Questioning the current standards for assessing a development's sustainability: Outdated or Inadequate?
In the ongoing pursuit of net-zero emissions, the construction industry is increasingly focusing on low carbon cement to accelerate its journey [1]. However, this article will delve into a separate yet equally significant topic: the evolution of the interpretation of "significant development" within the National Planning Policy Framework (NPPF) and its impact on rural areas, particularly smaller settlements.
The NPPF, with its three interdependent objectives of economic, social, and environmental well-being, plays a pivotal role in guiding development decisions in the UK [2]. While "significant development" is not explicitly defined within the NPPF, it typically refers to projects substantial enough in scale or impact to trigger specific planning requirements or assessments [3].
In the context of smaller rural settlements, this interpretation is crucial. The NPPF and associated planning policies generally aim to protect the intrinsic character and landscape of rural areas while enabling sustainable development [4]. New residential projects in these areas are often restricted to those that meet local needs or fit within the existing settlement pattern. Development deemed "significant" in this context—such as large housing schemes—might be subject to stricter scrutiny or be less likely to be supported, particularly in protected or valued landscapes [4].
Recent government reforms and updates to the NPPF (notably around 2024-2025) have introduced concepts like the "Grey Belt," which identifies Green Belt land that does not strongly contribute to traditional Green Belt purposes and may be eligible for development to support new homes under certain conditions [5]. This indicates a more nuanced approach to "significant development" in rural settings, potentially enabling new residential projects in smaller settlements if they meet defined sustainability and policy criteria.
The housing crisis, recognized by all major political parties, necessitates alternative sources of housing supply [6]. While large urban extensions and new towns may be part of the solution, the position many authorities find themselves in regarding their local plan means there will be a need for new housing from a variety of sources [7].
The inspector, in allowing the appeals for two proposals for 92 new homes and a doctor's surgery, found that the proposals' benefits, particularly their ability to address a local housing need, outweighed the identified harm [8]. This demonstrates the substantial benefits associated with certain rural development schemes, which can outweigh the harm caused by their location.
In summary, while significant residential projects remain carefully controlled in smaller settlements, there is growing flexibility to support new housing where it aligns with national housing targets and sustainable development principles. The evolving framework suggests that rural areas should not be judged by the same standards as inner cities, and a 'one size fits all' approach to judging sustainability is being replaced by a more nuanced, context-specific approach [9].
References:
- The need for low carbon cement to accelerate the construction industry's journey towards net zero
- The National Planning Policy Framework (NPPF) has three interdependent objectives: economic, social, and environmental
- Interpretation of "significant development" within the National Planning Policy Framework (NPPF)
- For smaller rural settlements, significant residential developments are typically more restricted...
- Recent NPPF reforms (2024-2025) introduce mechanisms like the "Grey Belt" to potentially allow more new housing in rural or Green Belt areas under controlled conditions
- Alternative sources of housing supply, such as new towns and large urban extensions, may be necessary to meet political party manifesto pledges due to the long gestation period of these projects
- The position many authorities find themselves in regarding their local plan means there will be a need for new housing from a variety of sources
- Two proposals for 92 new homes and a doctor's surgery were refused by the council due to Green Belt issues and location concerns, but were later approved at appeal
- The inspector commented that rural areas should not be judged by the same standards as inner cities
- In light of the evolving National Planning Policy Framework (NPPF), there is a growing possibility for regeneration in rural areas, as new housing projects that adhere to sustainability and policy criteria may now be considered, even in protected landscapes.
- The ongoing housing crisis is prompting a shift in focus towards sports facilities as potential sites for housing development, as their integration could contribute to the social and environmental objectives outlined within the NPPF, bolstering the sustainability of rural communities.
