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by Sean Hill on Apr 15, 2025
Sean Ronnie Hill:
Sally, thank you for joining me today. As planning policies continue to evolve, backland developments remain a complex issue. What are the key planning considerations when approaching such sites?
Sally Arnold:
Thank you, Sean. Backland developments indeed present unique challenges and opportunities. These sites are often landlocked or situated behind existing properties, raising concerns about access, impact on neighbouring amenities, and potential overdevelopment. Local authorities are particularly vigilant to ensure such projects do not adversely affect existing residents or place a strain on infrastructure. However, with thoughtful design that carefully considers scale, privacy, and access, backland sites can provide much-needed housing, especially in urban areas where space is limited.
Sally Arnold, founder of The Plannery, brings clarity and creativity to the evolving world of UK planning policy.
Sean:
From an architectural perspective, we see great potential in backland sites for delivering sustainable, well-designed homes that complement their surroundings. Our Greenwich Three Houses project is a testament to this - by working closely with the local council and a dedicated planning consultant, we transformed an underutilised site into a high-quality residential scheme that respects its context while offering modern, low-energy homes. Early engagement with planners and communities is crucial to ensure these projects are viewed as beneficial rather than disruptive. Sustainability must be at the forefront of design considerations. How can applicants enhance their proposals to meet current sustainability expectations?
Sally:
Sustainability is indeed central to current planning policies. Applicants should prioritise low-carbon materials, efficient land use, and incorporate features like green roofs, biodiversity enhancements, and passive design principles. Integrating renewable technologies such as solar panels and air-source heat pumps can also strengthen an application. Notably, the recently introduced Planning and Infrastructure Bill 2025 emphasises the need for developments to align with national carbon reduction goals, encouraging projects that exceed minimum sustainability standards. A comprehensive sustainability statement can significantly bolster the chances of gaining planning approval.
Greenwich Three Houses - a sensitive backland development transforming an underused plot into three low-energy homes. Thoughtfully designed to maximise privacy, daylight, and sustainability, the scheme demonstrates how urban infill can be both beautiful and beneficial.
Sean:
At RISE Design Studio, we have been strong advocates of the Passivhaus standard as a route to delivering high-performance, ultra-low-energy homes. Passivhaus principles, which focus on high levels of insulation, airtightness, and heat recovery ventilation, are now being recognised more frequently in planning applications. This was a major part of our approach in the Greenwich Three Houses scheme - minimising energy demand and ensuring long-term comfort for residents. How do you see the role of Passivhaus and other rigorous sustainable standards in shaping the future of planning approvals?
Sally:
Passivhaus is indeed gaining significant traction, and we are using this technique on several projects currently. The data clearly shows that these buildings use substantially less energy for heating and cooling, making them a viable and future-proof approach to sustainable housing. Many local authorities now actively encourage or even require Passivhaus levels of energy efficiency in new developments, particularly in areas like London. In some instances, Passivhaus certification can help strengthen a planning application, demonstrating a commitment to exceeding baseline sustainability requirements. The challenge lies in balancing this with other considerations such as cost, site constraints, and aesthetic integration into existing contexts.
Sean:
That’s very encouraging to hear. We have worked on several projects where achieving Passivhaus principles was a key driver, not just for energy efficiency but also for occupant comfort and long-term operational savings. Moving to another complex aspect of planning - Paragraph 84 of the National Planning Policy Framework allows for the construction of 'extraordinary' houses in the countryside under certain conditions. How can applicants navigate this policy to gain approval?
Sally:
Paragraph 84 is one of the most challenging yet rewarding policies to work with - I love working on these exciting schemes! Only 53% of cases succeed with just 4% being determined under Delegated Authority. I have now had the privilege to work on several Para 84 schemes (one of which was approved within 7 weeks under Delegated Authority!) To be successful, a scheme must demonstrate truly outstanding architectural and sustainability credentials while enhancing the site’s natural surroundings. The design must be of exceptional quality, pushing innovation in materials and construction methods. Many applications fail because they don’t fully address the 'exceptional' requirement or demonstrate how they contribute positively to the landscape. Having the right site is key alongside a strong design narrative, backed by environmental strategies that go beyond Passivhaus principles, natural material use, and biodiversity enhancements. In addition, engagement with Architectural peers, local Stakeholders, Planning Officers and specialist consultants is essential to crafting a compelling argument. These applications need careful management and handling.
Sean:
That’s a fascinating insight. We’ve found that a holistic approach - one that considers how a building interacts with its environment, its carbon impact, and the way people live in it - can help make a convincing Paragraph 84 case. The Labour government has outlined significant planning reforms, including proposals to allow development on ‘grey belt’ land. Can you expand on what this means for developers and the planning process?
Sally:
Certainly. The concept of grey belt land has gained prominence with the recent planning reforms. Unlike traditional Green Belt land, which is protected to prevent urban sprawl, the grey belt refers to areas of underutilised, low-value land within the Green Belt that could be suitable for development. This includes disused industrial sites, low-quality scrubland, and poorly maintained green spaces that do not serve the purpose of preserving the countryside or preventing urban expansion.
The new proposals aim to reclassify and release grey belt land for sustainable development, creating much-needed housing while ensuring that high-value Green Belt areas remain protected. For small and medium-sized developers, this could open up new opportunities to deliver high-quality, well-designed homes in areas where planning restrictions have traditionally been tight. However, any development on grey belt land will still need to demonstrate strong environmental credentials, good design, and community benefits.
Sean:
It’s an exciting prospect. At RISE, we welcome the opportunity to work within a system that prioritises sustainability and quality design. Given that grey belt land could become a viable development option, what should architects and developers consider when putting forward proposals?
Sally:
Developers need to be mindful that, despite the changes, planning applications on grey belt land will still face scrutiny. Councils will expect schemes to demonstrate biodiversity net gain, sustainable transport links, and high energy efficiency standards. Local communities may also have concerns, so early engagement with stakeholders and a clear narrative on the benefits of the development will be crucial.
Additionally, while these reforms aim to streamline the planning process, local authorities will still retain some discretion over which grey belt sites can be developed. It will be important for applicants to carefully assess local planning policies and demonstrate alignment with wider sustainability goals.
Sean:
That makes a lot of sense. With the planning system evolving, what advice would you give to architects and developers navigating these changes in the coming years?
Sally:
Staying informed is crucial. Policies and guidance will continue to evolve, so keeping up to date with local and national planning frameworks is essential. Early collaboration with planning consultants and local authorities can help preempt potential problems. Additionally, demonstrating a commitment to high-quality, sustainable design will put applicants in a stronger position as planning authorities tighten their expectations. Passivhaus and other rigorous design methodologies will likely become more mainstream, so adopting these principles now can help future-proof projects.
Sean:
This has been an insightful discussion, Sally. Thank you for sharing your expertise on planning policies and the evolving landscape.
Sally:
Thank you, Sean. I look forward to seeing how these changes shape future developments and working together on future projects!
If you would like to talk through your project with the team, please do get in touch at architects@risedesignstudio.co.uk or give us a call on 020 3947 5886
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