Planning in the Pub: A Round-Up from Our Summer 2025 Event hosted by Ryan Snow
Category
Bell Cornwell News
Policy & Legislation
Practical Planning Advice
Date
6 August 2025
Bell Cornwell Associate, Ryan Snow, hosted another successful Planning in the Pub event bringing together clients, developers and other property professionals for an informal yet insightful discussion on the latest developments in national planning policy.
Ryan’s presentation guided guests through the key policy shifts and shared practical insights on how they are being interpreted on the ground by Local Planning Authorities (LPAs) and The Planning Inspectorate (PINS).
Here’s a summary of the themes he covered.
With the update to the National Planning Policy Framework (NPPF) in December 2024 came a number of significant shifts in terms of Green Belt policy.
One key takeaway! As before, development in the Green Belt is not considered inappropriate if it aligns with Paragraph 154(g) of the NPPF. Previously that exception to development within the Green Belt allowed for the redevelopment of previously developed land (PDL) so long as it did not cause ‘greater’ harm to the openness of the Green Belt than the existing development. But now the threshold for harm that can be allowed to the openness of the Green Belt has been raised significantly from not causing ‘greater’ harm to not causing ‘substantial’ harm, with no link back to the level of existing development. Ryan highlighted how this has created opportunities for redevelopment of PDL with a much greater quantum of built form than previously existed.
Ryan explained that the ‘substantial harm’ test is spatial and visual, taking into account factors such as the site’s visibility from public vantage points, the scale, massing, and permanence of the development, existing boundary treatments, and the character of surrounding land uses.
The new concept of ‘Grey Belt’ has been introduced and the purposes of the Green Belt were discussed, which inform whether land can be considered Grey Belt. Turning then to the criteria set out at Paragraph 155, Ryan discussed key considerations which can determine a scheme’s acceptability which include the location of development and whether there is an unmet need (whether that be housing or commercial uses).
The message is that we are now seeing land within the Green Belt coming forward for development that would not have been acceptable in planning terms under the previous NPPF. The participants, many of whom were local SME developers, found this advice very useful, as it will inform their site appraisals.
Ryan explored how these policy updates are beginning to shape local authority assessments and appeal decisions. While some local authorities remain cautious, there are signs that LPAs are now taking on board the new provisions which seek to utilise poorly performing Green Belt land. Furthermore, Inspectors are becoming more receptive to well-evidenced proposals in constrained areas – especially where authorities are unable to demonstrate a five year housing land supply. Ryan went through several schemes within Waverley and Guildford where we have successfully demonstrated to the LPA or The Inspectorate that the land subject to the application meets the definition of Grey Belt.
The importance of a clear planning strategy, robust site specific evidence, and clear policy alignment was a strong theme throughout the discussion.
The December 2024 NPPF revisions saw the national housing delivery target rise from 300,000 to 370,000 homes per year, reinstating pressure on local authorities to demonstrate deliverable land supply.
Ryan shared updates on how various local authorities are adjusting – with many still falling short, creating opportunities for speculative development where supply gaps exist. This is expected to remain a hot topic in the months ahead, especially as some authorities seek to push through their Local Plans.
Ryan’s presentation sparked great conversation and debate among attendees. Discussion between the guests provided a valuable opportunity to share experiences and perspectives across the property industry.
As planning policy continues to evolve, events like these help us all to keep abreast of the changes.
Thank you to everyone who joined us, and especially to Ryan for leading the session. We look forward to holding the next Planning in the Pub!
If you would like to attend a future Planning in the Pub session, please let us know. Likewise, if you would like to speak to one of our Planning experts about a project you’re working on, just get in touch.
The Bell Cornwell team provides tailored advice to help you maximise your chances of success, from site selection and design coordination to planning applications and post-permission requirements. If you want expert planning support, get in touch with our team.
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Ryan Snow joined Bell Cornwell in January 2023 and is an Associate based in our Hampshire office. Ryan provides clients with guidance on all stages of the planning process, from initial appraisals and strategy discussions, through to managing applications and appearing at Public Inquiries. Much of his work has been within the Home Counties and often involves the Green Belt, National Landscapes or isolated locations, where a more strategic, phased approach is required to maximise the development potential of a site.
