Building on the Green Belt: The Hidden Planning Risks Facing East Anglia’s Conveyancers

Across England, the debate over developing on green belt land is growing, and East Anglia is no exception. As local authorities contend with housing demand and land shortages, developers are increasingly targeting protected areas as possible sites for expansion. For conveyancers, this shift introduces new layers of planning and environmental risks that require careful consideration.

According to the latest government data, England’s green belt covers around 1.63 million hectares, representing 12.5% of the country’s total land area. In the East of England, this equates to roughly 233,670 hectares, or 12.2% of the region’s land, with significant coverage across South Cambridgeshire, parts of Essex, and Bedfordshire. Although these figures have remained relatively stable in recent years, the pressure to release land for housing is rising sharply.

“Flood risk, traffic congestion and the lack of supporting infrastructure, such as schools, roads and healthcare, remain major concerns,” says Iain Grimes, Managing Partner at Fraser Dawbarns. “These are not just planning challenges; they directly impact the long-term sustainability of new developments.”

Infrastructure gaps and planning pressures

While housing targets continue to rise, infrastructure investment has struggled to keep up. A recent report from the Home Builders Federation found that the East of England delivered 28,640 homes in 2023-24, significantly short of the regional target of 45,429.

“Planning policy is not addressing the chronic underfunding of infrastructure,” explains Iain. “Hospitals, roads, schools and the services expected by residents are not being planned in a coordinated way to make development sustainable.”

This mismatch between planning approvals and infrastructure delivery creates uncertainty for conveyancers and their clients. In some cases, land may technically be approved for development but remain impractical to occupy or resell because the necessary facilities aren’t yet in place.

The conveyancer’s challenge

Conveyancers advising on potential or former green belt land face unique due diligence challenges. Having accurate, current information on planning restrictions, environmental risks, and infrastructure capacity is vital for managing client expectations.

“Having the correct information to inform clients of environmental risks is critical,” notes Iain. “Pre-occupation conditions are one of the biggest issues we see, along with occupancy restrictions tied to local employment. These factors can delay completion or complicate future resale.”

Between 2019 and 2022, approximately 7,200 hectares of green belt land in England changed to developed use, with around 1,100 hectares converted for residential development. For conveyancers, these shifts highlight how planning boundaries and land designations can evolve, often faster than anticipated, bringing new considerations around flood risk, access, and sustainability.

Looking ahead

Most experts agree that pressure on green belt development in East Anglia will continue to rise over the next decade. Yet without coordinated investment in transport, drainage, schools and healthcare, the region risks overdevelopment without infrastructure, a trend that could erode community resilience and increase transaction risk.

“Overdevelopment without infrastructure investment is the biggest concern for the region,” adds Iain.

At Geodesys, we help conveyancers manage these planning risks by providing trusted, combined risk and standalone planning reports to support informed decision-making. Our comprehensive searches enable solicitors to spot potential issues early, from flood and environmental factors to pre-occupation conditions, ensuring developments are both viable and sustainable.  

East Anglia’s green belt presents both opportunity and risk. For conveyancers, understanding the balance between development potential and environmental impact is essential, and it all starts with reliable, data-led insight.