B&NES Local Plan Options Consultation 2025: SPC objects to proposed 'options' & Have your say on the future of Saltford - Saltford Parish Council

B&NES Local Plan Options Consultation 2025: SPC objects to proposed ‘options’ & Have your say on the future of Saltford

Posted on September 29, 2025 in News

Updated article – 5 November: SPC’s Options Consultation response

Saltford Parish Council approved its formal response to the B&NES Local Plan Options Consultation at its 4 November 2025 meeting.

Saltford Parish Council resolved to object to the three site options proposed for Saltford, at ‘South Saltford’, ‘West Saltford – north of the A4’ and ‘West Saltford – South of the A4’ (maps below). SPC demonstrated in its response why development at these options sites on the village’s Green Belt would lead to overdevelopment of a rural village, increase traffic congestion, and result in the loss of valued green spaces and recreational areas.

SPC’s full response as submitted to B&NES Council – the Planning Authority – evidences why the three locations proposed as options at Saltford are unsuitable for development. Please view a copy of SPC’s response as follows:

B&NES Local Plan Reset Options Consultation – SPC response FINAL VERSION 4 Nov 2025 (Word)

B&NES Local Plan Reset Options Consultation – SPC response FINAL VERSION 4 Nov 2025 (PDF)

Summary of Saltford Parish Council’s consultation response: Saltford Parish Council (SPC) objected to proposals at the three ‘options’ sites in Saltford as presented in the consultation. SPC firmly stated the clear, detrimental impact that such development would have on residents’ quality of life, the Green Belt, and local infrastructure. SPC’s response also included that any future housing development in Saltford or Keynsham would be unsustainable due to existing severe congestion on the A4 Bath Road.

West Saltford – North and South of the A4: The Council reaffirmed its objections to both West Saltford site options (north and south of the A4), citing the unacceptable loss of Green Belt land, increased congestion, and loss of landscape character. SPC maintained that these areas perform important Green Belt functions – preventing urban sprawl, maintaining separation between Keynsham and Saltford, and safeguarding countryside from encroachment.

SPC viewed ‘West Saltford – north of the A4’ an unsuitable location for re-opening Saltford’s railway station as the distance from the A4 would require access via residential roads and result in the loss of Green Belt land, thus reducing the value of the local rural landscape. The Parish Council recognised that It would make a less sustainable location choice compared to the original station site on the east side of Saltford, which is directly accessible from the A4 and a more sustainable option, as well as offering convenient access for Bath Spa University students, nearby villages (including via a minibus connection). (More under ‘Transport’, below).

South Saltford: The proposed South Saltford option was also deemed entirely unsuitable due to its landscape value, recreational importance, and poor connectivity. SPC stressed that the area south of Saltford provides the community’s only significant open green space and contributes greatly to residents’ health and well-being. SPC requested that B&NES Council include South Saltford within the NE2a protective designation to safeguard its contribution to the rural character of the parish and the health and well-being of its residents (more below under ‘Green Belt’)..

Green Belt: Saltford Parish Council (SPC) strongly opposed any loss of Green Belt land, and has emphasised in its response the vital role of Green Belt in supporting wildlife, recreation, and public well-being.

The Parish Council views that Saltford’s Green Belt plays an essential role in maintaining the separation between Bath and Bristol and requested stronger protection status for this landscape within the Local Plan. SPC also reiterated that the landscape surrounding Saltford contributes significantly to residents’ health, well-being, and local tourism.

In relation to Saltford Village site options, SPC requested that the area of Green Belt between Areas 1 and 2 in ‘South Saltford’ be designated as NE2a “Landscape Setting of Settlements” to protect its historic and recreational value (e.g. for further landscape protections to be designated to this section of the Green Belt). The Parish Council asked that any decision regarding development in this area should be subject to further discussions between SPC and B&NES Council at a senior level. (The Parish Council resolved later at its November meeting to request a meeting with the Leader of B&NES Council, relevant Cabinet Member(s) and Planning Policy Officers).

SPC urged B&NES Council to adopt a “brownfield first” approach, prioritising development near centres of employment such as Bath and Bristol, and to explore a Garden Town model rather than expanding rural villages. SPC stressed that rural communities like Saltford should not be expected to continually absorb additional housing or lose their distinct character and identity.

SPC views that there is no ‘Grey Belt’ in Saltford – see ‘attachments’ below, as submitted with SPC’s response.

Transport: SPC has supported the feasibility study for reopening Saltford Railway Station at the original station site (to the east side of the village), but only if strict planning safeguards prevented associated development on the Green Belt. It viewed that a reopened railway station should serve the existing community and look to reduce existing traffic on the A4.

The Parish Council raised concerns about the cumulative impacts of new developments on local transport infrastructure, air quality, and journey reliability, noting existing pressure on the A4 and surrounding lanes.

SPC also advised that any proposals to promote e-bikes or e-scooters should include clear separation from pedestrian routes to ensure safety.

The Parish Council emphasised that Saltford’s attractions include its historic conservation area, riverside setting, and accessibility for cyclists and walkers, and that public transport, cycling, and walking should remain the preferred means of access for visitors.

Employment: SPC objected to proposals describing Saltford as a potential “employment focus,” and stated that this does not reflect its rural and residential character.

Supporting documents: SPC’s response included several supporting evidence documents and landscape assessments submitted to BaNES Council between 2023 and 2025. These are as follows:

1. The Saltford Area of Great Landscape Value (AGLV) – Planning Policy and Character Appraisal by Saltford Parish Council  (March 2024)

2. Landscape and Heritage Sensitivity Assessment of Saltford South of the A4 (SPC, July 2024)

3. Landscape and Heritage Sensitivity Assessment of Saltford North of the A4 (SPC, August 2024)

4. Grey Belt Assessment of Saltford’s Green Belt (AGLV) – Policy Planning Working Group, SPC (7 January 2025)

5. Supplementary Evidence Report “Locally Distinctive Historic Fields South of Montague Rd/Manor Rd, Saltford South (18 March 2025, updated 4 November 2025)

Original Article:

  • 🔹 Introduction: B&NES Local Plan Options Consultation – Have your say!
  • 🔹 What is the B&NES Council Options Consultation 2025?
  • 🔹 Step-by-step guide to navigating the Options Consultation website and how to comment
  • 🔹 Visual step-by-step guide, Printable step-by-step guides (large print and short version)
  • 🔹 SPC to resolve its Local Plan Options Consultation response on 4 November 2025
  • 🔹 Local Plan ‘Options’ for Saltford – information and context for Saltford residents
  • 🔹 B&NES Council publishes ‘Options’ papers
  • 🔹 What are the ‘Options’ for Saltford? (including Bristol to Bath map)
  • 🔹 How many dwellings are proposed in options for Saltford?
  • 🔹 West Saltford – North of the A4
  • 🔹 West Saltford – South of the A4
  • 🔹 South Saltford
  • 🔹 Context – SPC’s actions to gain additional protection for Green Belt reflected in Options paper
  • 🔹 Context – 2024 B&NES Council Local Plan Options Consultation
  • 🔹 Context – Re-set Local Plan following new Government targets, and what it means for Saltford
  • 🔹 Next (and final) B&NES Council Local Plan Options Consultation – opens October 2025
  • 🔹 When will SPC resolve its response to the next Local Plan Options consultation?
  • 🔹 How can residents participate in the next Local Plan Options consultation?
  • 🔹 Key dates for Saltford residents
  • 🔹 B&NES Ward Councillor hosted Public Meeting – 4 October 2025, 7.15pm, Saltford Hall
  • 🔹 B&NES Council Local Plan ‘Roadshow’ – (Near Saltford 13–14 Oct) – In Saltford 15 October
  • 🔹 What happens next in the Local Plan process after the 2025 Options consultation?
  • 🔹 Find out more about SPC’s actions relating to the Local Plan and protecting our Green Belt
  • 🔹 B&NES Council’s press release 18/09/25: ‘Council proposes Local Plan Options consultation on the future growth of B&NES’

Introduction: B&NES Local Plan Options Consultation – Have your say!

The Local Plan Options Consultation for Bath & North East Somerset opened on Friday 3 October 2025 and will remain open until Friday, 14 November 2025 (5pm), giving residents a six‑week opportunity to share their views.

Saltford residents are encouraged to engage and respond, and can do via B&NES Council’s official consultation portal: https://bathnesplaces.co.uk/localplan/ or search for ‘Bathnesplaces’.

B&NES Council’s Local Plan Options 2025 document on which the consultation is based can be found here on the B&NES Council website. Information below signposts to where key Saltford ‘Options’ information can be located within the document.

Paper copies of B&NES Council’s Options document and an Executive Summary are available at B&NES Council’s One Stop Shops and libraries.

B&NES Council is encouraging residents to respond via its online consultation. SPC has produced step-by-step guides, including a comprehensive visual guide, on how residents can navigate the online consultation and comment on Saltford sections. Please see below under ‘Step-by-step’ guides.

Residents can choose to submit their comments in writing to: Planning Policy, Lewis House, Bath, BA1 1JG. Please see below for more details.

If you need support or have questions about the Local Plan Options Consultation, you can email B&NES Council at: local_plan@bathnes.gov.uk. This email address cannot be used for consultation responses.

Update -16 October 2025: B&NES Council provided high quality JPEGs of West Saltford – South of the A4, West Saltford – North of the A4, and South Saltford (also added below – see relevant sections). B&NES Council has also provided a high quality JPEG of the Bath to Bristol Corridor map, as on the leaflets handed out at the Roadshow in Saltford on 15 October.

What is the B&NES Council Options Consultation 2025?

The Local Plan 2025 to 2043 is a long-term statutory document that guides development and planning decisions across the B&NES area.

B&NES Council’s Options consultation 2025 asks for feedback on three potential ‘options’ for development in Saltford, as well as other matters, as B&NES Council works towards a new Local Plan to be adopted in autumn 2027.

The 2025 Options Consultation includes some changes to the 2024 consultation: for instance, the proposals for ‘West Saltford’ (now referred to as ‘West Saltford – South of the A4’ in 2025) and ‘South Saltford’ differ in area from those in 2024, and a new site – ‘West Saltford – North of the A4’ – has been added to the 2025 consultation. Information on the three sites proposed in Saltford, including maps, can be found below.

Further to the three site options, sections of the Options Consultation for Saltford likely to be of particular interest to Saltford residents also include the ‘Transport’ and ‘Green Belt’ sections.

B&NES Council has stated that views expressed in the spring 2024 consultation will continue to be taken into account. (See SPC’s response at ‘SPC ‘strongly objects’ to B&NES Council’s Local Plan Options Consultation proposals for 1,300 residences at West Saltford & South Saltford‘).

If you commented on the last Options Consultation, your comments have or will be taken into account. However, residents are welcome to resubmit their views if they wish.

Resident input really matters – now is the chance to help shape the future of Saltford as part of how Bath & North East Somerset grows and develops until 2043.

Map of the ‘A4 corridor’ labelled Map 16 on p.180 (centre page number) in the B&NES Council Options document, download as a PDF here and a high quality JPEG here. Saltford is at the bottom right corner, with three ‘Options’ at ‘South Saltford’, ‘West Saltford North of the A4’ and ‘West Saltford South of the A4’ in yellow as located to the Keynsham side of the village.

Step-by-step guide to navigating the Options Consultation website and how to comment

This article has a simple step-by-step guide to help you navigate the B&NES Council Local Plan Options Consultation 2025 website. It explains how to find the sections about Saltford and how to share your feedback. SPC has also produced three different downloadable ‘step-by-step’ guides.

The guide below explains how to find and comment on these areas — simply follow Steps 1 and 2, then skip to the section that interests you.

Residents are also welcome to comment on any other proposals across B&NES by exploring the Options Consultation website (see Step 2 for details).

Visual step-by-step guide

If you would like a visual guide to the steps below, SPC has created a document that shows the step-by-step guide as it appears on the Local Plan Options Consultation website. You can view a copy by clicking on this document: SPC Step-by-step visual guide to the Options Consultation 2025.

Printable step-by-step guides

If easier, SPC has created two printable versions of its SPC Step-by-step visual guide to the Options Consultation 2025. These are shorter and without visual information, but still easy to follow when navigating the online consultation. One is in large print, the other on two sides of A4 for quick reference.

Step-by-Step guide: Before You Start

You’ll need:

  • – An internet connection and a computer, tablet, or smartphone.
  • – Your postcode (e.g. BS31).
  • – A few minutes to share your views.

Step 1 – Getting Started

  1. Visit https://bathnesplaces.co.uk/ or use a search engine and enter ‘Bathnesplaces’
  2. Click “Have your say on the Local Plan.”
  3. Scroll down and select “Resident.”
  4. Fill in your details – postcode and employment are required.
  5. Tick “I’m not a robot.”
  6. Click the green button: “Submit this information and take me to the consultation pages.”

Step 2 – Find Saltford

  1. On the next page, click “Site options (by place).”
  2. Select “Bristol to Bath Corridor.”
  3. Scroll down and click “Saltford Village.”

You’ll now see the different Saltford sections you can comment on.

Step 3 – West Saltford (North & South of the A4)

  • – Click the “West Saltford” box.
  • – Read the information and maps about North and South of the A4.
  • – Scroll to the bottom of the page.
  • – Type your comments in the “Your feedback” box.
  • – Say clearly which area you’re commenting on (North, South, or both).
  • – Click Submit.

Step 4 – South Saltford

  1. Go back to the “Saltford Village Site Options” page.
  2. Scroll down and click “South Saltford.”
  3. Review the maps and information.
  4. Scroll to the bottom, write your feedback, and click Submit.

Step 5 – Transport Opportunities

  • – From the Saltford Village page, scroll down to “Emerging Vision, Priorities and Strategy.”
  • – Open the “Transport Opportunities” section (click the + symbol).
  • – Read about proposed ideas for the A4 corridor, bus routes, and the possible reopening of Saltford Railway Station.
  • – Add your feedback and click Submit.

Step 6 – Green Belt Protection

Finished? What Happens Next

  • – You’ve successfully shared your views by the 14 November end date – thank you!
  • – You can go back and add to or adapt your comments prior to the consultation end date (14 Nov)
  • – Your comments go directly to B&NES Council.
  • – Saltford Parish Council will agree its own consultation response at its 4 November 2025 meeting.
  • – Residents can attend and speak during Public Time (time permitting).

For updates, visit: www.saltfordparishcouncil.gov.uk/news

For SPC’s November meeting details, visit: ‘Meetings – Agendas and Minutes‘ and view the November 2025 agenda (once published). The meeting will take place on 4 November, at 7:15pm in the Avon Room at Saltford Hall.

As above, residents can also respond by post. B&NES Council has shared the following information: “We are strongly encouraging residents and other stakeholders to submit their comments on-line via the dedicated website above. However, written/paper copy comments can also be submitted and respondents should clearly set out which site/policy option on which they are commenting and send them to Planning Policy, Lewis House, Manvers Street, Bath BA1 1JG. Comments should be submitted by 5 p.m. on 14th November. The council will carefully consider the issues raised in comments on the Options document (as well as comments submitted during the 2024 consultation) in preparing the Draft Local Plan”.

SPC to resolve its Local Plan Options Consultation response on 4 November 2025

SPC will agree its response to B&NES Council’s Local Plan Options Consultation at its meeting on Tuesday 4 November 2025.

Once approved, the Parish Council’s response will be published in the ‘News‘ section of our website, and signpost to it from this page too.

Members of the public are welcome to attend SPC’s meeting, which starts at 7:15pm in the Avon Room at Saltford Hall. Time permitting, and at the discretion of the Chair, residents are welcome to speak during the meeting to address the Council prior to SPC resolving its view later on in the meeting. Residents are welcome to stay to listen to the Council’s discussion (and to leave at any time).

SPC’s resolved response to the B&NES Council Options Consultation 2025 will be shared on this page soon after the meeting, for resident awareness. We’ll also share on social media. SPC’s draft minutes are usually published a week after a meeting takes place. These will be displayed on our website and noticeboard (space pending for the latter).

Full meeting details – including our Public Engagement Guidelines – can be found on the ‘Meetings – Agendas and Minutes’ page of our website.

Local Plan ‘Options’ for Saltford – information and context for Saltford residents

In September 2025, following the publication of information for B&NES Cabinet, SPC published an article about the ‘Options’ for Saltford in the wider context of B&NES Council’s Local Plan process. SPC’s article ‘Options’ for Saltford: B&NES Council Cabinet papers published ahead of next Local Plan Options Consultation‘ has since been updated and copied below.

B&NES Council publishes ‘Options’ papers

On 17 September, B&NES Council shared papers that showed ‘options’ for development in Saltford. The options presented will be consulted on by B&NES Council in a public consultation which opened on 3 October, and which will run for six weeks (until 14 November 2025).

The B&NES Council Local Plan options consultation is available at https://bathnesplaces.co.uk/localplan/ , Saltford residents are encouraged to respond once the consultation opens.

There is ‘roadshow’ taking place around B&NES Council to encourage engagement by residents. The roadshow van visited various locations in Saltford on 15 October, and near Saltford on 13 and 14 October. More information on the B&NES Council Options roadshow can be found below.

Following responses received to the next Local Plan Options Consultation, B&NES Council will create a draft Local Plan. This will be formally submitted to the Government for examination. B&NES Council expects to adopt its new Local Plan in Autumn 2027.

Please view B&NES Council’s Public Reports Pack for papers considered at the special B&NES Council Cabinet meeting on 25 September. B&NES Cabinet was asked to approve the Local Plan Options report, so it could then go out for a six-week public consultation.

The B&NES Council Public Reports Pack included the meeting agenda and the ‘Local Plan Options Document – Cabinet Dispatch’ , the document which details ‘options’ for Saltford and a number of other ‘options’ in the B&NES area including near Saltford.

Section 6 includes Saltford. Saltford’s ‘Place Profile’ is on p.167 (from Section 6.33).

There are three ‘options’ areas detailed for Saltford in the ‘Local Plan Options Document – Cabinet dispatch’ (hereafter referred to as the ‘document’ for ease) published, as follows:

(These three options can be viewed in the wider context of our area in the Bristol to Bath map – download a high quality JPEG here).

Saltford residents may be particularly interested in viewing Section 6 p.160 (bottom centre page number) of the document titled ‘Bath to Bristol Corridor’.

Within Section 6, ‘Saltford Village Site Options’ can be viewed from p.211 in the document (centre page number, follows section 6.105).

For reference when viewing the document, ‘Saltford Village’ is located in the sub-area of ‘Bristol to Bath Corridor’. Residents may also be interested in other sections of the document (e.g. those apart from Section 6) that include ‘Bristol to Bath Corridor’.

As well as ‘options’ for Saltford, residents can view in the document ‘options’ for development presented in other areas of B&NES. These include locations close to Saltford e.g. at Keynsham and ‘West of Bath’ options adjacent to Newton St Loe / Twerton Fork.

What are the ‘Options’ for Saltford?

For a map of all ‘options’ land parcels in Saltford, in the context of those proposed nearby at Hicks Gate and Keynsham, please view Map 16 on p.180 (centre page number) in the document, as a PDF here, and as shown below:

Map 16 – All land parcels in Hicks Gate, Keynsham and Saltford Village p.180 (follows 6.66) Download a high quality JPEG here)

The Bristol to Bath map (above) shows three ‘options’ for Saltford, with more detail below, titled:

(SPC notes that ‘Options’ on Map 16 are labelled A-F, with Saltford ‘options’ marked as C, B & B, and will seek clarification from B&NES on this).

How many dwellings are proposed in options for Saltford?

The figures for the above ‘options’ are shown as follows on p.211 of the document (sections in blue format are new to the 2025 options):

In the 2024 Options Consultation, up to 1,300 dwellings were proposed at ‘South Saltford’ and ‘West Saltford’ in total.

Based on the Location Option table (above), if adding up the maximum for each of the three options in Saltford, would total 1,650 dwellings.

Please view the article section below titled ‘Context – Re-set Local Plan following new Government targets, and what it means for Saltford’ for more detail on why the B&NES Council re-set Local Plan presents more ‘Options’ locations and in some instances, ‘and ‘Options’ presented in the 2024 consultation but with higher dwelling numbers included.

West Saltford – North of the A4

The ‘West Saltford – North of the A4‘ (download a high quality JPEG here) option is new, and includes the option for 300-350 dwellings.

Please view p. 217 of the document for a map of ‘West Saltford – North of the A4’ and further information (a JPEG of the map below can be viewed here).

Further information in the document includes the context of the option, as well as a table detailing ‘Opportunities’, ‘Constraints’, ‘Mitigation required’, and ‘Further evidence required’.

Figure 25 – West Saltford North of the A4 p.217

West Saltford – South of the A4

The ‘West Saltford – South of the A4‘ (download high quality JPEG here) option is located at a similar geographical area as included in the 2024 Local Plan Options Consultation for ‘West Saltford’, and includes the option for 650-850 dwellings.

This is an increase from the 500 dwellings as included in the 2024 Local Plan Options Consultation.

Please view p.214 (centre page number) of the document (follows paragraph 6.116), for more information about the option at this location as in the map below (map also available in a PDF here).

Further information in the document includes the context of the option, as well as a table detailing ‘Opportunities’, ‘Constraints’, ‘Mitigation required’, and ‘Further evidence required’.

Figure 24 – West Saltford South of A4 p.214

South Saltford

The ‘South Saltford‘ option (download a high quality JPEG map here) is located at a similar geographical area as included in the 2024 Local Plan Options Consultation for ‘South Saltford’, and includes the option for 350-450 dwellings.

In the 2024 Local Plan Options Consultation, 800 dwellings were proposed at ‘South Saltford’.

Please view p. 220 (centre page number) in the document for more information about the option at this location (map below, PDF version here).

Further information in the document includes the context of the option, as well as a table detailing ‘Opportunities’, ‘Constraints’, ‘Mitigation required’, and ‘Further evidence required’.

Figure 27 – South Saltford p.220

Context – SPC’s actions to gain additional protection for Green Belt reflected in Options paper

SPC’s work to protect Saltford’s Green Belt – actions to date

Since January 2023, Saltford Parish Council has been actively working to protect the Green Belt surrounding Saltford. Full details can be found on our ‘Protecting Saltford’s Green Belt’ page, where you can view maps, a timeline of actions, relevant published papers, and more. Actions taken by the Parish Council are also supported in SPC’s meeting minutes, under the ‘Planning Matters’ section.

A major effort has been made by SPC to look to secure additional landscape designations for areas currently protected only by Green Belt status, to bring them into line with other areas of Saltford’s Green Belt that have additional ‘Setting of Settlements’ (Policy NE2A) protections.

Some of Saltford’s Green Belt is ‘only’ Green Belt. Other parts of the village’s Green Belt has NE2A policy ‘Setting of Settlements’ designation. NE2A means that development in these areas is only allowed if it conserves and enhances the character, identity, and views of the surrounding landscape – offering stronger safeguards than Green Belt status alone.

As a direct result of SPC’s questioning of B&NES Council’s methodology when assigning NE2A protection to Green Belt, and its representations about the special value of sections of Saltford’s Green Belt and how it meets NE2A (or AGLV – Area of Great Landscape Value) criteria, under section 6.40 of the recently published B&NES Council 2025 Options Document it states:

The [B&NES] council has progressed a review of the policy and its associated methodology to inform the new Local Plan (2025-43) in preparation. The review was triggered by a request from Saltford Parish Council for the surroundings of Saltford Village to be designated as an AGLV (Area of Great Landscape Value) and also responds to background evidence carried out by an independent expert consultant in December 2024.

This has resulted in a new map (Map 14, p.169) being published as part of the upcoming Local Plan Options Consultation, which shows proposed changes that reflect additional NE2A protection to areas of Green Belt – including areas that SPC has strongly lobbied to see given greater protection.

Please see the two maps below from 2024 and 2025 for comparison (view a downloadable PDF of these maps here):

  • Left: The 2024 map, showing the existing NE2A ‘Landscape Setting of Settlements’ designations as set in 2015.
  • Right: The updated 2025 review map, included in the new consultation.

The green-shaded areas on the map below show existing and proposed land around Saltford that has an additional layer of protection called the ‘Landscape Setting of Settlements’, covered by Policy NE2A in B&NES Council’s Local Plan. (Download the PDF version of Map 14 ‘Setting of Settlements Review 2025: Saltford Map’ here) as taken from page 169 of the B&NES Council Options document published for B&NES Cabinet on 17 September 2025.

SPC notes that several areas previously identified as ‘Options’ in the 2024 consultation are now proposed to be designated as part of the NE2A ‘Setting of Settlements’, as shown within the green shaded areas on the map below. This includes land in Saltford near Keynsham Manor on Manor Road, and land to the east of South Saltford – both areas of land that were under consideration as ‘Options’ for development in 2024. Additionally, SPC recognises the reduced scale of proposed development in South Saltford. The 2025 consultation suggests 350–450 dwellings for the site, a notable decrease from the 800 homes proposed in 2024.

Map 14 ‘Landscape Setting of Settlements review 2025’ Saltford Map (download a PDF version here)

For a comprehensive overview of information in Section 6 and Section 9 of the B&NES Council Options document which addresses SPC’s request, please view SPC’s article: Saltford’s Landscape Setting explained: B&NES Council Local Plan ‘Options’ (dated September 2025).

Landscape Setting Around Saltford – Local Plan Review: Map 14 (see above – download the PDF version of Map 14 ‘Setting of Settlements’ here) is taken from page 169 of the B&NES Council consultation document and shows the ‘Landscape Setting of Settlements’ surrounding Saltford. It includes both existing designated NE2A ‘Setting of Settlements’ land as well as proposed land, including new sections of Saltford’s Green Belt. This follows SPC’s representations and evidence to B&NES Council.

Saltford is one of seven areas included in this stage of the review. B&NES Council is now presenting options to either retain or strengthen Policy NE2A, reflecting the updated Saltford assessment and the addition of six newly defined landscape settings elsewhere in the district.

To learn more about SPC’s work to protect Saltford’s Green Belt and landscape setting, including a timeline of actions and supporting documents, please visit our article: ‘Protecting Saltford’s Green Belt’.

As above, Key papers that may be of interest to Saltford residents as they consider their own responses to the Options consultation include:

Annex – Locally distinctive historic fields south of Montague Road / Manor Road, Saltford South (photographic record) (May 2025)

Grey Belt Assessment of Saltford’s Green Belt (AGLV) (March 2025)

Locally distinctive historic fields south of Montague Road / Manor Road, Saltford South (supplementary evidence report) (May 2025)

SPC has welcomed B&NES Council’s response to SPC’s lobbying for B&NES Council to review its methodology and approach to assigning additional landscape protections to Saltford’s Green Belt (and Green Belt elsewhere in the district), and for applying the methodology. SPC notes that this has resulted in new areas of Green Belt being proposed as having additional protection – NE2A ‘Setting of Settlements’ – further to current Green Belt status alone.

Please view SPC’s new article which has more detail and information about the above, titled: Saltford’s Landscape Setting explained: B&NES Council Local Plan ‘Options’

Context – 2024 B&NES Council Local Plan Options Consultation

Residents will recall that information in the last set of B&NES Local Plan ‘options’ papers – as published in early 2024 – that these included options for  ‘West Saltford’ (500 houses) & ‘South Saltford’ (800 houses). A B&NES Council public consultation, the first Local Plan Options Consultation, followed soon after. This consultation received a high number of responses from Saltford residents, with thanks to everyone who engaged with it.

Comments submitted by residents in the 2024 consultation do not need to be resubmitted in 2025 consultation responses (there is a typographical error in paragraph 4.55, p. 71) of the Options document – clarification has since been sought, with thanks to Ward Cllr Duncan Hounsell for raising). Please view the section below titled ‘How can residents participate in the next Local Plan Options consultation?’ for further information on this.

For SPC’s robust and comprehensive response to the first Local Plan Options consultation, please view a copy of SPC’s resolved response in the document here.

Further information about SPC’s response to the first Local Plan Options Consultation can be found in SPC’s article dated 6 March 2024: ‘SPC ‘strongly objects’ to B&NES Council’s Local Plan Options Consultation proposals for 1,300 residences at West Saltford & South Saltford’.

For details about SPC’s wider efforts to protect Saltford’s Green Belt, please view our article ‘Protecting Saltford’s Green Belt’. Specific information relating to the first Local Plan Options Consultation can be found in the timeline for 2024.

Context – Re-set Local Plan following new Government targets, and what it means for Saltford

National Planning Policy Framework (NPPF) changes: The NPPF is the Government’s main document guiding how planning decisions are made across England. It sets out what local councils – including B&NES Council, which is the planning authority for Saltford – must consider when planning for housing, transport, nature, the environment, and infrastructure. B&NES Council must follow the NPPF when preparing its Local Plan (and when making decisions on planning applications). The aim is to make sure that any development is well-designed, sustainable, and meets the needs of communities.

Changes to National Planning rules in 2024: Earlier in 2024, under the previous Government, B&NES Council held its first Local Plan Options Consultation. This was based on the version of the NPPF that existed at that time. However, after the new Government was elected in summer 2024, it launched a review of national planning policy. This led to several important changes, with a major NPPF update published in December 2024.

What do these changes mean for Saltford?: One of the biggest changes was the reintroduction of mandatory housing targets. Councils like B&NES must now plan for a higher number of new homes, based on national calculations. They also have to prove they have a five-year supply of land ready for housing development. Because of these new requirements, B&NES Council had to ‘re-set’ its Local Plan, increasing the minimum number of homes it must plan for. The Council is now running a new Options Consultation based on this re-set plan. These changes mean local councils are expected to plan for more housing, more quickly. For areas like Saltford, this could mean more development in the years ahead. However, the updated NPPF also puts more focus on making sure that infrastructure and services, like transport and green spaces, are properly considered and delivered alongside new homes. That’s why transport and infrastructure are included in the documents published ahead of the latest B&NES Cabinet meeting.

New policy concept – ‘Grey Belt’: In the latest consultation, three site options in Saltford have been identified for possible development – all of them on the village’s Green Belt. SPC has been working since January 2023 to achieve greater protection for Saltford’s Green Belt, Please view SPC’s ‘Protecting Saltford’s Green Belt‘ page for more information. A new national policy concept, called the ‘Grey Belt’, was introduced in the updated NPPF. This refers to parts of the Green Belt that may no longer fully meet the criteria for protection and could, under strict conditions, be released for development. These areas can only be considered if any development includes affordable homes, good design, infrastructure, and green space. However, SPC has resolved in its view that no Green Belt land in Saltford qualifies as ‘Grey Belt’. ‘Green Belt’ is mentioned in the document, including in sections 4.19 and 9.118, which may be of interest to residents. The document also has a section on whether any Green Belt in Saltford meets the assessment for ‘Grey Belt’ on p.197.

Next (and final) B&NES Council Local Plan Options Consultation – opens October 2025

Following B&NES Council’s publication of ‘Options’ papers on 17 September 2025, B&NES Council’s Cabinet met on 25 September to decide whether these would form the basis of the next (and final) B&NES Council Local Plan Options Consultation. Information about the special B&NES Council Cabinet meeting is here on the B&NES Council website.

B&NES Council’s next Local Plan Options Consultation the opened on Friday 3 October and will close on Friday 14 November.

When will SPC resolve its response to the next Local Plan Options consultation?

SPC will look to respond to the B&NES Council Local Plan Options Consultation at its 4 November 2025 meeting.

Members of the public are welcome to attend and address the Parish Council with their views (time permitting, and at the Chair’s discretion).

Meeting details will be added to SPC’s ‘Meetings – Agendas and Minutes‘ page (and the noticeboard) nearer the time and by Thursday 30 October.

To add, although SPC has been actively engaging with B&NES Council with regards to matters relating to the Local Plan, the only information that SPC had about the contents of the Local Plan Options Consultation is the information presented in the Agenda Reports Pack (e.g. the document linked throughout this article) as published on the B&NES Cabinet meeting webpage. SPC first viewed the online consultation information on 3 October, the same day as all residents.

In light of the access and usability issues experienced during the previous Local Plan consultation, SPC encouraged B&NES Council to ensure that the upcoming (and final) consultation is user-friendly and that all information is clearly accessible. Please view the step-by-step guides created by SPC to aid residents in completing the online consultation.

Further information about the B&NES Council Local Plan is available on the B&NES Council website. Please view their ‘The Local Plan‘ page.

How can residents participate in the next Local Plan Options consultation?

Residents are encouraged to respond to B&NES Council’s Local Plan Options Consultation from 3 October to 14 November 2025. Residents can respond to the online consultation via https://bathnesplaces.co.uk or in writing (see above).

B&NES Council stated ahead of 2025 options consultation responses that some of the location options to be included in the 2025 consultation were also presented in the Spring 2024 Options Document. B&NES Council has shared that any comments made previously on these options by members of the public will still be taken into account by B&NES Council and do not need to be submitted again. However, if residents wish to make further comments in light of new information now available, these would be welcomed in responses to the 2025 options consultation.

B&NES Council has added that to support residents in reviewing the proposals, any new or updated site options are clearly marked within the place-based chapters of the consultation document (as formatted in blue). This information follows awareness of a typographical error in the document as published on 17 September, paragraph 4.55 (page 71).

Should residents wish to address the Parish Council prior to it resolving its response, they are welcome to do so at SPC’s 4 November meeting (as above), when SPC’s response to the Local Plan Options Consultation will be an item to resolve.

Key dates for Saltford residents

Please find below key dates for Saltford residents as associated with the upcoming consultation.

Should B&NES Council inform SPC when there will be specific engagement in Saltford e.g. a drop-in session at Saltford Hall – as requested by SPC to B&NES Council, this information will be shared by SPC.

It is noted that in Appendix 1 of the document, (p.467) that there will be a ‘Consultation Roadshow’, and that the full roadshow programme and details of events will be published by B&NES Council ahead of 3rd October. The Consultation Roadshow for Saltford (and Keynsham, Whitchurch and Hicks Gate) shows as being scheduled for 13-15 October 2025. SPC will share information on this once received.

Key dates (correct at time of publication):

  • 17 September – B&NES Council to publish Cabinet papers outlining updated Local Plan ‘Options’.
  • 25 September – Special B&NES Council Cabinet meeting to consider the documents and agree for consultation to go ahead (meeting details and documents will be available on the B&NES website).
  • 3 October – The second Local Plan Options Consultation officially due to open (consultation period runs for six weeks). Information at https://bathnesplaces.co.uk/localplan/
  • 4 October – Public Meeting at Saltford Hall, 7.15pm, led by B&NES Ward Councillor Duncan Hounsell, to share information about the consultation. Representatives of SPC will be in the audience. Details below.
  • 7 October – SPC October meeting – B&NES Cabinet Members have been invited to address the Council and receive Q&As from SPC Cllrs. Should they be able to attend, this will be clearly stated on SPC’s October agenda.
  • 13-15 October – B&NES Council ‘Consultation Roadshow’. See above.
  • 4 November – Saltford Parish Council to consider and agree its response to the consultation at its Full Council meeting. Public welcome.
  • 14 November – Final day of the second Local Plan Options Consultation.

B&NES Ward Councillor hosted Public Meeting – Saturday 4 October 2025, 7.15pm, Saltford Hall

Saltford B&NES Ward Cllr Duncan Hounsell hosted a Public Meeting on the Local Plan (2025-2043) Options for housing development – details were follows:

🗓 Saturday 4th October 🕖 7:15pm start 📍 Saltford Hall

Cllr Duncan Hounsell shared background information including: The Government has set B&NES a mandatory target of 28,000 dwellings over the plan period; B&NES planning officers have published a range of possible housing locations – these are not decisions or B&NES Council policy (or policy of any political grouping); and, A public consultation runs from 3 Oct to 14 Nov – this is not a referendum, but an opportunity to provide planning-based comments.

Please note – the Public Meeting was not a SPC organised event, and any queries about the meeting need to be directed to B&NES Ward Councillor Duncan Hounsell (please find B&NES Ward Councillor contact details are on the ‘Your Councillors‘ page on the B&NES Council website).

Several SPC members plan attended as part of the audience, and welcomed hearing the information shared by Cllr Hounsell and B&NES Council’s Head of Planning. SPC’s Chair was invited to be on the panel but unfortunately due to external demands on their time was unable to attend.

Cllr Duncan Hounsell expressed his thanks following the meeting to everyone who attended and also to the guest speaker, B&NES Council’s Head of Planning, and to those who assisted in hosting the meeting.

This and other SPC articles were referred to by Cllr Hounsell’s post as an ‘excellent source of information’ at the public meeting. Though independent of B&NES Council, SPC appreciated his endorsement of SPC’s actions to encourage resident participation in the consultation and B&NES Councillors and SPC Councillors maintain good communication on matters relating to the Local Plan.

A packed Saltford Hall, with guest speakers at the front table. Residents were provided with B&NES Council Local Plan leaflets by B&NES Ward Cllr Duncan Hounsell, these will also be given out at the roadshow on 15 October and be available around B&NES.

B&NES Council Local Plan ‘Roadshow’ – (Near Saltford 13–14 Oct) – In Saltford 15 October

B&NES Council held a series of Local Plan ‘Roadshow’ events near Saltford on 13 and 14 October, and at various locations in Saltford on Wednesday 15 October. Please view the B&NES Council Local Plan ‘Programme and consultation activities‘ page (week 2). A screen shot of the ‘Hicks Gate, Whitchurch, Keynsham and Saltford’ section (correct as of 3 October) is below and a PDF can be downloaded here and viewed below:

Saltford Roadshow dates are Weds 15 October, with other locations nearby on Mon 13 Oct and Tue 14 October. Download a PDF of the above image here.

The aim of the roadshow is to raise awareness of the Local Plan Options Consultation and to encourage residents to get involved and have their say.

A branded B&NES van is making scheduled stops at various locations in B&NES, and Planning Officers have been on hand to share leaflets and consultation information, and to signpost residents on how they can take part.

Above image shows a copy of the leaflet as handed out by B&NES Council about the Local Plan Options Consultation 2025 for our area (‘Bath to Bristol’). Copies will also be available in other locations around B&NES e.g. libraries and B&NES Council’s One Stop Shops (subject to availability).

While some information will be available at the B&NES van, the main purpose of B&NES Council’s Options Roadshow is to promote engagement – particularly among residents who may not yet be aware of the consultation – and to encourage active participation from those who are aware.

SPC has been informed that B&NES Council hopes to broaden its outreach through its Local Plan roadshow, with a view to engage residents who may not have responded to previous consultations. As part of this effort, B&NES has shared with SPC that it is targeting engagement with around 20,000 residents around the B&NES area through the roadshow events.

B&NES Council’s branded ‘Van with a Plan’ outside the parade of shops on A4 Bath Rd (Saltford) on Wednesday 15 October. This followed stops during the school run on Manor Road, and was just before a stop on High St (Saltford). Several B&NES Council Planning Policy Officers were present to engage with Saltford residents and to hand out leaflets.

Please note that the time available at each ‘Roadshow’ stop around B&NES is limited due to the schedule B&NES Council needs to follow across the many locations the van aims to visit. Weather conditions could also affect the roadshow. As such, opportunities to speak directly with B&NES Council’s Planning Officers present may be brief, and B&NES staff will need to move on promptly at the end of each timeslot to ensure they can meet with residents at the next scheduled roadshow stop.

For more details and the full list of locations, and for the most up-to-date information, please visit the consultation page on the B&NES Council Options Consultation Programme page (https://bathnesplaces.co.uk/localplan/index.php?contentid=347).

What happens next in the Local Plan process after the 2025 Options consultation?

To view how this next consultation fits in with B&NES Council’s own timeline for the next Local Plan, please view their page titled ‘Emerging Local Plan development timeline’.

Please also view p.22 of the document for under the title ‘Preparation of the Local Plan’.

After the next and final public consultation, B&NES Council will begin preparing the Draft Local Plan. As part of this stage, the Council also plans to carry out additional engagement with key stakeholders. However, Saltford Parish Council (SPC) is not yet aware of what this engagement will involve or how it will be carried out.

Once the Draft Plan is complete, it will be formally submitted to the Government, along with all the supporting evidence. At that point, an independent Planning Inspector will be appointed to assess the plan’s “soundness” — meaning whether it meets legal and policy requirements and whether it has been properly prepared.

The Inspector will hold Examination hearings, where individuals, groups, and organisations can present evidence or comment on key issues. These hearings are open to anyone who made a submission during the Draft Plan consultation.

In summer 2027, the Inspector is expected to publish their final report with recommendations. If the plan is approved, B&NES Council is likely to adopt the new Local Plan in autumn 2027 at a full council meeting.

Find out more about SPC’s actions relating to the Local Plan and protecting our Green Belt

For the past year, SPC has been discussing landscape protection in Saltford (see minutes, as linked above – usually noted under ‘Planning Matters’).

Saltford Parish Council first sought landscape designation protection for ‘Saltford South’ in January 2023.

A timeline detailing SPC’s actions since January 2023, including papers and articles produced by SPC, can be viewed on our ‘Protecting Saltford’s Green Belt’ page.

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