Developing land within the Green Belt can present significant planning challenges. Although Green Belt designation does not prohibit every form of development, proposals must be carefully assessed against national planning policy, local planning policies and the specific characteristics of the site.
A Green Belt planning consultant can help landowners, developers and businesses understand whether a proposed development has a realistic prospect of obtaining planning permission. This may involve assessing the site’s planning history, identifying applicable Green Belt policies, reviewing permitted development rights and preparing a planning strategy.
Green Belt planning is particularly important for proposals involving housing, agricultural buildings, commercial development, rural businesses, extensions, redevelopment and changes of use.
What Is a Green Belt Planning Consultant?
A Green Belt planning consultant is a professional who provides specialist advice on development proposals affecting Green Belt land.
Their role may include assessing the planning potential of a site, advising on the most suitable planning route and preparing evidence to support an application.
A Green Belt planning consultant may assist with:
- Green Belt planning applications
- New buildings and extensions
- Agricultural and rural development
- Residential development
- Commercial and leisure proposals
- Changes of use
- Grey belt assessments
- Very special circumstances cases
- Planning appeals
- Planning objections
- Planning enforcement matters
- Planning policy and development plan representations
Green Belt planning often requires more than simply preparing drawings. The proposal must be supported by a clear planning argument explaining why the development is appropriate or why the relevant policy exceptions apply.
Why Is Green Belt Planning More Complex?
Green Belt policy gives particular importance to maintaining openness and preventing urban sprawl.
The five purposes of the Green Belt include:
- Checking unrestricted sprawl from large built-up areas;
- Preventing neighbouring towns from merging;
- Safeguarding the countryside from encroachment;
- Preserving the setting and special character of historic towns; and
- Assisting urban regeneration by encouraging the reuse of previously developed land.
The National Planning Policy Framework states that the essential characteristics of Green Belts are their openness and permanence. The current framework also identifies specific forms of development that may be treated as not inappropriate in the Green Belt.
Green Belt Designation Does Not Mean All Development Is Prohibited
Some development may be acceptable in principle, including certain agricultural and forestry buildings, appropriate outdoor sport and recreation facilities, the reuse of suitable buildings, limited infilling and certain replacement or extension proposals.
However, the development must still comply with the relevant conditions and other planning policies.
A proposal may also be affected by:
- Local Green Belt policies
- Landscape character
- Highway safety
- Ecology and biodiversity
- Flood risk
- Heritage assets
- Public rights of way
- Design and visual impact
- The existing use of the land
- The planning history of the site
What Can a Green Belt Planning Consultant Help With?
A Green Belt planning consultant can provide advice at different stages of a development project, from the initial site assessment to the submission of an application or appeal.
Initial Site Appraisal
Before purchasing land or investing in a development proposal, it is important to understand the site’s planning position.
A consultant may review:
- Whether the land is within the Green Belt
- The local development plan
- The site’s planning history
- Existing planning permissions
- Previous refusals
- Whether the land is previously developed
- Whether the site may qualify as grey belt
- Permitted development rights
- Other planning designations
- Potential access and infrastructure issues
This early assessment can help identify whether a proposal is likely to face significant policy obstacles.
Planning Policy Assessment
A Green Belt planning consultant can assess the relevant national and local planning policies and explain how they may apply to the proposed development.
This may include considering:
- Whether the proposal is appropriate development;
- Whether the proposal falls within a Green Belt exception;
- Whether it would affect openness;
- Whether it conflicts with the purposes of the Green Belt;
- Whether very special circumstances may be relevant; and
- Whether grey belt provisions could apply.
A planning policy assessment should be specific to the site and proposal rather than relying on general statements that Green Belt development is either prohibited or automatically acceptable.
What Is Appropriate Development in the Green Belt?
The NPPF identifies certain categories of development that are not considered inappropriate in the Green Belt, subject to the relevant requirements.
These may include:
- Buildings for agriculture and forestry;
- Appropriate facilities for outdoor sport and recreation;
- Cemeteries, burial grounds and allotments in suitable circumstances;
- The reuse of buildings of permanent and substantial construction;
- Certain material changes of use;
- Limited infilling in villages;
- The replacement of buildings;
- Proportionate extensions or alterations; and
- Certain forms of development involving previously developed land.
The precise wording and conditions of the relevant policy must be considered carefully.
Agricultural and Forestry Development
Agricultural and forestry buildings may benefit from specific Green Belt policy exceptions or permitted development rights.
However, the proposed building must have a genuine agricultural or forestry purpose where that is required by the relevant planning route.
A consultant may help prepare an agricultural justification explaining:
- The nature of the existing enterprise;
- The activities carried out on the land;
- The need for the proposed building;
- Why the proposed location is suitable;
- Why the scale of the building is necessary; and
- Whether alternative buildings or sites are available.
Extensions and Replacement Buildings
Extensions to existing buildings may be acceptable where they are proportionate and do not amount to disproportionate additions over and above the original building.
Similarly, a replacement building may be considered appropriate where it remains in the same use and is not materially larger than the building it replaces.
The original building, its lawful use and the proposed development should be assessed carefully before relying on this policy route.
Very Special Circumstances and Green Belt Development
Where a proposal is considered inappropriate development, the applicant may need to demonstrate very special circumstances.
The NPPF states that inappropriate development is harmful to the Green Belt and should not be approved except in very special circumstances. Very special circumstances will not exist unless the harm to the Green Belt, together with any other harm, is clearly outweighed by other considerations.
What May Constitute Very Special Circumstances?
There is no fixed list of circumstances that will automatically justify development.
Depending on the proposal, relevant considerations may include:
- A particular need for the development;
- A lack of suitable alternative sites;
- Significant economic benefits;
- Regeneration benefits;
- Social or community benefits;
- The reuse of previously developed land;
- The specific characteristics of the site;
- The limited effect on openness;
- Improvements to landscape or biodiversity; and
- The delivery of infrastructure or other planning benefits.
The strength of the case will depend on the evidence and the balance between the benefits and the harm identified.
A Green Belt planning consultant can help present these considerations in a structured planning statement.
What Is Grey Belt Land?
Grey belt land is a term used within the current planning framework for certain Green Belt land that makes a limited contribution to specified Green Belt purposes, subject to the relevant definition and assessment.
The government’s Green Belt guidance explains that identifying land as grey belt does not automatically mean that it should be released from the Green Belt or that planning permission must be granted. Other national and local planning policies will still apply.
Can a Grey Belt Site Receive Planning Permission?
Potentially, but several requirements may need to be satisfied.
Under the current NPPF, certain development on grey belt land may be treated as not inappropriate where:
- The land qualifies as grey belt;
- The development would not fundamentally undermine the purposes of the remaining Green Belt;
- There is a demonstrable unmet need for the proposed development;
- The site is in a sustainable location; and
- The applicable Golden Rules are met where required.
A consultant can help assess whether a site may meet these requirements and identify the evidence needed to support the proposal.
Green Belt Planning Applications
A Green Belt planning application should be prepared around the specific planning issues affecting the site.
Depending on the development, supporting information may include:
- Planning statement;
- Green Belt assessment;
- Design and access statement;
- Agricultural appraisal;
- Landscape and visual impact assessment;
- Transport statement;
- Ecological assessment;
- Flood risk assessment;
- Heritage assessment;
- Biodiversity information;
- Site plans and architectural drawings; and
- Evidence of need or alternative site assessments.
Green Belt Assessment
A Green Belt assessment may consider:
- The contribution of the site to Green Belt purposes;
- The effect of the development on openness;
- The visual and spatial impact of the proposal;
- Whether the development would cause encroachment;
- The relationship with nearby settlements;
- The effect on the wider Green Belt; and
- Whether the proposal falls within an appropriate development category.
The assessment should be proportionate to the scale and nature of the proposal.
Design and Landscape Considerations
Even where a development is considered appropriate in Green Belt policy terms, poor design or unacceptable landscape impact may still result in refusal.
The proposal should therefore consider:
- Building height and massing;
- Materials and appearance;
- Existing vegetation;
- Landscaping;
- Views from public rights of way;
- Relationship with surrounding buildings;
- Site levels;
- Lighting;
- Parking and access; and
- The character of the surrounding countryside.
Green Belt Planning Permission for Housing
Housing proposals in the Green Belt can be particularly sensitive.
A Green Belt planning consultant may assess whether the proposal involves:
- A replacement dwelling;
- An extension;
- Limited infilling;
- Reuse of an existing building;
- Previously developed land;
- Grey belt land; or
- A proposal requiring very special circumstances.
For major housing development, the current planning framework may also require compliance with the relevant Golden Rules concerning affordable housing, infrastructure and accessible green space.
New Homes on Previously Developed Land
Previously developed land may offer a more favourable planning route than undeveloped Green Belt land, depending on the circumstances.
However, the site must still be assessed against the full planning framework, including:
- The definition of previously developed land;
- The effect on openness;
- The proposed density;
- Access and transport;
- Landscape impact;
- Biodiversity;
- Local housing policies; and
- The sustainability of the location.
Previously developed land does not automatically guarantee planning permission.
Green Belt Planning Consultant and Permitted Development
Some development on Green Belt land may benefit from permitted development rights.
However, permitted development rights are subject to detailed limitations and conditions. Certain proposals may also require prior approval from the local planning authority.
A consultant can help determine whether the proposal:
- Benefits from permitted development rights;
- Requires prior approval;
- Requires a lawful development certificate;
- Requires full planning permission; or
- Falls outside the relevant permitted development provisions.
It is important not to begin development simply because the land is used for agriculture or because a similar building appears to exist nearby.
What Happens If Green Belt Planning Permission Is Refused?
If a Green Belt planning application is refused, the decision should be reviewed carefully.
The reasons for refusal may relate to:
- Inappropriate development;
- Harm to openness;
- Conflict with Green Belt purposes;
- Landscape or visual impact;
- Highway safety;
- Design;
- Ecology;
- Lack of need;
- Failure to demonstrate very special circumstances; or
- Failure to satisfy grey belt requirements.
Depending on the circumstances, the applicant may be able to:
- Amend the proposal;
- Submit a revised application;
- Provide further evidence;
- Address the reasons for refusal; or
- Appeal the decision.
A planning consultant can help determine whether an appeal or revised application is the more appropriate route.
How Charrette Law Can Help
Green Belt development often involves both planning and legal considerations. Charrette Law can assist landowners and developers with planning and property matters affecting Green Belt land.
Professional support may include:
- Reviewing the planning position of a site;
- Assessing Green Belt policy;
- Advising on planning applications;
- Reviewing permitted development options;
- Preparing planning statements;
- Assessing grey belt opportunities;
- Advising on very special circumstances;
- Reviewing planning conditions;
- Responding to planning objections;
- Advising on planning appeals; and
- Identifying legal and planning risks before development begins.
Charrette Law Firm provides planning and property legal services to landowners, developers and businesses across the UK.
Get Advice From a Green Belt Planning Consultant
If you are considering developing Green Belt land, changing its use or purchasing a site for a proposed project, specialist advice should be obtained before significant funds are committed.
A Green Belt planning consultant can help you understand the planning constraints, identify potential opportunities and determine the most suitable route for your proposal.
Early advice may also help you avoid unnecessary expenditure on a scheme that does not have a realistic prospect of approval.
Conclusion
Green Belt planning requires careful consideration of national policy, local planning policies and the specific characteristics of the site.
Although Green Belt designation creates additional planning challenges, certain development may be acceptable where it falls within an appropriate category, benefits from permitted development rights or satisfies the relevant grey belt or very special circumstances requirements.
A Green Belt planning consultant can help landowners and developers assess the planning potential of a site, prepare a strong application and respond effectively to planning objections or refusals.
Obtaining professional advice at an early stage can help identify the most realistic planning strategy and reduce the risk of costly mistakes.
Frequently Asked Questions About Green Belt Planning Consultants
What does a Green Belt planning consultant do?
A Green Belt planning consultant assesses development proposals affecting Green Belt land and advises on planning policy, permitted development rights, grey belt provisions, planning applications, planning appeals and potential planning risks.
Can a Green Belt planning consultant guarantee planning permission?
No. Planning permission cannot be guaranteed. A consultant can assess the prospects of a proposal, identify potential obstacles and prepare a stronger planning case, but the final decision rests with the local planning authority or, where applicable, the Planning Inspectorate.
Can I build a house on Green Belt land?
It may be possible in certain circumstances, including some replacement dwelling, infilling, building conversion, previously developed land or grey belt proposals. Other schemes may require very special circumstances.
Is grey belt land automatically available for development?
No. Grey belt identification does not automatically remove land from the Green Belt or guarantee planning permission. The proposal must still satisfy the relevant national and local planning requirements.
Do I need a Green Belt assessment?
A Green Belt assessment may be required or advisable depending on the nature and scale of the proposal. It can help explain the effect of the development on openness and Green Belt purposes.
Can agricultural buildings be developed in the Green Belt?
Certain agricultural and forestry buildings may be considered appropriate, subject to the relevant planning policies, permitted development rights and conditions. The proposal must be genuinely connected with the relevant agricultural or forestry use where required.
Can I appeal a Green Belt planning refusal?
In many cases, an applicant can appeal a planning refusal. The appeal should address the specific reasons for refusal and be supported by appropriate planning evidence.
When should I contact a Green Belt planning consultant?
You should seek advice before purchasing land, preparing drawings, submitting an application or starting development. Early advice can help identify the planning route and reduce the risk of investing in an unsuitable proposal.
