National Planning Policy Framework, www.gov.uk
Members may be aware of the changes made in December last year to the National Planning Policy Framework (NPPF). The NPPF details the Government’s policies that determine how housing and other developments are controlled and implemented. The Government’s recent changes are one of its initiatives to increase the number of houses being built in England and, in particular, affect the protection given to the Green Belt. These are likely to have a significant impact on the Forest.
Four changes are likely to have a direct impact are:
- All local authorities must now use what is called the standard method for calculating housing requirements. Based on indicative Government figures, this means Epping Forest District Council must build 1,299 dwellings per year up from 725 per year, and Waltham Forest Borough Council up from 2,389 to 2,535 (reference here). In addition, all Local Authorities must now also identify land to cover 5 years of need (rather than 4) and identify an additional 5% buffer;
- A category of land called “grey belt” has been created. This is Green Belt land which has previously been developed (also called “brownfield”) and other land which are judged not to contribute strongly to checking urban sprawl, preventing neighbouring towns from merging and preserving the special character of historic towns. There is a hierarchy in relation to allocation for development purposes: brownfield land not in the Green Belt is preferred, then “grey belt” and, lastly, Green Belt;
- The rules limiting the impact of development on what is called the openness of the Green Belt have been eased and now such changes need to cause substantial harm to be refused;
- Central Government may take greater responsibility for considering applications for national infrastructure, for example for smaller solar farms.
What does this mean for the Forest?
As with many aspects of planning, there will be a degree of interpretation of the various terms and we will need to see how the changes are implemented but they will mean:
- more housing being built near to the Forest with consequent increases in visitor footfall, traffic volumes and air pollution all of which are already damaging the Forest;
- possible developments close to the Forest on “grey belt” land;
- more unsympathetic redevelopment of houses adjacent to the Forest with a consequent impact on the landscape character of the Forest.
There has been some good news. The Trust commented on the Government’s proposals and protections have been maintained on nature conservation sites, SSSSs etc. We also specifically objected to a proposal to define areas of glasshouses, of which there are a number in the north of the Forest, as “previously developed land”, with a presumption of development, which has not been taken forward. There may be more appropriate uses for such land than housing, for example for solar farms.
We will continue to monitor and comment on planning applications and, where we feel the current changes, and others which may emerge, are having a detrimental effect on the Forest, will say so including to local MPs and Councillors.
Notes:
- National Planning Policy Framework: https://assets.publishing.service.gov.uk/media/675abd214cbda57cacd3476e/NPPF-December-2024.pdf
- Proposed reform to the NPPF and other changes to the planning system: https://www.gov.uk/government/consultations/proposed-reforms-to-the-national-planning-policy-framework-and-other-changes-to-the-planning-system
- EFHT’s response to the NPPF proposal: https://efht.org.uk/standing-up-for-epping-forest/responding-to-planning-applications/national-planning-policy-framework/