Charles Goode hosted an event in Birmingham in September 2025 to mark the launch of his book, “The Green Belt, Housing Crises and Planning Systems” (link below). Charles invited Catriona Riddell, Mike Best and James Corbet Burcher to join him at that event and Sam Stafford invited the four of them to record a conversation about the Green Belt beforehand.

In a conversation recorded at Birmingham Podcast Studios during the afternoon before Charles’ book launch, the four of them dived as deep into the Green Belt as it might be possible to do.

They talked about the role of Green Belt in the national psyche; how it’s role and perceptions of it’s role have changed even when policy has not; and they asked why some places have a Green Belt and why some places do not. They also talked about the future of the Green Belt and the case for a Royal Commission to determine what that might be.

Some accompanying reading.

The Green Belt, Housing Crises and Planning Systems

A Practical Guide to Securing Planning Permission on Grey Belt Land in the Green Belt

Outskirts by John Grindrod review – life in the green belt

Nimby Watch: Meet the Nimbys turning villages into towns

The Green Belt. What it is and why; what it isn't; and what it should be

Some accompanying viewing.

Andrew Black - The Green Belt Perambulator

Some accompanying listening.

Coalescence - The Lucid Dream

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky and Instagram. His blog contains a link to his newsletter.

Wrexham Council will defend its opposition to plans for 600 homes on land south of Holt Road against the advice of planning officers.

The application is due to go to appeal on September 29 but at a meeting of Wrexham County Borough Council’s Planning Committee on Monday, senior planning officer Matthew Phillips said no-one within the council’s planning department could represent the council in front of Planning and Environment Decisions Wales inspectors.

“I would be in a difficult position defending that as it would go contrary to the Royal Town Planning Institute’s professional charter which says officers shouldn’t try to defend a position contrary to their professional recommendation in an inquiry,” he said.

This passage, from a Nation Cymru article (link below) caught Sam Stafford's eye a little while ago. The responses that he received after sharing it with a few people convinced him that this was fertile ground for a 50 Shades episode...

Why shouldn’t a professional planner (albeit not the original recommending officer) be able to support a different weighing of the issues by members and put that case forward at an appeal on their behalf? That would, at the very least, save on the cost of consultants.

On the other side of the coin, if the integrity of professional opinion is not sacred is the system not fundamentally undermined? And if councillors did have to defend decisions taken against an officer’s recommendation would it not focus minds more and encourage less playing to the gallery?

How to take decisions, how to write reports, and how to weigh the professional judgment of planners against the democratic accountability of councillors are some of the themes discussed in this episode, which is a conversation recorded online between Mike Kiely, Simon Ricketts, Annie Gingell, Gilian Macinnes and Ben Woolnough, who were steered along the way by Hashi Mohamed.

Some accompanying reading

Brighton Gasworks appeal decision and costs award

Councillors will defend 600-home planning appeal after ignoring officers’ advice

The Only Way Is Ethics – What Is The Role Of The Professional Witness?

The basics #18 - planning barristers, Linkedin, and the “cab rank” rule

The basics #20 - weighing things up

The Nolan Principles - keeping the public front of mind

Probity in planning: Advice for councillors and officers making planning decisions

Some accompanying listening

Who’s In Control – Sea Power

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky and Instagram. His blog contains a link to his newsletter.

This is the fourteenth episode in Sam Stafford's Hitting the High Notes series.

If you have not listened to one of these before the basic proposition is that Sam chats to preeminent figures in the planning and property sectors about the six planning permissions or projects that helped to shape them as professionals. And, so that listeners can get to know people a little better personally, for every project or stage of their career Sam also asks his guests for a piece of music that reminds them of that period. Think of it as town planning’s equivalent of Desert Island Discs.

Unlike Desert Island Discs though you will not hear any of that music during the episode because using commercially-licensed music without the copyright holders permission or a very expensive PRS licensing agreement could land Sam in hot water, so, when you have finished listening, you will have to make do with YouTube videos and a Spotify playlist, links to which you will find below.

Sam's guest for this episode of Hitting The High Notes is Alice Lester who, planners might have read back in June 2025, is stepping down from her role as Corporate Director for Neighbourhoods & Regeneration at Brent Council.

In a conversation recorded at Soho Radio Studios at the end of July 2025, Alice takes Sam through her career to date. Alice talks about her early days in development control, rising through the ranks in Westminster and Camden; her decade or so at the Planning Advisory Service; her involvement with Wembley Park and encounters with Tony Pidgley; and her drive to make it easier for the people of Brent to build kitchen extensions...

Some accompanying listening.

Alice’s Spotify playlist

London Calling – The Clash

Love Is A Losing Game – Amy Winehouse

Freedom! 90 – George Michael

Shake It Off – Taylor Swift

(Sittin’ On) the Dock of the Bay – Otis Redding

Our House – Madness

Some accompanying reading.

Charles Goode’s Green Belt Book Launch and Discussion

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky and Instagram. His blog contains a link to his newsletter.

Sam Stafford was in London recently and took the opportunity to catch up with friends of the podcast Nicola Gooch, Catriona Riddell, Andrew Taylor, Annie Gingell and Iain Thomson.

Over the course of an hour or so at Soho Radio Studios they enjoyed a good ol’ fashioned 50 Shades-style ramblechat about a few of the hot topics exercising the planning profession at the moment.

They talked water neutrality and about statutory consultees, specifically the need to engage utility providers with the Spatial Development Strategy process. They talked about the merits of locally-set application fees. They talked about grant funding for affordable housing; the English Devolution & Community Empowerment Bill, which led on to Assets of Community Value; the use of hotels for the accommodation of asylum seekers; Level 7 Apprenticeships; and they talked about data centres.

Some accompanying reading.

Crest Nicholson Operations Ltd v Secretary of State for Housing, Communities and Local Government & Anor [2025] EWHC 2194 (Admin) (22 August 2025)

Chief Planner’s Newsletter

Devolution or revolution? – a brief guide to the changes proposed by the English Devolution and Community Empowerment Bill

English devolution: Area factsheets

Planning Law Is Being Used For Politicking About Asylum Seekers

RTPI warns Housing Minister of major threat to planning profession from apprenticeship restrictions

Data centres to be expanded across UK as concerns mount

Data centres as vital as NHS and power grid, government says

Grid delays now rival planning as chief threat to project delivery

Decoding Data Centers: Opportunities, risks and investment strategies

Life on the Front III

Some accompanying viewing.

Fawlty Towers S1/E2 - 'The Builders'

Some accompanying listening.

What’s Going On? – Marvin Gaye

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky and Instagram. His blog contains a link to his newsletter.

This is the first of a new series of episodes being led by Paul Smith, who regular 50 Shades listeners will know is the Managing Director at the Strategic Land Group and a Housing Today columnist.

Paul put it to Sam Stafford recently that debates about the planning system in England tend, for the most part, to focus solely on the planning system in England. Paul wanted to remedy that and so in this series he will chat with planning professionals and academics from a number of countries to find out what works well there, what works less well, and what planners in England can learn.

First up, the USA, and a conversation with Emily Hamilton, who is a Senior Research Fellow and Director of the Urbanity Project at the Mercatus Center, which is part of George Mason University in Arlington, Virginia.

Paul and Emily talk amongst other things about the role of federal government, “comprehensive plans” and whether there is a link between more liberal zoning arrangements and housing affordability.

Some accompanying reading.

Transit orientated zoning in Washington DC

Zoning code accidentally abolished in Charlottesville

Zoning out American families

Planorama: How the English planning system can learn from abroad

Some accompanying viewing.

US Zoning, Explained

Some accompanying listening.

Special Economic Zone – Sex Swing

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky and Instagram. His blog contains a link to his newsletter.

Sam Stafford was in Manchester recently and took the opportunity to catch up with old friends of the podcast Ian Wray, Claire Petricca-Riding and David Diggle, and new friends of the podcast Charlotte Leach and Louise Fountain.

Over the course of an hour or so they enjoyed a good ol’ fashioned 50 Shades ramblechat. They talked about the increasingly rancorous nature of planning and whether a sense of fractiousness and febrility is driving the rise of Reform as a political force. They also talked about New Towns and Ian’s 'Northern Arc' proposition, and, towards the end, they swapped holiday reading recommendations.

Some accompanying reading.

The Rise of Reform

How Britain's high street decline is fuelling Reform UK's rise: 'There's a sense that politics has failed'

We won’t let residents block big new towns, says planning minister (£)

On New Towns

‘We have to move’: historic village of Tempsford reels from plan to swell its 600 residents to 350,000

A ‘once in a generation’ opportunity for the UK’s next wave of new towns

The reality of the Northern Arc

The Planning Alliance

Life on the Front Line III

The 50 Shades Book Club

When The Circus Leaves Town - Dave Proudlove

Nairn’s Towns - Ian Nairn

Prisoners of Geography - Tim Marshall

A waiter in Paris – Edward Chisholm

The Danish Way of Parenting - Jessica Joelle Alexander and Iben Dissing Sandahl 

Why We Get The Wrong Politicians - Isabel Hardmen

Great British Plans – Ian Wray

Some accompanying viewing.

Nairn across Britain

Nairn's Journeys - Football Towns (Huddersfield and Halifax)

Some accompanying listening.

Episode 36. Can the British plan?

A Fresh Dawn For North Cheshire - Warrington-Runcorn New Town Development Plan

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky and Instagram. His blog contains a link to his newsletter.

This episode sees the welcome return of the Hitting the High Notes series, the basic proposition of which is that Sam Stafford chats to preeminent figures in the planning and property sectors about the six planning permissions or projects that helped to shape them as professionals. And, so that listeners can get to know people a little better personally, for every project or stage of their career Sam also asks his guests for a piece of music that reminds them of that period. Think of it as town planning’s equivalent of Desert Island Discs.

Unlike Desert Island Discs though you will no hear any of that music during the episode because using commercially-licensed music without the copyright holders permission or a very expensive PRS licensing agreement could land Sam in hot water, so there are links to You Tube videos and a Spotify playlist below.

Sam's guest for this episode of Hitting the High Notes is Tim Waring, who retired in 2025 after a near 40 year career in planning consultancy.

Sam's conversation with Tim was recorded at Distorted Studios in Leeds in March 2025, little over a month after Tim left Quod, for whom he opened an office back in 2014, the third planning team that he established in the city. They talked about out of centre retail development in Worthing and Stockport; town centre redevelopment in Beverley and Leeds; and residential development in Ripon and York. Tim also shares his golden rules of planning consultancy.

Some accompanying listening.

Fools Gold – The Stone Roses

The Planner’s Dream Goes Wrong – The Jam

Confusion – New Order

Heroes – David Bowie

The Narcissist – Blur

North Country Boy - The Charlatans

Tim’s High Notes Spotify Playlist

Sam’s Indie Disco Spotify Playlist

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky and Instagram. His blog contains a link to his newsletter.

By common consensus there will a considerable increase in the submission of planning applications this year, certainly applications for residential development and certainly driven by applications on the Grey Belt.

Data published by the LPDF in February suggested a 160% increase in the number of planning applications to be submitted by it’s members between January and June 2025 compared to the number submitted between July and December 2024.

The key point narrowly is that if an increase in planning applications this year are to make a meaningful contribution to the Government's new home target within the parliamentary term, then they will need to be transacted an awful lot faster than applications have been transacted hitherto.

According to recent research by Lichfields for the LPDF and Richborough, the average time taken to determine a major outline application has risen from 8 months in 2014 to two years in 2024.

The key point more broadly is that this increase in planning applications affords an opportunity, beyond the big building blocks of the reform agenda that have gathered most attention over the past year or so, to get under the bonnet of the planning system’s rickety old engine.

The basis of this episode then are the efficiencies that can be found within development management and to inform it, you might have seen, Sam Stafford posted the following call-for-evidence on LinkedIn and on the 50 Shades blog.

“We are not talking here about NDMPs and Stat Cons and modernising planning committees and the big ideas that are already on the agenda. We are talking about the nitty gritty. The detail. The things that, as planning managers or consultants submitting applications, or planning officers managing applications, drive you most crazy. We are not necessarily talking set piece policy or legal change, although we might be talking about policy or legislative tweaks here and there. We are talking about the low-effort practical levers you would you pull, or procedural buttons you would press, that would shave days, weeks or even months off of the typical planning application.”

Lots of people either commented on that LinkedIn post or shared thoughts with Sam directly, all of which he compiled for the discussion that you are about to hear between old friends of the podcast Andrew Taylor, Emma Williamson, Alister Parvin and Martin Hutchings, and new friends of the podcast Jacob Bonehill and Ros Eastman.

In a conversation recorded online they covered as much of this massive topic as they could. They talked about, amongst very many other things, how many submissions are found to be invalid and why; what planners should and should not be spending their time doing; and who to consult on an application and how.

Some accompanying reading.

The Killian Pretty Review

The Penfold Review

The Lichfields research on planning application timescales

The PAS research on pre-apps and PPAs

PAS Best practice in officer report writing

The Housing Forum’s report on validation checklists

The Snagging List

Some accompanying listening

Let's Work Together - Wilbert Harrison

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky and Instagram. His blog contains a link to his newsletter.

It has been another exciting few weeks in the fast-paced, ever-changing rock and roll world of town and country planning...

“Thousands of new homes promised to communities will be delivered faster, thanks to major changes to make sure developers deliver on their commitments and do not leave sites half-finished for years”, announced a MHCLG press release on Sunday 25 May.

“This government has taken radical steps to overhaul the planning system to get Britain building again after years of inaction. In the name of delivering security for working people, we are backing the builders not the blockers. Now it’s time for developers to roll up their sleeves and play their part”, said Deputy Prime Minister and Housing Secretary Angela Rayner.

A planning reform working paper on speeding up build out ​​and a technical consultation on implementing measures to improve build out transparency​ were published by MHCLG on the same day.

Then a few days later, on Wednesday 28 May, another MHCLG press release announced that the Government backs SME builders to get Britain building.

“Smaller housebuilders must be the bedrock of our Plan for Change to build 1.5 million homes and fix the housing crisis we’ve inherited – and get working people on the housing ladder. For decades the status quo has failed them and it’s time to level the playing field. Today we’re taking urgent action to make the system simpler, fairer and more cost effective, so smaller housebuilders can play a crucial role in our journey to get Britain building”, said Ms Rayner.

A planning reform working paper on reforming site thresholds; a technical consultation on the reform of planning committees; and an open consultation on improving the implementation of biodiversity net gain for minor, medium and brownfield development were published by MHCLG and DEFRA on the same day.

What is to be made of all of that,?

Helpfully, Sam Stafford was in London recently and was able to solicit some expert opinion and insight from old friends of the podcast Andrew Taylor, Simon Ricketts and Shelly Rouse, and new friends of the podcast Gordon Adams and Rachel Clements.

In a conversation recorded over the space of an hour or so at Soho Radio Studios they tried to get through as much of this latest round of consultations as they could. They talked about the plight of the SME builder and the merits of the proposed medium site category; they talked about who does and does not bring land forward and why; and they touched on BNG and the proposed national scheme of delegation.

Some accompanying reading.

‘Get on and Build' Deputy Prime Minister urges housebuilders

Planning Reform Working Paper: Speeding Up Build Out ​​

Technical consultation on implementing measures to improve Build Out transparency​

Government backs SME builders to get Britain building

Planning Reform Working Paper: Reforming Site Thresholds

Reform of planning committees: technical consultation

Improving the implementation of biodiversity net gain for minor, medium and brownfield development

Simon on build out

Simon on the broader SME package

Claire Petricca-Riding on the BNG proposals

The Future of SME Builders in England

SM sites for SME builders

How long is a piece of string?

Modernising Planning Committees National Survey 2025

New clause briefing: Chief Planning Officers

Some accompanying listening

Crazy, Crazy Nights- Kiss

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky (@samuelstafford.bsky.social) and Instagram (@samuel__stafford). His blog contains a link to his newsletter.

For how long Grey Belt remains part of the policy landscape time will tell, but in the here and now it represents very welcome political recognition that the homes the country needs cannot be built without developing land that is currently identified as Green Belt.

The irresistible force, it might be said, has started to shift the immoveable object...

If that dynamic continues it may prompt questions about what the Green Belt should actually be for and, perhaps, a Royal Commission on it’s future, but that is very much for tomorrow.

In the here and now planners need to know how the inclusion of the Grey Belt concept within the December 2024 version of the NPPF will affect their working lives because anybody involved in trying to bring sustainable sites forward will most surely have their working lives affected.

To support practitioners understand the implications of Grey Belt Landmark Chambers held a seminar in London in early May 2025, which, unsurprisingly, was heavily over-subscribed and so the audio was captured in order that the insights shared by some of the Landmark team could be shared by way of the 50 Shades podcast.

This episodes includes:

• Christopher Boyle KC introducing Grey Belt as it is defined in the NPPF, the implications for plan-making and decision making, and an introduction to the Golden Rules (from 11:00);
• Melissa Murphy KC diving a little more deeply into the practical implications (from 28:16);
• Stephen Whale reviewing the Grey Belt appeal decisions that have been permitted (from 44:49);
• Nick Grant reviewing the Grey Belt appeal decisions that have been dismissed (from 01:00:25); and
• Hashi Mohamed offering his top tips for clients (from 01:16:03).

Either side of those contributions are opening and closing remarks from Rupert Warren KC.

Some accompanying reading.

Grey Belt: policy guidance and appeals presentation

https://www.landmarkchambers.co.uk/events/grey-belt-policy-guidance-and-appeals

The Green Belt. What it is and why; what it isn't; and what it should be

https://samuelstafford.blogspot.com/2023/05/the-green-belt-what-it-is-why-it-is.html

On Grey Belt

https://samuelstafford.blogspot.com/2024/11/on-grey-belt.html

Some accompanying listening.

Sea Change by Turin Brakes

https://youtu.be/OfzdLUwWZg8?si=KROayX0tvHmzNidO

Any other business.

50 Shades T-Shirts!

If you have listened to Episode 45 of the 50 Shades of Planning you will have heard Clive Betts say that...

'In the Netherlands planning is seen as part of the solution. In the UK, too often, planning is seen as part of the problem'.

Sam said in reply that that would look good on a t-shirt and it does. Further details can be found here.

Sam is on Bluesky (@samuelstafford.bsky.social) and Instagram (@samuel__stafford). His blog contains a link to his newsletter.