The government has been pushing ahead with controversial “grey belt” housing proposals, which would see swathes of Green Belt land released for housing development.
But new research from CPRE’s State of Brownfield 2025 report shows there is more than enough previously developed land available to build enough houses to meet the government's 1.5 million housing target.
The findings throw into question the government’s claims that sacrificing Green Belt land is necessary to solve England’s housing crisis.
A surplus of shovel-ready brownfield sites
The CPRE’s latest analysis reveals that England now has enough brownfield land to deliver 1.48 million homes, with more than 800,000 of these already benefiting from planning permission.
This marks a 15% increase in capacity since 2023, showing that the supply of brownfield land is not diminishing but growing steadily. London alone accounts for more than a third of the total, with the West Midlands and South East also providing substantial opportunities.
Crucially, CPRE highlights that in many local authorities, brownfield sites could meet government housing need targets for the next five years.
The report demonstrates that brownfield land is a “renewing resource,” with new sites continually emerging, particularly from redundant retail areas and low-density housing estates ready for regeneration. This undermines arguments that developing on the Green Belt is unavoidable.
Grey belt vs brownfield first
The government’s new “grey belt” proposals encourage developers to target supposedly lower-value Green Belt sites for housing.
Yet CPRE argues that this plan directly contradicts the evidence: brownfield land is abundant, suitable, and in many cases “shovel-ready.”
The report warns that releasing Green Belt land risks unnecessary sprawl, undermining urban regeneration, and weakening communities’ trust in planning.
Instead, CPRE is calling for a legally enforceable “brownfield first” policy within the National Planning Policy Framework (NPPF). This would give local authorities the power to reject speculative greenfield proposals unless no suitable brownfield options exist.
How to unlock brownfield potential
To make this vision a reality, CPRE is urging the government to focus funding and policy support on brownfield development.
Proposals include directing the New Towns Programme and Homes England funding toward brownfield regeneration, prioritising affordable housing delivery, and ensuring a diversity of housing tenures in line with the recommendations of the Letwin Review.
As CPRE concludes: “The evidence is clear - brownfield land can deliver the homes we need without encroaching on our countryside. The challenge is not space, but political will.”
