Securing planning permission for development in the Green Belt is notoriously challenging, but there are exceptions that allow new builds under specific circumstances. Below, we explore these key exceptions, along with real-world examples demonstrating how they have been successfully applied.
1. Agricultural and Forestry Buildings
Essential buildings for agriculture and forestry are one of the few types of new development permitted in the Green Belt. However, proposals must be genuinely necessary for the operation of the land and not merely a way to introduce residential or commercial buildings.
2. Outdoor Sport, Recreation, and Cemeteries
Facilities for outdoor sport and recreation, as well as cemeteries and burial grounds, can be permitted if they preserve the openness of the Green Belt. Proposals should be designed sensitively to integrate with the landscape and avoid excessive built structures.
3. Limited Infilling in Villages
Limited infilling of small-scale developments within an existing village can be acceptable if it aligns with local policies. A recent case saw a planning inspector approve two detached homes in a Green Belt village after determining that the development did not extend beyond the built-up area or compromise the openness of the land. This is reinforced by the changes in the National Planning Policy Framework (NPPF) 2024 and the new designation of “Gray-field Land” for development.
4. Limited Affordable Housing for Local Needs
In cases where there is an urgent need for affordable housing, and no alternative sites exist, planning authorities may approve modest-scale developments in the Green Belt, provided local policies support them.
For example, South Oxfordshire granted permission for 12 affordable homes adjacent to a village, recognising the pressing local need and ensuring the development was well integrated with the existing settlement.
5. Redevelopment of Previously Developed Land
Redeveloping brownfield (and now gray-field) land within the Green Belt is permitted if the new development does not have a greater impact on openness than the existing buildings.
A notable example in Hertfordshire involved a former industrial site being transformed into a mixed-use residential and commercial development. The LPA approved the proposal, noting that the new buildings were more compact and visually cohesive than the sprawling industrial structures they replaced.
6. Replacement of Existing Buildings
Replacing an existing building with a new structure of similar size and scale can be allowed in the Green Belt, provided it does not significantly increase the footprint or impact openness. This exception is often used for the replacement of outdated agricultural or industrial buildings with modern alternatives. Many buildings within green belts are considered to have architectural merit, so replacing these can be troublesome due to other planning constraints we have explored before.
7. Extensions and Alterations to Existing Buildings
Extensions to existing buildings can be permitted if they remain proportionate and do not significantly alter the openness of the Green Belt. This is commonly applied to residential properties, allowing homeowners to enhance their living space while respecting planning constraints. Many of these extensions can fall within permitted development but are usually limited to an area of 40m offset at the rear of the building. This is further helped by substantially improving the sustainability of a project.
8. Mineral Extraction
Mineral extraction is an exception because minerals can only be sourced from specific locations. However, any proposal must include a restoration plan to return the land to green infrastructure post-extraction.
For example, a sand and gravel quarry in Buckinghamshire was approved after the developer demonstrated its necessity and committed to restoring the land into agricultural, woodland, and wetland habitats once extraction was complete.
9. Local Transport Infrastructure
Transport infrastructure projects may be approved in the Green Belt if they are necessary to support local communities and improve connectivity.
The A57 Link Roads project, for instance, was permitted to alleviate congestion and enhance transport links. To mitigate environmental impact, landscaping and habitat creation were incorporated into the design, ensuring minimal disruption to the Green Belt’s openness. This case demonstrates how transport infrastructure can be sensitively integrated while addressing critical connectivity needs. This is also one of the biggest issues currently facing the HS2 project as there is an outdated bat protection policy enforcing substantial infrastructural additions to the project.
10. Reuse of Existing Buildings
The conversion of existing buildings for new uses, such as residential or commercial purposes, may be permitted if it does not harm the openness of the Green Belt. This is particularly relevant for redundant agricultural or industrial buildings, where careful design and minimal external alterations help maintain the character of the landscape.
11. Community Right to Build and Neighbourhood Development Orders
These planning tools allow local communities to propose small-scale developments without going through the standard planning application process—provided they receive majority support in a local referendum.
For example, the village of Cherhill in Wiltshire used a Community Right to Build Order to secure permission for a new community hall and six homes with the help of Batterham Mathews Architects. As the project was locally supported and aligned with Green Belt objectives, it proceeded without a formal planning application.
12. Partial or Complete Redevelopment of Previously Developed Sites
This exception applies when a site has existing structures that are no longer in use. However, any redevelopment must not have a greater impact on the openness of the Green Belt than the previous buildings.
For instance, a redundant hospital site in the Green Belt was successfully redeveloped into a residential community. The new development maintained a similar footprint while improving design quality and reducing visual intrusion compared to the original hospital buildings.
The Bottom Line
While strict policies protect the Green Belt, these 12 exceptions provide viable pathways for development. If none of these apply to your project, don’t lose hope as certain “very special circumstances” may justify your proposal which we will explore further.
How Open Volume Studio Can Help
Navigating Green Belt regulations requires a deep understanding of UK planning policy, architectural design, and sustainability principles. At Open Volume Studio, our team of architects and planning consultants specialises in securing planning approvals and have obtained several for Green Belt developments in London and across the UK.
While there are no guarantees, working with experts significantly improves your chances of success. If you’re considering a Green Belt project, contact us today to discuss how we can help you achieve planning permission.
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