The Government defines brownfield land as developed land, that is, or was previously, occupied by a permanent structure, often referred to as previously developed land.
Brownfield land accounts for 8.7% of land in England and 54% of all new homes in 2021/22 were built on brownfield land.
This type of land is generally no longer in use and often includes sites that were used for industrial or commercial purposes, such as former factories, depots, offices, or similar sites that are no longer in use. They may be available for redevelopment but may carry pollution or a risk of pollution from their previous uses.
Across England, brownfield land makes up 8.7% of all land, and in 2021/22 over half of all new homes (54%) were built on brownfield sites.
Why Brownfield Land Matters in Planning
Brownfield development is a national priority because it helps reuse land inside existing towns and villages, reducing pressure to build on green fields.
The National Planning Policy Framework (NPPF) and Homes England’s Strategic Plan 2023-2028 encourage councils to build on brownfield land first. This helps to make better use of land inside existing settlements, reduce the loss of countryside and support regeneration of underused or derelict areas.
However, brownfield land can come with challenges. Former industrial sites may have contamination or require expensive clean‑up before homes can be built.
How a Site Qualifies as Brownfield
A site can only be considered as a brownfield and be included on a council’s Brownfield Land Register (BLR) if it meets strict legal criteria.
According to the Town and Country Planning (Brownfield Land Register) Regulations 2017, a site must:
- Be at least 0.25 hectares, or be capable of supporting at least 5 homes
- Be suitable for residential development
- Be available — meaning the landowner is willing for it to be developed
- Be achievable — meaning homes could realistically be built within 15 years
- Not be a Heritage Asset, or otherwise unsuitable for development.
These definitions ensure that only realistic, deliverable sites appear on the register.
See the Town and Country Planning (Brownfield Land Register) Regulations 2017:The Town and Country Planning (Brownfield Land Register) Regulations 2017 (legislation.gov.uk).
Brownfield land, or any other site, can only appear in a Local Plan as a site for development if the current owner is willing to make it available for development.
Brownfield Land in Hart
Hart District Council maintains a Brownfield Land Register (BLR) showing which brownfield sites may be reused for housing development.
Hart has a strong record over recent years on using ‘brownfield’ sites to build the housing that it needs. Examples include:
- The previous Queen Elizabeth Barracks in Church Crookham, which is now Crookham Park (approximately 872 homes)
- The National Gas Turbine Establishment at Pyestock is now being developed into Hartland Park (approximately 1500 homes)
- A number of office buildings have been conversed to residential use (an unknown number of homes, but a loss of 115,000 m2 of office space) although these come with certain issues for local planning, including lack of infrastructure investment, lack of affordable housing and reduction in commercial sites.
But approximately 70% of the sites on Hart’s BLR have already been built out or are currently under construction.
Councils must update their Brownfield Land Register every year and may issue a “call for sites” inviting landowners to put forward land they are willing to develop. But because a site must be available to be included, the register only provides a short‑term snapshot and has limited value for long‑term planning.
Hart’s Brownfield Land Register: Brownfield land register | Hart District Council
Government guidance: Brownfield land registers - GOV.UK
Brownfield Alone Cannot Meet Hart’s Housing Need
New homes are already being built on brownfield land in Hart. However, the number of homes the district is required to deliver in the coming years is far greater than the supply of brownfield sites available.
While some extra homes can be delivered through redevelopment or intensification within existing settlements, this will not produce the number of homes required, nor within the timescales needed.
Even if additional sites such as the Hart Shopping Centre were brought forward, brownfield land cannot meet Hart’s future housing requirement. Most suitable sites have already been developed.
As a result, new housing will continue to be built on greenfield sites, either on the edges of existing settlements or elsewhere in the district. This has already happened in several locations, including:
- Farmland west of Fleet (Edenbrook)
- Grove Farm in Crookham Village (Hareshill)
- Watery Lane and Albany Farm in Crookham Village (Albany Park).
The housing need and the plan for its supply will be determined in the new Local Plan for Hart, see New Local Plan for Hart 2025 onwards - FACE IT.
Glossary
‘Brownfield Site’: land that is or once was occupied by a permanent building or structure.
‘Available Site’: the relevant landowner(s) or developers have expressed an intent to sell or develop the land.
‘Achievable’: The council believes homes could realistically be built within 15 years.
‘Suitable for residential development’: a site that has been allocated in the Local Plan: has planning permission for residential development, or is appropriate for housing without harming the environment, heritage, or neighbours.
National Planning Policy Framework (NPPF): This is the UK government planning guidance, a set of regulations defining the government’s planning policies for England and how these are expected to be applied.
Previously Developed Land (PDL): Another term for brownfield land. This is land that has been occupied by permanent structures and associated infrastructure, excluding certain types of land such as agricultural buildings, residential gardens, and recreational areas. The criteria for PDL is defined in the National Planning Policy Framework (NPPF).