Reclassification of Green Belt Land Sparks Controversy
Recent revelations indicate that land within the green belt is being reclassified as “grey belt” in order to facilitate home construction, seemingly contradicting Labour’s assurances to voters, as reported by The i Paper. The Government has previously characterized grey belt areas as “poor-quality and unattractive” regions and “scrub land” located on the outskirts of urban areas, which lie within the protective green belt zone. The green belt itself serves as a vital buffer of countryside surrounding cities and towns, designed to prevent urban sprawl and protect natural landscapes from development.
In the lead-up to elections, Sir Keir Starmer articulated that the easing of green belt protections was aimed at enabling housing development on sites like car parks and other similar lands that do not detract from the scenic beauty of the countryside. However, planning reforms set to take effect by the end of 2024 are now resulting in agricultural land and verdant fields being paved over, much to the dismay of local residents, as uncovered by The i Paper.
The Government’s modifications to the planning framework stipulate that if a local council fails to meet its housing targets, some existing green belt land may be reclassified as grey belt. This year, both Basildon Council and St Albans City and District Council have approved developments on farmland within the green belt, with additional approvals anticipated, according to the Campaign to Protect Rural England.
Kevin Hollinrake, the shadow Housing Secretary, criticized Labour for fabricating the concept of grey belt land as a “Trojan horse” aimed at eroding green belt protections, asserting that they are now “bulldozing the countryside.”
Understanding the Green Belt
The green belt is defined as an area of countryside surrounding urban centers that is safeguarded from development. According to the National Planning Policy Framework, the “fundamental aim” of the green belt policy is to “prevent urban sprawl by keeping land permanently open.” The essential characteristics of green belts include their openness and permanence. The green belt serves five key purposes:
- To prevent the unrestricted sprawl of large built-up areas;
- To prevent neighboring towns from merging into one another;
- To aid in safeguarding the countryside from encroachment;
- To preserve the setting and special character of historic towns;
- To assist in urban regeneration by promoting the recycling of derelict and other urban land.
Richard Holden, the Conservative MP for Basildon and Billericay, referred to the situation as a growing “national scandal” and accused Labour of betraying the trust of voters. Paul Miner, head of policy and planning at the Campaign to Protect Rural England, warned that the recent planning changes, which came into effect in December, “are going to lead to a loss of valuable countryside.” He added that more developments on green spaces within the green belt are likely as local authorities face increasing pressure to meet elevated housing targets. Labour has raised housing targets in numerous areas as part of an ambitious plan to construct 1.5 million new homes within the current parliamentary term.
Mr. Miner noted that the definition of grey belt is “very vague,” and emphasized that much detail remains inadequately explained. The revised National Planning Policy Framework defines grey belt as “previously developed land and/or any other land” within the green belt that does not “strongly contribute” to the objectives of curbing urban sprawl, preventing the merging of towns, preserving the character of historic towns, or aiding urban regeneration.
In defense of the initiative, Labour has previously stated, “We don’t believe it is appropriate for wastelands and old car parks located within the green belt to receive the same protections in national policy as rolling hills and nature spots in the green belt.” The Government has indicated that further guidance will be released, though this has yet to materialize.
Residents Mobilize Against Development
In Billericay, a town that has seen a surge of concerned residents unite into a campaign group, plans to build on green belt land have ignited significant opposition. The Labour-controlled Basildon Council has reclassified extensive greenfield areas as grey belt to facilitate the construction of 17,000 homes on the green belt by 2043. In total, approximately 27,000 homes are projected for the borough, which includes Billericay, Wickford, and Basildon.
Last month, Basildon Council made what is believed to be the first decision regarding grey belt land in the country, approving a proposal for 250 homes on agricultural land near Laindon Road. Andrew Baggott, leader of the Conservative group on Basildon Council, expressed concern that the developments in Billericay might foreshadow similar actions throughout the country. He argued that the term “grey belt” is broad and “favors the developer.”
In addition to the 250 homes approved near Laindon Road, another 400 homes were sanctioned on a completely green grey belt site three miles away at Noak Bridge. A similar proposal for 480 houses is expected to receive approval shortly. A comparable scenario is unfolding in Harpenden, Hertfordshire, where the Liberal Democrat-run St Albans City and District Council has approved 420 homes on farmland that has been reclassified as grey belt.
Alasdair Daw, who leads the local Billericay Action Group, noted that it has become increasingly difficult to block developments on green spaces since Labour assumed power. Richard Holden, the Conservative MP for Basildon and Billericay, accused Labour of misleading voters by suggesting that grey belt was merely about small segments of land that had already been developed. “Nobody opposes redeveloping semi-derelict areas such as former bus stations or petrol stations in the green belt,” he stated. “However, the widespread reclassification of areas previously deemed the highest quality agricultural land to ‘grey belt’ status to facilitate development is a national scandal waiting to unfold.” He added that many constituents feel “utterly betrayed by Labour.”
‘Sold Down the River’
During the recent election, the Conservatives narrowly defeated Labour by just 20 votes. Since then, housing targets for the Basildon borough have surged by 24 percent, increasing from 1,039 to 1,271 homes per year. Andrew Schrader, a Conservative councillor in Billericay, lamented that residents have been “sold down the river.” He remarked, “I have never witnessed a planning system as skewed against residents and in favor of developers as it is now. The term ‘grey belt’ is a deceptive ploy by the Labour Government, intended to allow local councils like Basildon to downgrade and relinquish their irreplaceable green belt.” The development near Laindon Road, which is covered in hay, marks the first approval on a large stretch of agricultural land and open fields extending over a kilometer. This entire area has been designated for development under the council’s local plan, simplifying the process for builders seeking planning permission for additional segments of the land. A walk along its footpaths leads to Frith Wood, an ancient woodland.
Dr. Richard Moore, a Conservative councillor residing nearby, expressed disbelief at the characterization of the area as “grey.” “Just look at it,” he said, gesturing towards the landscape. “This is not grey. This is not land that has been previously used for rubbish dumps or other purposes. This is arable land. We are on the verge of losing it.” Local residents like Deborah Taylor, 64, echoed his disbelief, stating, “It’s absolutely outrageous that this land has been classified as grey belt. This is a prime example of a site that clearly does not fit the definition of grey belt.”
Ms. Taylor, a nearby resident, contended that the Government is “jeopardizing our future food supply” and should prioritize using agricultural land for crop production rather than relying on food imports. “It’s evident that developers are dictating the terms of housing in this country, with the complicity of the Government and the council,” she added.
Residents Skeptical of ‘Affordable’ Housing Claims
According to Labour’s guidelines for grey belt sites, developers have pledged that 45 percent of the homes constructed will be deemed “affordable.” However, local residents have grown increasingly distrustful of such commitments. Following lobbying from builders, Labour scaled back its election promise for 50 percent affordable homes on grey belt sites, revising the figure to 15 percentage points above the local housing plan. “For many of the promises made by both the council and the developers, there are no repercussions for failing to meet them,” noted Deborah Taylor, who lives near the proposed development. “Regarding affordable housing, we are already witnessing builders claiming, ‘It’s no longer financially viable for me to fulfill that promise, so I will have to reduce it.'” Although Labour’s planning reforms have made it more challenging for developers to withdraw from commitments to affordable housing on green belt sites, the Campaign to Protect Rural England has indicated that this has yet to be put to the test.
Richard Walker, 60, voiced concerns that his children will be unable to afford homes in the area and questioned how the new developments would change that reality. “When they label something as affordable — affordable for whom? I have my doubts,” he asserted. Mr. Walker, a deployment manager who has lived in the area for three decades, recalled purchasing his first three-bedroom semi-detached home with his wife for £62,000. A comparable home now costs upwards of £300,000, with two-bedroom flats starting at around £200,000. The Government’s definition of affordable housing encompasses social homes rented out by councils, but it also includes pricier options, such as those at 80 percent of local market rents, as well as mixed-rent and shared ownership homes.
Ms. Taylor, retired and concerned about future developments, advocates for developers to utilize the planning permissions they already possess — and to forfeit them if they do not proceed. Since 2007, developers have left more than 1.4 million homes unbuilt despite having secured planning permission for them, as highlighted in a recent report from the Institute for Public Policy Research think tank.
‘Prioritize Building on Brownfield Sites’
Alan Barford, 65, expressed concern that the proposed developments are “the last places that should be built on.” When meeting with me, he brought along a sign from one of the residents’ protests addressed to Basildon Council leader Gavin Callaghan, humorously referencing the sitcom Gavin & Stacey, which is set in Billericay, Essex. The sign reads, “Hay Gavin, Stacey says Wot’s occurin’ to our lush green belt?”
Mr. Barford, a restoration specialist who lives adjacent to the field, described it as a “lovely place.” He noted that bats frequently visit his garden and various birds are often spotted in the area. As we walked, other residents strolled past us with their dogs along the footpath that winds through the fields. Mr. Barford is worried that the influx of new homes will exacerbate traffic on already congested roads. “Most days, there are no available parking spaces,” he remarked. “The entire area is going to become congested.”
Residents also raised concerns about the lack of necessary infrastructure. The local GP has recently closed, and nearby schools are already at capacity. Gavin Taylor, who works in the City and resides by the site, advocates for the development of brownfield sites instead. “With the rules surrounding grey belt, it truly seems like a charter for developers to rapidly develop all the green belt land surrounding Billericay,” he argued.
Kevin Hollinrake, the Shadow Housing Secretary, emphasized the need for the Government to prioritize development on brownfield land in urban areas. He stated, “The Labour Government has exploited their creation of ‘grey belt’ land as a tool to undermine crucial national green belt protections, leading to the erosion of the countryside by disproportionately relocating development to green belt and rural regions.”
Government’s Response and Future Outlook
A spokesperson for the Ministry for Housing, Communities and Local Government asserted that the Government is taking decisive action to deliver 1.5 million homes to address the ongoing housing crisis. They emphasized, “We are resolute that councils should prioritize building on brownfield land first, and any grey belt development should focus on previously developed land such as disused car parks.” They further claimed that their reforms will safeguard natural landscapes while also providing the homes and infrastructure necessary to restore the dream of homeownership for families across the nation.
In response to queries, the St Albans City and District Council declined to comment, while a spokesperson for Basildon Council stated that the developments would meet the current housing needs of the borough, serve as a long-term investment in its growth and sustainability, and enhance communities with essential amenities and infrastructure. They assured that each planning decision undergoes “rigorous assessments” to ensure compliance with both national and local policies. In 2025, the council plans to grant protective status to every green space not allocated in the local plan.
