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As a property developer, have you considered developing a brownfield site for your next project?
In this article, we will explore the relevant planning policies that can support a brownfield application, specifically for residential development sites. We’ll cover both local and national planning policies, as well as provide insights and strategies that can make your application stand out.
Table of Contents
Understanding Brownfield Sites
Before we dive into the relevant planning policies, it’s essential to define what we mean by brownfield sites. Brownfield sites refer to previously developed land that is not currently in use. This can include former industrial sites, commercial properties, or even agricultural land that is no longer in use. The goal of redeveloping these sites is to make efficient use of land while also addressing housing shortages in urban areas.
Redeveloping brownfield sites is not just about building homes; it's about revitalising communities, improving local infrastructure, and making sustainable choices for the environment. The challenge lies in navigating the complex planning policies that govern such developments.
The Importance of Planning Policies
Planning policies are crucial in guiding the development process, ensuring that all parties adhere to regulations while also promoting sustainable growth. In the UK, planning policies operate at both national and local levels. Understanding these policies is fundamental for anyone looking to submit a planning application for a brownfield site.
National Planning Policy Framework (NPPF)
The National Planning Policy Framework (NPPF) provides a framework for planning decisions across England. It sets out the government’s priorities for development and sustainable growth. Here are some key policies from the NPPF that are particularly relevant for brownfield site redevelopment:
1. Sustainable Development (Policy 8)
One of the primary objectives of the NPPF is to achieve sustainable development. This involves balancing economic, social, and environmental factors. When applying for planning permission, it is essential to demonstrate how your proposal meets these objectives. For example, if your redevelopment project can create jobs while providing much-needed housing, it aligns well with the NPPF's goals.
2. Assumption in Favor of Sustainable Development
This policy emphasises that decision-makers should approach development proposals with a positive mindset. It encourages local authorities to favour sustainable developments, which can be a strong point to highlight in your planning statement. Reminding planners of this principle can help create a more favorable environment for your application.
3. Boosting Housing Supply (Paragraph 59)
Paragraph 59 emphasises the need to boost housing supply significantly. It’s essential to showcase how your development will contribute to this supply. Whether it’s through affordable housing or diverse housing types, demonstrating a commitment to meeting local housing needs can strengthen your case.
4. Supporting Small and Medium-Sized Developments (Paragraph 68)
Paragraph 68 highlights the importance of small to medium-sized developments in the housing market. This is particularly relevant for developers who may not be large PLCs but are still making significant contributions to local housing needs. Emphasising your role in filling this gap can be a persuasive element in your application.
5. Effective Use of Land (Paragraph 117)
This paragraph requires decision-makers to promote the effective use of land in meeting housing needs. As you are proposing to redevelop a brownfield site, you should highlight how your project aligns with this policy by making use of previously developed land instead of greenfield sites.
6. Utilizing Brownfield Sites (Paragraph 118)
Paragraph 118 stresses the importance of using brownfield sites to meet identified needs. This is crucial when justifying your application, as it directly supports the rationale for redeveloping the site you have chosen.
7. Green Belt Considerations (Paragraph 145)
- Many brownfield sites are located in or around greenbelt areas. Paragraph 145 outlines that new buildings are considered inappropriate in the greenbelt, with certain exceptions. Understanding these exceptions can help you navigate potential hurdles in your application. For instance, if your redevelopment involves limited infilling or repurposing existing structures, you may be able to justify your project under these exceptions.
Local Planning Policies
While national policies provide a broad framework, local planning policies offer specific guidelines tailored to the needs and priorities of the local community. In our case, we will focus on Coventry City Council’s adopted local plan and supplementary planning documents.
Key Local Policies from Coventry City Council
1. Development Needs (Policy DS1)
Policy DS1 confirms that Coventry aims to provide a minimum of 24,600 additional homes between 2011 and 2031. This policy can be a strong foundation for your application, demonstrating that your project is in line with local housing targets.
2. Sustainable Development (Policy DS3)
This policy sets out the council's approach to sustainable development, including the creation of mixed communities with diverse dwelling types. Highlighting how your project contributes to this mixed community can bolster your application.
3. Housing Mix (Policy H1)
Similar to Policy DS1, Policy H1 reinforces the commitment to deliver a significant number of homes. The redundancy of this policy is beneficial as it gives you additional backing when presenting your case.
4. Market Housing (Policy H4)
Policy H4 requires residential developments to include a mix of market housing. This policy supports the idea that a healthy market needs diverse types of housing to meet various community needs. It’s crucial to showcase how your development aligns with this requirement.
5. Green Belt Policy
When dealing with brownfield sites located in the greenbelt, it’s vital to understand the local authority's stance on openness. While there is no objective measure for what constitutes 'openness,' demonstrating how your proposal will minimise its impact on the greenbelt can be a key aspect of your application.
Addressing Openness in Brownfield Redevelopment
One of the most significant challenges in redeveloping brownfield sites, particularly those in greenbelt areas, is addressing the concept of openness. Openness refers to the visual and spatial qualities of the land and how development may impact these qualities.
Strategies for Addressing Openness
1. Massing Considerations
When proposing a redevelopment, consider the massing of the existing structures compared to your proposed designs. If the existing buildings are significantly larger than what you plan to build, you can argue that your project will actually reduce the overall massing on the site, thus minimising its impact on openness.
2. Visual Breaks
Another strategy is to create visual breaks within your development. Instead of having large, continuous structures, consider designing your project with smaller buildings that allow for views through the site. This can enhance the perception of openness and may be favorably viewed by planners.
3. Curtilage Considerations
Understanding the curtilage of your brownfield site is also crucial. The curtilage refers to the land surrounding a building and is often considered in planning policies. If your local authority has strict guidelines on where new buildings can be placed, you may need to work within those parameters while still maximizing the potential of your site.
Generic Policies to Consider
In addition to the specific policies we’ve discussed, there are several generic policies that are relevant to any residential development application. These policies help ensure that all developments meet certain standards and contribute positively to the community.
Key Generic Policies
- Drainage Strategies: Ensure that your development includes suitable drainage strategies to manage water runoff and prevent flooding.
- Highways Needs: Address any potential impacts on local highways, ensuring that your development provides adequate access and does not create congestion.
- Biodiversity Impacts: Consider how your development may impact local biodiversity and take steps to mitigate any negative effects.
- Sustainable Design: Incorporate sustainable design principles into your project to enhance energy efficiency and reduce environmental impact.
Final Thoughts
Redeveloping brownfield sites can be a complex but rewarding endeavour. By understanding and effectively utilising both national and local planning policies, you can strengthen your application and make a compelling case for your project. Remember, the goal is not just to build homes but to create sustainable, vibrant communities that meet the needs of local residents.
If you have any questions about planning policies or want to dive deeper into specific aspects of property development, feel free to reach out. Your feedback is always welcome, and we are here to help you navigate the intricacies of the planning process.
Frequently Asked Questions
What is a brownfield site?
A brownfield site is previously developed land that is not currently in use. This can include former industrial or commercial properties.
Why is it important to redevelop brownfield sites?
Redeveloping brownfield sites helps to make efficient use of land, addresses housing shortages, and revitalises communities.
What are the key national policies for brownfield redevelopment?
Key national policies include the NPPF, which emphasises sustainable development, boosting housing supply, and the effective use of land.
How can I demonstrate the openness of my development?
You can demonstrate openness by addressing massing considerations, creating visual breaks, and working within the curtilage of the site.
What generic policies should I consider for my application?
Consider policies related to drainage strategies, highways needs, biodiversity impacts, and sustainable design.
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