Grey Belt Development:

Following the publication of the revised National Planning Policy Framework (NPPF) in December 2024, the implications of the government's policy changes for Green Belt development are becoming clearer.  As new applications are promoted and refused schemes are subject to consideration by the Planning Inspectorate the interpretation of National Policy is now clear.

Evans Jones has been at the forefront of Green Belt applications and appeals, successfully acting for landowners, promoters, and Local Authorities. on both site promotion and defending refusal notices for a number of Councils.

Grey Belt — What does it mean? As defined within the NPPF Grey Belt Land  refers to parcels of land (Greenfield or Previously Developed Land (PDL)) within the statutory Green Belt that may be deemed suitable for development.

Grey Belt is not a formal statutory land designation. It will not be defined on formal plans. It describes areas of designated Green Belt land with development potential subject to meeting certain criteria.

For Grey Belt schemes to be considered compliant, land must meet ALL of the following Golden Rules:

• Not fundamentally undermine the purposes of the wider Green Belt.
• Show a demonstrable need for development (e.g., no five-year housing land supply).
• Be located in a sustainable location.
• Compliance (where applicable) with the “ Golden Rules”.

Adhering to the Golden Rules is essential for success. These are:

1. 50% Affordable Housing provision.
2. Necessary improvements to local infrastructure.
3. Creation or enhancement of publicly accessible green spaces.

Green Belt Appeals are currently seeing a 1:3 success rate. However, many decisions  relate to applications made before December 2024 and were prepared under the old  framework.

The next 6–18 months should provide greater clarity, as more Grey Belt Appeal schemes come forward which are fully  aligned with the updated policy guidance and practice guidance. 

Successful schemes often offer additional community benefits, including (but not limited to) :

• Enhanced local play areas/Green Space.
• Self-build housing plots.
• Higher proportions of affordable housing.
• Housing for older people or specialist groups.

The revised NPPF shows a supportive approach where unmet housing need is proven — but applications must be carefully structured and meet all policy requirements.

We believe that the work we do and the clients we work for, say more about us than we could ever convey, so if you don’t believe us, take a look at our Case Studies.