On 22nd September 2024 the Ministry of Housing, Communities and Local Government released a policy paper titled "Planning Reform Working Paper: Brownfield Passport". This working paper outlines an ambitious plan that could reshape how we approach urban brownfield sites, aiming to streamline development on these previously used, often derelict, areas by making development approvals simpler, quicker and more predictable.
For those of us in the planning and town consultancy sector the concept of a "Brownfield Passport" presents exciting opportunities but also raises critical questions about balancing urban regeneration with local needs.
What is the Brownfield Passport?
The Brownfield Passport is essentially a proposal that would ensure that suitable brownfield development receives a near-automatic green light. If a proposed development meets specified criteria relating to its scale, form and location, the default response from planning authorities would be “yes”.
This could significantly reduce the time, risk, and cost involved in securing planning permission, encouraging more developments on brownfield land. As the government seeks to address the housing crisis and promote sustainable urban growth, the passport could be an effective tool to breathe new life into previously overlooked urban sites.
Key Aims of the Policy
The government’s core aims are twofold:
Housing Supply: To ensure enough homes are built, especially in areas of high demand, and that these homes are affordable.
Sustainable Urban Growth: To promote growth in a way that encourages proximity between homes, jobs, and transport, thus fostering more sustainable urban patterns.
The working paper places a strong emphasis on brownfield sites as a priority for development, which could help ease the pressure on Green Belt land and other undeveloped areas.
How Does the Brownfield Passport Work?
The Brownfield Passport sets clear parameters that streamline the development process by focusing on three primary factors:
Principle of Development: The National Planning Policy Framework (NPPF) already states that substantial weight should be given to the value of using suitable previously developed land within settlements. This reflects the long-standing emphasis on making the most of brownfield sites for urban regeneration. However, recent consultations propose taking this further by stating that development on such land should be acceptable in principle, provided certain exclusions (like flood risk or access issues) do not apply.
Scale of Development: The working paper suggests that many of England’s urban areas have been developed at a low density, especially compared to European cities like Barcelona and Paris. The passport could set minimum density requirements or building heights for developments in key locations, encouraging higher-density developments where appropriate. Policy could be amended to set parameters through local development plans, particularly through design codes, instead of at national level.
Form of Development: The diverse character of urban areas offers valuable opportunities to identify small sites, regenerate vacant brownfield land, and redevelop existing plots at higher densities. These urban typologies often present shared opportunities, whether they are located within different local authority areas or across various regions of the country. The Government is therefore exploring the potential of using design guides and codes that reflect the unique character of each place and how these tools could help identify development opportunities and provide clear guidelines on the types of projects that would be considered appropriate in specific locations.
Another innovative aspect of the Brownfield Passport is its potential integration with Local Development Orders (LDOs). By aligning the scale and form of development with LDOs, this approach could grant upfront consent to projects that meet predefined criteria. Recognising that planning is fundamentally a local process, the decision to use an LDO would remain under local authority control, ensuring that any LDOs are developed with meaningful community engagement and reflect local priorities.
Opportunities for Planning Consultancies
For planning consultancies, the Brownfield Passport represents both opportunities and responsibilities. With clearer guidelines and faster permissions, there is potential for consultants to help developers navigate the new landscape effectively, ensuring that projects align with local policies and design codes.
However, balancing the speed of development with maintaining the integrity of local urban areas will be crucial. Ensuring that these developments contribute positively to local communities — in terms of infrastructure, design, and sustainability — will be a key area where consultancies can offer their expertise.
The Road Ahead
The government is still consulting on these proposals, with the aim of incorporating the feedback into an updated National Planning Policy Framework later this year. Whether the Brownfield Passport will emerge as the transformative tool it promises to be depends on how well it can be integrated with local planning frameworks and how successfully it can foster the right kind of urban growth.
Nonetheless, the Brownfield Passport offers an optimistic vision for a planning system that supports efficient, sustainable development of urban areas, while maintaining appropriate local oversight. The consultation period offers a crucial opportunity for stakeholders — from developers to local communities — to shape this initiative into a practical, balanced policy that benefits everyone.
Final Thoughts
The Brownfield Passport could revolutionise how we approach brownfield development, making it easier to regenerate underused sites and contribute to urban renewal. As planning consultants, staying ahead of these changes is critical. By understanding the implications of this policy and working closely with developers and local authorities, we can help shape the future of our urban environments to be both prosperous and sustainable.
This is a policy shift that could bring long-lasting benefits, not only by unlocking development opportunities but also by helping to create healthy, resilient communities in our urban centres. As always, the devil will be in the details, but the potential is certainly there for this to be a game changer in planning and development.
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At Bluestone Planning we not only specialise in securing planning permissions for brownfield developments and urban regeneration projects but also in guiding clients through the complexities of local planning frameworks. Our team is well-versed in navigating policy changes like the Brownfield Passport, helping you understand new opportunities while ensuring that projects align with local and national planning objectives. Whether you are looking to develop underused sites or optimise urban land use we can provide expert guidance on how impending government policies may affect your land use plans.
For more information on how we can assist with your development projects or navigating the Brownfield Passport policy, contact us at Bluestone Planning by calling +44 1235 766825 or emailing admin@bluestoneplanning.co.uk
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