What is the Grey Belt and how can developers use it?

Updated 18/12/24

The newly updated National Planning Policy Framework is here, and as of the 12 December 2024 we have a clear definition of Grey Belt land.

The definition states: “For the purposes of plan-making and decision-making, ‘grey belt’ is defined as land in the green belt comprising previously developed land and/or any other land that, in either case, does not strongly contribute to any of purposes (a), (b), or (d) in paragraph 143.

And just to remind you, paragraph 143 covers the purposes of the Green Belt.

a) to check the unrestricted sprawl of large built-up areas;

b) to prevent neighbouring towns merging into one another;

c) to assist in safeguarding the countryside from encroachment;

d) to preserve the setting and special character of historic towns; and

e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

Key changes to what we saw in the draft policy include the use of “strongly contribute” rather than the previous “limited contribution”, and the mention of three of the green belt purposes rather than all five.

So what does this all mean?

Land now needs to strongly contribute to one of three specified Green Belt purposes to avoid being classified as Grey Belt, making this definition easier to meet than that outlined in the consultation draft. Land will only avoid Grey Belt designation if there's a strong justification for refusing or restricting development. This change seems intended to broaden the scope of land classified as Grey Belt.

What is the Grey Belt?

Grey Belt is a term popularised by the Labour Party in April 2024 and added to the NPPF in December 2024. It refers to Green Belt land that is previously developed or does not strongly support some of the key purposes of Green Belt designation.

While Green Belt plays a critical role in protecting urban sprawl and securing natural green spaces, it's also important to note that land designated as Green Belt is not always beautiful rolling countryside. 

According to the NPPF, Grey Belt could include Green Belt land within or near settlements that does not promote urban sprawl, land where development won’t affect a town’s historic or special character. Perhaps disused scrubland, previously developed land in disrepair, or land with low biodiversity.

Typically this might look like:

• Previously developed or partially developed land
• Brownfield sites
• Agricultural land
• Recreational land or gardens

Many people assume Grey Belt land is only good for small housing developments, but in 2025 we’ve already seen some big, unexpected projects get the green light, surprising even seasoned real estate experts.This includes a 250 dwelling development from Gleeson in Billericay and a 50MW battery storage scheme from Anesco in Walsall.

‍

Grey Belt and the NPPF

Labour hasn't wasted any time getting its Grey Belt plans moving. At the end of July 2024 it released its proposals to amend the National Planning Policy Framework (NPPF) and in December added the Grey Belt definition to the NPPF.

How much Grey Belt land is available?

The updated Grey Belt description provides a clear framework for identifying land that qualifies as Grey Belt.

Our preliminary searches reveal over 70,000 potential sites across England. Notably, within the Green Belt areas surrounding London, there are more than 12,802 identified sites!

‍

How to find Grey Belt land

Following the NPPF guidelines, we recommend using these criteria to identify potential Grey Belt sites: previously developed land, land close to built-up areas, land not designated for environmental protection (such as National Parks, Areas of Outstanding Natural Beauty, or Sites of Special Scientific Interest), and land that won’t lead to the merging of settlements.

To help speed up your sourcing process, we’ve launched a one-click filter to locate potential Grey Belt sites anywhere in England.

This tool is available to all our standard and pro users. So, if you want to get ahead start on identifying Grey Belt land, you know what to do!

Is Grey Belt the solution to the housing crisis?

Just like developing on Brownfield land, developing on the Green Belt or Grey Belt will only ever be part of the solution. It should be integrated into a broader strategy for housing land supply that includes sites in our towns and cities, as well as other strategic or sustainable locations.

If you’d like to learn more about the tools we are using to discover Grey Belt opportunities, get in touch with us for demo of Searchland.

‍