Planning Objection Letters – Green Belt
Green Belt issues can be essential components of a well-crafted planning objection letter. This post intends to improve your understanding of the Green Belt policy and how this can be used to write a powerful planning objection.
Green Belt
The discourse surrounding the preservation of Green Belts in the United Kingdom is one that evokes considerable passion and debate among policymakers, developers, and the general populace alike. The essence of the Green Belt policy, its historical roots, and its contemporary challenges, especially in the face of development pressures, offer a rich canvas for discussion.
In this post we will delve into the history, the intended role of Green Belts, the concept of inappropriate development, and the crucial aspects of spatial and visual openness and arm you with the knowledge to craft a compelling and informed planning objection letter.
You should keep in mind that it’s not sufficient to just mention your concerns in passing. Your letter has to be specific and insightful, describing the site, outlining the specific constraints and using precedents, planning policy, legislation and case law to write an impactful objection.
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The Genesis of Green Belt Policy
The conception of the Green Belt in the United Kingdom dates back to the early 20th century, with its roots deeply entwined in the desire to maintain a clear demarcation between urban and rural landscapes. The seminal 1938 Green Belt (London and Home Counties) Act marked the legislative inception of Green Belts, aiming to prevent urban sprawl by establishing a buffer zone around London. This visionary policy was underpinned by the dual objectives of safeguarding the countryside from encroachment and promoting the health and well-being of urban populations through access to open spaces.
Post-World War II, the Town and Country Planning Act of 1947 institutionalised the Green Belt policy on a national scale, providing a framework for local authorities to designate Green Belt land within their development plans. This historic legislation laid the groundwork for the extensive network of Green Belts that today encircle many of the UK’s major cities and towns, serving as a testament to the country’s commitment to preserving its natural heritage.
The Role of the Green Belt
The primary role of the Green Belt is multifaceted, encompassing not only the prevention of urban sprawl but also the conservation of the countryside’s open character, the enhancement of recreational opportunities, and the encouragement of sustainable development patterns.
Green Belts serve as the lungs of urban areas, providing critical green spaces for recreation, biodiversity, and environmental management. They act as a buffer, maintaining the distinction between urban and rural areas, thereby ensuring that urbanisation proceeds in a more controlled and sustainable manner. This strategic containment of urban growth facilitates the revitalisation of cities by encouraging the use of brownfield sites, thus aligning with broader sustainability goals.
Changes to the NPPF (2024)
The 2024 revisions to the National Planning Policy Framework (NPPF) brought notable changes to green belt policy, focusing on a more flexible and pragmatic approach to development while preserving key environmental and planning principles. The key changes include:
- Introduction of the “Grey Belt”: A new designation for lower-quality green belt land. This allows local authorities to allocate such land for development, particularly for housing and infrastructure, while maintaining the core purposes of the green belt in protecting urban sprawl and preserving the environment.
- Reassessment of Boundaries: Local authorities are encouraged to re-evaluate green belt boundaries as part of their local plans to address housing needs and ensure efficient land use.
- Focus on Affordable Housing and Infrastructure: Development proposals within or near the green belt are incentivised if they meet specific criteria, such as delivering affordable housing, supporting infrastructure development, and adhering to principles of sustainability.
- “Golden Rules” for Development: Strict criteria for green belt development have been introduced, prioritising projects that enhance local communities, improve access to green spaces, and align with environmental goals.
- Sustainability and Environmental Balance: The revisions aim to balance the urgent need for housing and economic growth with the protection of environmentally valuable areas.
These changes reflect a shift towards accommodating housing and development pressures while attempting to uphold the environmental integrity and strategic purpose of the green belt.
Example of Green Belt Policy in a Local Plan – Cheshire East
Green Belt Policies in Local Plans are fairly alike across the UK. We have included below the example of Cheshire East. Cheshire East, like many regions in the UK, is faced with the challenge of balancing growth and development with the preservation of its countryside and open spaces. The local plan incorporates Green Belt policy to ensure that this balance is achieved, adhering to national guidelines while considering local needs and characteristics.
Policy PG 3Green Belt of their Local Plan Strategy states that the Green Belt is a designation for land around large built-up areas, which aims to keep land permanently open or largely undeveloped. This Policy States:
1. The purposes of the Green Belt are to:
i. check the unrestricted sprawl of large built up areas;
ii. prevent neighbouring towns from merging into one another;
iii. safeguard the countryside from encroachment;
iv. preserve the setting and special character of historic towns; and
v. assist urban regeneration by encouraging the recycling of derelict and other urban
land.
2. Within the Green Belt, planning permission will not be granted for inappropriate development, except in very special circumstances, in accordance with national policy
3. The construction of new buildings is inappropriate in Green Belt. Exceptions to this are:
i. buildings for agriculture and forestry;
ii. provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it;
iii. the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;
iv. the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces;
v. limited infilling in villages, and limited affordable housing for local community needs under policies set out in the Local Plan; or
vi. limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.
4. Certain other forms of development are also not inappropriate in Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including land in Green Belt. These are:
i. mineral extraction;
ii. engineering operations;
iii. local transport infrastructure that can demonstrate a requirement for a Green Belt location;
iv. the re-use of buildings provided that the buildings are of permanent and substantial construction; and
v. development brought forward under a Community Right to Build Order.
In the context of green belt policy and planning, visual and spatial openness refers to two fundamental aspects of maintaining the character and purpose of the green belt:
- Visual Openness: This pertains to the uninterrupted and unspoiled vistas of the landscape. It focuses on the aesthetic and perceptual qualities of an area, ensuring that development does not obstruct or diminish the visual experience of open countryside. Even small-scale structures can significantly alter the perception of openness, making visual openness an essential consideration in planning decisions.
- Spatial Openness: This relates to the physical and geographical characteristics of open land, which prevent urban sprawl and maintain the separation between settlements. It encompasses the sense of space free from significant built structures, which helps preserve the natural and undeveloped nature of the green belt.
Crafting a Planning Objection Letter: A Strategic Approach
When faced with a planning application that threatens the integrity of the Green Belt, crafting a well-researched and articulate planning objection letter is paramount. Such a letter should not only express opposition but do so with a foundation of substantial evidence and a deep understanding of the Green Belt policy. It should articulate how the proposed development constitutes inappropriate development as defined by the NPPF 2024, specifically highlighting how it would compromise spatial and visual openness.
An effective objection letter should also reference the historical significance of the Green Belt policy, illustrating the long-standing commitment to preventing urban sprawl and preserving the natural environment. It could argue that the proposed development undermines this legacy and the strategic objectives that Green Belts are meant to achieve.
Moreover, leveraging insights from recent research and case studies can strengthen the argument, providing empirical evidence of the negative impacts of inappropriate developments within Green Belts. This could include references to studies on biodiversity loss, increased carbon footprint, and the erosion of community access to green spaces.
Conclusion
In the face of development proposals that threaten the Green Belt, it is imperative that objections are grounded in a thorough understanding of the policy’s intent, the criteria for inappropriate development, and the overarching principles of spatial and visual openness. By crafting objection letters that are informed, evidence-based, and reflective of the broader socio-environmental implications, you can be sure your planning objection letter creates a real impact.
