The planning and development consultancy, Lichfields, has urgently called upon the Labour government to provide explicit guidance to local planning authorities (LPAs) on formulating customized policies to foster investment at sites within the green belt.

In the wake of Chancellor Rachel Reeves’ recent declaration regarding green belt development, Lichfields emphasized the potential economic and social dividends of planning reform.

Newly published research today accentuates the inherent hurdles posed by the extant national green belt policy guidance, which could obstruct or at least delay investment, thereby hampering existing businesses' ability to enhance their facilities, maintain competitiveness, and continue delivering a spectrum of vital services.

The report, "Major Developed Sites in the Green Belt – The Land That Policy Forgot?" disclosed that a segment of the green belt, encompassing roughly 12.6% of England’s land, is already utilized for a variety of purposes, including leisure and tourism, featuring theme parks and other significant attractions.

Lichfields pointed out that pre-2012 national policy acknowledged many of these locales as Major Developed Sites (MDS) and offered more precise guidance on how LPAs should evaluate development proposals. However, this clarity was erased by the 2012 National Planning Policy Framework (NPPF), which instituted more generalized, subjective guidance, stripping away the specifics on how an LPA could identify, define, and guide development at such sites in local plans. This shift potentially restricts these sites' ability to evolve and contribute to local economies and services.

Ian York, a planning director at Lichfields and co-author of the report, stated, “Our research shows that the majority of LPAs are adopting generalised policies that repeat national guidance.”

He stressed, “We must move away from a one-size-fits-all approach and adopt local, bespoke policies that recognize the unique characteristics of these sites.”

The report advocates for LPAs to engage with landowners and operators to formulate detailed policies that clearly define development parameters, ensuring these sites can prosper without compromising green belt integrity.

The research revealed that among the 180 LPAs with green belt land, only a third have implemented criteria-based, bespoke policies, while two-thirds adhere to generic NPPF guidelines.

This local policy landscape results in less certainty for owners and operators in planning for their sites' future, especially for theme parks and leisure attractions, which constantly need to renew and refresh attractions and overnight accommodations to remain appealing to visitors and competitive.

Moreover, there exists a regional disparity in policy approaches, with the North West of England showing the highest reliance on generic NPPF-based Green Belt policies, whereas the South East of England leads in bespoke policies.

York further added, “National Government has a very important part to play. With the new Labour government’s commitment to update the NPPF within its first 100 days, there is a crucial opportunity to reintroduce policy guidance akin to the previous MDS framework.”

“This will provide much-needed clarity and support for LPAs and developers alike.”

Lichfields is urging policymakers to seriously consider these recommendations, emphasizing that tailored local policies are essential for unlocking the full potential of developed green belt sites.