A landmark judgement of ‘grey belt’ principles means that Ashfield Land has secured 140 new homes at Hanham in Bristol. 

The decision – granted at appeal this summer – was Ashfield Land’s first experience of a grey belt judgement. 

Having applied for consent for new homes on land off Hencliffe Way in Hanham, Ashfield Land’s application was originally rejected by South Gloucestershire Council despite being a draft Allocation in the emerging Local Plan. 

Reaching his decision on the appeal, however, Matthew Dunn for the Planning Inspectorate drew a different conclusion, granting the permission and bringing attention to the changed circumstances since the original submission and refusal, not least in terms of the new ‘Golden Rules’, to the site’s grey belt character, and to the revised National Planning Policy Framework (NPPF). 

Weighing all matters, Mr Dunn applied the new NPPF criteria as relevant to the site and its characteristics and granted permission. 

Ashfield Land is partnering with Redrow Homes which, subject to finalising contracts, will now go forward with developing the site. 

Claire Cope, Operations Director at Ashfield Land, said 

“This was a really thorough and provocative examination of the new NPPF policy context and the weight to be afforded to different aspects of the application. It was excellent to see the forensic approach the inspector took and to see that arrive at a planning permission which will provide around 140 new homes on the edge of Bristol, fifty per cent of which will be affordable.” 

Alongside dealing with the Grey Belt assessment, the Inspector weighed the full range of relevant factors in making his decision. The appeal notice details his judgement of landscape character, residential amenity and heritage, among others – as well as South Gloucestershire Council’s inability to demonstrate a five-year housing supply – before setting out the reasons for approval and the conditions upon which the consent is granted. 

Ashfield Land acquired the site more than a decade ago with a view to its potential for future residential development.  The site’s ability to support sustainable growth for Bristol was a factor, as was Ashfield Land’s ability to take a patient and long-term view. 

Planning advice on the appeal was provided by Rocke Associates, Grass Roots Planning with Landmark Chambers (Neil Cameron KC assisted by Rebecca Sage) representing the applicant at appeal. 

The decision represents an early test of the government’s strengthened policies in respect of unlocking greater housing delivery in the UK.  It will add to the increasing number of ‘grey belt’ test cases as the evidence base for sites expands and developers, local authorities and others involved in delivering new homes respond to the government’s ambition for 1.5 million new homes within this parliament. 

The decision date for the appeal was 4 July 2025.