Green Belt Planning Permission

There are several exceptions that may allow you to get planning permission for development on land designated as Green belt: 

• Removing land from the Green Belt – this may sound obvious but it notoriously difficult to achieve. The NPPF state quite clearly that there needs to be exceptional circumstances for land to be removed. It could be, for example, there is an elevated demand for new homes. Councils need to demonstrate that every other avenue has been explored first. For example, they need to prove prove they have exhausted all possibilities of using Brownfield sites, that density in current builds has been optimised, and they have considered the needs of neighbouring councils. The process of obtaining planning on Green belt is time consuming and highly political, with a relatively low chance of success, especially considering the competition that exists between other housebuilders and stakeholders.
• For agriculture and forestry – rebuilding houses for agriculture and forestry workers. Buildings may be erected on green belt where workers are required to live in a certain place, for example, for animal welfare, under special circumstances.
• Limited infilling or the partial or complete redevelopment of previously developed sites – as long as the openness of the Green belt is maintained then brownfield (The development of previously developed land), can be built upon.
• Provision of appropriate facilities which would normally be seen to be suitable for rural/ countryside locations – For example, cemeteries and outdoor sporting facilities. where the openness of the Green Belt is maintained.
• The extension or alterations of buildings (including house extensions) – this can be acceptable as long as the overall proportions of the building are not exceeded
• Replacement of buildings (including dwellings) – providing the new building is of the same size and proportions.
• Limited infilling in villages – under limitations provided in the Local Plan, strictly limited, affordable housing for local communities may be allowed.
• Certain other works – including re-use of buildings; material changes of land use.

We also look at removing additional outbuildings on site as part of the planning strategy. These contribute to the total amount of buildings on site, and a single building volume is often preferable to many smaller structures. It is important to ensure that you definitely are not going to need these buildings in future, because permitted developments are often removed when granting planning permission in the Green Belt.

Plande has a wide range of experience of green belt replacement dwellings and justifying whether a development is “materially larger”. The following case-studies provide some interesting examples and are not necessarily an exhaustive list.

The brief for a green belt replacement dwelling is often to create a house either as large as possible or significantly larger than either the existing house or than policies would allow. While this would normally not be acceptable, we have obtained green belt planning permission for a replacement home for far in excess of what either policy or the LPA would normally allow.

Do I have to build on the existing building’s footprint in the Green Belt?

Each site needs to be considered on its own merits, but it is usually preferable to replace a dwelling on a similar footprint, unless there are other issues that would prevent this.

The above is a simplistic summary of the exceptions and policies, so please contact us with your specific project.

Also, there are many greenbelt planning loopholes that you may not be aware of, but we are well versed in. While these don’t allow you to break the law, they can provide a useful way to get your greenbelt planning application sanctioned by exploiting some simple holes in the regulations. Examples include:

Common Greenbelt Loopholes:

• Redeveloping a brownfield site or previously developed land.

With the new definition of grey belt land, developing previously developed land is now allowable, as long as it does not strongly contribute to the functions of the green belt. Although existing brownfield sites within the green belt can be developed, new buildings previously had to be of a similar size and in a similar location to those they replace, preventing sites from being redeveloped to their maximum potential. The new rules widen the definition of previously developed land to include areas of hardstanding, meaning that previously developed sites can now be developed more efficiently.

• Converting barns, sheds and other old agricultural buildings.

The reuse of existing buildings within the green belt is generally deemed to be acceptable, as the development will not impact on openness. The buildings need to be of permanent and substantial construction, and should not need substantial reconstruction. Additionally, the design must fit in with the local surroundings in terms of materials and building styles.

• Gap sites, Infill developments between existing properties on underutilised land.

In many cases an infill development will not harm any of the five purposes of the green belt, and as such we have successfully put forward the case for development of the land.

• Affordable housing schemes for the local community.

This exception is only applicable if there is an identified need for affordable housing in the local area.

• Agricultural worker’s homes – although restrictions apply.

If your development is to support agriculture or forestry then this would be allowable, although restrictions apply.