It’s a battle being played out all around Bristol at the moment
Save Our Green Spaces South Gloucestershire campaigners hold a protest outside Kingswood Civic Centre before a cabinet meeting on Monday, July 15 (Image: South Gloucestershire Conservatives/Twitter)
For years the people of Mangotsfield, on the eastern edge of Bristol, have considered themselves a village – but now the parish council says it fears that status is under threat – thanks to what is expected to happen this coming week.
On Thursday, July 9, councillors from across South Gloucestershire will meet to decide again on a plan to build 140 new homes on what until now has been a series of green fields in the heart of the village.
It will be the second time developers Taylor Wimpey have asked for permission to build on the land off Rodway Hill Road, and after almost 20 years of battling, this time the councillors look set to finally say ‘yes’ to the plan.
The land itself was once the edge of the village, and the edge of urban Bristol, with the historic village centre at Cossham Street overlooking fields to the east at the start of open countryside.
But in a generation or two, the A4174 ring road was built between Mangotsfield and the rest of South Gloucestershire’s rural landscape, and sports pitches and Mangotsfield School were built in the space left.
The green open space between the village and the Pomphrey Hill sports grounds – which are home to Mangotsfield United, Cleve RFC and Carsons and Mangotsfield Cricket pitch – was left to serve as a reminder, the villagers say, that Mangotsfield is a village in the countryside.
In 2009, the developers came to Mangotsfield with a plan to build on the land, but the scheme caused huge uproar, and councillors refused the scheme, pointing to its status as ‘Green Belt’ land.
But Taylor Wimpey was patient, and returned in the late summer of 2024. A Labour Government had just been elected, and had told local councils their housing targets were going up, with housing minister Steve Reed donning a red MAGA-style baseball cap with the words ‘build, baby, build!’ on it.
Steve Reed and supporters with ‘Build Baby Build’ hats at the Labour Party Conference in September 2025(Image: Getty Images)
The Labour Government also introduced a concept not heard of before – the ‘Grey Belt’. Land vaguely defined as being Green Belt, but apparently not important enough to justify still being protected. And the land at Mangotsfield – for the Government at least – fits perfectly into that definition.
So just as South Gloucestershire Council began the job of drawing up a new Local Plan. Almost exactly two years ago, the people of Mangotsfield, and other villages around Bristol, went to lobby a meeting of South Gloucestershire Council’s cabinet, urging them to resist the pressure to re-allocate the Green Belt.
But Taylor Wimpey came back too, and successfully persuaded councillors to drop the ‘Green Belt’ status from the land in Mangotsfield.
So when councillors meet on Thursday to decide on Taylor Wimpey’s latest plan, even though that new Local Plan isn’t official yet, the fact it soon will be is now enough for council officers to tell them they should give the 140 new homes permission.
Emersons Green Town Council has objected, as have the local Staple Hill and Mangotsfield Parish Council.
They have concerns about traffic – the new estate of 140 homes will have one exit onto Cossham Street, and they also worry that the new residents will put increased pressure on things like doctors, dentists and schools ‘which are already at capacity’, they said.
Plans for up to 150 new homes have been proposed on a large open space in Mangotsfield. The site lies to the east of Rodway Hill Road, between Mangotsfield School to the south, and Mangotsfield United FC to the north.(Image: Google Earth)
“Councillors and residents feel that infrastructure should be put in place prior to increase in population,” the council report admits.
“The development is not a viable proposition due to the lack of infrastructure, no biodiversity or wildlife protection, no preservation of the war memorial, and major traffic concerns, no local businesses or employment and potential loss of Village Status,” the parish council said.
But a host of council officers at South Gloucestershire have lined up to tell councillors they have no objections to the idea of building on the land, and it is recommended for approval.
As well as buying up the land to be developed years ago, Taylor Wimpey also bought up much of the Pomphrey Hill playing fields – and part of the deal to be allowed to build homes there will be the transfer of those playing fields to the local community.
“Pomphrey Hill playing fields play an important role in everyday life for many people in Mangotsfield,” said a Taylor Wimpey spokesman.
Plans for up to 150 new homes have been proposed on a large open space in Mangotsfield. The site lies to the east of Rodway Hill Road, between Mangotsfield School to the south, and Mangotsfield United FC to the north.(Image: Taylor Wimpey)
“It is where children play football and cricket, where people run, where families spend time, and where local clubs need confidence about their future.
“Our proposals would help secure a substantial part of the playing fields for community use forever. That is a major long-term benefit for Mangotsfield.
“We also know people have fair questions about new housing. We have listened carefully and worked with officers and consultees to evolve the application,” he added.
“Traffic has been an issue raised by some local people. But transport surveys show just over one car a minute entering or leaving the site at the busiest time of the morning and evening,” the spokesperson added.
“Taylor Wimpey has also committed to a residential travel plan that will advocate the site’s highly sustainable location with excellent walking and cycling connections for new residents to use. The proposal also preserves all existing pedestrian routes through and around the site,” he added.
As part of the planning permission, Taylor Wimpey will be made to give £276,446 towards ‘dedicated community centre provision’ – which appears to be directly to a refurbishment of Emersons Green Village Hall, just under a mile away.
As well as that, the council will also get the developers to pay £45,555 to enhancing the local library, and £3,060 to new stock for that library.
Plans for up to 150 new homes have been proposed on a large open space in Mangotsfield. The site lies to the east of Rodway Hill Road, between Mangotsfield School to the south, and Mangotsfield United FC to the north.(Image: Taylor Wimpey)
“The application also includes significant contributions towards community facilities, NHS provision, libraries and schools, supporting the wider village as well as future residents,” a Taylor Wimpey spokesperson added.
“Our view is that this application delivers the right balance: affordable homes in a sustainable location, investment in local facilities, schools and services, and lasting protection for an important community sports asset at Pomphrey Hill,” he added.
Councillors meet on Thursday to make a final decision.