"We know that large developers favour building on our countryside, while the number of brownfield sites continues to grow. More identikit, car-dependent executive homes are needlessly built in our countryside"
- Roger Mortlock - CPRE
New research from the countryside charity CPRE reveals that over half of brownfield sites in England had full or in-principle planning permission in 2024, meaning they could rapidly deliver new homes. Prioritising these sites could help the government move more quickly towards its target of 1.5 million new homes.
Brownfield sites are typically located near existing infrastructure, including public transport, schools, and healthcare facilities, making them advantageous for development. CPRE’s analysis shows that England has enough brownfield land to build almost 1.5 million homes, highlighting the potential to meet the UK-wide housing target with minimal use of undeveloped greenfield land.
Regenerating brownfield areas could also bring investment to regions where housing demand is most acute, particularly London, the South East, the West Midlands, and the North West. Compared with greenfield developments, building on brownfield land generally allows for quicker timelines, helping the government deliver homes faster and reducing the environmental impact of urban sprawl.
Data gathered from Local Authority brownfield registers up to 2024 shows a 16% increase in sites registered as suitable for development. CPRE notes that brownfield land is a constantly renewing resource, as more town-centre land becomes available and low-density housing estates are replaced with higher-density developments.
Despite official policy promoting brownfield development, 46% of housing completions in 2021/22 occurred on greenfield sites. The Local Government Association estimates that there are a further 500,000 planning permissions for greenfield development. CPRE highlights that building on greenfield land degrades already nature-depleted landscapes and threatens ecosystems essential to combating climate change.
A brownfield-first approach could also drive community regeneration, fostering social and economic growth. Transforming neglected sites into housing developments can attract residents and businesses to urban areas, creating vibrant communities. CPRE suggests that brownfield development should be complemented by sustainable urban extensions and new towns, incorporating green spaces, renewable energy, and smart infrastructure to ensure functional and resilient communities.
CPRE is calling on the government to:
Enforce a brownfield-first policy for new housing, including focusing Homes England investment on brownfield sites and rejecting speculative greenfield development
Regularly update brownfield registers to ensure land can be redeveloped
Set ambitious and enforceable targets for affordable and social homes on shovel-ready brownfield sites
“The government has pledged a brownfield-first approach to new housing, but the reality is more unnecessary development on green fields. A new approach to local housing numbers has massively increased the target in many rural areas without any evidence of local need and without the infrastructure to support new communities,” said Roger Mortlock, chief executive of CPRE. “We know that large developers favour building on our countryside, while the number of brownfield sites continues to grow. More identikit, car-dependent executive homes are needlessly built in our countryside."
“The recent brownfield passports are a great first step, but if the government is serious about a brownfield-first approach, it needs more teeth. We need targets for brownfield sites, up-to-date brownfield registers, and investment in genuinely affordable and social homes on brownfield land. If we want homes that tackle the housing crisis, revitalise our towns and cities, and create vibrant, sustainable communities close to existing infrastructure, then these unused brownfield sites have to be the place we start.”
