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Developer has won an appeal for planning permission on grey belt

Since our March article on planning policy and guidance regarding the designation of grey belt a developer has won an appeal for planning permission on a grey belt site.  The site is located in Surrey Heath, between Bagshot and Windlesham, on an area of Green Belt (APP/D3640/W/24/3347530, Land at Grove End, Bagshot).

To very briefly summarise the policy position, the National Planning Policy Framework (NPPF) describes grey belt as land in the Green Belt comprising previously developed land and/or any other land that, in either case: does not strongly contribute to checking unrestricted sprawl;, “purpose (a)” preventing neighbouring towns merging into one another “purpose (b)”; or preserving the setting and special character of historic towns “purpose (d)”.  The planning practice guidance emphasises that these purposes relate to towns and not villages. 

One of the main issues at the appeal was whether the development would amount to inappropriate development in the Green Belt.  It was therefore necessary to establish whether the land is grey belt.  The land is not previously developed and the parties agreed that it does not strongly contribute to purposes (a) or (d).  Consequently, it was purpose (b) that needed to be explored, whether the development site strongly contributes to preventing neighbouring towns from merging into one another.

The Inspector needed to decide whether Bagshot and Windlesham are towns or villages/lower tier settlements.  These terms are not defined in the NPPF or guidance.  The Inspector looked at the Local Planning Authority development plan, Green Belt reviews and emerging policy work and decided that both Bagshot and Windlesham are villages.  That meant that the need to consider purpose (b) was not engaged – the land is grey belt. 

Planning permission was granted for up to 135 homes, 50% of which are to be affordable.  It is a small step, but it as indication that this new grey area might just help to close the gap between need and delivery.



Posted on 03/28/2025 by Ortolan

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