Frequently Asked Questions
Why is this land being considered for development now?
North Warmley has been identified in South Gloucestershire Council’s draft Local Plan as a place that can help meet the area’s need for new homes, green space and infrastructure. Bloor Homes already own, or have agreements in place to own, the entire site when development begins. This means we can take full responsibility for delivering new homes, community facilities, open spaces and infrastructure funding through a single, coordinated masterplan that is consistent with the Council’s proposed land allocation for North Warmley.
This will be a long-term project, with development expected to take place gradually over the next 14 years. That’s why it’s important to start the conversation early. Our engagement in 2025 is just the first of many opportunities for local people to help shape how this new neighbourhood grows—and how it can contribute positively to the wider Warmley community.
Will you go back on your promises - like other developers seem to?
We understand the concern, and it’s fair to say that some developers across the country have disappointed people in this regard. But this is not that kind of project. Bloor Homes already owns, or by contract will own, the whole site, and we will be responsible for delivering it ourselves. We’re not a land promoter selling the site on with vague promises. That means what we’re showing you now, from new public green spaces to community investment, is shaped around what we know we can deliver. If changes are ever needed, they can’t just happen behind closed doors. Any significant alterations must go back through South Gloucestershire Council, and your elected councillors can only approve them. They are your voice in the process and hold us accountable. Our new neighbourhood is a long-term partnership between Bloor, the community and the Council, and we’re committed to getting it right.
What’s the expected timeline for bringing forward these proposals?
This is a long-term plan. If the site is allocated in South Gloucestershire Council’s Local Plan, we expect to submit an outline planning application following public consultation. The Council’s draft Local Plan is likely to be submitted later in 2025, examined by a planning inspector, and potentially adopted in late 2026. Subject to permission, early site preparation would begin in the late 2020s, with the first homes expected in 2029. Development would then be phased over a 10-year period, completing around 2039.
This approach allows time to plan infrastructure, coordinate with partners, and engage with the local community at each stage. We’re starting that conversation now, but it won’t end here. Future phases of planning and design will provide further opportunities to shape how new facilities, open space and homes are delivered, and how the new neighbourhood fits into Warmley.
Why are you allowed to build on Green Belt land?
The Council, not developers, decides which areas of Green Belt can be released. South Gloucestershire Council has been reviewing the Green Belt as part of its new Local Plan. As part of this process, it has identified North Warmley as a suitable location for a new neighbourhood to help meet the area’s need for homes, services and infrastructure.
It’s important to understand that Green Belt land isn’t designated to protect nature or wildlife. The Green Belt is a planning mechanism that was created to stop towns and cities growing into the countryside in an unplanned way. Over time, however, some areas of Green Belt have become well-located for sustainable development; close to jobs, schools and public transport.
The Council has judged that North Warmley is one of these places. That’s why it is proposing to remove this land from the Green Belt in its draft Local Plan, so it can be planned properly as part of a new neighbourhood, rather than left to grow piecemeal.
How will the surrounding roads cope with the extra traffic?
South Gloucestershire Council is already working on a major strategy to improve the way people move around the East Fringe with a strong focus on public transport, walking and cycling. Our role is to ensure the North Warmley development supports and contributes to that vision.
Bloor Homes will make financial contributions to local transport improvements, including bus services, cycling links and safer school routes. The site is also being planned to prioritise low-carbon travel from day one, with easy walking access to bus stops, new cycle routes connecting to the Railway Path and local schools, and a central Mobility Hub offering shared transport options. Roads will be part of the plan, but they won’t lead it.
Won’t this just mean hundreds more cars on local roads?
It’s a common concern, but it’s not as simple as 950 homes meaning 2,000 cars or 2,000 car journeys. Travel behaviour has changed significantly in recent years and more people now work from home, travel outside peak times, or use a mix of transport. Car use is also falling among younger generations.
At North Warmley, the aim is to reduce car dependency from day one. The neighbourhood is being designed with new walking and cycling links, real-time bus services, and shared transport like e-bikes and car clubs. Parking will be managed to discourage unnecessary car use, and Bloor will contribute funding to transport improvements that support the wider community. Roads are part of the plan, but not the priority.
Getting a GP or dentist appointment is already tough – will this make it harder?
We understand that access to health services is a key concern for local residents. Like many areas across the UK, South Gloucestershire’s healthcare system is under pressure, but North Warmley will not make that worse. In fact, the development will contribute to improving local provision.
Bloor Homes will make a financial contribution to help expand GP and dental capacity. This could support investment in nearby practices or form part of wider plans for new healthcare facilities. Discussions with South Gloucestershire Council and the NHS Bristol, North Somerset and South Gloucestershire Integrated Care Board (ICB) will help determine the best approach.
North Warmley will be delivered gradually over more than a decade, giving health partners time to plan and respond as the community grows.
Will there be enough school places for the extra families moving in?
Yes. School planning is a key part of the process. New homes bring new families, and that means extra demand for school places. Bloor Homes will contribute funding through legal agreements to support expansion of local schools, as agreed with South Gloucestershire Council’s education team.
Importantly, this development will grow gradually over more than ten years. That gives time to plan and phase new provision, whether that’s expanding existing schools or creating new places.
It’s also worth noting that falling birth rates in many areas are putting pressure on school rolls. North Warmley could help sustain local schools by bringing new families into the area and keeping classrooms full, and supporting the long-term health of the local education system.
How will the development impact local wildlife and biodiversity?
The land at North Warmley is currently in private ownership and not accessible to the public, nor is it actively managed to enhance nature. These proposals offer an opportunity to change that. Around 60% of the site would become publicly accessible green space, including new wetlands, woodlands, wildflower-rich grasslands, and nature corridors. Our proposed expansion of the popular Warmley Forest Park is a key feature.
The layout is being shaped around existing natural features – like Siston Brook, mature trees and hedgerows – to create a connected network of habitats. Bloor Homes is committed to achieving at least 10% Biodiversity Net Gain, with measures such as bird, bat and bee boxes, hedgehog highways and reptile hibernation spaces. This is a chance to open and improve land for people and nature, now and for the long term.
Will existing green spaces and hedgerows be preserved?
This site is currently made up of privately owned fields; green in appearance, but not accessible to the public or managed for nature. Around 40% of the land is proposed for new homes, local facilities and roads. The remaining 60% would become managed, publicly accessible green space, shaped to support wildlife and wellbeing.
Where possible, existing hedgerows, trees and features like Siston Brook will be preserved and enhanced. These natural features are guiding the design, helping to create new habitats and walking routes that feel connected to the wider landscape.
This is an opportunity to open up space that’s currently off-limits, and to ensure it’s properly managed for people and nature in the long term.
What about flooding and drainage risk – will this impact on nearby homes?
No, this development will not increase flood risk for existing homes. In fact, it will help reduce it. A full flood risk assessment has been completed, supported by detailed computer simulations that show how water flows across the site. All forms of flooding, including from rivers, surface water, sewers and groundwater, have been assessed. The conclusion: with the right strategy in place, the impact is negligible to low.
The layout of the neighbourhood has been carefully designed so that all new buildings sit outside areas at risk of flooding. Two watercourses running through the site will be enhanced as part of the plan, improving their function and benefiting downstream conditions.
New sustainable drainage systems (SuDS), including basins and swales, will slow and store water on-site, controlling run-off and reducing the risk of overland flooding. This approach represents a clear betterment over current conditions.
Are there any historical or archaeological sites on the proposed development land, e.g., Roman infrastructure.
Yes, the site includes the Webbs Heath drift mine, part of the 19th-century Kingswood Coalfield and a significant piece of Warmley’s industrial heritage. We recognise the importance of this site and are working with the Avon Industrial Building Trust to preserve and protect it as part of the development.
An archaeological survey will also be carried out as part of the planning application, in line with national and local planning policy. Any findings of historic significance will be documented and managed appropriately.
We’re committed to safeguarding local heritage and, where possible, creating opportunities for it to be shared with the wider community.
How will the development respect and preserve local heritage assets, like the mines?
Warmley’s industrial heritage is important and it won’t be forgotten as the area grows. The Webbs Heath drift mine, a rare surviving feature of the historic Kingswood Coalfield, is located within the site. Bloor Homes is working closely with the Avon Industrial Building Trust to ensure it is safeguarded and its long-term future secured.
Rather than being hidden or lost, the mine will be protected within the landscape and potentially with interpretation to help tell the story of the area’s past. This is part of a broader commitment to respecting Warmley’s identity and ensuring new development feels rooted in place. This is about preserving history and, as importantly, weaving it into the fabric of the future.