What is Grey Belt, Green Belt, Greenfield & Brownfield?

 

With the new Labour government talking about grey belt in July 2024, it was time Planning Geek looked at the various land designations and explained what each of them are. Are they all planning terms?

This page will look at grey belt, green belt, greenfield and brownfield, as these terms are often found in the media.

 

What is brownfield land? 

 

Brownfield is simply ‘previously developed land’. In other words land that has already been built upon. Although not all land that was previously developed qualifies as ‘Previously Developed Land’ The National Planning Policy Framework (NPPF) states that agricultural or forestry buildings do not count for example.

The description of Previously Developed Land can be found in the NPPF.

Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes: land that is or was last occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill, where provision for restoration has been made through development management procedures; land in built-up areas such as residential gardens, parks, recreation grounds and allotments; and land that was previously developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape.

Brownfield land is favoured for development. Examples might include old industrial sites, redundant commercial buildings etc. As mentioned in the NPPF, any sites where nature has taken over will no longer be considered brownfield land and would once again be considered greenfield land.

According to government figures around 9% of land within England is brownfield land.

Brownfield redevelopment is a crucial aspect of sustainable urban development, as it allows for the reuse of land, reduces urban sprawl, and helps to restore and protect the environment.

 

What is greenfield land?

 

Greenfield refers to land that has never been built on before.  This accounts for around 90% of land within England. It is not a planning term as such. It is in reality more a description of a site’s physical characteristics. Greenfield land will be found within Green Belt areas.

Any development locations considered by the local authority will favour brownfield over greenfield land. However it can and is developed especially in urban areas,

Greenfield will also contain land which had previously been developed, but where nature has reclaimed the foundations of pervious structures.

This land has development potential because it is essentially a blank slate, it offers significant flexibility for new development projects, including residential, commercial, industrial, and recreational developments. However on the downside developing it can lead to the loss of natural habitats, agricultural land, and open spaces, potentially impacting local ecosystems and biodiversity.

Local authorities will often want to keep a ‘green wedge’ between settlements to prevent merging of towns and villages to help them retain their individual identities. Local authorities often wish to avoid coalescence.

 

What is Green Belt land? 

 

Green Belt land, should not be confused with greenfield land above. It isn’t a description rather it is is planning policy designed to manage growth and prevent urban sprawl. Green Belt can include both greenfield and brownfield land. It can include entire villages and towns.

About 13% of all land in England in Green Belt.

 

 

According to the NPPF, Green Belt serves five purposes

a) to check the unrestricted sprawl of large built-up areas;
b) to prevent neighbouring towns merging into one another;
c) to assist in safeguarding the countryside from encroachment;
d) to preserve the setting and special character of historic towns; and
e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

The NPPF goes on to say: “A local planning authority should regard the construction of new buildings as inappropriate in the Green Belt. Exceptions to this are:

a) buildings for agriculture and forestry;
b) the provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotments; as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it;
c) the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;
d) the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces;
e) limited infilling in villages;
f) limited affordable housing for local community needs under policies set out in the development plan (including policies for rural exception sites); and
g) limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use (excluding temporary buildings), which would: ‒ not have a greater impact on the openness of the Green Belt than the existing development; or ‒ not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land and contribute to meeting an identified affordable housing need within the area of the local planning authority. “

Green Belt is fairly well protected, although some local authorities have allowed certain development to take place on selected areas. However it is important to understand that outside of major cities and towns the amount of Green Belt is very limited.

With only 13% of land being designated as Green Belt, it leaves plenty of opportunities. However it plays a crucial role in sustainable urban planning by balancing development needs with environmental preservation and community well-being.

 

What is Grey Belt land? 

 

Until recently the term Grey Belt didn’t exist, although the term ‘greyfield’ did exist in some quarters. It was first mentioned by Labour in the run up to the 2024 General Election. It is understood to include poor quality and ugly land in Green Belt areas

Examples of Grey Belt land may include disused fuel stations, disused golf courses, car parks, old shopping centres and wastelands.

Grey belt land will be developed after brownfield land according to the Government’s election promises. Both will come ahead of other Green Belt land, which must have at least 50% affordable.

Until it is officially designated, if ever, we will just need to guess as to what might be included.

Developing some grey belt land might not be easy – old petrol stations for example are likely to still contain fuel tanks, which will involve contamination issues.

Grey belt redevelopment can contribute to sustainable urban growth by reducing the need to develop greenfield sites, thus preserving natural landscapes and reducing urban sprawl.

 

Page Updated: 22nd September 2024