Insight: Unlocking Brownfield Regeneration

Introduction

I have been working in the industry for 35 years and was last presented with a greenfield site over 32 years ago. Since the mid-1990s, I have transformed neglected community eyesores into vibrant housing developments, driven by the need for affordable homes and urban renewal—long before sustainability became mainstream.

Brownfield redevelopment not only cleans up environmental hazards and neglected land but also acts as a catalyst for community regeneration, particularly when communities are brought into the consultation process at the earliest opportunity. When managed effectively, depending on the size or scale of the redevelopment, brownfield sites can provide affordable housing, create opportunities for employment, promote conservation and wildlife, and offer shared spaces for recreation and enjoyment.

My first experience of brownfield regeneration began in the mid-1990s with the regeneration of several sites in Moss Side and Alexandra Park, one mile south of Manchester City Centre. These were on land made vacant by the slum clearances of the 1960s and the failed redevelopment efforts of the 1970s. The delivery of these first new-build communities in a generation resulted in award-winning regeneration projects.

This success set the foundation for a career unlocking challenging sites and creating impactful, housing-led regeneration projects. However, these sites come with unique challenges and require tailored strategies for success.

The Challenges

Data shows that brownfield land accounts for 8.7% of land in England. In October 2024, the new Labour government announced its goal of building “1.5 million new homes over the next parliament,” with a focus on previously developed brownfield land. But with such a supply across the UK and ongoing government support, why is more brownfield land not being used for residential development?

Notable concerns commonly faced include complex land ownership, the presence of below-ground services, access issues, archaeological finds, and planning challenges. In some instances, due to the surrounding land remaining industrial in nature or undeveloped, there is often hesitance to progress in uncertain markets where purchasers or renters may be reluctant to relocate.

Each of these issues can lead to difficulties securing funding, increased costs, or delayed programmes, making these sites attractive only to the most experienced developers. Many, therefore, need the support of professionals within the industry to help navigate the complex climate of brownfield regeneration.

The Solution

Based on our experience, key to successful delivery is to work in collaboration with clients, local communities, key stakeholders and design team partners through a comprehensive design and delivery strategy which takes account of early site investigation and robust communication.

Early site due diligence is key on projects of this nature. Desk studies are crucial in gaining insight into the history of the site and unidentified utilities. With considered planning and by partnering with a specialist design team, you can avoid having to divert pipes, cables and power lines or happening upon unfavourable ground conditions mid-project. This ensures viable options are being designed at an early stage which removes risks to programme or budget.

During my work in the early-2000s, working in Openshaw in East Manchester, I led the redevelopment of some abandoned industrial sites. The loss of industry had led to an 80% reduction in the areas population since WW2 and there was a need for new homes to encourage people back to the area. Through early investigative work, we identified that the site suffered from extensive ground contamination and factored the discovery into the design and programme. The site underwent extensive ground remediation to reduce contamination for new and existing residents and, through careful masterplanning, we integrated a new park into the development – using cleaned excavated material.

More recently, at Bromborough we have developed a new housing-led masterplan for 250 homes on a former MOD oil storage depot for Muse and Wirral Council. Early due diligence allowed us to identify an existing oil pipeline crossing the site, this was factored into the masterplan as a new area of landscaping which not only provided a buffer to the easements, but will also create a new habitat for wildlife, and an enhanced environment for new residents in what is still a predominantly industrial area.

At Moor Lane, Bolton, where previously stood the city centre bus terminus, our work to regenerate a 3.8 acre site and deliver 208 mixed-tenure homes, led to us discovering previously uncovered archaeological finds from the original Victorian Iron Foundry. Despite being unexpected, we took the opportunity to honour the sites heritage in the plan form and elevation design to ensure the site maintained a connection to the site’s true heritage.

Beyond the physical constraints of a site, ensuring social and political support is also key. You need to build confidence in development from all – the client, residents and statutory stakeholders.

Existing residents should be consulted on every aspect of estate regeneration, from the macro (the masterplan) to the micro, with very specific individual choices, made about their new homes. Some of these are by consensus and some are individual. Best practice is to maintain separation, discussing one with-out the distraction of the others to ensure different audiences are reached and inclusive engagement is achieved. At an early stage, you also need to establish what is good and what is bad about a site, no matter how obvious or obscure it may seem. This draws residents into the process. As with any brief, good information-gathering forms a sound basis for design, and the early consultation stages should be concerned with flushing out any issues – the factual and anecdotal. Through inclusive consultation and engagement forums, you can then present back what you’ve learned and how it’s impacted the design. This gives local communities ownership of the proposals as they evolve.

Furthermore, good regeneration can act as a catalyst for wider community regeneration, particularly when communities are brought into the consultation process and relationships are built at the earliest opportunity. This is apparent in our regeneration of the Sale West Estate for Irwell Valley Homes in Trafford. Following selective demolition of poor quality 1960s accommodation, sites within the Estate had remained vacant and we have developed a comprehensive masterplan in tandem with the local community to redevelop these. Having built relationships with the community, the client, contractor and ourselves have been able to deliver a bespoke programme of social value activities to address local needs in tandem with project delivery. The success has led to several national and regional awards for social value in regeneration.

Early engagement with planning officers and other statutory stakeholders, and understanding their requirements and priorities is also critical to delivery. This early work can assist in gaining support for the development, prior to full application. You can build trust in the relationship, while addressing issues ranging from highways to the environment and ecology. We suggest that the whole Design Team is engaged from the earliest stage to ensure a cohesive and informed approach.

Finally, sustainable design is  crucial. Over the past 30 years, the standards required of my clients have meant our designs have not only focused on the building impacts of climate change but also the opportunity brownfield regeneration can have on social and economic revitalisation. All of the projects have exceeded the building regulation requirements. We first started with Eco Homes standards, moved onto Code for Sustainable Homes and are now delivering net zero carbon homes through Passivhaus and the Future Homes Standards.

Summary

In summary, my advice in approaching brownfield, housing-led regeneration is:

• Anticipate Challenges Early: Be prepared for obstacles such as land ownership complexities, underground services, and environmental concerns. These challenges require proactive problem-solving and the ability to navigate regulatory and market uncertainties.
• Prioritise Early Site Investigations: Conduct thorough desk studies and site assessments at the outset to uncover risks such as contamination, hidden utilities, or archaeological finds. This preparation ensures smoother project execution and avoids costly delays.
• Engage and Collaborate Effectively: Work closely with clients, local communities, stakeholders, and design teams from the start. Inclusive planning and robust communication foster trust and ensure designs reflect community needs and aspirations.
• Incorporate Community-Centred Solutions: Use regeneration projects as opportunities to engage and uplift local communities. Consult residents early and often, integrate social value initiatives, and design with a focus on local heritage and long-term benefits.
• Build Strong Relationships with Stakeholders: Proactively engage with planning officers and statutory bodies to align project goals, address concerns, and gain support. Ensure the entire design team is informed and united to deliver cohesive, impactful results.
• Ensure sustainability is high on the agenda: Setting aspirations for a fabric first approach at the earliest stage ensures the design team is focused on the environmental targets. This avoids costly design changes and inappropriate add-ons at later stages.