How Beyonce is using planning loopholes to build her spectacular dream mansion on greenfield land in the Cotswolds

Pop superstar Beyonce and her billionaire rapper husband Jay-Z are set to build a spectacular mansion in the Cotswolds.

And they can only do this in beautiful rural areas, in an almost undeveloped area, thanks to a planning loophole that the rich are increasingly exploiting.

The 18-acre site in Oxfordshire, which they are understood to be on the verge of purchasing, has planning permission for a ‘magnificent rural property’.

Permission was granted under the ‘special exemption’ rule, which allows the construction of ‘architecturally significant buildings’ that planners would otherwise say no to, despite applications for new buildings in greenfield areas being routinely rejected.

The plans for Beyoncé’s believer location appear to fit the bill, with designs featuring a mansion partially suspended above the surface of a man-made lake.

It is located between Banbury and Chipping Norton, a long-time haunt of former Prime Minister David Cameron.

Soho Farmhouse, the private members’ club loved by the Duchess of Sussex and her immediate neighbors David and Victoria Beckham, is a healthy countryside walk away.

Jay-Z and Beyonce photographed in Paris in June

18 acres of land in Oxfordshire they are understood to be on the verge of buying have planning permission for a ‘magnificent rural property’

Promotional work for the property, which currently consists of just a derelict shed and a man-made lake full of moss, reveals that planning permission has already been granted for a new mansion.

This permission was granted by Cherwell District Council in 2021 under a clause allowed under national planning rules, which gives a free pass to the kind of spectacular plans seen on Channel 4’s Grand Designs. It has been called a ‘rich person clause’ by critics.

This particular design is for a ‘large contemporary’ house with seven beds, seven reception rooms and seven bathrooms.

The ‘completely unique’ property listing, which states it is now ‘sold under contract’, continues: ‘The site of the new home sits at the head of a long drive that winds through beautiful countryside to a magical woodland lake.

‘The permission was given to create a residence that cantilevers over its own lake, has incredible room volumes throughout, will be extremely light and has stunning views over the surrounding countryside.

‘The location and clearance are second to none.’

Seymour-Smith Architects, the firm behind the design, gave it a 100 per cent success rate, boasting that the planned house would be the fifth to receive planning permission under the ‘architecturally significant buildings’ clause.

The architects said online about the ‘pretty magical’ project: ‘The proposal was for a flexible, multi-generational house that would allow three one-family households to live independently but together; three independent but connected living environments.

‘It was important that each had its own entrance, living area and outdoor space; but at the same time it was not three houses, but one house that could be lived in different ways.

‘This was to be the home of a family who enjoyed spending time with each other and providing care solutions for young and old.

‘The house will be nestled among the trees and dramatically rise above the water.’

The man-made lake in the currently undeveloped area has been revealed to be Beyonce’s future home

The local village doesn’t have a single pub or shop, but it boasts two churches and free community book shopping when celebs get bored of Soho Farmhouse.

One local resident, who asked to be named only as David, 71, said: ‘I don’t know much about Beyonce. Everyone is looking at him to see what kind of person he is.

“I don’t think it’s going to make much of a difference because we already have David Beckham, Claudia Winkleman, all the people here. Isn’t this just another one?”

A previous house that benefited from the ‘rich person clause’ was a partially underground Teletubby-style house called Bigbury Hollow in Kent, featured on Grand Designs.

Beyonce and Jaz-Z became the latest in a string of American celebrities to take an interest in the trendy Cotswolds, shortly after comedian Ellen DeGeneres moved away.