New opportunities for development in the South West of England
The Labour Party is specifically targeting what they refer to as the 'Grey Belt' to support their goal of delivering 1.5 million new homes over the next five years. What does the term 'Grey Belt' mean and where could it open up new areas for development in the South West
of England?
What does Green Belt mean?
To better understand the 'Grey Belt' we should start by fully understanding what the term Green Belt means. The Green Belt Policy was introduced as a planning tool in the 1950's to create a haven of untouched, scenic countryside. In reality, some of this land is far from idyllic, with the designation Green Belt purely concerned with controlling urban growth, not preserving beautiful landscapes.
Over the decades, the amount of land designated as Green Belt has grown significantly. Green Belt now accounts for almost 13% of the landmass of England, roughly double the area of the country that is actually developed, according to Gov.uk land use statistics. As a result, many parts of the Green Belt include developed or degraded land, where petrol stations, car parks, and underused wasteland are common. It is these poorer-quality areas that the government is now considering for development, distinguishing them from more ecologically valuable and aesthetically pleasing Green Belt land.
Within the South West region the only areas of Green Belt which could fall within the designation of 'Grey Belt' are:
The Avon Green Belt
The Avon Green Belt covers areas in Bristol, South Gloucestershire, North Somerset, Bath and Northeast Somerset, Mendip and Wiltshire.
The Southeast Dorset Green Belt
A 168 sq kilometre area including Upton, Wimborne, Ferndown, Poole, Bournemouth,
Christchurch, and Wareham.
Salmon Planning's team of chartered planning consultants have particular expertise in
these areas of the South West and would be delighted to help you ascertain whether land within these areas is likely to be designated as 'Grey Belt' and open up new development
opportunities. We are also happy to advise on sites further afield.
What is the definition of 'Grey Belt’?
In the run-up to the general election, the term 'Grey Belt' was used by Labour Party officials to describe 'poor-quality scrub land' including 'ugly areas' on the fringes of towns. While this rather vague description captures the essence of the term 'Grey Belt', the more precise definition of 'Grey Belt' given in Labour's latest update on proposed changes to the National Planning Policy Framework gives a more useful explanation:
● Land within the Green Belt that is classified as Previously Developed Land (often
referred to as brownfield land).
● Other parcels of Green Belt land that make a limited contribution to the Green Belt
Policy's Five Green Belt Purposes.
What Does This Mean in Practice?
Previously Developed Land, commonly known as brownfield land, refers to sites that have already been used for development. While these sites can be redeveloped under current rules (depending on where they are), existing Green Belt protections often limit the scale of new development to preserve the area’s openness.
By reclassifying these sites as 'Grey Belt', the Government aims to allow more intensive redevelopment. However, it is important to note that not all developed sites qualify as brownfield under current planning rules. For instance, agricultural buildings such as barns are not considered brownfield, while a garden centre or horticultural greenhouses might be.
The team of experienced planning consultants at Salmon Planning in the South West can advise you on this.
While expanding the 'Grey Belt' definition does have the potential to open up more sites for development in the future, as yet such a definition is not included in Labour’s proposals. Government is currently canvassing opinion on whether providing more guidance on interpreting the definition is required. For example, any new development on a greenfield site might be seen as encroaching on the countryside or contributing to urban sprawl, thus contravening Green Belt policy.
As things currently stand, the Green Belt Assessment tool, used by local authorities in the
preparation of new local development plans, is the most effective tool for assessing the
suitability of land for development. This tool divides the Green Belt into parcels and evaluates
how each contributes to the Five Purposes of Green Belt Policy. Areas that contribute minimally are identified as 'Grey Belt' and these are the areas that could now be prioritised for development.
How would homes be built on 'Grey Belt' land?
The Government's proposed new framework outlines how development on 'Grey Belt' land will take place through two primary channels:
1. Local Plans: Each council in England will be required to have a Local Plan that outlines
housing targets and locations for new homes, typically over the next 15 years. To meet
these targets, when necessary, 'Grey Belt' sites will be prioritised for development.
2. Planning Permissions: If a council fails to meet its housing delivery targets, developers
will be able to apply for planning permission to build on 'Grey Belt' land not already
identified in the Local Plan. This will be possible if the council has delivered less than
75% of its required new homes over the previous three years or lacks a sufficient five-
year housing land supply. The ‘golden rules’ will still need to be satisfied and
development should not undermine the function of the Green Belt as a whole.
What are the 'Golden Rules' for Grey Belt Development?
To gain planning approval for major (10 dwellings or more) 'Grey Belt' developments, certain criteria will need to be met:
● At least 50% of new homes should be affordable.
● Infrastructure such as roads, schools, and healthcare facilities should be improved
where necessary.
● New residents should have easy access to quality green spaces, either through new
developments or upgrades to existing areas.
The requirement for 50% affordable housing is particularly significant, as this would materially impact land values. Although this requirement makes it more challenging to make developments commercially viable, it does ensure that the housing crisis would be addressed in a meaningful way.
What Next?
Following a Public Consultation due to end on 24 September 2024, a new version of the
National Planning Policy Framework is expected to be published towards the end of the year.
While details of the 'Grey Belt' policy may evolve, Labour’s overall approach is clear. By
reconsidering how Green Belt land is used, the Government aims to unlock new housing
opportunities, making a significant contribution to addressing the housing crisis.
In summary, the concept of the 'Grey Belt' represents a shift in thinking on land use and
development in England. By focusing on underutilised and lower-quality Green Belt
areas, Labour hopes to strike a balance between protecting valuable landscapes and
meeting the country’s pressing need for new homes.
The team of expert planning consultants at Salmon Planning Company are here to advise
you on new development opportunities following the imminent policy changes.
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