Reasons to Protect our Green Belt land

01 Metropolitan Green Belt

NPPF Chapter 13

In 2024, the government issued the National Planning Policy Framework (NPPF) which is the government's rulebook for planning decisions in England which states that building on Green Belt land is "inappropriate". Buckinghamshire Council must refer to the NPPF to develop its Local Plan (LP) which will spell out how, and crucially where, the Council intends to meet the government's imposed target of 95,000 new homes by 2045. The draft LP is due to be issued for public consultation in July 2026.

Crucially, Quill Hall Farm has not been identified as a suitable site for development in any version of the emerging LP, and there is no indication that it will be allocated for housing when the plan is eventually published.

Redington Capital's consultation material ignores much of this information.

02 Chilterns National Landscape

Landscape setting and natural beauty

Public town council minutes record the site as being in the Chilterns National Landscape / AONB context. A development of this scale should be tested against landscape impact, settlement pattern, visual harm and the statutory duty to conserve and enhance natural beauty.

03 Full Scrutiny Required

Town and Country Planning (EIA) Regulation 2017

Redington Capital applied to Buckinghamshire Council in March 2026 for a 'Screening Opinion' in accordance with the Town & Country Planning (EIA) Regulations 2017. In a detailed 18 page application it sought argue that "...the Proposed Development is not considered to be a development meeting the threshold of Schedule 2..." In other words, it was trying to avoid the need to carry out a full Environmental Impact Assessment for the development of up to 210 houses plus additional buildings on Green Belt farmland in the Chilterns National Landscape.

Buckinghamshire Council issued a detailed response made public on 22nd May which concluded "Any future application for the proposed development must be accompanied by an Environmental Impact Statement." This will require the developer to address:

  • Characteristics of Development. This includes the size and design of the whole development.
  • Location of Development. This includes evaluating the environmental sensitivity of the geographical areas affected, including natural landscape, absorption capacity, forest areas, natural reserves and historical sites.
  • Types and Characteristics of Potential Impact. This includes assessing the likely significant effects on the environment.

The concluding view of Buckinghamshire Council on the proposed development is that it "...would have potential significant effects on the Chiltern Beechwoods Special Area of Conservation, National Landscape, Green Belt, biodiversity, pollution and transportation where the effects need to be fully understood and assessed through an EIA."

04 Heritage and setting harm

NPPF Chapter 16

Residents should ask whether the proposal affects listed buildings, locally listed structures, farmstead setting, historic field patterns or the open countryside relationship around Quill Hall Lane. Heritage impact should not be left as a vague later-stage issue.

05 Access, roads and traffic

NPPF Chapter 9

Redington Capital says a new vehicular access is proposed onto Quill Hall Lane. Residents should ask for a full Transport Assessment before the proposal is determined, including cumulative traffic, construction traffic, visitor trips to the community building, emergency access, pedestrian safety and parking.

06 Ecological surveys and biodiversity

Environment Act 2021 ยท Biodiversity Net Gain

Redington Capital's public materials make broad biodiversity and green-space claims. Residents should ask for complete seasonal ecological surveys, protected-species evidence, hedgerow and habitat assessment, water and hydrology evidence, and a transparent Biodiversity Net Gain calculation.

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