Government Planning Inspector Overrules Council to Approve 195 Homes on Hertfordshire Green Belt
A contentious planning application to construct 195 homes on a field in Radlett, Hertfordshire, has been pushed through by the Government's planning inspector, despite being rejected three times by the local council and previously dismissed by the High Court. The decision hinges on the Labour Party's recently introduced 'grey belt' rules, which the party initially stated would apply only to 'poor quality' and 'ugly' areas, sparking significant local and political backlash.
Controversial Use of 'Grey Belt' Designation
Submitted by developer Fairfax Properties, the plans for the Radlett site were initially rejected by Hertsmere Council, a decision upheld by the planning inspector and later dismissed by the High Court in July 2024. However, Fairfax resubmitted the proposals, arguing the site should be classified as 'grey belt' rather than traditional green belt. The council rejected the plans in two separate votes last year, leading the company to appeal to the planning inspector.
Last week, the inspector acknowledged that the development would 'harm' the landscape, character, and appearance of the area. Nevertheless, he cited a 'significant shortfall' in housing land supply in Radlett and utilized the grey belt designation to approve the bid. The grey belt policy, introduced by former Housing Minister Angela Rayner, targets previously developed land that does not contribute to green belt aims, such as preventing urban sprawl and towns merging.
Local and Political Opposition
Former deputy prime minister and Hertsmere MP Sir Oliver Dowden, whose constituency includes Radlett, condemned the decision, labelling Labour's grey belt policy as 'fiction'. He expressed disappointment, stating, 'This land was patently green belt. It is open countryside designed to create space between Radlett and nearby towns like Borehamwood and Shenley. It enhances the local area and is valued by many residents.'
Sir Oliver warned that the approval sets a dangerous precedent, with large tracts of pristine green belt across Hertsmere and the country being redesignated as grey belt by developers and fast-tracked for construction. 'This is exactly what I warned about. Labour's 'grey belt' is a policy for unplanned development and urban sprawl,' he added.
Community Concerns and Democratic Deficit
Local residents have voiced strong objections, fearing the grey belt doctrine could leave green areas vulnerable to development. Paul Sennett, a 35-year resident, described the land as 'prime green belt' and argued it 'should not be built on'. He lamented, 'The residents and voters said no, the inspector ignored local wishes. Democracy is doomed if this is how things are going to be done.'
Angela Thomson, a resident for 27 years, questioned how the grey belt rules apply to the grassy field, noting it has remained undeveloped for decades and is essentially a green field where sheep graze. She highlighted existing strains on traffic, road conditions, and public services in the area.
Lucy Selby, a Hertsmere Council member representing Radlett, expressed upset over the decision after fighting the proposals for five years. She raised concerns about the impact on 'our green belt land that makes this area such a special place to live'. Aldenham Parish Council also expressed 'great disappointment', calling the shift from green to grey belt a 'significant shift for our local landscape'.
Developer's Response and Project Details
A Fairfax Properties spokesman welcomed the inspector's decision, stating they were 'very pleased' with the conclusion that 'the benefits of the scheme overwhelmingly outweigh any identified harm'. The company described the development as 'high-quality' and 'sustainable', promising a 'positive contribution' to Radlett.
The plans include almost 100 'affordable' homes, with houses sold at 20% below market rate. Fairfax has also reserved an area for a new medical centre, although Red House surgery in the town previously declined the offer. With Radlett's average house price around £1.25 million, the development could significantly impact local housing dynamics.
Broader Implications and Government Stance
The decision has intensified fears that the grey belt policy could undermine green belt protections nationwide. In a campaign video from April 2024, Labour argued that much of the green belt consists of 'poor quality land, car parks, and waste lands', using images of concrete areas to illustrate grey belt land. However, critics argue this case shows the policy being applied to genuine green spaces.
The planning inspector determined that, as the land was not previously developed, it needed to 'strongly contribute' to green belt aims to allow development. These aims include stopping urban sprawl, preventing towns merging, and preserving historic character. The inspector ruled the site was grey belt and that green belt aims were 'not compromised'.
A Ministry of Housing spokesman declined to comment on individual cases but emphasized that 'all areas must play their part to help us build 1.5 million homes that this country needs'. They added that planning reforms aim to ensure more homes are built 'in the right places for communities and not at the expense of the environment'.
Hertsmere Council expressed 'very disappointed' that its decision was not upheld but noted the Planning Inspectorate is 'an independent appellate body that considers the application afresh based on the evidence presented to it'. The ongoing debate highlights tensions between housing needs and environmental preservation, with this case potentially setting a precedent for future developments on contested land.
