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.

Butterflies, Brickwork & Biodiversity: Why Building in Windsor Just Got More Interesting

By Chris Dale • April 23, 2025
If you’ve ever tried to extend your kitchen in Windsor and been met with more red tape than a royal ribbon-cutting, you’ll know this area isn’t exactly straightforward when it comes to building projects. Listed buildings, conservation areas, green belt, flood plains—and now, just to keep us all on our toes— biodiversity net gain . Yes, that’s right. The butterflies are now part of the planning process. And we’re absolutely here for it. We’re a small, design-obsessed architectural practice in Windsor, and we love a challenge. If your project comes with layers of complexity, maybe a 300-year-old wall or a site that’s prone to the odd flood, then you’re speaking our language. We’ve spent years navigating the quirks of this patch of Berkshire, and we know how to make the tricky stuff feel like the exciting stuff. So if you’re thinking of building, extending or reimagining your home (or even your business), let’s talk about why now is actually a brilliant time to get going—and how the new planning rules might just be the thing that pushes your project from good to gorgeous. What on earth is Biodiversity Net Gain? Let’s start with the buzzword: Biodiversity Net Gain , or BNG to those in the know. As of 2024, new developments in England (yes, even the small ones!) have to leave the natural environment in a better state than it was before. In simple terms, if you knock down a shed and build a garden office, you might also need to give something back to nature—think wildflower beds, hedgehog highways, green roofs, bird boxes, ponds… that kind of thing. And the aim is not just to replace what was lost, but to increase biodiversity by at least 10%. The government has officially asked us all to get a little greener—and in a town as leafy and heritage-laden as Windsor, that’s actually a lovely thing. What does that mean for your dream extension? Well, don’t panic. You’re not going to have to turn your back garden into a nature reserve. But it does mean the design process now includes a bit more imagination and a lot more collaboration with nature. For us, it’s like being handed a new palette of materials—only this time the materials are living, breathing, and occasionally fluttering. We might be talking about: Planting native species in your landscaping (the kind the bees actually like) Installing green roofs that soak up rain and look brilliant from above Creating little corridors for wildlife to move through (so the hedgehogs can get to their Friday night pub, presumably) Using permeable surfaces to reduce flood risk while still looking sharp It’s a challenge, yes. But it’s also an opportunity to make every project that bit more thoughtful—and beautiful. Why this is actually good news for Windsor Let’s be honest—this area is full of hoops to jump through when it comes to planning. But BNG actually fits in quite nicely with the way we already work. Here’s why: We already love working with heritage – Listed buildings don’t scare us. We know how to celebrate old features while sneaking in modern comforts and wow-factor spaces. We’ve got the green stuff down – With years of experience building in the green belt and flood-prone zones, we’re no strangers to weaving nature into the design. We believe in better – Whether it’s your forever home or your first leap onto the property ladder, we think good design should improve everything it touches: the lives inside the building, the neighbourhood it sits in, and now—the environment too. And let’s not forget—Windsor is special. We’ve got a town full of character, history, and people who genuinely care about where they live. So making things just a little bit wilder, greener, and more alive? It feels like exactly the right direction. But isn’t this going to make things harder? Well… maybe a little. You will need to work with someone who understands the new rules and can guide you through them without the process feeling like an uphill battle with a clipboard-wielding bureaucrat. But here’s the thing—we’re already doing this. We’re already weaving these ideas into our designs, already chatting to ecologists and planners, already sketching up ways to turn “requirements” into design features you’ll actually love. Think: a living wall on your new garden room, or a hidden bin store that doubles as a bug hotel. (Yes, that’s a thing. And yes, it can look great.) So… what kind of projects are we excited about? If you’ve got a listed cottage in a conservation area that needs a contemporary extension—let’s talk. If you’ve got a patch of green belt and a wild dream of a modern eco home—call us. If you’re a local business owner looking to build something bold but sensitive to its surroundings—we’re in. And if you’re just not sure where to begin, but you know you want a team who cares about getting it right—not just for the planners, but for the people and the planet—we’d love to help. Final thoughts (and an open invitation) Building in Windsor isn’t always straightforward, but that’s what makes it brilliant. There’s a richness to the fabric here—a layered history, a complex geography, a deep connection to landscape and place. And now, there’s a renewed call to design in harmony with the natural world. If that sounds like your cup of tea (preferably sipped in a light-filled extension overlooking a wildflower garden), then let’s chat. We’re here to help you navigate the quirks, embrace the challenges, and create something truly special. And who knows? You might even make a hedgehog happy in the process. Get in touch  We're a friendly bunch, and we’d love to hear what you’re planning. Whether it’s a single-storey extension, a new home, or something totally unexpected—we’re all ears. And sketchbooks. And strong tea.

National Careers Week - St Edwards School Success!

By Chris Dale • March 19, 2025

From Concept to Completion - how long will my project take and what's involved?!

By Chris Dale • February 12, 2025
People are often quite surprised at the time it takes (and no amount of forewarning prepares them for dealing with local authorities)! Embarking on an architectural project is an exciting yet daunting prospect and understandably, one of the most frequent questions we get when speaking with new or potential clients is “how long will the whole process take?!”. As every project is unique, so is the timeline. Projects vary in scale, brief, budget and location and timelines will be adjusted to suit this. Following our recent post about planning fees and timescales https://www.artichoke-design.co.uk/planning-fees-to-increase , this post walks you through our typical phases of a residential architectural project, provides timescales for each phase and hopefully encourages you to jump into your project with confidence (leaving yourself plenty of time)! Phase 0 – Initial Consultation (1-2 weeks) The journey begins with your initial vision for the project – this might be high-level or detailed (or you may have no idea how to get to what you want) – and your engagement with an Architect and/or other professionals. At Artichoke, we will arrange an initial visit to discuss the project and will hopefully come armed with a good understanding of the site (based upon a preliminary desktop review) to answer any burning questions you may have. During this phase, there are several key steps involved: • Project Brief Creation: We will work with you to define the goals and scope of the project. This involves discussing your vision, budget and expected timeline so that we can advise accordingly. • Initial Design Discussions: Early design ideas are often explored from the offset. As Architects, we are excited by design, and we will likely use this initial site visit to give our first thoughts about what might be achieved and the routes forward. • Fee Proposal: Considering our discussions, Artichoke will then produce a detailed fee proposal setting out our services, which are tailored to your needs. Phase 0 – Kickstarter Package / Feasibility (+4-6 weeks) • Feasibility: Depending on the complexity of the project, we may propose that we conduct a feasibility study to determine whether your vision is likely to be viable within the constraints of the site and budget. We have setup our ‘Kickstarter Package’ https://www.artichoke-design.co.uk/kickstarter , for a fixed fee for those clients who might benefit from a high-level initial assessment. Phase 1 - Survey and Design Sketches (+4-12 weeks) The pre-construction phase is typically the longest and most involved part of the design process as you navigate through the design and statutory approvals. We have broken this down into Phases 1-3 with Phase 1 being the first step forward: • Measured Survey: we will need measurements and critical information about the site to produce a set of existing drawings (floor plans, elevations and sections). Depending on the scale and complexity of the project, we may carry out the survey ourselves or outsource TO a surveyor to do this on our behalf. • Design Sketches: this is where the fun begins! We find that the best and quickest way to consider your design options is to produce a series of hand sketches. This is where we can provide our clients with ideas that may push the limits of their imagination. We welcome an open dialogue to ensure that our clients can voice their opinions (good and bad!) so that the final product is exactly as they desired. The first set of designs will be presented to you in person so that we can take on board all feedback and alter the drawings for your final sign off.

Planning Fees to increase

By Chris Dale • January 24, 2025
It’s likely that many architects and planning agents will be overwhelmed with people trying to get in early to avoid the increase in fees. Anyone with a project in mind should consider the time needed even to get the point at which a planning application can be submitted. Typical timeframes: 6-18 weeks + 1-4 Weeks – Find & appoint an architect + 1-2 Weeks – Measure property & prepare existing drawings + 2-8 Weeks – Prepare & develop design options with client meetings + 2-4 Weeks – Prepare planning information and submit application The Government released draft legislation on January 14th, to propose an increase in planning fees. In many cases this will rise by 100% or more. Although one exception sees an increase of 583% – albeit for major developments. This goes against the previous rise under the last Government where planning fees increases were to be pegged to the rate of inflation or a maximum of 10%. The biggest impact will be felt for changes of use with prior approval under Class MA, Class Q etc., and householder applications. The issue is that planning fees are not ring-fenced for the planning department – therefore these fees could go almost anywhere! Maybe even to purchase more government folders at £600 each! The planning departments need an increase in funds, but this legislation does not guarantee they will receive any of the increases. The Government estimates that the shortfall in overall funding for local planning authorities is estimated to be £362 million. Despite this, there is zero guarantee that this will not still exist in 2026 or it may even increase! The prices rises of of 100% or more, come after planning fees rises in December 2023 of 35% for major and 25% for all other applications. It is advisable to ensure that applications and fees are submitted before 1st April 2025 to avoid these fees. Applicants are reminded that the ‘free go’ on planning fees was removed in December 2023. Householder Applications Where permitted development is not possible under Part 1 of the GPDO, then a householder planning application is required. These fees are increasing for the enlargement, improvement or other alteration of a dwelling house. Increase the fee for applications for the enlargement, improvement or other alteration of a single-dwelling house from £258 to £528 – an increase of 105% • Increase the fee for applications for the enlargement, improvement or other alteration of two or more dwelling houses from £509 to £1,043 – an increase of 105% • The fee of £258 for householder developments related to small-scale operations within the curtilage of a dwelling house is not changing – this would be for items such as garages, outbuildings, porches, gates, fences and walls It is always advisable to see if you can just go ahead under permitted development. Contact Planning Geek if you need guidance on this. Click here to contact us. Prior Approvals Most changes of use under Part 3 of the GPDO will require a prior approval application. • The flat fee for prior approval applications that don’t involve building operations is increasing from £120 to £240 – an increase of 100% (was £96 before December 2023) • The flat fee for prior approval applications that involve building operations is increasing from £258 to £516 – an increase of 100% (was £206 before December 2023) • The fee for prior approvals relating to the change of use of Class E uses to residential (under Class MA of the GDPO) is increased from £125 per dwelling house to £250 per dwelling house – an increase of 100% (was £100 before December 2023) The fees for prior approvals related to the construction of new dwelling houses are not changing under Part 20 – these remain at £418 per dwelling. Section 73 Applications If you wish to alter a previous planning decision to perhaps remove a condition or alter the drawings etc., you would use a Section 73 application. These fees are altering from a previous flat fee of £293. These applications are now to be divided into three options depending upon the original application. To alter a householder application you may opt to wait until after 1st April, as this reduces by 70%, but for a major development this increases by w whopping 583% • £86 for householder applications – a decrease of 70% • £586 for non-major development – an increase of 100% • £2,000 for major development – an increase of 583%!! Discharge of Conditions The fee for an application for approval of details reserved by condition is increasing from: • £43 to £86 for householders – an increase of 100% • £145 to £298 for any other development – an increase of 106% Fee for submission of a Biodiversity Gain Plan is increasing from £145 to £298 which is an increase of 106% In Conclusion The last government increased planning fees by either 25% or 35% – at the time, householders and business were told that planning fees would increase each year by the rate of inflation or a maximum of 10%. Today, Matthew Pennycook the Minister of state for Housing and Planning at the Ministry of Housing, Communities and Local Government has decided to ignore that legislation. These fees will now increase by inflation or 10% from 1st April 2026 and beyond. That is unless the government decides to increase them again. These increases in planning fees will impact SME developers who will need to budget for the increase in fees as part of the conversion costs. The government is pushing forward with plans to allow local authorities to vary or set their own fees. This is likely to be limited to a percentage of the new fees announced today. All other planning fees remain unchanged until April 2026 – for now! The Planning Portal site is yet to announce their fees for processing your card payments to local authorities from 1st April 2025. Since early 2022 this fee has risen from £28 to £70 today – a 150% increase in under three years. 1st April 2022 – £32 including VAT (a 14% increase) 2nd May 2023 – £64 Including VAT (a 100% increase) 2nd April 2024 – £70 including VAT (a 9% increase) Note - Planning Portal is a private company owned by TerraQuest Solutions Limited. The site was privatised in 2015. Get in touch If you have a project in mind, please do give us a call or email and we’ll be delighted to discuss it with you.

To render or not to render...?

By Chris Dale • January 15, 2025
Designing your dream home is one of the most exciting journeys you’ll ever embark on. But let’s face it—turning ideas into reality can feel overwhelming. How will the materials you love look together? Will the rooflines and proportions match your vision? That’s where 3D modelling and AI steps in to transform your design experience. Although relatively new, this game-changing technology lets you see your home take shape in stunning detail before construction even begins. From the overall form to the finest exterior details, 3D modelling brings your ideas to life in a way that 2D plans simply can’t match. Visualizing Form and Massing One of the biggest challenges in residential design is understanding how a building’s form will look and feel in the real world. With 3D modelling and AI, you can explore every angle of your home’s design. See how rooflines interact, how the building’s massing complements its surroundings, and how different elements—like porches, balconies, or overhangs—enhance the overall look. This level of visualization empowers you to tweak and refine your design until it feels just right. Want a more striking silhouette? Or perhaps something that blends seamlessly into the landscape? With 3D modelling and AI, it’s easy to test ideas and find the perfect balance between bold and harmonious. Exploring Materials and Finishes Materials are the soul of any home’s exterior, and choosing the right combination can make all the difference. With 3D modelling and AI, you’re no longer limited to imagination or tiny swatches. You can see how natural stone looks next to wood siding, how a slate roof pairs with steel accents, or how bold colours interact with neutral tones. Better yet, 3D modelling and AI provides realistic lighting effects, showing how your materials will look at different times of the day. Will the sunlight bring out the warmth of your timber cladding? Does the texture of your chosen brick create the depth you want? These are the details that bring a home’s exterior to life, and 3D modelling and AI ensures you get them right. Smoothing the Planning Process Let’s talk about planning approvals—often one of the trickiest parts of building a home. 3D modelling can simplify this process by providing highly detailed visuals that planners and local authorities love. A clear, realistic depiction of your design in its actual context helps address common concerns about scale, proportion, and how the home fits into its surroundings. Plus, it helps the planners and your neighbours to truly understand what you are proposing and by offering a comprehensive view of the project, you reduce misunderstandings and demonstrate your commitment to quality and cohesion, which can speed up approvals and minimize delays. Why Settle for Guesswork? Why rely on guesswork or even thinking what it might look like when you can know exactly how your home will look, feel, and fit into its environment? 3D modelling takes some of the uncertainty out of the design process, empowering you to make confident decisions about form, materials, and style. It’s not just about creating a home—it’s about creating your home, with every detail just the way you want it. Ready to turn your dream into reality? With 3D modelling, the journey to your perfect home starts now. If you have a project that you are considering, please do get in touch, we’d love to hear more about it and discuss how we might be able to help.

Happy 'old' year!

By Chris Dale • December 31, 2024
We’ve had a truly exciting end to 2024. After a couple of years where global and national situations have meant a lot of people have had no choice but to tighten their purse strings, confidence has grown and we’ve seen a real increase in the number of people contacting and working with us. In an effort to try and stimulate enquiries and to forge relationships with other consultants (and following the success of Windsor Designs Live 1 & 2!) we organised and held a larger scale event, Thames Valley Build & Design Live 2024. The focus of this event was orientated towards larger scale projects and across a broader geographical area. Again, it was a great success and we’ll be discussing details of future events in 2025 with our partners. Historically we’ve almost exclusively worked on residential projects, both extension and new houses. In recent years we’ve had more opportunity to work with commercial clients on their projects; these include residential developers, hospitality, schools, farms and healthcare. The sector in which we’ve experienced the most significant increase from our typical work is schools’ projects and are now delighted to be working with 3 amazing institutions on projects varying from staff accommodation to the development of a rowing site for the staff & team to train at. • Ludgrove School • Green Room School • The Windsor Boys School (Boat Club)