![](\"https:\/\/www.europesays.com\/uk\/wp-content\/uploads\/2025\/12\/0_grey-belt-walm.jpg\")
The patch of land HSL hope to develop is bordered by the M66 and Walmersley Road (Picture; Simon Holder)<\/p>\nSeveral schemes intend to use a ‘grey belt’ argument to build while other land has already been removed from the green beltThe patch of land HSL hope to develop is bordered by the M66 and Walmersley Road (Picture; Simon Holder)<\/p>\n
The concept that \u2018green belt\u2019 land is protected from development at all costs is being challenged by the new concept of \u2018grey belt\u2019. Revisions to national planning policy were published in December 2024 in order to support the Government\u2019s pro-growth agenda.<\/p>\n
A key Labour<\/a> promise, made after the 2024 election, was to build 1.5 million new homes in England by the next election, which should happen around 2029. This would mean around 300,000 new homes being built annually, to tackle housing shortages.<\/p>\n The government has pushed reforms like faster planning, new targets for councils and identifying \u2018grey-belt\u2019 land. The new concept of \u2018grey belt\u2019 aims to identify and use specific areas within the green belt that are suitable for development, while making the broader aims of green belt protection remain in place.<\/p>\n Green belt classification is a long-established concept to protect land from development between built up-areas aiming to keep land permanently open.<\/p>\n The charity Campaign to Protect Rural England (CPRE) said recent research it had conducted revealed that the government\u2019s \u2018grey belt\u2019 policy is paving the way for \u2018large-scale development on England\u2019s unspoilt rural landscapes\u2019.<\/p>\n They said that when the policy was introduced, the government gave \u2018disused petrol stations\u2019 and \u2018abandoned car parks\u2019 as examples of sites in the green belt that could be considered \u2018grey belt\u2019 and released for development.<\/p>\n CPRE said that since then, 13 developments of 10 or more homes have been approved by government planning inspectors on \u2018grey belt\u2019 land in the green belt. The approvals have been granted over the heads of local councils.<\/p>\n Of the 1,250 homes these schemes will deliver, 88 per cent will be built on previously undeveloped countryside. While being consulted on the new term \u2018grey belt\u2019 the Local Government Association said they had raised concernsthat the proposed definition of grey belt land was \u2018too open to interpretation and could have unintended consequences where there is a lack of consistency in approach across the country\u2019.<\/p>\n In Greater Manchester in recent months there have been a number of significant speculative plans formed for land in the green belt, which will seek to put forward a grey belt argument in order to gain approval.Others, for former green belt land have already been approved.<\/p>\n Here we look at seven green belt or former green belt sites being proposed for development in more detail:<\/p>\n Walmersley Brook \u2013 Bury<\/strong><\/p>\n Plans have emerged for huge new housing estate on green belt land next to the M66. Hollins Strategic Land (HSL), aid they will shortly be submitting a planning application for a residential-led development at the 60 acre site at Walmersley Brook on the outskirts of Bury<\/a>.<\/p>\n Much of the site\u2019s border is just yards from the M66 carriageway and the northbound slip-road leading to Walmerlsey Road. The proposal includes the construction of 350 new homes, alongside a \u2018neighbourhood centre\u2019, business and employment space, green areas, and a new park and ride facility.<\/p>\n HSL is expected to argue that the site qualifies as \u2018grey belt\u2019\u2014a term increasingly used to describe land that, although classified as green belt, is either previously developed or does not significantly contribute to the green belt\u2019s core functions.<\/p>\n Godley Green \u2013 Tameside<\/strong><\/p>\n This September, a plan to build more than 2,000 homes on Tameside<\/a>\u2019s green belt took another step forward.<\/p>\n The vision for \u2018Godley Green Garden Village\u2019 would see the development split into two halves by Godley Brook, each with its own centre, including up to 1,300 sqm of retail space, 1,600 sqm of commercial and 1,000 sqm for community use.<\/p>\n In addition to 2,150 homes, green spaces, play areas and \u2018biodiversity enhancements\u2019 are included in the proposals. Tameside council, who are the joint developers alongside MADE Partnership, consulted with neighbouring authorities over the scheme.<\/p>\n Outline permission for the Godley Green proposal was granted in November 2024. If the latest planning application is approved, building work is expected to start soon.<\/p>\n Tongfields \u2013 Bromley Cross<\/strong><\/p>\n A developer has revealed what it describes as \u2019emerging plans\u2019 for a 100-home estate on green belt land in a village north of Bolton<\/a>. Cumbria-based Oakmere Homes is beginning a consultation on building 100 homes on the western edge of the village at Tongfields.<\/p>\n Oakmere has published a draft plan for the new estate, which it claims will lead to \u2018a diverse and sustainable neighbourhood\u2019. The plan states: \u201cThe site is located immediately north-west of Kiln Field, accessed from Higher Ridings, and forms part of the western edge of Bromley Cross.<\/p>\n \u201cExisting trees and hedgerows around the edges of the site will be retained and enhanced. A carefully designed landscape scheme will create attractive green areas and improve walking routes to Dunscar Wood. \u201cNew homes will be set back from the Dunscar conservation area, with a new community open space providing a green buffer and a place for everyone to enjoy with retention and enhancement of the existing public right of way, which follows Tongfields, along the north-eastern edge of the site.\u201d<\/p>\n Bentley Lane \u2013 Bury<\/strong><\/p>\n Plans for a small housing estate on green belt land on the outskirts of Bury have been submitted. Holcombe Brook based Cornell Group is seeking permission in principle to build nine homes on grassed land at the junction of Bentley Lane and Walmersley Old Road.<\/p>\n The plot borders the M66 motorway and consists of greenfield land with an area of allotments to the southern boundary, with a number of outbuildings and structures. The larger portion of the site was previously been in agricultural use.<\/p>\n A former quarry lies to the north west boundary, which is now a mature woodland there is residential development bordering along Bentley Lane and Walmersley Old Road. A planning statement in support of the proposals states that there are a number of constraints to the development of the land and \u2018the developable area will be significantly smaller\u2019 than the entire plot.<\/p>\n Limitations to development include a number of mature trees surrounding the sit with the root protection zones of these trees needing to be protected. The report said the nearby M66 made it \u2018reasonable to assume that noise will be a technical constraint\u2019 the development needing to stand off from the M66, particularly given the levels of the site closest to the motorway.<\/p>\n Hollingworth Lake, Rochdale<\/strong><\/p>\n Hundreds of homes will be built on former green belt land in the heart of Littleborough<\/a> despite major opposition from residents. The Rochdalian town had long been expecting these plans to come to fruition, but now Bloor Homes has permission to build 309 homes on the rural plot of land off Hollingworth Road.<\/p>\n A new primary school and an extended Hollingworth Road Car Park are also part of the mammoth scheme in a \u2018beloved\u2019 part of the Rochdale<\/a> borough. The housing development has been massively controversial locally due to it being former green space, evidenced by over 1,000 objection letters being sent into Rochdale council<\/a>.<\/p>\n Arthur Lane \u2013 Bradshaw<\/strong><\/p>\n A developer has put forward plans to build 80 new homes on green belt land.Rowland Homes said it intends to develop the new estate on fields off Arthur Lane, close to the village of Harwood, Bolton. Literature sent to nearby properties by Rowland said they would be applying for outline planning permission to provide \u2018a high-quality residential development for around 80 new homes, vehicle and pedestrian access points, landscaping and public open space\u2019.<\/p>\n The potential development site covers a roughly rectangular five acre plot of fields and trees bordering Arthur Lane, Harwood Golf Club and Roading Brook Road. Rowland Homes, said: \u201cThe site is currently in the green belt. \u201cHowever, Bolton Council have a housing land supply shortfall, and the site meets the grey belt tests which supports an immediate application to help address this housing shortfall.\u201d<\/p>\n In its consultation information, Rowland said the benefits of developing the site would include \u2018substantial public open space for existing and new residents to enjoy including a new central green\u2019, new footpaths from Arthur Lane, through the site, to the countryside beyond and a net gain for biodiversity.<\/p>\n Stockport \u2013 various sites<\/strong><\/p>\n![](\"https:\/\/www.europesays.com\/uk\/wp-content\/uploads\/2025\/12\/0_grey-belt-stock.jpg\")
Thousands of new homes are planned in Stockport (Image: Gareth Fuller\/PA Wire)<\/p>\n![](\"https:\/\/www.europesays.com\/uk\/wp-content\/uploads\/2025\/12\/0_grey-belt-godley.jpg\")
Aerial CGI of the Godley Green Garden Village scheme for Tameside(Image: Tameside Council)<\/p>\n![](\"https:\/\/www.europesays.com\/uk\/wp-content\/uploads\/2025\/12\/0_grey-belt-tong.jpg\")
Emerging plans for the green belt plot in Bromley Cross have been published<\/p>\n![](\"https:\/\/www.europesays.com\/uk\/wp-content\/uploads\/2025\/12\/0_grey-belt-holl.jpg\")
Land off Hollingworth Road primed for housing(Image: LDRS)<\/p>\n