Towns vs Villages: What's the Difference? The Developer’s Guide

Ah, the age-old question: what’s the difference between a town and a village? It sounds like the sort of thing that should have a straightforward answer. But as any seasoned developer will tell you, planning in the UK is never that simple.

The recent updates to Green Belt planning practice guidance (PPG) have made the town-village distinction more important than ever. The government’s latest policy tweaks mean that whether a site is classified as a town or village can have serious implications for planning applications, local plans, and that all-important question: can you actually build on it?

Let’s break it down…

So, What Actually Is a Village?

You’d think we’d have a solid definition by now, but no—neither the National Planning Policy Framework (NPPF), nor national planning practice guidance provide one. Instead, we’re left with a delightful mix of historical interpretations, local authority classifications, and the occasional dictionary reference.

The House of Commons Library’s research briefing City & Town Classification of Constituencies & Local Authorities (2018) tried to help by offering population-based classifications:

• Villages and small communities: Under 7,500 residents
• Small towns: 7,500 to 24,999 residents
• Medium towns: 25,000 to 59,999 residents
• Large towns: 60,000 to 174,999 residents
• Cities: 175,000+ residents (except the ones that aren’t really cities… looking at you, St Albans)

By this measure, if your settlement doesn’t have at least 7,500 people, it’s a village. Simple, right? 

Well, not quite!

The Planning Implications of Being a Village

The new Green Belt guidance makes it clear that:

• Villages should not be considered “large built-up areas” when assessing Green Belt purpose (a) – preventing sprawl.
• The merging of villages does not count when assessing Green Belt purpose (b) – preventing towns from merging.

This means if you have land on the edge of a village, the role it plays in preventing settlements from merging is now irrelevant when assessing whether it’s in the “Grey Belt.” This could open up new opportunities for developers—provided, of course, the location is “sustainable” (a planning word that seems to mean everything and nothing at the same time).

Town Vs Village: The Real-World Difference for Developers

So, beyond planning jargon, what does all this mean in practical terms?

Why It Matters More Than Ever

The town-village distinction isn’t just an academic debate—it now plays an important role in:

• Local Plan-making – Settlement hierarchies define where development can take place.
• Planning Applications & Appeals – Green Belt rules now distinguish between town sprawl and village expansion.
• Development Viability – Infrastructure requirements, market demand, and planning hurdles all change depending on classification.

And yet, we have no clear definition. Instead, we rely on local plans’ settlement hierarchy, and planning inspectors’ decisions on Grey Belt to determine what counts as a village.

The Bottom Line for Developers

1. 1. 
      2. If you’re relying on infill policies, check how the local plan defines villages—it varies wildly.
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   3. 3. If there’s a Tesco Express nearby, congratulations, you’re probably in a town.
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2. Until we get an official definition (which, let’s be honest, may never happen), we’re left to navigate the grey areas of planning policy—preferably with a well-thumbed dictionary and a strong cup of coffee.

To inform our Grey Belt data layer in LandInsight, we've had to use something a little more coherant. We've used the ONS classifications, which states that a village has less that 5,000 people living it it. You can see the impact of this in our new improved Grey Belt Layer in LandInsight. Get in touch to book a demo!