Making the most of urban land: Brownfield Passports

[edit] Planning reform

The planning reform working paper 'Brownfield Passport: Making The Most Of Urban Land', was published at the end of September 2022, shortly before the consultation 'Proposed reforms to the National Planning Policy Framework and other changes to the planning system' closed. It invites views on further action that could be taken through the planning system to support the development of brownfield land in urban areas. It proposes options for a form of ‘brownfield passport’, which would set out what sort of development should be regarded as acceptable, with the default answer to suitable proposals being a straightforward yes.

These proposals relate to the principle, the scale, and the form of development, and to the potential wider use of Local Development Orders to grant area-wide permissions – all in a way that retains appropriate local oversight. A series of questions are posed at the end of the paper, to inform discussions with the sector before determining whether any of these proposals should be taken forward. There is no formal deadline, with next steps announced in due course. Responses are encouraged via Citizen Space here, if not responses can be sent by email to:communities.gov.uk brownfieldpassportcommunities.gov.uk @communities.gov.uk

For further information on related topics see also the Designing Buildings articles The grey, the brown and the golden rules of housing, Consultation on proposed reforms to NPPF and other changes to the planning system, and NPPF consultation briefing notes on terms.

[edit] Introduction to the paper

"Our cities and towns are at the heart of modern Britain. They are the engine rooms of our economy, fantastic places to live and work, and vibrant destinations for leisure and tourism. Around 85% of England’s population now lives in urban areas, and while there was a brief decline in urban population growth during the pandemic, it has since bounced back strongly."

The Government says it wants to see cities and towns flourish, which means making sure there are enough homes to support further growth – and that these homes are affordable. It also wants urban centres to grow in a way which delivers long-term prosperity, with sustainable patterns of development, meaning that homes are close to jobs, and to take advantage of places with good connectivity. That is why it has already consulted on changes to national planning policy to raise housing targets, making them mandatory, enabling more homes to be built on ‘grey belt’ land, and requiring local authorities to review the Green Belt to meet housing needs. It has also established the New Towns Taskforce, charged with identifying a next generation of new towns, many of which will be major extensions to existing settlements.

[edit] Brownfield first

"Nonetheless, while these will be important in securing more new homes, the Government has been clear that the first port of call for development should be brownfield land. That means making the most of previously developed urban land – bringing derelict sites back into use, taking forward small sites which have been overlooked for too long, and seizing suitable opportunities to make better use of existing land and buildings, particularly where intensification supports local centres and brings improved accessibility and connectivity."

It is with these goals in mind that the government have proposed some immediate changes to national planning policy, including being explicit that the development of brownfield land should be regarded as acceptable in principle.

The Government will now be considering the responses to this consultation, with a view to publishing an updated National Planning Policy Framework before the end of the year. In parallel, the Government wants to consider whether there are opportunities to go further still in terms of providing faster and more certain routes to permission for urban brownfield land, and in particular, a ‘brownfield passport’ to ensure that the default answer to brownfield development is “yes”.

[edit] Government objectives

The government states is objectives as being:

• bringing vacant and under-used brownfield sites into more productive use
• identifying where existing developed land would benefit from redevelopment, intensification or a change of use, including where appropriate and sustainable in suburban areas
• having clear policies in place to communicate these opportunities, with plans and development proposals informed by the views of local communities
• ensuring such development contributes to making great places supporting healthy, resilient communities – using design guidance and codes as well as masterplanning to be clear about the quality expected locally, supported by the right infrastructure

They want to deliver the homes and other development the country needs in a way that draws as much as possible on existing infrastructure and access to jobs. And it is clear that many parts of our cities and towns could be put to better use: transforming derelict sites that are a blot on communities into valued parts of the urban fabric, and pursuing higher density, well-designed development in suitable and sustainable locations. It is central to opening up the opportunities which urban brownfield sites offer for small and medium enterprise (SME) builders, helping to diversify and grow the construction sector.

[edit] Government proposals

While the government is not considering an automatic planning permission mechanism on suitable brownfield sites or a removal of appropriate local oversight of the development control process, it considers viability and remediation as key in determining whether a site can be taken forward. As such it wants to explore ways to provide more explicit expectations for development that could lower the risk, cost, and uncertainty associated with securing planning permissions on brownfield land. This is intended to reduce uncertainty and hence risk to developers and help encourage and underpin better use of urban land.

In order to maximise clarity and certainty about opportunities to make the best use of urban land, it considers there is scope to make further policy changes, at both a national and local level, relating to the principle, scale, and form of development in different types of location. It is these potential changes that would form the ‘brownfield passport’: setting clear parameters which, if met, serve as accepted markers of suitability, with approval becoming the default and a swifter outcome.

The proposals here would not form part of the changes to the National Planning Policy Framework which was recently consulted upon but would be incorporated within a suite of more accessible, web-based national policies for development management that it has committed to taking forward subsequently. As such it keen to gather views on the proposals before deciding whether and how they should be worked up in more detail.

To review the proposals in full via a pdf or the web visit "Policy paper Planning Reform Working Paper: Brownfield Passport" and submit responses as described above.

[edit] Related articles on Designing Buildings

• Brownfield Passport.
• Consultation on proposed reforms to NPPF and other changes to the planning system.
• Detailed planning permission.
• Golden rules for the release of land.
• Grey belt.
• How long does it take to get planning permission.
• How long does planning permission last.
• IHBC response to revised NPPF.
• Killian Pretty Review.
• Local plan.
• Localism Act.
• National Planning Framework.
• National Planning Practice Guidance.
• Neighbourhood development order.
• Neighbourhood planning.
• NPPF consultation briefing notes on terms.
• NPPF inquiry.
• Outline planning permission.
• Planning legislation.
• Planning permission.
• Planning policy replaced by the NPPF.
• The grey, the brown and the golden rules of housing.

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