Acres

72

Acres

New homes

676

New Homes

Affordable

35%

Affordable

Tick

Provision for a new 2 Form Primary School, new sports pitch and community footpaths

Identifying Opportunity Through Forward Planning

When we established its Strategic Land business, a back-to-basics approach helped uncover one of its earliest successes. Working alongside a local planning consultant, detailed review of the Local Plan and large-scale mapping was undertaken to identify where development could emerge in the future.

Rather than focusing on allocated land, the emphasis was on forward planning and recognising longer-term strategic opportunity between Bath and Bristol.

Targeting Strategic Green Belt Land

This analysis highlighted a substantial area of land between Saltford and Keynsham with potential to contribute to future housing supply. Although land at Withies Farm was within the Green Belt and widely considered undevelopable, its strategic location and surrounding constraints suggested otherwise.

In April 2013, Mac Mic secured agreements over 45 acres at Withies Farm, together with a further 120+ acres at the adjoining Glenavon Farm.

Timing, Evidence and Plan Promotion

At the time, Bath and North East Somerset Council was reviewing its Local Plan through examination. Although the process was paused by the Planning Inspector, the Council faced a growing housing land shortfall.

The combined promotion of land at Saltford and Keynsham demonstrated capacity for approximately 800 homes. Critically, a major gas pipeline running between the two sites created a permanent buffer, preserving the Green Belt gap between settlements. This evidence was fed into the Local Plan process and proved pivotal.

Allocation and Phased Release

As a result, the Council allocated an initial phase of land for 250 homes, with a second phase of 200 homes released from the Green Belt and reserved for residential development.

A planning application for Phase 1 was submitted in February 2016 and planning permission granted in December 2016.

Infrastructure Delivery and Sale – Phase 1

Phase 1 included significant community infrastructure benefits, most notably land and financial contributions toward a new primary school. The consented site was marketed and sold in 2018 to a major housebuilder, delivering value for the landowners while supporting local growth.

Phase 2 – Persistence and Delivery

An application for Phase 2 was initially refused before being approved in April 2018. In February 2023, Bath and North East Somerset Council granted outline planning permission for up to 213 homes, including 30% affordable housing and a replacement sports pitch for a nearby primary school.

Phase 2 was sold to Curo Enterprise in April 2023, enabling continuation of housing delivery in the area following earlier development at nearby Hygge Park.

A Proven Strategic Outcome

The Keynsham project demonstrates how careful site selection, long-term plan promotion and a phased approach can unlock Green Belt land responsibly. Through persistence and engagement with the planning system, the scheme maximised landowner value while delivering homes and essential infrastructure aligned with local need.

“

Nowadays in selecting a promoter, it is all about track record. Mac Mic have a solid track record and we are pleased to recommend them to our landowner clients.

Scott Winnard, Partner - Bruton Knowles

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“

Nowadays in selecting a promoter, it is all about track record. Mac Mic have a solid track record and we are pleased to recommend them to our landowner clients.

Scott Winnard, Partner - Bruton Knowles

What our clients say

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