London Daily

Focus on the big picture.
Tuesday, Jul 22, 2025

Green belt housing: crucial for London’s future or start of LA-style urban sprawl?

Green belt housing: crucial for London’s future or start of LA-style urban sprawl?

Labour’s pledge to allow more development on the green belt could see London expand dramatically, say planners, builders and policy experts

Hundreds of thousands of homes could be added to the edge of London if Keir Starmer relaxes green belt planning rules, experts have predicted.

The Labour leader this week set out plans to give councils more power to approve residential development in the protected zones around UK cities.

The Metropolitan Green Belt was introduced in the mid-twentieth century in a bid to prevent urban sprawl. It now covers an area approximately three times the size of London.

Following the Labour leader’s announcement this week, housebuilders and planning experts told Homes & Property that relaxing tight controls on green belt development could add thousands of much-needed homes to the capital’s housing stock.

Nick Whitten, head of UK living and residential research at estate agent Hamptons, said not all of the metropolitan green belt was “idyllic rolling countryside”.

“Much of it is shrubland that wraps around London either side of the M25,” he said. “London itself totals around 160,000ha of built environment; the Green Belt is more than 500,000ha.

“Even releasing just a small percentage of that green belt could open the door to building tens of thousands of new homes.”


New homes for key workers


Jamie Ratcliff, executive director at housing association Network Homes, said the capital needed “many more homes”.

“While the green belt was designed to protect from urban sprawl, it means that too many people are forced to commute through it in order to live in a home they can afford,” he added.

“It makes no sense to protect petrol stations and aggregate stores at the expense of these people making valuable contributions to London’s economy.”

Zarin Mahmud, researcher at think tank the Centre for London, said Starmer’s recognition of the need for more local housing power was “encouraging”.

Labour leader Sir Keir Starmer said there were examples when the green belt could be built on


“London’s local authorities know the housing needs in their areas best,” she said. “We need them to have a greater say in the type and placement of housing in their communities.”

Ms Mahmud added: “We know the effects of London’s housing crisis already – families’ increasing dependence on the private rented sector to find somewhere to live, issues with overcrowded, unsuitable accommodation and soaring rents.

“Building more new homes would reduce the risk of many households, including London’s key workers, being pushed out of the city entirely. This is crucial for London’s future.”


Where should green belt development happen?


The Home Builders Federation said 140,000 homes could be built on London’s periphery if just one per cent of the green belt was developed.


Derelict sites near stations

"There are huge swathes of green belt land made up of waste or scrubland with little ecological value and which could never be described as beautiful," said a spokesperson for the developer body.

"It includes many previously used or derelict sites within the green belt that could be redeveloped with housing – including sustainable locations near to train or Tube stations. Policy makers ultimately need to decide whether neglected warehouses and underused car parks are more important than housing for young Londoners."


Crossrail 2

Ben Simpson, director at planning consultancy ​Lichfields, said "significantly more than 100,000 homes” could be built on the metropolitan green belt if the right infrastructure was put in place.

"Previous proposals around Crossrail 2 envisaged the potential to deliver up to 150,000 new homes outside the main built-up area of the capital," he said.

"Those broad locations would therefore have been north-east of London in the Upper Lea Valley as well as south-west of London around Chessington.”

Although the follow-up to the Elizabeth Line has been on hold since the pandemic decimated transport funds, Simpson said this or other schemes could eventually come forward to serve new development.

"The question is where can improvements to capacity best be made to allow significant volumes of new development to be serviced, and how does that fit with the quality and availability of land in the green belt?"


Growing green belt towns

David Fell, senior analyst at Hamptons, said the metropolitan green belt had created urban sprawl in home county towns such as Aylesbury, Chelmsford and Crawley.

“Relaxation of the green belt opens up the possibility of both an expansion of London itself, alongside [growth of] the towns in the green belt outside the capital, which haven’t seen much development since the Second World War,” he said.

But he added: “Politically the expansion of London within its current boundaries is probably the more likely option. The profile of outer London has changed over the last decade, with more renters than there used to be, alongside a rise in support for housebuilding.”


London could ‘end up the size of LA’


But relaxing planning rules on the green belt is not necessarily the vote winner the national Labour party might hope.

The once safe Tory seat of Chesham and Amersham famously turned Lib Dem in a by-election in 2021, a change attributed in part to the then-government’s proposed planning reforms.

London mayor Sadiq Khan said he was “committed” to protecting London’s green belt.

“It serves a number of vital functions, including mitigating the impacts of the climate crisis and protecting green spaces that Londoners rely upon,” said a spokesperson for the mayor.

“The mayor believes that where building is allowed on the green belt it should be very limited and the London Plan is clear that green belt boundaries should be changed only in exceptional circumstances.”

Sarah McMonagle, head of external affairs at countryside charity CPRE said the green belt was “rightly protected”.

“It is the vital countryside next door to millions of Londoners,” she said. “It also helps stop urban sprawl. If we didn’t have the green belt, London could end up being the same size as Los Angeles.

“That’s why the government should introduce a genuinely brownfield land first approach to new housing so we can recycle our previously developed land and build affordable homes near to the infrastructure and amenities people need. In exceptional circumstances, national planning policy does allow some development.

“What we mustn’t do is squander our green belt with developments of large executive homes that ordinary people can’t afford.”

Mr Starmer told the BBC this week: "We are going to back the builders not the blockers."

He added: "The planning rules don't work, we need to give local areas more control about where building takes place and to create development corporations as the vehicle to drive housebuilding.

"We all want to protect the green belt. [But] we have to face the fact we already build on bits of it. In Maidstone, houses were built on a playing field rather than a car park that was technically in the green belt.

"We would say to local areas, notwithstanding that it's the green belt, if it is a car park or similar land that doesn't affect the beauty of our countryside, we'll change the planning rules and give you the powers to [allow development]."

The Labour leader claimed that his measures would help tackle soaring rents, by increasing residential supply, and promised more housing policy "in a few weeks' time".

Newsletter

Related Articles

0:00
0:00
Close
US Treasury Secretary Calls for Institutional Review of Federal Reserve Amid AI‑Driven Growth Expectations
UK Government Considers Dropping Demand for Apple Encryption Backdoor
Severe Flooding in South Korea Claims Lives Amid Ongoing Rescue Operations
Japanese Man Discovers Family Connection Through DNA Testing After Decades of Separation
Russia Signals Openness to Ukraine Peace Talks Amid Escalating Drone Warfare
Switzerland Implements Ban on Mammography Screening
Japanese Prime Minister Vows to Stay After Coalition Loses Upper House Majority
Pogacar Extends Dominance with Stage Fifteen Triumph at Tour de France
CEO Resigns Amid Controversy Over Relationship with HR Executive
Man Dies After Being Pulled Into MRI Machine Due to Metal Chain in New York Clinic
NVIDIA Achieves $4 Trillion Valuation Amid AI Demand
US Revokes Visas of Brazilian Corrupted Judges Amid Fake Bolsonaro Investigation
U.S. Congress Approves Rescissions Act Cutting Federal Funding for NPR and PBS
North Korea Restricts Foreign Tourist Access to New Seaside Resort
Brazil's Supreme Court Imposes Radical Restrictions on Former President Bolsonaro
Centrist Criticism of von der Leyen Resurfaces as she Survives EU Confidence Vote
Judge Criticizes DOJ Over Secrecy in Dropping Charges Against Gang Leader
Apple Closes $16.5 Billion Tax Dispute With Ireland
Von der Leyen Faces Setback Over €2 Trillion EU Budget Proposal
UK and Germany Collaborate on Global Military Equipment Sales
Trump Plans Over 10% Tariffs on African and Caribbean Nations
Flying Taxi CEO Reclaims Billionaire Status After Stock Surge
Epstein Files Deepen Republican Party Divide
Zuckerberg Faces $8 Billion Privacy Lawsuit From Meta Shareholders
FIFA Pressured to Rethink World Cup Calendar Due to Climate Change
SpaceX Nears $400 Billion Valuation With New Share Sale
Microsoft, US Lab to Use AI for Faster Nuclear Plant Licensing
Trump Walks Back Talk of Firing Fed Chair Jerome Powell
Zelensky Reshuffles Cabinet to Win Support at Home and in Washington
"Can You Hit Moscow?" Trump Asked Zelensky To Make Putin "Feel The Pain"
Irish Tech Worker Detained 100 days by US Authorities for Overstaying Visa
Dimon Warns on Fed Independence as Trump Administration Eyes Powell’s Succession
Church of England Removes 1991 Sexuality Guidelines from Clergy Selection
Superman Franchise Achieves Success with Latest Release
Hungary's Viktor Orban Rejects Agreements on Illegal Migration
Jeff Bezos Considers Purchasing Condé Nast as a Wedding Gift
Ghislaine Maxwell Says She’s Ready to Testify Before Congress on Epstein’s Criminal Empire
Bal des Pompiers: A Celebration of Community and Firefighter Culture in France
FBI Chief Kash Patel Denies Resignation Speculations Amid Epstein List Controversy
Air India Pilot’s Mental Health Records Under Scrutiny
Google Secures Windsurf AI Coding Team in $2.4 Billion Licence Deal
Jamie Dimon Warns Europe Is Losing Global Competitiveness and Flags Market Complacency
South African Police Minister Suspended Amid Organised Crime Allegations
Nvidia CEO Claims Chinese Military Reluctance to Use US AI Technology
Hong Kong Advances Digital Asset Strategy to Address Economic Challenges
Australia Rules Out Pre‑commitment of Troops, Reinforces Defence Posture Amid US‑China Tensions
Martha Wells Says Humanity Still Far from True Artificial Intelligence
Nvidia Becomes World’s First Four‑Trillion‑Dollar Company Amid AI Boom
U.S. Resumes Deportations to Third Countries After Supreme Court Ruling
Excavation Begins at Site of Mass Grave for Children at Former Irish Institution
×