The House of Lords Built Environment Committee has concluded that the government’s "grey belt" policy is largely redundant following revisions in the National Planning Policy Framework (NPPF) published in December 2024.
Initially, the grey belt concept aimed to release areas of Green Belt land that did not fully meet the five Green Belt purposes, offering potential for housing development. However, the final NPPF introduced significant changes that have overshadowed the grey belt policy. Other concurrent planning policy initiatives have created uncertainty for developers, landowners, and local authorities. Additionally, there is a lack of clarity on how many homes could realistically be built on grey belt land, with estimates ranging from 50,000 to 4 million.
The Committee raised concerns about the absence of a mechanism to track progress towards the government’s target of building 1.5 million homes within five years. It also highlighted issues regarding sustainability, as the NPPF lacks clear definitions of sustainable locations and transport connectivity, which are critical for successful housing developments.
Lord Moylan, Chair of the Committee, criticised the rushed and incoherent implementation of the policy, arguing that it is unlikely to have any lasting impact on planning decisions. He noted that Green Belt land is now more likely to be released through existing mechanisms rather than the grey belt designation. The Committee concluded that the policy lacks an evidence-based approach and a clear method for assessing its effectiveness, making its impact marginal at best.
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