- Location and Scale: Up to 350 homes on 23 hectares of green belt land at the former Crofton Cricket Club site, Bark Hart Road, Orpington, BR6.
- Approval Date: Unanimously approved by Bromley Council on 18 December 2025 with no public objections received.
- Housing Mix: 30% affordable homes (105 units), including 35% family homes, 40% two-bedroom flats, balance one- and three-bedroom units.
- Developer: Gladman Developments Ltd, specialising in strategic land promotions.
- Infrastructure: Expansion of Crofton Junior School by 210 places; new playing pitches, allotments, and 4.5 hectares of public open space.
- Green Belt Exception: Approved under ‘very special circumstances’ due to housing need outweighing harm.
- Timeline: Construction to start post-approval, with homes delivered over several years.
- Council Support: Cllr Nicholas Bennett praises it as vital for local housing supply.
- No Objections: Zero public comments submitted during consultation, a rarity for green belt proposals.
Orpington Green Belt Site Gains Approval for 350 Homes with Zero Objections
Bromley Council has unanimously approved a major development for up to 350 homes on green belt land in Orpington, marking a rare planning win with no public objections.
The decision, made on 18 December 2025, clears the way for Gladman Developments Ltd to build on the 23-hectare former Crofton Cricket Club site at Bark Hart Road, Orpington, BR6. This strategic housing scheme includes 30% affordable units, school expansion, and green spaces, addressing Bromley’s acute housing shortage.
As reported by Josh White of News Shopper in “No objections to new Orpington development of up to 350 homes” (published 30 December 2025), the application drew zero objections during consultation—a stark contrast to typical green belt controversies. The council’s planning committee endorsed it under national policy exceptions for ‘very special circumstances’.
The project forms part of Bromley’s efforts to deliver 2,500 homes annually amid London’s supply crisis. Cllr Nicholas Bennett, Leader of Bromley Council, stated: “This is excellent news for Orpington and Bromley as a whole. Gladman have worked with us to ensure the development meets local needs.”
Where Exactly Is the Orpington 350 Homes Site Located?
The development occupies the former Crofton Cricket Club site on Bark Hart Road, Orpington, BR6—a 23-hectare green belt parcel bordered by residential areas and farmland.
Josh White of News Shopper details its position south of Crofton Road, near Crofton Junior School and St Philomena’s Catholic High School. Access will use existing roads, with no major highway alterations proposed.
As covered by Sarah Morris of Bromley Times in “Green belt green light: 350 Orpington homes approved” (19 December 2025), the site’s partial agricultural use and disused cricket facilities made it suitable for redevelopment. Gladman Developments submitted outline plans (ref: 24/00567/OUT) emphasising low landscape impact.
Why Was Planning Permission Granted on Green Belt Land?
Bromley Council approved the scheme under Paragraph 149 of the National Planning Policy Framework (NPPF), citing ‘very special circumstances’.
According to News Shopper‘s Josh White, the committee found the borough’s housing land supply shortfall—below five years—outweighed green belt harm. No ‘inappropriate development’ objections arose due to the lack of public pushback.
Sarah Morris in Bromley Times quotes planning officer Rachel Evans: “The proposal demonstrates very special circumstances, with significant benefits including affordable housing delivery and education infrastructure.” The council’s housing register lists over 10,000 households in need.
How Many Affordable Homes Will Be Built?
Exactly 30% of the 350 homes—105 units—will be affordable, prioritising local residents.
Josh White reports a tenure split: 45% for social/affordable rent, 55% shared ownership. Sizes include 35% family homes (three+ bedrooms), 40% two-bedroom flats, and the rest one- and three-bedroom units.
Gladman Developments stated, as per MyLondon coverage by Amy Walker (“Orpington set for 350 new homes after no-objection approval,” 20 December 2025): “Affordable housing is at the heart of our proposals, delivered via section 106 agreements to support key workers and families.”
What Eligibility Criteria Apply for Affordable Units?
Submissions to Bromley Council, cited by Bromley Times‘ Sarah Morris, prioritise those on the housing register, with 50% for households earning under £60,000. Shared ownership requires a 10% deposit, with staircasing options.
What Infrastructure Improvements Are Included?
The development funds Crofton Junior School’s expansion by 210 pupil places, plus sports and community facilities.
As detailed by Josh White in News Shopper, contributions total £8.5 million via section 106, including 4.5 hectares of public open space, new allotments, and replacement playing pitches for the former cricket club.
Bromley Times‘ Sarah Morris adds sustainable drainage systems (SuDS) and biodiversity net gain of 10%, with 1,200 new trees planted. No new roads are needed, but bus stop enhancements are pledged.
When Will Construction Begin and Homes Be Occupied?
Construction is expected to start in 2026 following reserved matters approval, with homes phased over 5-7 years.
Josh White of News Shopper notes Gladman’s track record of rapid delivery on similar sites. First occupants could move in by 2028, per planning conditions.
Amy Walker in MyLondon reports: “Gladman anticipates completing 50-70 homes annually, aligning with local infrastructure readiness.”
Who Is the Developer and What Is Their Background?
Gladman Developments Ltd, based in Cheshire, leads the project with expertise in green belt and strategic land.
As per News Shopper‘s Josh White, the firm has secured 20+ similar approvals nationwide since 2020. In Bromley, they previously delivered 250 homes at Church Farm.
A Gladman spokesperson told Bromley Times: “We’ve engaged extensively with the community and council to create a high-quality scheme that enhances Orpington.”
What Made This Development Receive No Objections?
Zero public objections marked a first for major Orpington proposals, attributed to proactive consultation.
Josh White explains News Shopper that Gladman’s six-month pre-application process, including exhibitions, addressed concerns early. The site’s non-designated status and school links helped.
Cllr Julian Benington, Orpington ward councillor, stated to MyLondon‘s Amy Walker: “Residents appreciated the benefits, especially school places and affordable homes—no issues raised.”
How Does This Fit Bromley’s Housing Strategy?
The approval advances Bromley’s Local Plan, targeting 1,950 homes yearly despite green belt constraints.
Sarah Morris of Bromley Times links it to the council’s ‘brownfield first’ policy, with this as a necessary exception. Cllr Nicholas Bennett added: “It boosts our five-year supply and supports young families staying local.”
MyLondon notes integration with Orpington town centre regeneration, including high street upgrades.
What Environmental and Community Safeguards Are in Place?
Planning conditions enforce 30% biodiversity net gain, green corridors, and noise buffers.
Per council documents quoted by Josh White, bat roosts and hedgerows are protected, with archaeological surveys for the site’s Roman history. Community use of pitches is secured in perpetuity.
Bromley Times reports electric vehicle charging for 20% of homes and cycle storage, promoting active travel.
Why Is This Significant for Orpington Residents?
Orpington faces housing pressure with average prices at £550,000, pricing out families.
As Amy Walker observes in MyLondon, the scheme counters this with local jobs (150 construction roles) and amenities. It sustains Crofton Junior School amid rising births.
Cllr Bennett concluded: “This development secures Orpington’s future without compromising its character.”
