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Frequently asked questions

We have addressed some of your common questions about the Yate Town Improvement Masterplan below.

What is a masterplan?

A masterplan is an important document that looks at the long-term planning and development opportunities for improving an area, helping to shape its future. The Yate Town Improvement Masterplan will set out the long-term vision for improving Yate in the coming years. The Yate Town Improvement Masterplan will build on the existing character of the town and its existing strengths to ensure Yate will flourish and prosper into the future.

Alongside taking into consideration feedback from the local community and key stakeholders, the masterplan will reflect the objectives and themes from national, regional, and local policies and strategies.

How will the masterplan influence future development?

The work and outputs of the masterplan will inform the drafting of the new South Gloucestershire Local Plan. The Local Plan 2020 is at an early stage of preparation but will eventually set out a new vision and a framework for the future development for South Gloucestershire. The production of the local plan will explore the issues, options and approaches that could be taken to meet our needs for new housing, a prosperous economy, community facilities, infrastructure, climate emergency and enhancement of the environment. The new Local Plan will eventually be used to make decisions on planning applications within South Gloucestershire, including Yate. The work and consultation taking place through this masterplan will enable focused evidence and ideas to inform the approach to Yate in the Local Plan.

The 'Phase 1' Local Plan consultation marked the start of preparing our new Local Plan. The consultation ran from 27 November 2020 to 1 March 2021.   The next intended stage of consultation, Phase 2, will cover the potential options for growth, protection and more information and is likely to start in early 2022. More information and updates on preparation of the new Local Plan  can be accessed using the following link:

Who is responsible for producing the masterplan?

South Gloucestershire Council is responsible for producing a number of documents that set out the planning and development strategy for South Gloucestershire. The Council has been working in partnership with community, health, and emergency services representatives and local landowners to develop a masterplan for Yate. There is a steering group for the development of the masterplan that includes South Gloucestershire Council, Yate Town Council, Ellandi (who manage the Yate shopping centre), NHS, Circadian Trust (responsible for the leisure centre), South Western Ambulance Service and Avon Fire & Rescue Service.

Other organisations like transport providers, housing providers and environmental organisations are key stakeholders. 

One of the council's roles in this masterplan process is to make sure that options are compliant with planning policy.

What is the decision-making process for agreeing the masterplan?

The masterplan is being developed by South Gloucestershire Council in partnership with community, health, and emergency services representatives and local landowners, namely, Ellandi (who manage the Yate shopping centre), NHS, Circadian Trust (responsible for the leisure centre), Yate Town Council, South Western Ambulance Service and Avon Fire & Rescue Service. These key partners comprise the steering group for this masterplan. The decision-making process is driven by national, regional, and local policies and commitments, such as the pledge to make South Gloucestershire carbon neutral by 2030. This is in addition to the evidence we gather and review, which includes the outcomes of the public engagement, stakeholder workshops and this public consultation. We will use your feedback to finalise the Yate Town Improvement Masterplan.

When will any changes in the masterplan happen?

The Yate Town Improvement Masterplan includes a vision and options that focus on the short, medium, and long-term future of the town. Ultimately, the masterplan will provide a gradual development and transformation of the town over the next 15 to 20 years, however there is potential that some of the masterplan options will be implemented well before then, offering improvements in the short-term.  An implementation action plan will be published when the masterplan is finalised in the autumn.

Why is the Yate Town Improvement Masterplan necessary?

Yate is a busy town that offers good links to Bristol and the Cotswolds. However, the town faces a number of social, environmental, and economic challenges, such as a heavy reliance on cars to move around town, a decline in high street and retail centres, and changing housing and employment needs. The masterplan is necessary to address these challenges, providing a vision and options for long-term planning and development opportunities to improve the town in the coming years.

What is the aim of the masterplanning process?

We are committed to developing a masterplan that demonstrates what you, as residents, visitors, and businesses, would like to see in Yate. Building on the existing character of the town, the masterplan seeks to unlock heritage, social, community and economic opportunities and support investment within Yate in the coming years.

The vision will define new opportunities for:

  • Future growth by transforming and improving places within Yate.
  • Grass root community engagement at a local scale by creating new ideas and ways to empower the businesses and people of Yate.
  • More walking and cycling to help people stay healthy, to allow them to move around more easily and to create more attractive places.
  • Reduce congestion and enhance air quality by increased use of public transport.
  • Meet the needs of an ageing population.
  • Create more opportunities for young people to have access to local employment, affordable housing and activities in Yate.
  • Maintain economic prosperity whilst ensuring that everyone benefits no matter your level of wealth.
  • To help everyone including those who are less well-off access new jobs, new skills and homes.
  • To maintain our existing wildlife and to create new habitats.
  • Creating new ways for people to enjoy nature by providing better access.


How will the masterplan benefit residents of Yate?

People and community are placed at the heart of the Yate Town Improvement Masterplan vision. The masterplan is shaped by overarching objectives that will serve the community of Yate, such as enhancing public and environmental health by encouraging more walking and cycling, supporting access to affordable housing and local employment, and improving access to nature for people to readily enjoy local outdoor spaces.

Why are Yate Town Centre, Station Road, Yate Railway Station and Yate Industrial Estate key areas of focus in the masterplan?

The masterplan includes key areas of focus on the Town Centre, Station Road, Railway Station, and Industrial Estate, as these four areas have been at the heart of Yate community life for more than two centuries. Today, these areas continue to play a key role in how Yate residents, visitors and businesses alike view and experience the town owing to the character and geographical location of these areas.

Assessment undertaken to date has identified challenges within each of these areas including, but not limited to, the Town Centre being retail focused, being difficult to travel to via walking, and offering limited evening activities. We are aware that Station Road is a congested road, with a poor perception of pedestrian safety; Yate Railway Station is difficult to find from Station Road and is surrounded by car parking; and Yate Industrial Estate comprises of single storey industrial buildings and numerous dead ends.

Through targeted improvements, these areas have the potential to become spaces for transformation and regeneration, unlocking opportunities throughout the town.

For more information on the challenges and opportunities identified to date in these four areas, please refer to the Yate Town Improvement Baseline Report, the Autumn 2020 Engagement Output Report, the Vision and Options Report and the Summer 2021 Consultation Brochure located in the 'Document library' page.

Will the masterplan options cover the entire industrial estate?

The masterplan vision defines wider principles and interventions that can be replicated across the entire industrial estate. Stover Trading Estate is being used as a testbed for delivering the masterplan principles. It is expected that the principles and interventions suggested for Stover Rd can be applied throughout the industrial estate. 

Does the masterplan include the Station Road cycle improvements?

As part of the draft Yate Town Improvement Masterplan, we have welcomed your views and suggestions for improving Station Road, as one of the four focus areas of the draft masterplan. 

Separately, South Gloucestershire Council undertook a six-month public consultation on the installation of cycle lanes on both sides of Station Road, from the junction with Culvert Avenue (Badminton Road roundabout) to the B&Q roundabout. This enabled the Council to create additional space on the footpaths either side for pedestrians and provide dedicated space for cyclists to help maintain social distancing.

The public consultation for the cycle lane scheme started on the Monday 24th August 2020 and ended on 1st March 2021.

I own/occupy a property within Yate Town Centre, Station Road, Yate Railway Station and / or Yate Industrial Estate – what does this mean for me?

As a local resident and/or business, we want to hear from you about how you want Yate to be improved, if at all. By providing your feedback, we can better understand the challenges you and / or your business face and, importantly, how we can address these challenges to help you. The outcomes of the 12-week public consultation will play an important role in finalising the masterplan vision and options.

Are you looking to improve other areas of Yate?

Yes, the masterplan is taking a 'whole town approach', meaning that although the Town Centre, Station Road, Railway Station and Industrial Estate have been identified as key areas of improvement, the masterplan will seek to enhance existing and develop new facilitates and spaces across the town based on the evidence gathered, including the outcomes from the 12-week public consultation

Are all the identified opportunities going to be put in place?

We are using the results of the consultation to prepare the final stage of the Masterplan. We are also exploring funding and delivery models and mechanisms. This will include traditional public and private sector funding streams, alongside identifying a range of potential local partners.

What engagement have you undertaken to date?

In autumn 2020, we held a six-week engagement period to seek the public’s views on the emerging vision for Yate. 

Throughout February 2021, we held a series of online workshops with key stakeholders to share our early ideas for the four focus areas: Town Centre, Railway Station and surrounds, Industrial Estate and Station Road.

We ran a 12-week public consultation on our vision and options for the masterplan during the summer of 2021. We have received over 260 survey responses, alongside feedback from our online interactive map, emails, community forums and face to face events. 

We are currently reviewing the feedback received. Later this Autumn we will publish our final Masterplan and share our report which will summarise all the feedback we received.

What are next steps in the masterplan process?

The next steps of the masterplan process are as follows: 
  • Autumn 2021 – We will finalise and publish the masterplan.