Silver Birches (New Dwelling)

Client: Private
Local Planning Authority: Tandridge District Council
Constraints: Green Belt, Flood Risk

Our client initially approached us to see what development potential an equestrian site to the rear of their house would have. The site comprised stables, a horse walker, a barn and a yard. We prepared an Advice Note which advised that policy at the time would support 1. a conversion of the barn and attached stables OR 2. a replacement of the building with a dwelling.

Our client asked us to progress with an application to replace the building with a dwelling which required several inputs. Squires Planning prepared a Planning Statement which argued in favour of the development, Flood Risk Assessment as a part of the site fell within Flood Zone 2, and a Construction Management Plan.

The main consideration of the application was the impact of the development on the Green Belt. We argued that the development would involve the limited infilling or partial or complete redevelopment of previously developed land within the Green Belt which is supported by the Tandridge Local Plan and the National Planning Policy Framework (NPPF), so long as the development would not cause substantial harm to the openness of the Green Belt. Impacts on the openness are seen through spatial and visual impacts. Spatially, we argued that the development resulted in a decrease in built volume on the site by 0.04% so spatial impacts were acceptable. Visually, we argued that the development would result in a decrease in the amount of hardstanding on the site and would replace an old and lower quality equestrian building with a much more attractive dwelling that would be in keeping with the character of the area.

Whilst the application was under consideration by the Council, the NPPF was updated in December 2024. One of the main changes was the introduction of policy around Grey Belt land. The NPPF defines Grey Belt as land in the Green Belt comprising previously development land and/or any other land that does not strongly contribute to the purposes (a), (b) or (d) set out in paragraph 143. As the site was previously developed land, we believed that it constituted Grey Belt land.

Paragraph 155 of the NPPF supports the development of homes, commercial and other development in the Green Belt where a number of criteria apply. We prepared a note which demonstrated that the development complied with paragraph 155 of the NPPF and so was given further support by national policy.

The application was approved under delegated authority with the Council considering that the impacts on the Green Belt were acceptable.

The consultant team for this project comprised Squires Planning, WPD Consultants, Arbtech, JN Tree Consultancy, Arcadian Architectural Services Ltd and Adeptus Environmental