Bugler Homes Seeks 300 Homes on Arkley Green Belt off Rowley Lane 2026

Key Points

• A housing developer, Bugler Homes of Rickmansworth, has submitted an application to Barnet Council for pre-planning negotiations to discuss building up to 300 homes on 17 acres of green belt land off Rowley Lane in Arkley.
• The site, located in woods and scrubland between Rowley Lane and the A1 Barnet by-pass north of the Stirling Corner roundabout, includes part of a former pig farm.
• Bugler Homes aims to utilise new government guidance effective a year ago, reclassifying certain green belt land as “grey belt” if previously developed and not strongly contributing to limiting urban sprawl, making it eligible for housing development.
• The company has purchased the site unconditionally and states an initial assessment indicates it meets grey belt criteria.
• Initial vision includes approximately 230 homes, with 50 per cent affordable housing, an 80-bed care home, publicly accessible green spaces, allotments, and improved public right-of-way footpaths.
• Bugler Homes has informed Arkley Association, the local community group, that it is at an early stage of exploring a grey belt application and has requested a meeting to discuss proposals.
• The company pledges to work with the community to reflect Arkley’s character, address local needs, and contribute positively to village life.
• Local residents express shock and surprise, fearing the development could connect to another large vacant site near Stirling Corner, formerly a police academy, leading to urban sprawl between Borehamwood and Barnet.
• Arkley primarily features individual detached properties, with no significant housing developments except Rockways off Barnet Road; approval for up to 300 homes would create Arkley’s first housing estate.

Arkley, Barnet (North London News ) February 23, 2026 – A housing developer has applied to Barnet Council for permission to enter pre-planning discussions on constructing up to 300 homes on 17 acres of green belt land off Rowley Lane in Arkley, sparking immediate concern among residents over potential urban sprawl.

The application by Bugler Homes of Rickmansworth targets woods and scrubland between Rowley Lane and the A1 Barnet by-pass, north of the Stirling Corner roundabout. Part of the site comprises a former pig farm. This move leverages new government guidance introduced a year ago, permitting the release of specific green belt land for housing where it qualifies as “grey belt.”

What Is the Proposed Development on Rowley Lane?

Bugler Homes describes the site as having been purchased unconditionally, with an initial assessment confirming it meets grey belt criteria – land previously developed that does not strongly contribute to limiting urban sprawl.

As outlined in the developer’s statement, the “initial vision” encompasses approximately 230 homes, of which 50 per cent would be affordable housing, alongside an 80-bed care home, publicly accessible green spaces, allotments, and enhanced public right-of-way footpaths.

“We want to work with the community to ensure the proposals reflect Arkley’s character and identity, help address local needs, and contribute positively to village life,”

Bugler Homes stated in communications shared with local representatives. The firm has informed Arkley Association, the village’s community group, that it is at

“an early stage of exploring opportunities to bring forward a grey belt application”

and has requested a meeting to discuss the proposal.

This pre-planning request represents the first formal step, seeking Barnet Council’s agreement to negotiate before any full planning application is lodged.

The developer’s emphasis on community engagement underscores an intent to tailor plans to local priorities, though specifics on design, infrastructure impacts, and environmental mitigations remain under exploration.

What Government Guidance Enables This Proposal?

New government guidance, effective since early 2025, allows for the reclassification of certain green belt areas as grey belt under strict conditions. Where land is “previously developed” – such as the former pig farm element here – and does not “strongly contribute” to limiting urban sprawl, it can be deemed suitable for housing and other community needs.

Bugler Homes’ application directly invokes this policy, positioning the Rowley Lane site as a candidate.

The guidance aims to boost housing supply while protecting the strongest green belt functions, though critics argue it risks eroding countryside protections. Barnet Council, as the local planning authority, will assess whether the site aligns with these criteria during pre-application talks.

No formal decision has been made, and the process could involve public consultations if negotiations advance. This framework has been applied elsewhere in the UK, but its use in Barnet’s green belt marks a notable test case for Arkley.

How Have Arkley Residents Reacted?

The proposal has “shocked and surprised many Arkley residents,” according to local accounts. Fears centre on the potential for this development to link with another large site closer to Stirling Corner, vacant since the demolition of a former police academy.

“Before we know it approval will have been given for housing on the whole of the triangle of land between Barnet by-pass, Barnet Road and Rowley Lane,”

said one resident, voicing widespread apprehension.

“That would desecrate the green belt, damage the village surroundings of Arkley and would lead to even more urban sprawl between Borehamwood and Barnet.”

Arkley Association has been formally notified and is preparing for the requested meeting. Residents highlight the village’s character, dominated by individual detached properties, with no significant housing estates except the smaller Rockways development off Barnet Road. Approval for up to 300 homes would introduce Arkley’s first large-scale estate, altering its rural identity.

What Is the Site’s Location and History?

The 17-acre site lies off Rowley Lane in Arkley, within Barnet’s green belt, nestled in woods and scrubland. It borders the A1 Barnet by-pass to the north of Stirling Corner roundabout, a key junction linking Barnet to Borehamwood and beyond. Part of the land was historically a pig farm, qualifying it as previously developed under grey belt rules.

This positioning places it in a sensitive area, preserving separation between urban centres. The adjacent vacant site, once a police academy, amplifies concerns over cumulative development pressure on the “triangle” bounded by the by-pass, Barnet Road, and Rowley Lane.

Why Is This Controversial for Arkley?

Arkley’s low-density housing stock – mostly individual detached homes – underscores the proposal’s scale. A 230-to-300 home estate, plus a care home, would transform green belt into built environment, potentially straining local services like roads, schools, and GPs.

Residents fear irreversible urban sprawl, eroding the village’s countryside buffer. Bugler Homes counters with commitments to affordable housing (50 per cent), green spaces, and footpath improvements, aiming to meet local needs. However, scepticism persists, with calls for robust council scrutiny.

The pre-planning stage offers a chance for input, but approval could set a precedent for further releases in Barnet.

What Are Bugler Homes’ Commitments?

Bugler Homes, based in Rickmansworth, positions itself as community-focused. Beyond housing and care facilities, plans include allotments and accessible greenspaces. Improved footpaths would enhance public access, aligning with grey belt goals of positive land use.

The developer’s request for an Arkley Association meeting signals early dialogue. “We want to work with the community,” reiterates their statement, promising adaptations to preserve Arkley’s identity.

What Happens Next in the Planning Process?

Barnet Council will review the pre-planning request, potentially granting permission for negotiations. This non-binding stage allows exploration of viability without commitment. If advanced, a full application would trigger public consultation, environmental assessments, and highway studies.

Arkley Association and residents can engage now, influencing outcomes. No timeline is set, but early-stage status suggests months before formal submission.

Broader Implications for Barnet’s Green Belt

This case tests national grey belt policy locally, balancing housing shortages against countryside protection. Barnet faces pressure to deliver homes amid London’s crisis, yet green belt safeguards remain sacrosanct for many.

Similar applications elsewhere highlight tensions. Success here could embolden developers on comparable sites, while rejection might affirm strict protections.