Nottinghamshire council area

Selling Land in Broxtowe

Broxtowe keeps every rural acre in the Green Belt, and on its own latest count it is just short of five years of housing land. That shortfall is what lets a grey belt case for homes be made today, and the Greater Nottingham Strategic Plan, now past its hearings, is likely to change how it is measured.

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Beeston, Toton and a Borough Three-Fifths Green Belt

Broxtowe Borough Council, based in Beeston, covers the south western edge of Greater Nottingham: Beeston, Chilwell, Attenborough, Bramcote, Stapleford and Toton in the south, and Eastwood, Kimberley, Awsworth, Brinsley, Nuthall and Trowell further north. It is small, at about 80 square kilometres, with around 115,000 residents.

Green Belt beyond every built edge. The strategic plan's publication draft puts it plainly: "All of the rural parts of the Borough are within the defined Nottingham Derby Green Belt, which comprises 61.3% of the total Borough area."
Two plans in force. The Aligned Core Strategy of September 2014 sets the strategic housing figure, and the Part 2 Local Plan, adopted in October 2019, allocated Toton and Chetwynd Barracks for development.
Delivery above target. The council built 1,262 homes against a requirement of 1,162 in the Housing Delivery Test 2025, a result of 109%, so none of the test's consequences applies.
A shared plan under examination. With Nottingham City and Rushcliffe, Broxtowe submitted for examination the Greater Nottingham Strategic Plan in December 2025.
A new plan of its own on the way. In June 2026 the council gave notice that it will prepare a borough-only Broxtowe Local Plan under the government's new plan-making system.

For a landowner, that makes Broxtowe an unusual place. The countryside is protected by Green Belt almost field by field, yet the council's supply figure sits a fraction below the line that national policy uses to decide whether homes on grey belt land are needed.

Broxtowe in Figures

The government's latest figures for the council, its latest five-year housing land supply, and where its local plan stands.

Housing Delivery Test 2025
109%
Meeting its housing requirement.
Five-year housing land supply
4.85 years
Short of five years: national policy treats this as evidence of unmet housing need. Position at 1 April 2025, measured against the standard method, 649 homes a year, plus a 5% buffer. Stated by Broxtowe Borough Council (Strategic Housing Land Availability Assessment 2025).
Checked source
Homes built against homes needed
1,262
of 1,162 needed, April 2022 to March 2025
Most recent strategic plan adopted
September 2014
More than five years old, so its housing figures are usually replaced by the government's standard method.
New plan progress
Updated
Greater Nottingham Strategic Plan at examination: hearings closed 23 July 2026, councils responded to the inspectors September 2026
Checked source

Sources: Housing Delivery Test: 2025 measurement, MHCLG, published 17 August 2026; Local plans: monitoring progress, Planning Inspectorate, August 2026. Local plans move quickly, so always check the council's own website for the latest position.

Short of Five Years by 104 Homes

The Aligned Core Strategy passed its fifth birthday long ago, so the council now tests its supply against the national standard method, not the older figure written into that strategy. Its Strategic Housing Land Availability Assessment 2025, which looks at the five years from 1 April 2025, sets out the calculation:

Source: Broxtowe Borough Council, Strategic Housing Land Availability Assessment 2025.
Part of the calculation	Council's figure
Standard method need	649 homes a year, so 3,245 over five years
Buffer	5%, taking the requirement to 3,407 homes
Homes on deliverable sites	2,974
After a 4% allowance for permissions that are never built	2,855
Windfall allowance	448 (224 a year, counted in the last two years only)
Total supply	3,303 homes
Result	4.85 years

The 4% deduction is the average share of homes with unbuilt permission that lapsed each year over the previous ten years, and the windfall figure is the ten-year average of homes built on sites no plan had identified, which reached 280 in 2024/25. The gap between 3,303 and 3,407 is 104 homes, a thin margin in either direction. The same assessment records 512 homes completed in 2023/24 and 447 in 2024/25, both well under the 649 a year the standard method now asks for, which is why a borough that passes the delivery test can still fall short on supply.

The Grey Belt Need Test, Applied to Broxtowe

Policy S5 of the August 2026 framework, which can support homes on the edge of a town or village once unmet need is evidenced, stops at the Green Belt boundary. With all of Broxtowe's countryside inside that boundary, S5 has almost nothing to work on here. Grey belt is the route that matters, and it has three parts:

Is it grey belt? The land must be previously developed, or do little to check the spread of Nottingham or to keep neighbouring towns apart.
Would the rest of the Green Belt hold? Building on it must not fundamentally undermine the purposes of the Green Belt across the plan area, and the site must be in a sustainable location.
Is there an evidenced need for homes? For housing, national policy looks for one of two things: completions under 75% of the requirement in the Housing Delivery Test, or less than five years of deliverable land once the buffer is added. At 109%, the first is out of reach here. The second holds, on the council's own figure of 4.85 years.

So today the need part of the test is met in Broxtowe, while the land itself still has to pass the first two. Major housing schemes then carry the Golden Rules as well, a higher affordable share, the infrastructure the scheme needs and public green space, all set out in our grey belt guide. What makes the timing sensitive is that the margin is small, and the next section shows how the strategic plan would change the yardstick.

Three Ways of Counting Broxtowe's Housing Need

Three different yearly figures for Broxtowe are in play at the same time, and they lead to very different supply results. After the hearings, the councils set out calculations for the five years from 31 December 2026, the date they assumed for adoption, in their response to the inspectors of September 2026:

Sources: Broxtowe SHLAA 2025; councils' response to the inspectors' post hearing note on housing supply (GNC35, September 2026). Both later calculations add a 5% buffer.
Yearly figure	Where it comes from	Supply result
649 homes	The December 2024 standard method, used by the council now because its strategic plan is more than five years old	4.85 years from 1 April 2025
497 homes	The requirement in the submitted Greater Nottingham Strategic Plan, with its plan period amended to 2025 to 2041	6.25 years from 31 December 2026, against 3,264 deliverable homes
About 382 homes	The local housing need figure the councils use at the examination, worked out from 2024 to 2034 household growth and the 2024 affordability ratio	8.14 years from 31 December 2026, on the same 3,264 homes

Once the strategic plan is adopted, it becomes a plan less than five years old with its own requirement, and on the councils' own figures the borough would then show more than five years of land. One national rule narrows that margin for planning decisions. From 1 July 2026, when deciding applications, the buffer rises to 20% for any plan under five years old whose requirement was examined under a framework predating December 2024 and sits at or below four fifths of standard method need. The publication draft records that, as a plan published for comment by 12 March 2025, it is examined under the 2023 Framework, and 497 is about 77% of 649, so the rule would bite. Five years at 497 plus 20% is 2,982 homes, and the councils' 3,264 would then give about 5.47 years rather than 6.25, still above the line. The grey belt need test would no longer be met through the supply position, and a grey belt application for housing would become much harder to justify. That is a change in yardstick rather than in the land on the ground, but for an owner weighing when to act, it is the most important date in Broxtowe.

The Strategic Plan After Its July Hearings

The Greater Nottingham Strategic Plan examination is being run by three inspectors, and its hearing sessions closed on 23 July 2026. Gedling decided in February 2025 to leave the partnership, and a fresh publication draft for the remaining three councils was consulted on in March and April 2025 before submission.

The inspectors' post hearing note on housing supply, dated 10 August 2026, set out three findings that bear directly on Broxtowe:

Toton and Chetwynd Barracks trimmed. The homes expected there within the plan period fall from 2,700 to 2,505, following the figures of the Defence Infrastructure Organisation and Bloor Homes. The inspectors noted that 605 of Bloor's 1,455 homes sit on land not currently proposed for allocation, and asked the councils to take them out of the trajectory if they had been counted.
Former Stanton Tip deleted. The inspectors agreed the site "is now unlikely to come forward within the plan period and should be deleted".
Past delivery set aside. Because the affordability adjustment in local housing need already reflects past building, they found that "Any under or over supply of housing prior to the date of calculation is irrelevant".

The councils' reply puts the combined need of the three areas over 2025 to 2041 at 44,047 homes, against 43,099 in the revised trajectories. The inspectors have said they will comment in a later note on how the supply changes affect the plan's housing requirements. At the end of September 2026 the examination page gave no date for a main modifications consultation or for the inspectors' report.

Toton, Chetwynd and the Bennerley Logistics Site

Most of the borough's planned growth sits in its south west corner. The council's Toton and Chetwynd Barracks masterplan, adopted in February 2023, plans for up to 3,000 homes at Toton and up to 1,500 on the barracks, with a new green corridor south of Toton linking Toton Fields Local Wildlife Site with Hobgoblin Wood. The same document records that the government's Integrated Rail Plan confirmed an HS2 station at Toton is no longer proposed, although safeguarding still covers a large area.

In the north, the strategic plan proposes to take the former Bennerley coal disposal point, north of Awsworth, out of the Green Belt. A statement of common ground of June 2026 between Harworth Group and the council describes 61 hectares of logistics development, up to 130,000 square metres of floorspace, and a 24.37 hectare country park, and it anticipated that the two planning applications, submitted in December 2025, would be decided in early autumn 2026.

Two points follow for other land. First, the strategic plan's choices in Broxtowe are a handful of large named allocations, from Toton and Chetwynd Barracks to Field Farm and Bennerley, so an ordinary village-edge field is unlikely to be picked up through it. Second, the deletion of Stanton Tip and the trimming of Toton leave the combined trajectory a little below the combined need. The new Broxtowe Local Plan is where the next round of sites will be chosen.

Which Route Suits Which Land

Your land	Likely route in Broxtowe
A plot, yard or large garden inside Beeston, Stapleford, Eastwood or Kimberley	Policy S4, which favours building inside a settlement; permission should be refused only if the harm would substantially outweigh what the scheme brings. The supply figure makes no difference.
A yard, depot or former commercial site in the Green Belt	Previously developed land has its own route in Green Belt policy, separate from open fields, and it can also count as grey belt.
A field hemmed in by housing or roads on the edge of the main built-up area	Grey belt, while the supply stays under five years. The case must show the land does little to stop sprawl or merging.
Open fields in the gaps between Eastwood, Kimberley and Nuthall	Usually the new Broxtowe Local Plan, since gaps between settlements tend to score strongly on the merging purpose.

Farm buildings do not count as previously developed land, so a yard's planning history matters. Our page on brownfield and yards covers that route in more detail.

The Land We Look for in Broxtowe

Land on the edge of Beeston, Chilwell, Stapleford or Toton that housing or roads already enclose.
Yards, depots and former industrial land in the Green Belt around Awsworth, Eastwood and Kimberley.
Plots, backland and larger gardens inside the towns.
Holdings of 5 acres or more that could be put forward for the new Broxtowe Local Plan.
Sites with a road frontage that sit clear of flood risk.

On a site that suits us, the price is fixed on day one at a level above the land's present worth, and every survey, report and application is paid for by us. Farming, grazing or letting carries on as before, and should the council and any appeal both say no, the land stays yours with nothing to repay. The full sequence is on our how it works page.

Broxtowe Between Two Plans

The Inspectors' Next Note and the Modifications

The next step at the examination is the inspectors' further note on the housing requirement, then a consultation on main modifications and their final report. The examination page says only that next steps will be added in due course. Adoption would bring the change of yardstick described above, so the period before it is when the current supply position carries weight for a grey belt application.

The New Broxtowe Local Plan

The council's notice of intention to prepare a new local plan, dated 30 June 2026, set a 30-month timetable from a formal start planned for 31 October 2026:

As planned in Broxtowe Borough Council's notice of intention to commence local plan preparation (June 2026). Dates are the council's and may move.
Stage	Council's date
Scoping consultation (planned)	3 August to 4 September 2026
Gateway 1 self-assessment	30 October 2026
Consultation on plan content and evidence	2 April to 14 May 2027
Consultation on the proposed plan	31 January to 27 March 2028
Submission for examination	29 September 2028
Adoption	30 April 2029

In April 2027 the council expects to publish what the plan will contain, and with it the direction it is leaning on sites, so work on access, drainage and each field's Green Belt role is best finished before then. For the way a council weighs submitted land at each stage, see call for sites and local plans.

The Next Supply Figure and Delivery Test

A new assessment with a base date of April 2026 would replace the current figure, and with only 104 homes in it, the result could fall either side of five years. The Housing Delivery Test 2025 came out on 17 August 2026, and at 109% a new edition would need a large fall before any consequence applied. The margin has not always been wide: the edition published in December 2024 put Broxtowe at 88%, which required an action plan.

Reorganisation Paused

The government's national review of 7 September 2026 withdrew four reorganisation decisions and paused others, and Rushcliffe Borough Council confirmed the same day that the Nottingham and Nottinghamshire programme is among those paused. Elections in May 2027 will be held on existing boundaries. Broxtowe Borough Council remains the planning authority for now.

What This Means for Timing

Grey belt and previously developed land can be looked at now, while the supply sits under five years and the strategic plan is unadopted.
Larger open fields are better prepared for the new Broxtowe Local Plan, starting with the spring 2027 consultation.
Land inside the towns does not depend on either and can be reviewed at any time.

Questions About Land in Broxtowe

The council is only about a hundred homes short of five years. Does that really help my field near Kimberley?

It settles the question of whether homes are needed, which is one limb of the grey belt route, and today that limb is satisfied. The field still has to show it does little to stop sprawl or keep Kimberley apart from its neighbours, and that is usually the harder question there.

What happens to a grey belt case once the Greater Nottingham Strategic Plan is adopted?

The supply would then be measured against the new plan's requirement, and the councils' own figures show more than five years on that basis. The need part of the test would no longer be met through supply, so an application decided before adoption stands on firmer ground.

HS2 is not coming to Toton. Is land near Toton still worth looking at?

Yes. The station was dropped, but Toton and Chetwynd Barracks remain allocated, with room for up to 4,500 homes between them, and the council's masterplan still plans for new homes, roads and green space there. Land that relates well to it can benefit from that infrastructure.

Can I put my land forward for the new Broxtowe Local Plan now?

The council's notice put the formal start at 31 October 2026, with a consultation on plan content in spring 2027. Its land availability assessment accepts sites at any time, though it says it is unlikely to allocate sites of fewer than 10 homes. Preparing the evidence before then is the most useful step, and we pay for it on land we take on.

I have an old coal yard near Awsworth. Is it treated like a field?

Usually not. Land with lawful commercial or industrial use and hardstanding counts as previously developed, which has its own route in Green Belt policy. We check the planning history first, because farm use does not qualify.

Tell Us About Your Land in Broxtowe

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Sources

Figures on this page come from the Housing Delivery Test 2025 (published 17 August 2026) and the Planning Inspectorate's local plan monitoring to August 2026, with newer plan milestones checked on 24 September 2026. We update the page when new results or plan milestones are published. Planning positions change quickly, so always check the council's own website before relying on it.