At PMQs last week, Keir Starmer tore into Rishi Sunak and the Government and accused them of causing a “housebuilding collapse” after Sunak “crumbled to his backbenches and scrapped mandatory targets” and the prime minister’s “failure” was “shattering the dream of those who desperately want to own their own home”… Very hard-hitting stuff. The reality is that the Government has got themselves into a bit of a pickle with the mythical “new NPPF” that was going to reduce the housing targets and further sanctify the Green Belt and further elevate it to stretches of sacred land… but nothing has happened and the Parliamentary timetable before the next election probably won’t allow for this sort of legislation to be passed.
So, we have a status-quo that remains in place… You can build on the Green Belt if you meet the Very Special Circumstances (VSC) test as defined in the “old” NPPF (existing NPPF paragraphs 149 and 150). And yes, the housing targets have not been reduced either, despite some councils dropping their Local Plans to replace them with NIMBY charters.
So, on to Green Belt Bingo! It’s a great little game. I shout out a VSC and if you have it, you shout BINGO and get to build houses. Hooray!
- Gypsy and Travellers sites – If there is a lack in the area and they are forced to live on the roadside, they can be allowed to live on the Green Belt.
- Solar Farm – There is a national drive towards net zero carbon and renewables so move over Mr Bunny!
- Draft Allocation – Those folks who tore up the Local Plan this one is for you… If you don’t have a five-year housing supply and no up-to-date LP you don’t have a leg to stand on.
- Previously developed GB land – You know the sort of thing… It looks like the place the industrial revolution started but technically it is GB because some idiot drew the boundary around the wrong side of the site…
- Reducing harm on the GB – A bit of a technical one… and first cousin of the above. If you tear down nasty stuff on the GB and replace it with nicer stuff (or smaller footprints) then it’s all ok.
- Providing Social infrastructure – Find the goodies that will make a BIG difference to the local community… Sports facilities, money for hospitals, leisure centres… and even a prison!
- Housing need – This is in places where they just don’t allow homes to be built and they can’t defend it. You need to prove a low impact but can rely on the fact that they don’t have enough homes.
- Specific housing need – Care homes… custom build all that sort of jazz and it gets you a VSC.
- Economic Benefit – Is your development going to enable wider economic benefit? You have a VSC!
- Help thy neighbour – Your neighbour was going to build a school but it took so long, prices changed and they have now run out of money. So, if you build some homes on the GB it generates money and it helps to deliver the social benefits
So there, go forth and BUILD!
Henry
