Rethinking Green Belt Development: A Call for Innovative Design
The Green Belt is not just a planning designation; it's a vital part of our landscape that provides immeasurable benefits to urban and rural communities. Let me be clear from the outset: I do not favour releasing green belt land for development. The government should consider numerous brownfield opportunities before releasing any part of our precious Green Belt.
However, we are confronted with an urgent reality. The pressure to release Green Belt land is at an all-time high, and there's a growing fear that it may become increasingly difficult to stop once this process begins. It's not an on-off switch; releasing small parcels could open the floodgates for more extensive development.
Given this concerning trend, now is the time to think critically about how we approach development in urban areas and, if it becomes unavoidable, green belt land. Could better, more innovative design not only ease resistance to necessary development but also enhance the essence of what makes our green belts valuable?
The Problem with Current Approaches
When development occurs, we often see a typical housebuilder approach: endless roads, inadequate driveways, and poor garden spaces. The layouts are more than just lazy design; it's a cut-and-paste approach that fails to consider the unique characteristics of each site or the evolving needs of communities.
What's particularly frustrating is that when green belt land is offered to housebuilders, they often have only one approach: maximising profit. The price they pay for the land is determined by misguided government planning guidelines on densities, which encourages a race to the bottom regarding design quality and environmental consideration. We can - and must - do better.
The Changing Landscape of Transportation
As we consider new approaches to development, it's crucial to recognise the evolving relationship between people and cars. This relationship is changing due to the rise of services like Uber, city car clubs, and bike-sharing schemes, which are reducing our dependence on personal vehicles and opening up new possibilities for designing our communities, especially in sensitive areas like the green belt.
With the rise of services like Uber, city car clubs, and bike-sharing schemes, our dependence on personal vehicles is changing. This trend opens up new possibilities for designing our communities, especially in sensitive areas like the green belt.
Innovative Approaches: Rethinking Our Relationship with Cars
Let me be clear: I'm not anti-car, I love cars, nor do I advocate for completely car-free developments. What I propose is a more thoughtful and balanced approach to integrating cars into our communities, inspired by successful models like Center Parcs.
Imagine a development where you leave your car (regardless of fuel type) in a remote parking area for longer journeys but use electric buggies or other eco-friendly transport for the last mile of your trip home. This approach offers several benefits:
1. Reduced Road Infrastructure: By centralising parking, we can significantly reduce the amount of land dedicated to roads and driveways within the development.
2. Enhanced Safety: With fewer cars moving through residential areas, the community becomes safer for pedestrians and cyclists.
3. Preserved Green Spaces: The land saved from road infrastructure can be dedicated to larger community green spaces, gardens, and natural habitats.
4. Flexibility for the Future: As transportation technology evolves, this model can quickly adapt without requiring significant changes to the development's layout.
This is not about eliminating cars but creating a more harmonious relationship between our need for transportation and our desire for beautiful, livable communities.
Rethinking Development in Light of Planning Policy
Given these planning considerations and the changing patterns of car use, we have an opportunity to reimagine how development could occur if the Green Belt release becomes unavoidable. Here's how we could align innovative design with the purposes of green belt policy:
1. Preventing Sprawl and Encroachment: By adopting more compact, community-oriented designs with centralised parking, we can minimise the development footprint and maintain more open space.
2. Preserving Character: Thoughtful architecture and landscaping that respects local vernacular can help new developments blend with historic settings.
3. Encouraging Urban Regeneration: By demonstrating high-quality, sustainable design in any green belt development, we set a high bar that encourages the redevelopment of urban brownfield sites to similar standards.
4. Maintaining Positive Uses: Innovative designs can incorporate communal green spaces, allotments, and natural areas that continue to serve the positive purposes of green belt land.
Conclusion: Balancing Protection and Progress
While the primary goal should always be to protect our green belts and prioritise brownfield development, we must also prepare for limited green belt release. By embracing innovative design principles that align with the fundamental purposes of green belt policy, we can:
1. Minimise the impact of necessary development
2. Create more sustainable, community-oriented spaces
3. Potentially ease resistance to essential housing projects
4. Preserve the Character and benefits of green belt areas, even if some development becomes unavoidable
The key is to move away from the cookie-cutter, profit-maximising developments of the past and towards thoughtful, site-specific designs that respect both the environment and the needs of residents. Whether we're revitalising urban areas or, as a last resort, developing on green belt land, we have an opportunity – and a responsibility – to do better.
By pushing for more innovative approaches now, we can set new standards for development that could help protect our green belts in the long term. We can create communities that enhance rather than detract from our landscapes, preserving the views, nature, and wildlife that make our green belts so precious. It's time for policymakers, developers, and communities to come together and reimagine how we approach development in sensitive areas, always keeping in mind the core purposes of green belt policy. The future of our green belts – and the quality of life for generations to come – depends on it.
Planning Law and Green Belt Protection
To understand the context of green belt development, we need to consider the existing planning framework. The National Planning Policy Framework (NPPF) and its predecessors have long recognised the importance of green belts. The five critical purposes of green belt designation, as outlined in the planning policy, are:
1. To check the unrestricted sprawl of large built-up areas
2. To prevent neighbouring towns from merging into one another
3. To assist in safeguarding the countryside from encroachment
4. To preserve the setting and unique character of historic towns
5. To assist in urban regeneration by encouraging the recycling of derelict and other urban land
The green belt policy also recognises these areas' positive role in providing access to the countryside, outdoor recreation opportunities, attractive landscapes, improved damaged land, securing nature conservation interests, and retaining land for agriculture and forestry.
However, current planning law needs to protect individual views, which is often a key concern for residents when development is proposed. While 'openness' is fundamental to green belt policy, it remains undefined and unquantifiable in area or volumetric terms. 'Openness' refers to the visual and physical access to the countryside and the absence of built development. It's a key aspect of green belt policy that we must strive to maintain.
Preserving the Essence of the Green Belt
If development in the green belt becomes unavoidable, we must strive to maintain its core characteristics:
1. Enshrining the Right to a View: Create a special category for developed green belt land that values and preserves protected viewing corridors.
2. Innovative Landscaping: Use clever design to provide privacy without high fences, maintaining an open feel.
3. Communal Spaces: Incorporate shared gardens and allotments to foster community and preserve green spaces.
4. Diverse Housing Options: Include a mix of housing types to cater to changing needs throughout life. Include single storey dwellings ( bungalows).
5. Thoughtful Building Design: Utilise basements or loft spaces for storage, reducing the need for outbuildings and maintaining openness.
