What Does Grey Belt Land Mean?

Published on 12/12/24 & Updated on 30/05/25

The UK’s planning policy framework has been through a major transformation, paving the way for fresh opportunities in development within newly categorised grey belt zones.

But what does grey belt land mean, and what does this mean for the future of UK housing?

Essentially, some lower-value green belt areas will be reclassified as grey belt land, opening up space for housing so new homes can be built. This is part of the new Labour government’s pledge to deliver 1.5 million homes over the following five years.

We’ll cover more about grey belt land and the government’s changes to their planning policy, as well as how Landstack’s new feature can help you locate these fresh opportunities.

Understanding The Grey Belt

Historically, the term ‘grey belt’ has been used to describe areas within protected land, known as the green belt. These land sites were previously labelled as ‘poor quality, ugly areas’ with less value.

The concept of the greenbelt, created over 70 years ago and covering over 13% of England, was designed to prevent towns from blending into each other, controlling the growth of larger locations.

Under the new Labour government’s policies, if council housing targets aren’t met, parts of the green belt will be reclassified as grey belt. This shift will unlock new development opportunities by allowing construction on previously protected land.

An important stipulation of these changes is that at least 50% of the homes built within the grey belt must be designated as affordable housing, addressing the critical housing shortage while supporting accessibility.

What Are Grey Belt Sites?

After much anticipation, the National Planning Policy Framework has officially defined grey belt land.

In simple terms, the framework states that grey belt land is underused or previously developed land within the green belt that holds less significance. Because it is less critical to preserve, this land is deemed appropriate for potential development.

This excludes areas designated for environmental protection, including National Parks, Areas of Outstanding Natural Beauty, Sites of Special Scientific Interest and habitat sites.

Grey belt sites are sections of green belt land that have been identified as potentially suitable for development under the government’s updated policies.

These sites may include:

• Forestry or Agricultural buildings: Existing structures within the green belt that could be redeveloped or repurposed under the revised guidelines.

• Brownfield sites: Neglected previous industrial and commercial properties that offer significant regeneration potential.

• PDL (Previously developed land): Previously built upon sites, including areas where structures have been demolished, leaving space for redevelopment.

• Residential Parks and Gardens: Larger recreational or garden areas inside the green belt. These may support limited development without undermining the green belt’s open nature.

Additionally, grey belt sites may include land on the edges of settlements or roads, such as old petrol stations, car parks, or other previously developed areas.

The specific designation of grey belt sites will ultimately be determined by individual local councils.

Labour’s Rules For Housebuilding

The Labour Party has outlined five key principles for land development on grey belt land.

The goal is to prioritise affordable housing development while preserving natural green spaces, ensuring that infrastructure and public services are not overburdened.

The five key rules are as follows:

1. Prioritising Brownfield Land

Any development should prioritise repurposing brownfield sites within the green belt. Interested in finding out more information about brownfield land? Discover the answer to questions such as: ‘Can you build on brownfield land?’ and more in our useful guide.

2. Focusing on the Grey Belt Second

Following brownfield land, less valuable or unattractive green belt areas should be targeted for development, designated as grey belt land, instead of those with high environmental or ecological importance.

3. Affordable Housing Targets

Developers will have to provide 15% more affordable housing than what is already required in the local housing policy, with a maximum limit of 50%, to support accessibility.

4. Strengthening Public Services

Development plans on grey belt sites must support improvements to local infrastructure and public services, such as schools, GP appointments, and public transportation.

This principle aims to support communities so they can thrive alongside new housing.

5. Protecting and Enhancing Green Spaces

While grey belt development may occur, true natural areas should remain untouched.

Development plans should prioritise improving existing green spaces, such as adding new parks, recreational areas, and woodlands, while adhering to strong environmental standards. Eco-friendly developments are in high demand and are one of the top three emerging trends in land development that we’re seeing right now.

These rules aim to deliver balanced, sustainable housing growth while maintaining environmental integrity and strengthening local communities.

Biodiversity Net Gain (BNG) is another crucial consideration in enhancing and protecting green spaces. Find out more about BNG in our practical guide and ensure you stay compliant with the latest regulations.

How To Find Grey Belt Land With Landstack

The grey belt is not an official designation yet, so there is currently no comprehensive data on how much land is available for development in these areas.

Though we’re still waiting for official policy, we’ve been working on a tool to help you identify potential grey belt sites based on available data.

Our new Landstack feature helps you do the following:

• Search for underused land: Identify areas of land that may fall within the criteria of grey belt – land that’s previously developed or of less environmental value within the green belt.

• Filter by zoning and land use: Assess sites based on factors, like proximity to infrastructure, helping you locate potential redevelopment areas.

• Streamline site identification: Save time and reduce uncertainty by using advanced search features which highlight land with growth potential.

Our tool helps developers, planners, and investors make informed decisions about grey belt land.

Landstack will continue to refine its tools as government policies evolve, providing even more clarity on available development sites.

The Bottom Line

Grey belt land offers exciting opportunities for housing development while also supporting environmental protection.

As the government works towards its housing goals, Landstack’s new feature helps you locate potential grey belt sites, making it easier to find suitable development areas.

To find out more, call us on 01285 706708 or check out our blog for more land development insights.