National Planning Policy Framework: The implications for the environment
By Andrew Cook, National Head of Environment
The new NPPF seeks to deliver on the Government’s promise to enable economic growth and to tackle the ongoing housing crisis. This in combination with the decision to loosen the historically tight restrictions on Green Belt development (in certain circumstances) has delivered a shot of enthusiasm for UK housebuilders.
Climate Change is at the heart of the Government’s new planning framework. A balancing act has been struck, which helps unlock Green Belt land that does not perform strongly against identified purposes for housing, alongside stringent economic, environmental and social conditions. Direction on how nature can be incorporated into developments, such as green infrastructure, economic, social and environmental objectives remains firmly in place.
Opening up the Green Belt
The introduced concept of Grey Belt, to develop on lesser performing areas of Green Belt is a significant departure from the previous framework and policy. But while the new exception to inappropriate development is welcomed, there are still a number of strings attached for developers, with the introduction of ‘Golden Rules’ and other prescribed criteria.
The revised framework makes clear that the development of homes on Green Belt should “not be regarded as inappropriate” in certain circumstances. These particular conditions include where the development would utilise Grey Belt land; where it would not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the plan area; where there is a demonstrable unmet need for the type of development proposed; where it would be in a sustainable location; and, where applicable, development meets the ‘Golden Rules’ requirements. There has been an obvious shift, opening new avenues for developers that were previously closed.
A development that complies with the ‘Golden Rules’ will now be given significant weight in favour of the grant of planning permission. Embedding and enhancing the natural environment, and the provision of new or improved green spaces is one focal point of these new ‘Golden Rules’. However, any new or improved green spaces will also need to contribute positively to the ‘landscape setting’ of the development, support nature recovery and meet local standards for green space. While this may seem like a big ask, there are simple, yet effective strategies such as EES, which facilitate outdoor learning experiences; enhancing recreation opportunities and introducing local trees to improve Biodiversity Net Gain and climate change adoption – which can help navigate these criteria.
Future-proofing Developments
Mitigating climate change and adapting to its effects will be central themes for future planning applications, with the NPPF presenting a clear expectation that potential climate impacts will need to be addressed. This renewed focus on climate change and transitioning to a ‘low carbon economy’ has the potential to unlock large parcels of land for renewable energy development particularly for solar and wind energy. Significant weight will also be given to the wider environmental benefits associated with the increased production of energy from renewable sources. What’s more, certain high bars, such as the need for community support for onshore wind development, have now been removed.
Developing on Green Belt will remain a contentious issue locally, and over the coming years, we can expect court decisions to ensue. For example, the need for new developments to be sympathetic to local character and aligned with the ‘landscape setting’ (a term that is not defined) will leave developers and planners interpreting such terminology.
The revised NPPF was delivered timely to allow developers to adapt and plan for housing and economic growth in the year ahead. Unlocking parts of the Green Belt and increased emphasis on the environment – if correctly navigated – presents a powerful tool to unlock development opportunities.