

g

b

y

football

Sub

Stn

Gas

Govn

C2

F2

JF2

F4

F5

LAP

F11

F9

F10

F13

F12

JF1

F7

C1

F1

C3

C4

F

6

Parking Area

LAP

LAP

LAP

Area of

Natural Play (LEAP)

LEAP

LAP

JuniorPitch

LAP


Sports Facilities 19.97Ha

Open Space 10.07Ha(excluding play spaces)

Wildlife Area 4.45Ha

Community Orchards 0.72Ha

New Woodland and Potential area of 4.47HaEcological Mitigation

Green Space 4.57Ha

Wetland Area 1.90Ha

Attenuation Pond 0.16Ha

New Planting Vegetation (indicative)

Existing Trees Retained

Natural Play 0.50Ha

LAP's x 3 0.03Ha

LEAP's x 1 0.04HaLEAP

Existing Trees Retained

Agricultural Land 21.59Ha

Junior Pitch for School Area

Note:

1. Precise location of tree planting to be agreed.

2. Linear east-west green space to be no less than 5m wide at its narrowest point.



Revision

Date Drn Ckd

- - - -

ScaleDate


Drawing Title

Project







003

J:\19000 - 19999\19800 - 19899\19835 - Cadbury Keynsham\A4 - Dwgs & Registers\Master Planning\Drawings\19835 - 9607_Green Infrastructure_Rev F_recover.dwg - Fig 4.5

Check byDrawn by

19835

Land at Somerdale,

Keynsham

9607

Figure 4.5A

Green Infrastructure

19.08.131:5000@A3

F

PT MD



FIGURE 4.6

ASSESSMENT VERSUS APPLICATION

12.8m

LB

FB

Posts

BRISTOL ROAD

Stockwood Vale

65

6

9

63

Restawhile

2

T

h

e

R

e

d

w

o

o

d

s

Briarwood

Club

56

6

1

a

67

5

9

El Sub Sta

61

54

44a

Shelter

Elmhurst

3

48

73

1

69a

1

2

Cafe

71

PH

MS

A

4

1

7

5

D

r

a

in

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

13.7m

Path

MP 114.25

Playing Field

Rugby Ground

Football Ground

Rugby Pitch

Tennis Court

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

R

i

v

e

r

A

v

o

n

D

r

a

i

n

Pond

12.8m

9.8m

T

r

a

c

k

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

P

a

t

h

(

u

m

)

SP

M

P

1

1

4

.

5

Slipw

ay

Keynsham Hams

Chandos

Bungalow

Works

Lodge

Works

The

Bollard

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Sinks

Issues

C

a

n

a

l

Weir

16.5m

31.7m

B

o

l

l

a

r

d

s

Lock

F

E

R

R

Y

R

O

A

D

Hanham Mills

5

Chequers Inn

The Old Lock

(PH)

and Weir (PH)

6

4

TRESCOTHICK CLOSE

26.8m

13.7m

TCB

T

H

E

A

V

E

N

U

E

S

T

D

U

N

S

T

A

N

S

C

L

O

S

E

P

O

O

L

B

A

R

T

O

N

B

R

IS

T

O

L R

O

A

D

S

T

A

T

IO

N

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S

S

T

M

A

R

K

S

C

L

O

S

E

Old Vicarage Green

El Sub Sta

28

4

0

5

4

9

51

4

9

3

7

63

5

6

3

4

6

27

1

3

6

3

9

1

1

S

t

D

u

n

s

t

a

n

s

3

3

2

6 to 19

1

42

45

3

40

30-32

28a

28c 28b

5

4

2

6

7

1

1

8

1

2

1

1

4

1

t

o

3

8

t

o

1

1

1

8

29

40

R

C

C

h

u

r

c

h

26

Coach House

5

4

Surgery

50

5

1

Hotel

4

5

8

a

4

7

5

9

52

1

St Augustines

4

4

Presbytery

5

8

6

0

55

1

3

5

3

17

3

8

5

7

8

4

3

4

2

30

32

F

r

ie

n

d

s

6

5

6

4

8

3

9

4

1

5

Manor

20

1

5

5

2

1

1

M

e

e

t

in

g

H

o

u

s

e

4

6

24

2

0

3

5

1

a

Hall

7

PH

3

5

B

o

ro

C

o

n

s

t, U

A

&

C

P

B

d

y

C

o

C

o

n

s

t B

d

y

D

e

f

R

i

v

e

r

A

v

o

n

R

i

v

e

r

A

v

o

n

Pond

12.8m

19.5m

Avon Bridge

FB

LB

P

osts

A

v

o

n

W

a

l

k

w

a

y

A

B

B

E

Y

P

A

R

K

S

T

A

T

IO

N

R

O

A

D

A

4

1

7

5

P

R

I

O

R

Y

R

O

A

D

M

P

1

1

3

.

7

5

El

W

e

ir

BMX Track

Sub Sta

Car Park

S

lo

p

in

g

m

a

s

o

n

r

y

Somerdale

Station

Gas Govn

(PH)

Lock Keeper

2

4

Buckingham

(PH)

1

Cottage

House

2

2

1

Park

1

2

4

The

1

1

Keynsham

The

3

1

0

Lodge

2

Brassmill

The Lock- Keeper

A

b

b

e

y

C

l

o

s

e

A

4

Rhosilli

A

4

1

7

5

A

4

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

D

r

a

i

n

T

r

a

c

k

R

O

A

D

K

E

Y

N

S

H

A

M

B

Y

-

P

A

S

S

P

R

I

O

R

Y

R

O

A

D

S

U

M

M

E

R

L

E

A

Z

E

D

R

Y

L

E

A

Z

E

C

H

A

N

D

O

S

M

P

1

1

4

SL

Sewage Works

1

3

Pavilion

1

4

1

9

2

6

4

8

14

3

6

6

0

1

11

1

3

6

1

0

2

3

4

7

1

2

5

3

5

1

2

5

1

0

(site of)

ROMAN VILLA

A

v

o

n

R

iv

e

r

P

a

th

H

A

M

S

R

O

A

D

S

O

M

E

R

D

A

L

E

R

O

A

D

C

R

O

S

S

S

T

R

E

E

T

Somerdale

6

2

Pavilion

2

5

1

1

4

24

D

r

a

i

n

R

i

v

e

r

A

v

o

n

P

a

t

h

(

u

m

)

A

v

o

n

W

a

l

k

w

a

y

(

P

a

t

h

)

E

T

L

S

O

M

E

R

D

A

L

E

R

O

A

D

N

O

R

T

H

B

o

r

o

C

o

n

s

t,

U

A

&

C

P

B

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y

C

o

C

o

n

s

t

B

d

y

C

R

R

i

v

e

r

A

v

o

n

Mooring Post

A

v

o

n

W

a

lk

w

a

y

(

P

a

t

h

)

T

r

a

c

k

ETL

Boro

C

onst, UA &

C

P B

dy

C

R

Co C

onst B

dy

R

iv

e

r A

v

o

n

Avon Walkway (Path)

ETL

C

o

C

o

n

s

t

B

d

y

C

R

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

Marina

R

i

v

e

r

A

v

o

n

Issues

FB

Sluice

P

a

t

h

(

u

m

)

P

a

th

Slipway

A

4

1

7

5

14.9m

(disused)

(disused)

Kiln

Kilns

P

a

t

h

(

u

m

)

Rivermead

Rivermead

2

Cottages

1

77

Sydmead Lodge

The Old

House

Sydmead Bungalow

Sydmead House

Lodge

Meadowdrive

Riverside

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

B

o

r

o

C

o

n

s

t

,

U

A

&

C

P

B

d

y

C

o

C

o

n

s

t

B

d

y

C

R

W

a

r

d

B

d

y

C

o

C

o

n

s

t

B

d

y

C

S

S

i

s

t

o

n

B

r

o

o

k

R

iver A

von

Path

A

v

o

n

W

a

lk

w

a

y

(

T

r

a

c

k

)

Track

(disused)

Londonderry Wharf

Somerdale

Cottage

Riverside

Application boundary


ScaleDate


Drawing Title

Project







003

J:\19000 - 19999\19800 - 19899\19835 - Cadbury Keynsham\A4 - Dwgs & Registers\Master Planning\Drawings\19835 - 9000_Application Boundary Plan_Rev A.dwg - Fig 4.6

Check byDrawn by

19835

Somerdale

Keynsham

9000

Figure 4.6

Application & Assessment Boundary

17.04.131:5000@A3

A

PT LT

Land at Somerdale, Keynsham Environmental Statement … · 2018-07-20 · Land at Somerdale,...

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