16 COMMENT


full, unless there is ‘clear evidence’ that such alterations would fundamentally undermine the function of the green belt across the plan area.


Planning authorities will therefore be obliged to review green belt boundaries where they fall short on housing need, with the draft NPPF proposing a sequential approach to guide release. rownfi eld sites would be considered fi rst, then grey belt land in sustainable locations, and then other sustainable green belt locations. However, where green belt land is released through plan preparation or review, development proposals would be expected to deliver the ‘golden rule’ contributions discussed above, including 50% affordable housing provision. Viability assessments for development in the green belt would also be expected to utilise nationally set benchmark land values that are based on existing use value plus a “reasonable and proportionate premium for the landowner.” If land was transacted above the benchmark land value, and a proposed scheme could not deliver policy-compliant development, planning permission would be expected to be refused.


Housebuilders will therefore need to monitor whether the adopted version of the NPPF sets a benchmark land value for green belt land, and the level at which any such value is set. Such matters may be particularly


DEVELOPERS WILL WANT TO ENSURE THAT ANY DRAFT SPATIAL DEVELOPMENT STRATEGIES THAT ARE CONSULTED UPON MAKE ADEQUATE PROVISION TO MEET IDENTIFIED NEEDS, AND RESPOND TO MARKET DEMAND


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relevant for those currently promoting green belt sites through emerging plans, and whose schemes may be expected to provide a higher level of affordable housing than previously envisaged.


REGIONAL PLANNING & NEW TOWNS he overnment has confi rmed that it intends to implement new legislation enabling universal coverage of strategic planning in ngland within the net fi ve years. Elected mayors and combined authorities are expected to have a central role in overseeing the preparation and adoption of ‘Spatial Development Strategies’, with the Government also


exploring the most effective means through which such Strategies can be brought forward outside of mayoral areas. Further detail as to the nature of Spatial Development Strategies is expected to be forthcoming in the short-term future. However, the Government envisages that they will have an important role in meeting housing needs, delivering strategic infrastructure, building the economy, and planning for environmental improvements. Developers will therefore want to ensure that any draft Spatial Development Strategies that are consulted upon make adequate provision to meet identifi ed needs, and respond to market demand. The Government’s Policy Statement on ew owns has also reaffi rmed its commitment to building new large- scale communities across England. An independent New Towns Taskforce has been created that will advise ministers on appropriate ‘New Town’ locations, with a fi nal shortlist epected within  months. The Government’s new town programme will include new settlements built on greenfi eld land, as well as urban extensions to existing settlements and regeneration schemes. The unifying principle being the programme is that each new settlement will contain at least 10,000 homes, with a target rate of 40% affordable housing. With planning overhauls at the front of the Government’s drive for economic growth, developers and their advisers will want to keep informed of all legislative and policy changes that are introduced.


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