How to Get Green Belt Planning Permission: Very Special Circumstances Explained
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Introduction - Green Belt Planning Permission: Very Special Circumstances
Getting planning permission on Green Belt land is tough—but not impossible. If your proposal demonstrates real environmental or community benefit, you may qualify under what planners call Very Special Circumstances.
In this guide, we’ll explain how you can successfully navigate Green Belt policies to unlock development opportunities—particularly for eco-holiday homes, low-impact lodges, and sustainable rural projects.
With political pressure mounting to reform Green Belt policy—especially for sustainable or affordable housing—the door is slowly opening. And with the National Planning Policy Framework (NPPF) already allowing exceptions for developments that enhance the environment, there’s room for carefully designed projects to succeed.
There are essentially three main ways to gain planning permission in the Green belt:
Grey Belt, where you develop on previously developed land.
Very Special Circumstances, where there are 13 special circumstances which can be used to gain planning permission.
Paragraph 84, which outlines exceptional circumstances for building isolated homes in the countryside
The treehouse development was justified on the basis of delivering significant visual and environmental enhancements to the site. Remediation and decontamination works were required, and the resulting scheme brought about a substantial improvement to the area’s overall condition and appearance.
Key Factors “Very Special Circumstances” for Greenbelt Developments
To successfully gain permission for development within the Greenbelt, applicants must demonstrate “very special circumstances” under the NPPF. These circumstances can include environmental improvements, economic contributions, or visual enhancements to the landscape. Eco holiday homes, which inherently focus on sustainability, may qualify under these circumstances if they can show clear benefits.
Projects prioritising sustainability— energy efficiency, ecological conservation, and low environmental impact—are more likely to be favourably considered. Rural worker accommodations or custom-built eco-homes have been approved based on such criteria. Demonstrating how a project mitigates negative environmental impacts or boosts local economies can tip the scales in favour of approval—the Urbanist Architecture. Our collaborators have also written extensively on the Decoding 13 Green Belt very special circumstances.
Below, we have outlined the Very Special Circumstances in order of what may be the most appropriate to your project:
Very Special Circumstances for Planning Permission
Self-build and custom build housing
A home where the owner plays a part in the design or build can be accepted as a very special circumstance for gaining planning approval. It’s important to note that the self-builder does not have to actually build the home. The term self-build is often misunderstood in this manner.
The lack of a five-year housing land supply
If your site’s local council is currently unable to demonstrate a five-year housing land supply, there may be increased potential for Green Belt development opportunities. In such a situation, the planners may favour sustainable development if it helps support the five-year housing supply, which they otherwise would not be able to meet. We recently worked with a client with a site in Malvern Hills who was able to successfully develop some Eco-Homes due to the local council not providing a sufficient housing supply.
Contribution to the local economy and tourism
There may be instances where planning permission is granted for contributing to the local economy and tourism. This will require the local council to judge that the economic benefits of the development outweigh the potential harm to the green belt. This is a policy that could be looked into for eco-holiday homes; however, it will more than likely require more than 1 unit and would have a substantial positive impact on the local tourism. This would be the real test.
Visual or environmental improvements
A policy like this is typically based on improving the visual impact of a space, for example, a site with contaminated land that requires remediation could qualify. It would also require the design of a space that is particularly beautiful and remediates this otherwise damaged and neglected space. This can apply to eco-homes and holiday homes, so long as the design is well considered.
Rural worker accommodation
There have been situations where on-site accommodation for rural or agricultural workers has been approved. We recently supported a project in Surrey, where the client developed accommodation as a means to support native vegetable growth within a small holding.
Health reasons under personal circumstances
While personal circumstances are not typically considered relevant within the planning application or appeal process, there are exceptions where health-related needs may be taken into account. In particular, planning authorities have, in some instances, granted approval where applicants can demonstrate a genuine and pressing health requirement that cannot reasonably be met within their existing accommodation.
For example, individuals with significant disabilities or serious medical conditions who require daily care—especially where such care can only be provided by close relatives living nearby—may present a strong case for approval. Each application is considered on its merits, and robust medical evidence is usually required to support claims of exceptional health-related need.
Improved recreational facilities for the community
In some cases, planning permission may be granted for developments within the green belt where they deliver tangible improvements to recreational facilities for the local community. For example, proposals that include new or enhanced training facilities, accessible green spaces, or other amenities alongside a serviced accommodation scheme may be viewed more favourably. As with all such projects, careful consideration must be given to financial viability and the overall benefit delivered to residents.
Existence of a fallback position
A fallback position arises where there is an existing or extant planning permission on a site. In such cases, the applicant may reference this previous approval as a material consideration in support of a new planning application. The existence of a fallback can strengthen the case for an alternative proposal, particularly where the new scheme would result in a planning outcome equal to or better than the previously approved development.
Meeting specific development needs
In certain cases, if there is an identified need for a particular type of development within an area, this can be considered a very special circumstance in planning terms. For example, where there is a demonstrated shortage of serviced accommodation or luxury homes, proposals that address this shortfall—such as a high-quality holiday let or luxury home scheme—may be more likely to gain support, even on sensitive sites such as those within the green belt.
Heritage balance
Heritage balance involves weighing the benefits of conserving or enhancing a heritage asset—such as a building within a conservation area—against any potential harm to planning designations like the green belt. For instance, if a dilapidated historic structure within the green belt is proposed for conversion to high-quality serviced accommodation, planning authorities may consider this positively if the scheme secures the long-term future of the heritage asset. However, it is important to note that such proposals are often only supported where significant improvement is needed, and the costs of repair and conversion can be substantial, sometimes impacting financial viability.
Conversion of listed buildings
The conversion of listed buildings can sometimes be supported, particularly in areas with an acute need for additional housing, such as those not meeting their five-year housing supply requirements. Where such conversions are proposed, it is essential to engage with Historic England and local conservation officers to ensure that the scheme preserves the character and significance of the heritage asset. Proposals that sensitively adapt listed buildings while addressing local housing needs are often viewed favourably, provided that key historic features are retained and the overall integrity of the building is respected
Educational facilities
In certain cases, planning permission for educational facilities within the green belt may be supported, particularly where there is a clear lack of suitable alternative sites outside the green belt. This is most often applicable to the expansion or improvement of existing educational establishments already located within the green belt. Planning authorities will require robust evidence that no other viable options are available before approving such development.
The lack of traveller accommodation
There are circumstances where planning permission may be granted for traveller accommodation, particularly in areas with an identified undersupply. For example, in some locations, such as Birmingham, a lack of dedicated sites for travellers has led to increased pressure on local parks and other public spaces. In response, local authorities are often required to facilitate appropriate accommodation to meet assessed needs and to prevent unauthorised encampments. Well-considered proposals for traveller sites can therefore receive support where they address an evidenced local shortfall.
A treehouse project we undertook for a client who was looking to build in the green belt. The project took advantage of providing visual and environmental improvement to the imediate area as the site had become particularly neglected and required various remediation work.
Steps to Preparing a Strong Planning Application in the Green Belt
Conduct an Environmental Impact Assessment (EIA): Start with a thorough evaluation of the potential ecological impacts.
Prepare Detailed Sustainability Reports: Include renewable energy plans, conservation strategies, and visual impact assessments.
Engage with the Local Council and Community Early: Building relationships and gathering support can make a difference.
Develop a Strong Design and Access Statement: Focus on how eco-friendly practices are integral to the design.
Work with Professionals: Engage experts such as ecologists and architects who specialise in Greenbelt developments to strengthen your proposal.
Understanding Greenbelt Restrictions
Green Belt land is protected to prevent urban sprawl and safeguard the countryside, as set out in the National Planning Policy Framework (NPPF). The default position is a strong presumption against development—particularly for new buildings—unless you can demonstrate 'Very Special Circumstances'.
For those seeking Green Belt planning permission, especially for eco-homes or sustainable holiday lets, it’s essential to understand how your proposal might align with national policy. NPPF Paragraph 11d offers a potential route forward by supporting developments that meet the principles of sustainable development, particularly when local needs, environmental protection, and economic viability can be shown to co-exist.
Though gaining approval on Green Belt land is undeniably challenging, well-considered projects that support rural diversification, use low-impact construction, and promote sustainability stand a better chance of success.
How can we help
As RIBA-chartered architects based in Birmingham, we specialise in eco-homes and luxury holiday lets, including projects in the green belt. Securing planning permission for eco holiday homes in these areas is challenging but possible—especially when you can demonstrate sustainability, local economic benefits, and genuine need.
Because some sites are more suitable than others, we recommend starting with a feasibility study or pre-application advice. With expert guidance, thoughtful design, and a clear understanding of planning policy, your green belt project can support both environmental goals and local communities.
Ready to explore your options? Get in touch to discuss your vision or learn how this process aligns with the RIBA Work Stages.
Green Belt Homes an early development drawing
