Brownfield vs greenfield is the first reading a developer makes on a site, because the two classes are treated differently by policy, priced differently by the market and cost differently to build on: brownfield land, previously developed land in the framework's words, is land that is or was occupied by a permanent structure and its fixed surface and curtilage, and policy gives substantial weight to using it, lists it on the authority's brownfield register and can grant permission in principle on it; greenfield land has never been built on or has returned to nature, and outside an allocation it is read against the countryside policies and, where it applies, the green belt. What is a brownfield site is not the same question as whether the land is contaminated, though the two often coincide, and brown field meaning in the framework excludes agricultural buildings, mineral workings and landfill that have been restored, and private gardens in built-up areas, which are not previously developed land whatever the shed on them. This page sets out brownfield land and greenfield sites as the developer reads them, and what each does to the appraisal.
What previously developed land includes and excludes
The definition takes land occupied by a permanent structure, including the curtilage of the developed land and any fixed surface infrastructure, and it excludes land occupied by agricultural or forestry buildings, land developed for minerals or waste where provision for restoration has been made, land in built-up areas such as residential gardens, parks and allotments, and land that was previously developed but where the remains have blended into the landscape. A yard with a barn on it is agricultural, a large garden is not brownfield, and a developer who reads the shed as previously developed has read the framework wrong.
The register, permission in principle and what policy gives
Each authority keeps a brownfield land register of previously developed sites suitable for housing, and may grant permission in principle on sites it enters in part two of the register, which settles the principle of housing before the technical details; the register is also where the developer reads which sites the authority already accepts. Policy gives substantial weight to the value of using suitable brownfield land within settlements, and the presumption in favour of sustainable development runs harder on it; greenfield outside the plan's allocations is read against the countryside and, where it applies, the green belt and the grey belt definition the guide on grey belt sets out.
Cost, value and what the file keeps
Brownfield sites carry abnormal costs, demolition, contamination, remediation, services already there and services in the wrong place, which the appraisal takes off before the land value is read; greenfield sites carry the infrastructure, the section 278 works, the net gain units and the policy risk. The developer reads the class, the register entry and the abnormals before the offer, and the guide on the valuation of development land sets out where each sits in the residual; Curtilo Pro keeps the class read, the register entry and the abnormals estimated against the plot with the date, so the offer and the file agree.
Questions people ask about brownfield vs greenfield
Is a garden brownfield land?
Not in a built-up area: residential gardens are excluded from previously developed land by the framework. Building in one is read as garden development against local policy, not as brownfield.
Is a farmyard with barns brownfield?
No. Land occupied by agricultural buildings is excluded from the definition. A barn is read under class Q or class R or by application, and the guides on those set it out.
Where is the brownfield land register?
On each authority's website, in two parts: part one the sites it considers suitable, part two those granted permission in principle. The guidance cited below explains the register and the principle.
Sources
- GOV.UK planning practice guidance, Brownfield land registers: what previously developed land is, the register each authority keeps and permission in principle on it
- GOV.UK, National Planning Policy Framework: the grey belt definition, the golden rules and the presumption in favour of sustainable development
- GOV.UK planning practice guidance, When is permission required: development, permitted development rights, prior approval and article 4 directions