Residential development in the grey belt

The National Planning Policy Framework (NPPF) was comprehensively revised at the end of 2024, marking one of the most significant overhauls of national planning policy for more than ten years.  One of the key changes relates to land categorisation, characterised by the introduction of the grey belt concept.  Managing Director Phil Bell assesses the impact one year later.

The NPPF now formally recognises the grey belt land category within existing green belt designations.  Grey belt comprises previously developed land, or land that makes a limited contribution to the defined purposes of the green belt.  Grey belt excludes land where other designations such as AONBs and national parks provide a strong reason to refuse or restrict development.

For developers, the shift in approach has opened up new strategic land opportunities.  Motion has actively supported clients wishing to make use of the new grey belt designation.  Previously constrained sites such as disused land or under-utilised green belt parcels can now be considered for development where unmet housing needs exist, or evidence shows a limited contribution to green belt purposes.  Grey belt development is now also more likely where it can support sustainable schemes, incorporating a raft of infrastructure and service improvements.

Transport and infrastructure planning in the grey belt

Against this backdrop, transport and infrastructure planning is increasingly a strategic exercise becoming even more central to development proposals.  The new vision-led approach further urges developers to demonstrate how their plans can enhance sustainable travel and reduce reliance on motor vehicles.

With renewed focus on enabling improvements to transport and infrastructure, there is a growing need for proposals to enhance a site’s connectivity, promote active travel through new cycle and pedestrian routes and optimise public transport.  These measures are symbolic of the Golden Rules set out in the NPPF, helping to unlock land, achieve housebuilding targets and create healthy, sustainable and biodiverse communities for generations to come.

Since the introduction of the grey belt concept, developers, planners and consultants will have seen firsthand how the change presents a significant opportunity to unlock previously unattractive or undevelopable land.  But in order to overcome any remaining hurdles, plans still need to be approached with careful early-stage assessment, supported with robust, evidence-based analysis and brought to fruition with sustainable transport principles and infrastructure strategies.

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Winning in the grey belt

Land South of Kenley Aerodrome, Caterham, Surrey

• Appeal allowed following grey belt designation for 80 dwellings, in part due to improved package of mitigation measures including speed limit reductions, raised tables and speed hump

Grove End, Bagshot, Surrey

• Appeal allowed under NPPF Golden Rules for 126 new homes with a range of benefits to optimise site sustainability including on-demand bus services

Castle Grove Nursery, Chobham, Surrey

• Transport planning advice, drainage strategy and flood risk assessment supported successful outline planning application for 30 residential units

Land north of Raleigh Drive, Claygate, Surrey

• Following a history of refusals, outline permission was granted for 60 new homes within a sustainable site with good walking, cycling and public transport connections

Image credit: © georgeclerk

An abridged version of this article first appeared in issue 28 of Insight