Reversal in Greenbelt Protection Legislation: Implications for Britain's Natural Landscapes
New Planning and Infrastructure Bill Introduces Strict Environmental Protections
In a significant move towards environmental conservation, the UK government has revised its Planning and Infrastructure Bill, introducing new requirements for Environmental Delivery Plans (EDPs) that will directly impact homebuilders, renovators, and self-builders, particularly in environmentally sensitive areas such as greenbelt land, Sites of Special Scientific Interest (SSSIs), or known wildlife habitats.
The changes, warmly welcomed by some government ministers, are aimed at prioritizing conservation measures in the planning approval process. Key new requirements include:
- Overall Improvement Test: The Secretary of State can only approve an EDP if the conservation measures proposed materially outweigh any negative impact on the conservation status of identified environmental features. This ensures that developments provide a net benefit to the environment, not just maintain the status quo.
- Mandatory Backup Measures and Monitoring: Every EDP must now include mandatory backup conservation measures that can be deployed if primary measures fail. Natural England is required to monitor the effectiveness of these measures and trigger backup actions as needed, improving accountability and environmental outcomes.
- Tightened Consultation and Scientific Safeguards: Changes to consultation requirements when amending an EDP have been tightened. There is also a mandatory need to base EDPs on the best available scientific evidence, ensuring actions contribute to the favorable conservation status of protected species and habitats.
- Nature Restoration Levy: Developers who impact protected wildlife habitats or species may pay a levy into a Nature Restoration Fund, managed by a body like Natural England, which finances local conservation projects.
For homebuilders, renovators, and self-builders, these changes mean that securing planning permission in or near environmentally sensitive areas will involve more rigorous environmental assessments and the creation of EDPs that demonstrably improve conservation status. There will also be ongoing monitoring and potential additional mitigation obligations if initial measures do not work. The process may therefore be more complex, costly, and time-consuming.
The revised legislation, a response to mounting pressure from environmental groups and rebel MPs, could affect how and when homebuilders, renovators, and self-builders break ground, particularly around gaining planning permission. Early ecological planning will become essential for anyone planning a build near greenbelt land, SSSIs, or known wildlife habitats.
The sequencing of conservation measures in EDPs is designed to prevent irreversible damage by ensuring mitigation measures are locked in before work begins. In high-sensitivity zones, failure to plan conservation measures upfront may result in lengthy delays or planning refusals.
Examples of conservation measures that may be required for housing projects include habitat buffers, bat boxes, pond restoration, and woodland protection. Project timelines may need to be revised, ecologists may need to be hired early, and budgets may need to be adjusted for additional surveys or habitat works.
The changes were made in response to input from the Office for Environmental Protection and other expert stakeholders. Mitigation is now a central part of the planning approval process, shifting from a post-permission consideration. EDPs must schedule habitat protections alongside or in some cases before construction begins.
Small developers or individuals building near the countryside may find these changes add complexity to their projects. The new requirements for housing projects, including conservation measures, have become legal preconditions to breaking ground.
The government's response to the Planning and Infrastructure Bill, posted on July 21, 2025, indicated a policy shift towards prioritizing conservation measures in the planning approval process. The tweet read: "I warmly welcome the government's response to the Planning and Infrastructure Bill. Thank you to all the constituents and nature charities who stood up for wildlife-this is a big win. Let's now end the developer-led model to deliver a genuine win-win for housing and nature."
[1] Government's official amendment summary [2] Planning Resource article [3] The Guardian article
- The revised Planning and Infrastructure Bill introduces Environmental Delivery Plans (EDPs) that guide homebuilders, renovators, and self-builders, especially in environmentally sensitive areas like greenbelt land, Sites of Special Scientific Interest (SSSIs), and known wildlife habitats.
- Key requirements in these EDPs include the Overall Improvement Test, which prioritizes conservation measures in the planning approval process, and a Nature Restoration Levy, where developers impacting protected species or habitats may contribute to local conservation projects.
- The changes mean securing planning permission in sensitive areas will involve rigorous environmental assessments, creation of EDPs demonstrating positive environmental impact, ongoing monitoring, and potential additional mitigation obligations.
- For homebuilders, renovators, or self-builders, investing in early ecological planning, hiring ecologists, and adjusting budgets will be essential to comply with the new environmental-science based regulations.
- The housing-market and real-estate sector, particularly self-builders and smaller developers, may find these changes challenging due to the increased financial and time commitment required for comprehensive planning and conservation measures.
- The government's shift towards emphasizing conservation measures in the planning approval process aims to improve the housing-market and environment simultaneously, as the new regulations have become legal preconditions for beginning construction in development projects.
