Our plans for new homes at Cossham Street, Mangotsfield
Back in November 2024 we submitted an Outline Planning Application (application ref. P24/02685/O) for up to 150 new homes and associated development at land at Cossham Street, Mangotsfield.
Subsequent to the Outline Planning Application Submission we undertook detailed design work on layout, scale, and appearance which was submitted as part of application which revised the overall numbers down to 140no – these matters are typically part of a Reserved Matters application that come after an Outline Planning Application, but South Gloucestershire Planning Officers agreed we could submit this information as there were delays with the local plan to which our application was always aligned too. The only reserved matter not submitted at this stage is landscaping.
In summary the development will include a mix of one, two, three, and four-bedroom homes. 50% of these homes will be provided as affordable (formerly 40% affordable). This development will cater to everyone—from working professionals and young couples buying their first home, to growing families and those looking to downsize.
On 9th July 2026 we received a planning committee resolution to approve subject to agreeing a S106 legal agreement between the relevant parties. Once the legal agreement is secured, we will prepare the submission of a reserved matters planning application for landscaping (only) and look forward to delivering much needed new homes for Mangotsfield and South Gloucestershire.
Subsequent to the Outline Planning Application Submission we undertook detailed design work on layout, scale, and appearance which was submitted as part of application which revised the overall numbers down to 140no – these matters are typically part of a Reserved Matters application that come after an Outline Planning Application, but South Gloucestershire Planning Officers agreed we could submit this information as there were delays with the local plan to which our application was always aligned too. The only reserved matter not submitted at this stage is landscaping.
In summary the development will include a mix of one, two, three, and four-bedroom homes. 50% of these homes will be provided as affordable (formerly 40% affordable). This development will cater to everyone—from working professionals and young couples buying their first home, to growing families and those looking to downsize.
On 9th July 2026 we received a planning committee resolution to approve subject to agreeing a S106 legal agreement between the relevant parties. Once the legal agreement is secured, we will prepare the submission of a reserved matters planning application for landscaping (only) and look forward to delivering much needed new homes for Mangotsfield and South Gloucestershire.
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Development managed by Taylor Wimpey Bristol.
About the development
Masterplan
South Gloucestershire Council has identified this land as part of its preferred plan to deliver new homes in the area. Our proposals aim to support the Council’s vision for new communities in their plan. The site is centrally located in the village, between Mangotsfield United Football Club to the north and Mangotsfield School to the south.
Site layout
The layout of the scheme reflects the overall structure and parameters of the Outline masterplan. The layout sets out a series of character areas across the site formed through varied plotting positions, building form and a mix of appropriately context referenced materials. The streets are designed for low traffic speeds, with green corridors running east-west to promote ecology and walkability. Buildings are placed to address public spaces, ensuring natural surveillance and attractive frontages.
Our proposal features
Connectivity
The site is well-connected to Mangotsfield village, Mangotsfield school and surrounding open green space such as Pomphrey Hill playing fields. There is also a link to the Bristol to Bath cycle path linking the site to both Cities. The site is a 5 minute walk to local bus services that link to Staple Hill, Fishponds, and Bristol city centre. Our plans aim to improve local walking and cycling routes and reduce the need for residents to use cars for short trips by:
- Creating a new pedestrian and cycle link to Rodway Hill Road at the site’s southwest corner
- Upgrading existing footpaths on the site to ensure they are safe and accessible
- Improving connections to Mangotsfield School, Pomphrey Hill sports facilities, and nearby open spaces
Safe vehicle access to the site
We plan to provide safe vehicle access from Cossham Street with a new T-junction. The design for the only access into the site includes:
- A 6-metre wide entrance for two-way traffic
- A dedicated pedestrian/ cycle path
- Double yellow lines to restrict on-street parking
- Traffic calming measures like ramps and contrasting road colours to highlight pedestrian crossings
Ecology
We want our development to enhance Mangotsfield’s natural environment and community spaces. Our plans aim to increase local biodiversity and provide spaces that everyone can enjoy, including:
- A new children’s play area that will be open to everyone
- Planting trees along the east and west edges of the site to provide screening from Rodway Hill Road and Cleeve RFC’s pitches
- Green space that will be accessible and rich in biodiversity
- Planting new trees and hedgerows to create green corridors along the roads within the site
Our approach features
Economic benefits
We regularly invest in local improvements and support good causes to help make our neighbourhoods great places to live. There are benefits to a new development of this size to the local community including:
- Improvements to Mangotsfield’s highway and public transport infrastructure
- Education Contributions towards school places in the local area
- Significant CIL and s106 financial contributions
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