Client: Private
Local Planning Authority: Tandridge District Council

One of the biggest misconceptions in the world of planning is that Green Belt land means no development.

In reality, policies surrounding Green Belt land are designed to control how and where development takes place, rather than imposing an outright ban.

The concept of Grey Belt was first introduced in April 2024 and then enshrined in national policy in December of that year. Grey Belt is becoming an increasingly important planning consideration for many developments, and has opened the door for proposals for sites within the Green Belt.

Our client approached us for support in securing permission to develop a 0.47-hectare plot within the Green Belt. It contained a vacant bungalow in poor condition together with former agricultural buildings and hardstanding in situ.

After an initial review and gaining an understanding of the client’s aspirations, it was agreed that we would seek Permission in Principle (PiP) for the demolition of the existing buildings and the creation of between three and six new dwellings.

The site is subject to a number of constraints. It sits within the Metropolitan Green Belt, an Area of Great Landscape Value (AGLV) and borders ancient woodland with nearby Tree Preservation Orders (TPOs) in place. In addition, the Surrey Hills National Landscape boundary review was an important consideration, alongside biodiversity and other environmental factors.

A key element of the planning strategy was demonstrating that the site met the criteria for Grey Belt land. This involved confirming it was previously developed and setting out the site's sustainable location on the edge of Warlingham, with good access to local services, facilities and public transport.

When considering the application, Tandridge District Council concluded that the proposal would not undermine the purposes of the Green Belt, would make effective use of previously developed land and would contribute towards meeting local housing needs in an authority area experiencing a shortfall in housing land supply.

PiP was granted in September 2026, establishing the principle of residential redevelopment and paving the way for a future Technical Details Consent application.

This PiP demonstrates the important role of Grey Belt policy in helping unlock suitable sites for housing delivery while maintaining the overall integrity of the Green Belt.

Squires Planning has extensive experience securing planning permission for residential developments within sensitive locations. If you are considering a project, get in touch with Squires Planning to find out how we can support you.