June decisions by the Secretary of State Eric Pickles have provided a good indication of how Green Belt development might be considered in the lead up to the 2015 elections.
In the case of Merdian’s scheme in Basildon, Pickles agreed with the Council that the harm to the Green Belt caused by the 750 homes would not be outweighed by housing need, or other considerations, sufficiently to allow the appeal.
Despite concluding that were it not in the Green Belt the site would be a “strong candidate for housing, being in a sustainable location and well related to existing settlements”, the application was refused on the grounds of inappropriate development leading to significant harm. The agreed lack of five-year housing land supply was highlighted as presenting a “compelling argument” in the development’s favour, but housing delivery seems to have fallen by the wayside as a very special circumstance in most cases in recent months.
In the very same week, also in the Green Belt, the expansion of Pinewood Studios was approved by Pickles due to the economic benefits, and in particular the lack of alternative sites to accommodate the use successfully. This is despite the acknowledged harm to the Green Belt that would be caused, carrying significant weight, and the negative effects on the transport network as a result. These economic benefits were overriding, including the shortage of studio space in the UK, and the fact that Pinewood "has a leading global status, and is an essential component of the UK film industry, which makes a substantial contribution to the UK economy".
What does all this mean for development proposals in the Green Belt in the summer of 2014, less than one year from the General Election? It shows that the Secretary of State regards job creation as a politically acceptable counter balance to the loss of Green Belt land, but that further pressure on housing supply is on its own, not politically compelling enough to overcome accusations of concreting over the countryside. The loss of Green Belt land is still more objectionable than generations of young people being unable to get on the housing ladder. That will change again, but not any time before May 2015. In summary, if you don’t have a compelling economic or social case, then any proposals that come forward prior to the General Election stand an uphill battle to be successful.
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