What is the ‘grey belt’ and how many homes can Labor build?

Deputy Prime Minister Angela Rayner has unveiled an overhaul of the planning system as part of the new government’s pledge to deliver 1.5 million homes over the next five years.

Under the plan, some low-quality green belt land will be released as part of a “grey zone” to allow new homes to be built.

The government has previously described the Gray Belt as “poor quality and ugly areas” on a portion of protected land known as the Green Belt.

Green Belt has a history of over 70 years Covers approximately 13% of England. Its purpose was to limit the growth of large built-up areas and prevent large towns from merging with each other.

Under the Labor government’s plans, some existing green belt land will be re-designated as gray belt if the council’s housing targets are not met. This will free up land for new homes.

The new rules will require half of the homes built in gray zones to be affordable.

Labor has previously pointed to a derelict garage in Tottenham, north London, as an example of a Green Belt site that could not be developed for housing because of its designation.

The government’s definition of gray areas includes land on the edge of existing settlements or roads, as well as old petrol stations and car parks. But it will be up to individual committees to decide what will be designated as a gray belt.

Construction on green belts is very difficult under current rules. Applicants will need to demonstrate very special circumstances to justify planning permission.

The government has also said brownfield sites – old industrial areas or built-up land – should be prioritized over gray areas.

Since gray belt will be a new category, there is no official data on how much it exists.

However, estate agent Knight Frank has previously Conducted own analysis.

It has identified 11,000 previously developed sites, representing less than 1% of the existing green belt.

These sites are mainly concentrated in southern England, with more than 40% located in the London Green Belt area.

According to Knight Frank, a total of 100,000-200,000 new family homes could be built on these sites.

Despite this, Sam Stafford of the Federation of House Builders believes that building in gray areas and additional brownfield sites in urban areas is necessary to meet England’s housing demand.

“There is no land in the major towns to fully meet the housing needs,” he said.

In support of his claim, Mr. Stafford noted 2022 report Planning consultancy Lichfields found that even if every identified brownfield site in England was fully built, this would mean the construction of an extra 1.4 million homes.

This is lower than the housing targets of the two main parties before the election. Labor has pledged to build 1.5 million new homes in England, and the Conservatives have pledged to build 1.6 million new homes.

Labor Party said Gray belt developments must provide 50% affordable housing. This includes properties with rents that are at least 20% below local market rents.

However, Knight Frank’s Charlie Hart says this may be difficult to achieve as inflation has pushed up developers’ costs significantly.

Katie Townsend from the Center for London think tank said that although the scheme was for private developers to build gray belt homes, the government should consider stepping in.

“The best way to ensure affordable housing, particularly social rental housing, is to increase government investment,” she said.

Labor floated the idea of ​​creating a gray zone long before the election.

when sir keir starmer Mentioned over a year agothen Prime Minister Rishi Sunak exclude it Because he “wants to ensure our green spaces are protected.”

Buildings on green belts are controversial.

However, Ms Townsend from Central London said attitudes may be changing, Point to vote It shows half of Londoners support strategic building in low-quality areas of the Green Belt, with only 19% opposed.

Others disagree. Oxfordshire countryside charity CPRE, for example, said land “is already under significant pressure”.

Its director, Helen Marshall, said: “Ten years ago we commissioned research that showed more than 70 per cent of people in Oxfordshire wanted the Green Belt to remain undeveloped.

“Ten years later, support for Green Belt has grown to over 80 percent.”

However, Knight Frank’s Mr Hart said that while the Green Belt was once seen as a “no-go zone”, perceptions were changing.

“It was conceived a long time ago and the world is a very different place and we are now reviewing whether it is fit for purpose in the modern world.”

Additional reporting by Gerry Georgieva