The Green Belt and Housing Supply
There has been debate over many years among policymakers and other interested parties on whether the protection given to the Green Belt (GB) surrounding urban areas should be reduced to allow more housing to be built there. Understanding the nuances of construction market research is crucial for stakeholders when evaluating the impacts of Green Belt policies on housing supply. The requirement on Local Planning Authorities (LPAs) to demonstrate in their assessing of housing planning applications that they have a five-year housing land supply available puts them under pressure to explore possibilities of allowing building on previously undeveloped green-field sites among which are existing GB areas.
The rationale behind having GBs is clearly attractive in preventing urban spread and preserving green areas close to populations living in town and cities. As can be regularly seen, however, in political debate and news programmes there is a critical need for more housing to be made available. Land being a finite resource the question therefore is where is this housing to be sited?
Part of the answer lies in efforts to identify suitable previously developed brown field sites and allowing conversion of other existing uses to residential use both of which have been acted on through various measures by Central Government and Local Government.
It is apparent, however, that no matter what measures are taken on these fronts they simply will not provide enough scope for the housing required hence the questioning of GB protections as they stand.
Part of the difficulty in this respect lies in the fact that the parameters of existing GB areas were determined in times when there was much less need for housing on the scale now needed giving rise to legitimate arguments that the statutory protection for such areas should be revisited to accommodate current requirements.
Arising out of the introduction of the National Planning Policy Framework in March 2012, the presumption in favour of “sustainable development” has generally improved the likelihood of development being permitted. LPAs, therefore, need to apply sound planning reasons including availability of a five-year housing land supply in refusing a planning application for housing otherwise they are at risk in having the refusal overturned on appeal. This presumption, however, continues to be the opposite in respect of GBs where generally development is prohibited unless “very special circumstances” apply and as shown consistently in planning appeals it is extremely difficult to demonstrate those “very special circumstances” thus reinforcing the strict protection which exists in any case under statute.
Solutions to the dilemma range from views that the GB protection is completely outdated and should be abolished altogether to various intermediate options that GB designation is removed from for example disused car parks or abandoned buildings within the GB particularly if located close to railway stations or other transport infrastructure In current discussion, the term “grey belt” is being used for such land to distinguish it from that GB land which is considered worthy of continued protection.
Recent impetus has been given to the debate with the newly elected Labour Government’s proposals to increase house building numbers through reform of the planning system including reviewing Green Belt protection. As policymakers debate the future of Green Belt protections, robust construction market research is essential to assess the potential economic and social impacts of these changes. It will be interesting to monitor progress on the proposals given there is evidence of a large body of opinion still opposed to any reduction to GB protectionConsidering, however, the continuing drastic need for new housing and the fact that Labour have made planning reform one of its central policy objectives it can be fairly confidently predicted that inroads will be made into the protection as it stands.
In addition to the ongoing discussions about Green Belt protection and housing supply, it’s important to consider how the latest government changes may influence construction policies and industry dynamics. For further insights, read our blog about The Impacts of a New Government on UK construction.
