Bright potential for Grey Belt Development

Chris Dale • August 21, 2024

Understanding Grey and Green Belt in UK Planning: a guide for self-builders

Beautiful, Chilterns AONB home 


The new government has recently announced some of its pro-development reforms to liberalise planning and encourage housebuilding, focusing on developing ‘Grey Belt’ areas as well as other strategies to address the housing crisis.


When it comes to planning and development in the UK, the terms ‘Green Belt’ and ‘Grey Belt’ often come up, especially in discussions about housing and land use. For those who are interested in self-building—a rewarding but challenging journey—it’s essential to understand these terms, as they can significantly impact your plans.


In this blog, we’ll explore what Green Belt and Grey Belt land are, how they differ, and why Grey Belt land might be a hidden gem for self-builders. By the end, you’ll have a clearer understanding of these concepts and the potential opportunities they present for your self-build project.


What is Green Belt Land?


Green Belt land is a well-known term in UK planning, and it refers to areas of open land around cities and towns where development is highly restricted. The concept was first introduced for London in 1938 before the 1947 Town and Country Planning Act enabled local authorities to designate the status themselves and to prevent urban sprawl, preserve the countryside, and maintain the character of rural areas.


The primary purposes of Green Belts are:



  1. To Prevent Urban Sprawl: Green Belts act as a buffer, stopping towns and cities from merging into each other, preserving the distinct boundaries between urban and rural areas.
  2. To Preserve the Countryside: By limiting development, Green Belts help to protect the natural environment, including agricultural land, forests, and open spaces.
  3. To Encourage Urban Regeneration: By restricting development on the outskirts of cities, Green Belts encourage developers to focus on brownfield sites within urban areas, promoting regeneration and efficient land use.


The Characteristics of ‘Green Belt’ Land


Green Belt land is characterized by its strong protection from development. Planning policies within Green Belts are stringent, and any proposals for new buildings or changes of use are generally refused unless there are exceptional circumstances. This is because the primary aim of Green Belts is to keep land permanently open.


However, it’s important to note that not all land within Green Belts is necessarily ‘green’ in terms of being picturesque countryside. Green Belt land can include a variety of landscapes, from farmland to wasteland, but what unifies these areas is their protected status.


What is ‘Grey Belt’ Land?


‘Grey Belt’ land is a newer and less commonly known concept in UK planning is a concept introduced by the new government to identify poor-quality, underutilised sections within the Green Belt.


These areas don’t have significant levels of biodiversity and aren’t used for public enjoyment and as such, are seen as potential sites for new housing developments to address the UK’s acute housing crisis. This includes previously developed land and/or areas of Green Belt that make a limited contribution to the Green Belt’s key purposes.


The government’s aim is to utilise these Grey Belt lands to contribute to their ambitious target of building 1.5 million homes. These plans are intended to address the housing crisis while also preserving the integrity of more valuable Green Belt land.


In the new draft NPPF ‘grey belt land is defined as:


‘For the purposes of Plan-making and decision-making, grey belt is defined as land in the Green Belt comprising Previously Developed Land and any other parcels and/or areas of Green Belt land that make a limited contribution to the five Green Belt purposes (as defined in para 140 of this Framework) but excluding those areas or assets of particular importance listed in footnote 7 of this Framework (other than land designated as Green Belt).’


With it being a new draft definition, we assume this will mean areas might include former industrial sites, underutilized land, or areas where the landscape has been altered by previous development but has not been fully reclaimed or regenerated.


We imagine that Grey Belt land may include disused fuel stations, disused golf courses, car parks, old shopping centres and wastelands.


How big is the Grey Belt?


As the Grey Belt will be a new category, there is no official data on how much of it exists.


However, estate agent Knight Frank has previously carried out its own analysis: https://www.knightfrank.com/research/article/2024-01-26-how-can-britains-grey-belt-boost-housing-numbers


It has identified 11,000 previously developed sites, making up less than 1% of the existing green belt.


The Times highlights that 6% of the Green Belts in Birmingham and Blackpool could be classified as grey belt. Similarly, Cheltenham and Gloucester, have 5% and South and West Hampshire have 4% of Green Belt land that could be deemed grey.


Overview of the Green Belt reform


The relaxations in the planning process for building within the Green Belt will be introduced very soon. These will be guided by new ‘golden rules’ which include:


  • Brownfield first: within the Green Belt, any brownfield land must be prioritised for development. 
  • Grey belt second: poor-quality and ‘ugly’ areas of the Green Belt should be clearly prioritised over nature-rich, environmentally valuable land in the Green Belt. At present, beyond the existing brownfield category, the system doesn’t differentiate between them. This category will be distinct from brownfield with a wider definition. 
  • Affordable homes: plans must target at least 50% affordable housing delivery when land is released.
  • Boost public services and infrastructure: plans must boost public services and local infrastructure, like more school and nursery places, new health centres and GP appointments. 
  • Improve genuine green spaces: Labour rules out building on genuine nature spots and requires plans to include improvements to existing green spaces, making them accessible to the public, with new woodland, parks and playing fields. Plans should meet high environmental standards.


Why ‘Grey Belt’ land could be attractive to self-builders


For self-builders, finding the right plot of land is one of the most challenging aspects of the project. ‘Grey Belt’ land offers several advantages that make it an attractive option for those looking to build their own home. Here’s why:


1. Greater Availability of Land:


  • Green Belt land is highly protected, making it difficult to find plots that are available for development. In contrast, we imagine that Grey Belt land once identified should be more readily available, particularly in areas where local authorities are keen to see redevelopment or where there is a push to address housing shortages.


2. Fewer Planning Hurdles:


  • While Grey Belt land is not without its planning challenges, if the governments ambitions are realised it should be easier to obtain planning permission compared to Green Belt land. This can be a significant advantage for self-builders, as it means there is a higher likelihood of getting the green light for your project.


3. Potential for Affordable Land:


  • Based on what we see Grey Belt land being designated as it has the potential to be more affordable than other types of prime residential development land, particularly compared to land within fully urbanized areas or desirable rural locations as there is work still to do to demonstrate to the planning authority’s development is appropriate on those sites. This affordability makes it an appealing option for self-builders working with a budget.


4. Flexibility in Design and Use:


  • Because potential Grey Belt land will be underutilized or derelict, there may be more flexibility in terms of what can be built and how the land can be used. This can be an advantage for self-builders who want to create a bespoke home that meets their specific needs and preferences.


5. Opportunity for Innovative and Sustainable Builds:


  • Potential grey Belt land, particularly those that have been previously developed, could be an ideal location for innovative and sustainable self-build projects. Many self-builders are interested in creating homes that are energy-efficient, environmentally friendly, and unique in design. We believe that Grey Belt land, with its potential for redevelopment, can provide the perfect canvas for these kinds of projects.



Navigating the Planning Process for Grey Belt Land


While the definition and potential of Grey Belt land is still in its infancy it has the potential to offer significant opportunities for self-builders, it’s important to approach the planning process with care. Here are some tips for navigating planning when considering a Grey Belt plot:


1. Engage with the Local Authority Early:


  • Before purchasing a plot, it’s a good idea to speak with the local planning authority to understand their views on the land and the likelihood of obtaining planning permission. Once the planning legislation is in place some authorities may have specific plans or priorities for Grey Belt land, and being aware of these can help you tailor your proposal to meet local needs.


2. Consider the Environmental Impact:


  • Even though Grey Belt land may appear to have fewer restrictions than Green Belt land, it’s still important to consider the environmental impact of your project. Proposals that incorporate sustainable design, energy efficiency, and measures to protect the local environment are more likely to receive positive attention from planners.


3. Be Prepared for Negotiations:

  • The planning process can involve negotiations with local authorities, particularly if there are concerns about the impact of your development. Being flexible and willing to make adjustments to your plans can help to secure approval.


4. Work with Experienced Professionals:

  • Navigating the planning system can be complex, especially if you’re not familiar with the process. Working with experienced architects, planners, and other professionals can make the process smoother and increase your chances of success.


Conclusion: Grey Belt Land—A Hidden Gem for Self-Builders


For self-builders, finding the right plot of land is often the first major hurdle. The government’s proposed Grey Belt land could offer a unique opportunity: it has the potential to be affordable, with fewer planning restrictions than Green Belt land, and be ripe for innovative and sustainable development.


While the term “Grey Belt” may not be formally designated yet as is “Green Belt,” it represents a significant potential for those looking to create their dream home. By understanding the differences between these types of land and carefully navigating the planning process, self-builders can take advantage of the benefits Grey Belt land offers and contribute to the regeneration and revitalization of underutilized areas.


Whether you’re a seasoned self-builder or just starting out on your journey, potential ‘Grey Belt’ land could be the key to unlocking your dream of building a bespoke, sustainable home that reflects your vision and values.


At Artichoke we have years of experience working on Green Belt projects and we’d love to learn more about your project and discuss how we might help you and how possible your vision is.

Manor Farm Regeneration: Planning Application Finally Submitted

By Chris Dale • December 1, 2025
This marks a huge milestone in what has been one of the most exciting, challenging, and rewarding projects our practice has ever worked on. An Opportunity and a Privilege When we were first approached by Step Property almost five years ago, it was immediately clear that Manor Farm was a once-in-a-career project — a historic farmstead with five Grade II listed buildings, a sensitive Conservation Area setting, Green Belt & flood plain constraints, a struggling commercial yard and collapsing historic buildings that all urgently needed a coherent long-term vision and a strategy to achieve that. To be entrusted with leading the design and coordination of such a significant site has been a genuine privilege, one which we have not taken lightly.

Why Our Kickstarter Package Could Be The Smartest Investment You Make

By Chris Dale • November 3, 2025
Across the UK, many homeowners and small developers are pausing their plans. Construction costs are at record highs, planning requirements have become more complex, and professional fees are also increasing, so even a seemingly simple home extension or redevelopment is much more of a risk. Possibly the greatest concern we hear is – “What if we spend thousands of pounds only to find out it’s not even possible?” That’s exactly why we created the Kickstarter Package — our fixed-fee feasibility study that helps you to make informed decisions at a nominal cost in comparison to house purchases and developments. What is the Kickstarter Package? The Kickstarter Package is a design-led feasibility consultation that explores the planning, budget and design potential of your property. For a modest, fixed fee (from £750 excl. VAT), our experienced architects help you understand whether your ideas are likely to be achievable, affordable, and aligned with current planning policy — saving time, stress and money later on. You’ll receive clear answers to the key questions every homeowner faces: Is planning permission likely to be granted? What might the project cost? How long could it take? What could it look like? What’s Included — and Why It Matters Each element of the Kickstarter Package offers exceptional value compared with typical early-stage architectural or consultant fees. 1. Initial Consultation and Site Visit We start with a detailed discussion about your goals & requirements — from extending your home to redeveloping a site or purchasing a property. Then we visit the site to review opportunities and constraints in person. This early visit often uncovers crucial planning, drainage or design issues before you spend thousands on detailed drawings.

Is It Still Worth Extending Your Home?

By Chris Dale • September 30, 2025
For many families, extending or renovating their home has long been the dream solution — more space, a better layout, and a home that works for modern life. But in today’s climate, with projects in the £100,000–£300,000 range, things feel a lot more challenging. So what’s changed, why is it harder, and how can you still make your project work? The Main Challenges • Planning is getting pricier – application fees are higher, and councils are demanding more specialist reports (heritage, ecology, flood risk, transport, sustainability). • Build costs keep rising – materials and labour are much more expensive than even a few years ago. • Tougher regulations – stricter building rules on energy efficiency, fire safety and accessibility add extra costs. • Financing is harder – borrowing is still more expensive than it was pre-2022. • Trades are stretched – good builders and subcontractors are in high demand, pushing prices and timescales up. • Delays and uncertainty – planning decisions are taking longer, especially in sensitive areas like the Green Belt, Conservation Areas or with listed buildings. • Budgets are squeezed – with the cost of living rising, homeowners are weighing up whether extending or simply moving makes more sense.

A Guest Blog with Mark Taylor Design

By Chris Dale • September 3, 2025
1. Tell us a little about Mark Taylor Design — how did it start, and what defines your approach to bespoke interiors and kitchens? Mark Taylor Design was set up 29 years ago. I was trained in both furniture production and management and was also a keen designer. I had completed an MBA and wanted to apply all these skills to build a business, doing something I loved. I have always believed that you can design beautiful furniture and rooms without imposing a specific ‘look’. The company has built its reputation on listening to the ideas and desires of clients. We then help to steer their vision through space design, interior expertise and craft skills. What people have at the end of their design and build journey is their vision made beautiful – rather than ours. 2. What makes a truly successful kitchen or interior design in your view — and how do you balance aesthetics with day-to-day functionality? There is nothing quite like the beauty of bespoke. Having something created to your specifications is arguably the epitome of modern luxury. Bespoke is most commonly used to refer to hand-made suits and shoes. Now the concept has become much more sought after within the world of interiors and design – with bespoke kitchens leading the way. And it’s not too hard to understand why. Bespoke means not having to compromise - getting exactly what you want and how you want it. It also allows you to unleash your imagination and embrace your creativity. The end result is a room that is crafted, in every way, to embrace your lifestyle and personal taste. Importantly, by incorporating some elements of bespoke furniture into a custom made kitchen it’s possible to give people a unique room without breaking the bank. This could be a bespoke island or dresser for instance. By combining bespoke and custom made you can optimise the space so that the end result flows smoothly and looks amazing too. 3. How do you typically collaborate with architects on a project? What makes those relationships work well? Collaboration early on always helps. We ask architects not only about style and budget but also about the client’s favoured ways of working. Ideally, we like to meet the clients with the architect from the outset. Where this isn’t possible, we at least aim for a walk round the space or a chat through all the plans – even for the areas we might not be designing for, as this gives us a more comprehensive understanding of the clients’ vision.

The Architecture of Relaxation: Designing Spaces That Feel Like a Holiday

By Chris Dale • August 19, 2025
It’s summer holiday season — and as clients return from coastal cottages, mountain cabins, or sun-drenched villas, one theme keeps coming up: “How can I bring this feeling home?” That sense of ease, simplicity, and quiet joy isn’t just about being away—it’s about how those spaces are designed. At Artichoke: Architectural Consultancy, we help clients capture that same serenity in their everyday environments, with thoughtful design that’s tailored to how they live. Restful spaces aren’t created by chance. They’re the result of purposeful decisions—about layout, light, flow, and function. And often, it’s the small, well-considered changes that make the biggest difference. With decades of experience navigating UK planning, building regulations, and complex design briefs, we know how to deliver spaces that feel effortless, yet are deeply intentional. A calming home doesn’t need to be minimalist or expensive—it needs to be clear. That might mean reconfiguring a hallway to reduce visual clutter, introducing built-in storage to keep surfaces free, or designing a garden connection that invites you to step outside. These aren’t grand gestures—they’re subtle shifts that support a more peaceful way of living. Previously, on projects such as Halfacre (pictured below) we have found that storage, in particular, plays a quiet but very powerful role. When clutter is tucked away with care, rooms feel lighter, more spacious, and more welcoming. We design storage that’s integrated, intuitive, and tailored to your lifestyle — so your home supports simplicity without sacrificing function.

Should we save or borrow for our extension?

By Chris Dale • July 16, 2025
Like many, I am generally a saver rather than a borrower by default. A client recently told us that they planned to delay their project, so that they could save the additional money they needed to be able to do the extension that they really wanted, rather than compromising. Wisely they had asked us to carry out a costing exercise, so they knew this and could assess the situation and plan for it. In that instance they had £75,000 and needed save roughly another £25,000 to do what they wanted to do, which they thought they might be able to do over the course of 3-4 years. Their question was actually when they should resume the process, which we answered and I suggested that they give themselves a year to be comfortable to get planning, building regulations and find themselves a builder (it’s always better to allow more time than less!). However, it occurred to me that whilst saving rather than borrowing (in my mind at least) is an admirable and patient approach, it made me wonder what other factors should be considered.