Green Belt, Grey Belt or Brownfield: potential new development opportunities

The National Planning Policy Framework (NPPF) sets out the Government’s planning policies and how these are expected to be applied at a local level. The main focus of the proposals is on boosting the national supply of housing, with a headline target of delivering 1.5 million new homes over the next five years, this will only be possible if sufficient land is allocated for development.

These potential plans have implications and opportunities for many of our rural landowners, as local authorities need to identify more land which can be released for housing and other uses. Many of our local councils will inevitably have to update, or in some cases totally revise, their local Plans to reflect the new NPPF when adopted. This means that farmers and landowners with land near towns and villages will and are being approached by developers.

The colour of your land could be very important – is it brown, green or grey?

Well, one of the biggest proposed changes would see the introduction of a ‘grey belt’ designation. Which is defined as areas of Previously Developed Land (PDL) and/or land that makes a “limited contribution” to the green belt purposes. Examples suggested by the Government of the type of land which could be redefined as grey belt includes old petrol stations and carparks, “poor quality and ugly areas” such as wasteland, or land adjacent to existing settlements and roads.

The consultation proposes strengthening the presumption in favour of brownfield development and the Government is also consulting on whether to amend the definition of brownfield land to include hardstanding and glasshouses which would be a radical overhaul of policy and be a significant boost for the reuse of farmyards not covered by the current Permitted Development Options.

The NPPF is encouraging local authorities to give first consideration to development on previously developed land (brownfield) in sustainable locations, then consider grey belt land in sustainable locations which is not already previously developed, and only then consider other green belt locations.

One word of caution is that land in Green Belt that could be released for development will have to ensure it benefits both communities and nature by having  at least 50% affordable housing (subject to viability), relevant infrastructure improvements and provision or improvement of green spaces accessible to the public.

Whilst the Government’s announcement to overhaul the planning system is welcome as it has been broken for some time, the Government will need to be pragmatic about balancing much-needed affordable housing delivery with land value, BNG and infrastructure costs. It will be very interesting to see what becomes the most important element here – is it development or improving the environmental benefits? – watch this space.

For advice of land planning, option or development matters please contact our team.