Stapleford Stables, Stapleford Abbots, Essex.

Proposed Development: New bungalow to replace existing stable block.

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Following the submission and draft approval of a planning application for a new house in place of an existing stable block in the Green Belt En-Plan: Planning & Architecture would like to briefly explain the status of the Planning System in respect of residential development on Brown field Land in the Green Belt.

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One of the more significant changes introduced by the revised National Planning Policy Framework (NPPF) in July presents wider opportunities for development of previously developed land in the Green Belt, but it has attracted little attention in the planning press among the hype surrounding the standard methodology for assessing Local Housing Need and the impacts on emerging Local Plans. 

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The old NPPF confirmed that redevelopment of previously developed sites was not inappropriate, and therefore did not require very special circumstances as justification, providing it “would not have a greater impact” on the openness of the Green Belt and the purpose of including land within it than the existing development (para 89). Addressing this test principally required an applicant or appellant to demonstrate that a combination of footprint, volume, height and spread of the proposed development was no worse than the impact of the existing buildings, with the overall conclusion a judgement call by the decision maker.

The revised NPPF loosens this test by stating that redevelopment is not inappropriate where the proposal would not have a greater impact on the openness of the Green Belt than existing development or would not cause “substantial harm” to openness and would contribute to “meeting an identified affordable housing need within the area of the local planning authority” (para 145). 

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Key change

In a nutshell, this change moves us from a position of having to demonstrate ‘no harm’ to openness to ‘no substantial harm’ when redeveloping brownfield sites in the Green Belt, where schemes contribute to Affordable Housing. This new test is difficult to quantify and could be interpreted on a much wider basis. It will be fascinating to see how it plays out under planning applications and appeals and ultimately via case law over the coming months.

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Where schemes do not provide any Affordable Housing the old test in respect of openness still applies. The need to address the impact on the purposes of the Green Belt has been removed, but in reality this will make little difference for most sites.

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To see how En-Plan: Planning & Architecture can help you gain permisison on restricted GreenBelt sites please CONTACT US for a free no obligation consultation.

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