Planning experts warn several challenges must be overcome to meet grey belt policy

Planning professionals at TerraQuest are warning that the government’s ‘grey belt’ policy to promote housebuilding on previously developed green belt land must overcome several challenges if it is to deliver on the objective of unlocking land for housing.  

By the end of July, the National Planning Policy Framework (NPPF) will be published and is expected to include the first detail of what ‘grey belt’ provisions will look like in practice.  

As well as offering a range of planning services to local government, this simple change to allow for housebuilding on previously developed green belt land will open up a plethora of complexities.  

Craig Waite, Planner at TerraQuest, said: “At the moment we have relatively few details of how the grey belt policy will actually work. Most significantly, we do not know how stringent the criteria will be for a designation of ‘grey belt’. In principle, options are open to the government ranging from permitted building on an extended area in the vicinity of previous development to strictly confining development to the footprints of previously developed land – a policy that would barely differ from the status quo.  

“We also do not yet know whether ‘grey belt’ designation will only be available through allocation in local plans, or whether it will be available as a policy in the NPPF that can be applied to applications on a case-by-case basis.” 

The precise form that the ‘grey belt’ policy takes will have a significant impact on the viability of developments on what is current green belt land, according to Craig.  

“The policy is only likely to deliver large numbers of new homes if the criteria is quite permissive, so that developers can acquire and build on large sites. If development on ‘grey belt’ sites is limited to small pockets of land, the commercial calculation becomes much more difficult, unless developers focus on the top end of the market, which then will only deliver relatively small numbers of homes which are not likely to be affordable.” 

Which would suggest it might be tough for these ‘greybelt’ designations to meet Labour’s ‘golden rules’, as James Garrett, Head Policy and Strategy Advisor at Planning Portal, highlighted: 

‘Labour did lay out ‘golden rules’ to ensure any development was in national interest – for example saying that brownfield land should be the priority for development, and that plans must include at least 50 percent affordable housing and boost public services and local infrastructure. These will impact viability assessments, so it’s key to understand how all this will come together in detail.’ 

James recently took to the microphone to explain the implications of the new government’s key planning and building priorities, following the king’s speech last week. You can listen to that over on LinkedIn.¹  

You can also read a comprehensive Planning Portal reaction to the King’s Speech here.²  

Climate Change Committee call for removal of planning ‘barriers’ preventing sustainable measures

According to the Climate Change Committee, the UK are currently significantly off track to meet climate targets. They have found that only a ‘third’ of the reductions required to meet targets have been ‘credibly’ planned for.  

The Committee outline their ten recommendations for helping achieve the necessary reductions, which include removing planning barriers to heat pumps, electric vehicle charging points and onshore wind. They also call for a ‘comprehensive programme’ for decarbonising public sector buildings, an increase in tree planting and the electrification of ‘industrial heat’. 

You can read the Climate Change Committee’s full list of suggestions here.³ 

It seems Labour have already taken steps to accelerate onshore wind, pledging to remove the de-facto ban which has prevented significant establishment of the energy projects in recent years.  

You can listen to an in-depth analysis of recent government announcements on planning and building by our policy and strategy advisor James Garret, over on LinkedIn.⁴  

On sustainable energy, the Welsh government recently confirmed that most homes will need heat pumps in order to meet target obligations. Currently, heating accounts for half of Wales' energy use, with 75% coming from oil and gas, contributing significantly to carbon emissions. The government plans to facilitate the transition with financial incentives and planning rule changes. 

You can read more by visiting the BBC website.⁵  

To stay updated with sustainably legislation relating to planning and building, including all the financial incentives and initiatives available, visit our Sustainability Hub. 

Central London Forward outline their key planning priorities for new government

Central London Forward (CLF) - a partnership between central London districts Camden, City of London, Hackney, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Southwark, Tower Hamlets, Wandsworth and Westminster - have outlined key priorities for reform within the planning system. 

Their recent report, ‘Planning for Inclusive Growth’⁶, outlines how acutely the housing crisis is being felt in London. They draw on several key issues which they feel are contributors to the crisis, including economic stagnation and hold-ups within the planning system. 

They go on to outline and explain their key priorities for planning system reform: 

• Ensure sufficient resource for planning authorities 
• Enabling a plan-led system to provide greater certainty 
• Empower local authorities to assemble land 
• Scale back permitted development    
• Help local authorities bring forward stalled development 
• Boost housebuilding everywhere across the UK 
• Invest in infrastructure to unlock housebuilding 
• Increase investment in social housing 

You can read the full report here.⁷ 

Our recent Market Insight Index found that one-third of homes granted planning permission since 2015 are yet to be built.  

This eye-opening statistic suggests that planning reform alone may not be enough to bring about the vast upswing in housebuilding we need to see for Labour’s ambitious housing targets to be met: 

‘The new government must not only look at reforms to the planning system, but also address the wider factors that have stopped new homes from being built, including skills shortages, the rising cost of materials and high interest rates.’ -Geoff Keal, TerraQuest CEO 

You can read the Market Insight Index here.⁸  

1. https://www.linkedin.com/company/planning-portal/
2. https://www.planningportal.co.uk/services/weekly-planning-news/planning-news-18-july-2024#planning-portal-react-to-king's-speech
3. https://www.theccc.org.uk/2024/07/18/uk-off-track-for-net-zero-say-countrys-climate-advisors/
4. https://www.linkedin.com/company/planning-portal/
5. https://www.bbc.co.uk/news/articles/c51yqvg0z04o
6. https://centrallondonforward.gov.uk/wp-content/uploads/2024/07/Planning-for-Inclusive-Growth-Report.pdf
7. https://centrallondonforward.gov.uk/wp-content/uploads/2024/07/Planning-for-Inclusive-Growth-Report.pdf
8. https://ecab.planningportal.co.uk/uploads/The_Planning_Portal_Application_Index_Report.pdf