DevAssist: Inspector Approves 140 Homes on Grey Belt

Inspector Approves 140 Homes on Grey Belt Land Near Hanham, South Gloucestershire, Despite Rural Landscape Concerns

An appeal to build 140 homes on farmland near Hanham in South Gloucestershire has been approved by a planning inspector. The decision factors in the site’s new classification as ‘grey belt’ land and the local council’s shortfall in housing land supply, even though concerns were raised about the loss of attractive countryside and impacts on nearby heritage buildings.

The Proposal and Location

In April 2023, land promoter Ashfield Land and developer Redrow Homes submitted a joint outline plan to South Gloucestershire Council to develop up to 140 homes on an 8.2-hectare green belt site close to the village of Hanham, on Bristol’s eastern edge. This site is notable for its proximity to two Grade II listed buildings: West Hanham House and Castle Inn Farmhouse.

Reasons for Council Refusal and Appeal

The council refused the planning application in August 2024, on several grounds. They argued the development was inappropriate for green belt land, would damage the visual and recreational value of the countryside, adversely affect the living conditions of neighbouring homes, and place undue strain on local infrastructure. Following this, the developers appealed to the Planning Inspectorate.

Understanding the New ‘Grey Belt’ Designation

Since the council’s original refusal, national planning policy has evolved. The National Planning Policy Framework (NPPF) introduced the concept of ‘grey belt’ land, which allows certain green belt sites, those that don’t strongly meet core green belt purposes, to be considered for development under specific conditions.

Grey belt land typically includes previously developed areas or land that doesn’t strongly contribute to preventing urban sprawl, stopping towns from merging, or protecting the character of historic towns. In this case, while the site was found to moderately help prevent urban sprawl due to the surrounding ancient woodland, the inspector determined the woodland created a clear and permanent natural boundary that would contain development.

Compliance with Government ‘Golden Rules’

A key factor in the inspector’s decision was the proposal’s alignment with the government’s ‘golden rules’ for green belt development. This includes the provision of 50% affordable housing, a figure well above local targets, and commitments to necessary infrastructure upgrades and the creation of accessible green spaces for the public.

Housing Land Supply and Planning Balance

South Gloucestershire Council was unable to demonstrate a full five-year housing land supply, with recent figures indicating only a 4.41-year supply. This shortfall activates a presumption in favour of sustainable development according to the NPPF, which weakens the weight of the council’s housing supply policies.

While acknowledging the harm to the rural landscape and the significance of the nearby listed buildings, the inspector also recognised the substantial benefits of the scheme. These benefits include new markets and affordable homes, custom build options, biodiversity improvements, and economic gains for the area. On balance, the positive aspects were deemed to outweigh the negative impacts, leading to the approval of the appeal.

Responses from Council and Developer

South Gloucestershire Council expressed disappointment with the decision but accepted it, noting that when they originally rejected the plans, the grey belt policy and revised housing land calculations were not in place. The council remains focused on managing future development through a new local plan aimed at better controlling where and how homes are built.

Redrow Homes welcomed the approval, emphasising the scheme’s sustainability, sensitivity to the local environment, and extensive community engagement to address local concerns.

Why Is Green Belt Land Sometimes Developed?

This case highlights an important question often asked by residents and stakeholders: why is development permitted on green belt land, which is usually protected? The answer lies in the evolving national policy framework. The new ‘grey belt’ category allows for some flexibility where land doesn’t strongly fulfil green belt purposes and where there is a demonstrated housing need, especially when proposals provide affordable housing, infrastructure improvements, and public benefits.

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