The new NPPF and the government’s forthcoming Planning and Infrastructure Bill have opened the door for a sizable shift in planning policy. One of the key areas is the grey belt, which will bring green belt land that was previously developed on – and, until recently, viewed as off-limits – back into the frame.

It begs the age-old question of how we should approach urban development without compromising on the preservation of green spaces. However, it also has the potential to meet (in part) Reeves, Starmer and Rayner’s much-coveted development, growth and housing ambitions.

We digest the proposed changes…

What is grey belt and why is it important?

Grey belt land is considered part of the green belt, which are either previously developed land or sites which provide a limited contribution to preserving the principles of green belt (to check urban sprawl, separate existing settlements and preserve local character of historic towns).

This definition of grey belt land has come into force, with planning appeals already citing grey belt as a reason for overturning previously refused applications.

Notably, these are planning authorities that have a history of being difficult areas to secure planning permission in:

• 250 homes in Billericay, Basildon – which has just received resolution to grant planning permission under the new NPPF rules
• Two homes in Tandridge
• The argument in support of a new major film studio in Buckinghamshire

These sites demonstrate the speed at which the grey belt has influenced planning arguments for development, and it’s only a matter of time before this will be reflected in planning applications coming forward.

Why grey belt could change development decision-making going forward

Historically, green belt development has been heavily rebuffed by residents and politicians, and yet the alternative solutions – such as building on brownfield land first – is not always viable. An example is that the Epping Forest brownfield land registry (2021) identified sites which could provide 922 homes, only 8% of the 11,400 homes required in their local plan.

According to Searchland, grey belt sites are extensively spread across the country, with approximately 30,597 sites across England.

Both developers and planning departments will save time and money in not having to argue over the principle of development.

Why is this important for the development industry and engagement?

Communicated in the right way, developers, local authorities and communities all stand to gain from the approach, which paves the way for sustainable and collaborative urban growth. If we are to make the most of these policy changes, we must work closely with these groups to better communicate the social impact and potential which good development can deliver.

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