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

And they are only able to do so in the beautiful countryside, on a virtually undeveloped site, thanks to a planning loophole increasingly exploited by the rich.

The 18 acres in Oxfordshire they are understood to be on the verge of buying has planning permission for a ‘spectacular rural estate’. 

Permission was only granted – despite new building applications on greenfield sites routinely being rejected – under a ‘special exemption’ rule that allows for the erection of ‘architecturally important buildings’ where planners would otherwise say no.

The plans for Beyonce’s believed site seem to fit that bill, with designs featuring a mansion partially suspended above the surface of a man-made lake.

It lies between Banbury and Chipping Norton, long the country haunt of former Prime Minister David Cameron.

Exclusive private members club Soho Farmhouse, beloved of the Duchess of Sussex and near-neighbours David and Victoria Beckham, is a healthy country stroll away.

Promotional puffs for the property, which currently features only a derelict shack and algae-filled man-made lake, reveal that planning permission has previously been granted for a new mansion.

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

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

The ‘totally unique’ property listing – which says it is now ‘sold subject to contract’ – continues: ‘The site for the new house is at the head of a long drive that meanders through beautiful countryside to a magical woodland lake.

‘Permission has been granted to create a dwelling that part cantilevers over its own lake, has incredible room volumes throughout, will be exceptionally light and have stunning views over surrounding countryside.

‘The position and the permission are unrivalled.’

The firm behind the design, Seymour-Smith Architects, has boasted that the planned house is its fifth to win planning consent under the ‘architecturally important buildings’ clause, giving it a 100 per cent success rate.

The architects said online of the ‘rather magical’ project: ‘The brief was for a flexible, multi-generational house, to allow three households of one family to live independently but together – three self-contained yet linked living environments.

‘It was important for each to have its own entrance, living space and outside space – but also that this wasn’t three houses, but rather, one house that could be lived in in different ways.

‘This was to be a home for a family enjoying each other’s time and company, providing care solutions for young and old.

‘The house will be nestled among the trees, and dramatically projecting over the water.’

The local village does not have a single pub or shop, but does boast two churches and a free community book exchange for when celebrities tire of Soho Farmhouse.

A resident who asked only to be identified as David, 71, said: ‘I don’t know much about Beyonce. Everybody has been looking her up to see what she’s like.

‘I don’t think it will make much difference because we have already got David Beckham, Claudia Winkleman, all the people are here. It’s just another one isn’t it?’

A previous home taking advantage of the ‘rich person clause’ was a partially underground Teletubby-style house called Bigbury Hollow in Kent, which featured on Grand Designs.

Beyonce and Jaz-Z are the latest in a series of American celebrities to be drawn to the fashionable Cotswolds, not long after comedian Ellen DeGeneres moved in.