Brownfield Passports: Unlocking the Development Potential of Urban Land

The recent unveiling of the Ministry of Housing, Communities & Local Government (MHCLG) policy paper titled Brownfield Passport: Making the Most of Urban Land has generated significant interest in the planning and development sector. Aimed at rejuvenating urban areas by maximising the use of previously developed land, this policy initiative is being viewed as a potential game-changer for developers and landowners alike. Bartons Planning & Development Consultancy, with its deep expertise in planning and commercial strategy, sees exciting opportunities within this framework for those looking to maximise land value and develop urban sites profitably.

What Are Brownfield Passports?

In essence, the concept of a Brownfield Passport aims to provide a clearer route for the development of urban brownfield sites. The government, through the new policy, is attempting to remove the barriers that often hinder the efficient use of previously developed land, or “PDL”. Sir Keir Starmer, during the Labour Party Conference, alluded to this idea when he mentioned the introduction of “new planning passports that will turbo-charge housebuilding in our inner cities.” This sentiment was echoed by Rachel Reeves, promising to make brownfield land a key component of urban transformation.

A Brownfield Passport is essentially a set of streamlined planning parameters for previously developed urban land, designed to accelerate the process of gaining planning consent. It proposes that, by setting clear guidelines on what constitutes acceptable development for a given site, the default response to a qualifying brownfield proposal should be a straightforward “yes.” This initiative seeks to reduce planning uncertainty, cost, and time—all major factors that can hinder landowners and developers from pursuing urban opportunities.

At Bartons, we recognise that the introduction of a Brownfield Passport system could present unique opportunities for our clients. Whether you are a landowner looking to realise the latent value of a disused property, or a developer seeking to take advantage of the evolving policy landscape, understanding how to navigate this new system will be crucial to maximising returns.

Timing and Policy Context

The release of the Brownfield Passport policy coincides with a wider range of significant planning developments, including the Proposed Reforms to the National Planning Policy Framework (NPPF). These reforms are designed to put a stronger emphasis on the use of brownfield land, as outlined in the July 2024 consultation. It makes it clear that development should focus on urban land as a priority, supported by the statement: “the default answer to brownfield development should be ‘yes’.”

This direction towards urban densification aligns with other ongoing initiatives, such as proposed zoning systems and Local Development Orders. These measures, taken together, indicate a significant shift towards a more predictable planning environment for urban development. For developers, this translates to reduced risk, while landowners are provided with greater clarity about the value of their assets.

Bartons can help you stay ahead of the evolving regulatory landscape. Our expertise in planning and commercial strategy enables us to translate policy opportunities into real, quantifiable gains. Whether it’s through strategic site promotion, developing design codes, or managing stakeholder engagement, we position your assets for success in this dynamic environment.

Brownfield Passports Versus Traditional Planning Permission

The Brownfield Passport initiative, while progressive, does not constitute an automatic planning permission. Instead, it aims to remove the major hurdles that often deter developers from targeting urban brownfield sites. The policy does not advocate for bypassing local oversight entirely; instead, it focuses on providing more explicit expectations for development. It suggests that clarity in scale, type, and form of development will help mitigate the uncertainty that surrounds many brownfield opportunities.

For instance, the Brownfield Passport may involve changes at both national and local levels to establish the principle of development more definitively. It might also introduce standard parameters for urban brownfield sites—such as minimum building heights in high-accessibility locations—to signal what is acceptable right from the outset. While not a carte blanche approval, such policy adjustments significantly strengthen the starting position of developers.

This presents a lucrative window for landowners and developers who act quickly. Bartons is adept at navigating these planning processes and leveraging opportunities for clients. With careful site evaluation and understanding of both national and local policy frameworks, we can craft proposals that align with the passport parameters, thereby accelerating planning consents and ultimately maximising the development potential of urban brownfield sites.

Options for Implementation

The government is exploring a range of approaches to maximise the impact of the Brownfield Passport. These include:

1. Further Tightening of the NPPF: The policy could stipulate that development on brownfield land within urban settlements is deemed acceptable unless specific exclusions apply, such as flood risk that cannot be mitigated. This would represent a strong national directive favouring brownfield development.
2. National Development Management Policies: By establishing minimum development expectations, this system could help make urban brownfield sites more attractive for higher-density development. Such policies could, for example, enforce a minimum number of storeys for development along major streets. The approach is akin to international ‘upzoning’ efforts that have successfully intensified urban areas. Bartons can guide clients in ensuring their projects align with these policies, ensuring the best chances of approval while maximising the value of their assets.
3. Local Development Plans and Design Codes: Encouraging local planning authorities to use design codes to set expectations around the acceptable types of development will allow for more consistency in decision-making. We work closely with local authorities and can help clients navigate local plan requirements effectively, ensuring that proposals not only meet but exceed the guidelines set by local development plans.
4. Local Development Orders: These would grant upfront consent to developments meeting specified criteria without requiring individual applications. This could be a major step towards creating ‘zones’ where specific types of development are permitted by default, reducing bureaucratic delays. Bartons is well-placed to assist developers in capitalising on these opportunities, ensuring compliance while pursuing the highest return on investment.
5. Integration with the National Scheme of Delegation: Linking brownfield passports with the national scheme of delegation, as committed through the Planning and Infrastructure Bill, could further streamline the planning process. Such integration has the potential to expedite approvals for projects that align with the policy objectives. Our consultancy is ready to guide clients through these evolving processes, ensuring that projects not only meet regulatory standards but thrive in this new planning landscape.

Broader Implications: Extending Beyond Brownfield

Interestingly, the policy paper concludes by hinting that some of these measures could also apply to non-brownfield urban sites. This could open further opportunities for landowners with underused urban plots that might not fall under the definition of “previously developed land” but still hold considerable potential for contributing to urban densification.

For developers, this is a clear indication of where the market is heading. Urban intensification, be it through brownfield or other land types, is set to become a critical component of sustainable housing supply. By working with Bartons, clients will be better prepared to navigate this complex environment and make strategic decisions that capitalise on these unfolding opportunities.

How Bartons Can Assist

The introduction of the Brownfield Passport concept represents a unique moment in the evolution of planning policy. For landowners, the potential to enhance land value by benefitting from clear policy support is enormous. For developers, the ability to proceed with greater certainty, reduced costs, and lowered risks makes urban brownfield sites a compelling prospect.

Bartons Planning & Development Consultancy is ideally positioned to help clients take full advantage of these opportunities. With our comprehensive understanding of both the technical planning framework and the commercial imperatives that drive value, we can provide a strategic partnership that goes beyond the basics of planning. From navigating complex legislative changes to managing planning applications and ensuring compliance with emerging development codes, Bartons provides end-to-end support that maximises returns for landowners and developers.

Conclusion

The Brownfield Passport is more than just a policy term; it represents an opportunity to reshape urban development in a way that prioritises efficiency, sustainability, and profitability. Whether you’re a landowner seeking to maximise value or a developer aiming to accelerate the planning process and reduce risk, Bartons Planning & Development Consultancy has the expertise to guide you through this evolving landscape. With proactive advice and strategic insight, Bartons ensures that our clients are well-positioned to seize these opportunities and realise the full potential of their urban assets.

To learn more about how Bartons can assist you in navigating the opportunities presented by brownfield development, please contact us today. Let’s work together to transform urban challenges into profitable ventures.