Planning Reform 2026: What 'Brownfield First' and Grey Belt Rules Mean for Landowners

The government's overhaul of the National Planning Policy Framework is reshaping how land gets assessed for development potential. A new 'brownfield first' presumption favours previously developed land, alongside a push for higher densities near railway stations.

Grey belt release comes with conditions attached: developers accessing this land typically need to deliver a high proportion of affordable housing, often around half of total units, plus infrastructure contributions. That changes the underlying viability maths for many sites.

For landowners, the practical takeaway is that a site's classification (brownfield, grey belt, or protected green belt) now matters more than ever to its realistic development value. An early feasibility review that accounts for these policy shifts can prevent costly miscalculations further down the line.