Forward supply

UK development pipeline

Development schemes moving through the UK planning system, the forward supply that will complete and need to lease up to stabilised income. We fund the stabilisation and the exit.

4,249
Schemes in planning
4,109
Awaiting decision
140
Approved
43
Counties

The standing stock already trading is only half the picture. New income-producing property is created through the planning system, and the schemes below are the substantial development applications we track moving through it: new build, redevelopment, mixed-use and change-of-use schemes across residential, commercial and operational property. Each one completes before it earns, and the gap between practical completion and stabilised income is where stabilisation finance does its work. For a developer or investor this is the forward pipeline; for a lender it is where the next development exit and stabilisation facilities will be drawn.

We arrange development exit, stabilisation, lease-up and bridge-to-term finance for these schemes, sized on day-one value with headroom to carry the lease-up, and structured around the exit onto investment debt or a sale. This is finance against the asset and its income, not a regulated home loan.

By asset class

What is coming through planning

Development schemes in the pipeline by asset class.

2062
Residential
1486
Retail
288
Office
161
Development scheme
Schemes

Development schemes in the planning pipeline

The largest and most recent schemes we are tracking. Unit figures are indicative, parsed from the application where stated.

LocationSchemeAsset classUnitsStatus
Felixstowe Non Material Amendment of DC/24/4345/ARM - Approval of Reserved Matters for Parcel W5 of D Residential 2000* Approved
Felixstowe Non Material Amendment of DC/24/2975/ARM - Approval of Reserved Matters of DC/17/1435/OUT Residential 2000* Approved
Leiston Non Material Amendment of DC/24/4345/ARM - Approval of Reserved Matters for Parcel W5 of D Residential 2000* Approved
Leiston Non Material Amendment of DC/24/2975/ARM - Approval of Reserved Matters of DC/17/1435/OUT Residential 2000* Approved
Lowestoft Non Material Amendment of DC/24/4345/ARM - Approval of Reserved Matters for Parcel W5 of D Residential 2000* Approved
Lowestoft Non Material Amendment of DC/24/2975/ARM - Approval of Reserved Matters of DC/17/1435/OUT Residential 2000* Approved
Andover Screening opinion under the Environment Impact Assessment Regulations 2017 (as amended) fo Residential 1600* Current
Sleaford Application for a non-material amendment (Re-word condition 27, as amended under 23/1515/P Care home 1450* Awaiting decision
Newton Abbot Discharge of outline condition 15 (highway details) on planning permission 17/01542/MAJ fo Hotel / aparthotel 1210* Pending Consideration
Brixton Application for a deed of variation pursuant to Section 106 Agreement dated 6 March 2013 ( Student accommodation 1093* Awaiting decision
Bedford Request for Environmental Screening Opinion in respect of redevelopment of the Former Gash Retail 1000* Decided - Closed
Brixton Submission of details to discharge Schedule 9, Part 3, Paragraph 5 (Final Reception Survey Office 877* Decided
Southampton Redevelopment of the site. Demolition of existing buildings on the site of Connaught Halls Student accommodation 816* Awaiting decision
Altrincham Article 18 consultation from Salford City Council in respect of PA/2026/0539 - Demolition Retail 814* Unknown
Chesterfield Discharge of Condition 17 (Temporary access for construction) of application CHE/21/00549/ Residential 500* Awaiting decision
Kings Lynn VARIATION OF CONDITION 1 OF PLANNING APPLICTAION 23/00490/F - VARIATION OF CONDITIONS 1 an Residential 450* Awaiting decision
Lichfield Screening Opinion: Erection of up to 450 dwellings, the creation of new public open space Residential 450* Pending Consideration
Cromer Hybrid planning application seeking: 1. Full application for the erection of a first phase Mixed-use 437* Pending Consideration
Maidenhead Details required by Condition 22 (Fire strategy) (partial discharge) of planning permissio Residential 413* Decided
Windsor Details required by Condition 22 (Fire strategy) (partial discharge) of planning permissio Residential 413* Decided
Andover Outline - Erection of up to 400 dwellings (C3), public open space, play space, landscaping Residential 400* Current
Leeds Construction of 31 storey building providing 399 dwellings (Use Class C3) incorporating an Retail 399* Decided
Cromer Discharge of Condition 25 (external lighting) of planning permission PF/22/1784 (Hybrid pl Residential 343* Pending Consideration
Maidenhead Details required by Condition 8 (Construction/contractor vehicles parking) of planning per Residential 330* Awaiting decision
Windsor Details required by Condition 8 (Construction/contractor vehicles parking) of planning per Residential 330* Awaiting decision
Lichfield Reserved matters application (layout, scale, appearance and landscaping), pursuant to perm Residential 328* Pending Consideration
Chesterfield Discharge of conditions 19 (Remedial works in line with mine entries), 20 (Declaration of Residential 301* Awaiting decision
Andover Screening Opinion under the Town and Country Planning (Environmental Impact Assessment) Re Retail 300* Current
Lichfield Screening Opinion: Erection of up to 300 dwellings including affordable housing, extension Residential 300* Decided
Chesterfield Discharge of Condition 2 (Management plan for the site) of application CHE/24/00627/REM- A Residential 275* Awaiting decision
Chesterfield Discharge of conditions 3 (Details of retaining features, knee rail and hedgehog gaps), 4 Residential 275* Awaiting decision
Horsham Application for Approval of Details Reserved by Condition 13 (construction phase surface w Residential 265* Decided
Hemel Hempstead Outline planning application (all matters reserved except access) for the construction of Residential 230* With planning case officer
Andover Outline - Erection of 226 dwellings, including 40% affordable housing, public open space, Residential 226* Current
Dover Non-material amendment to planning permission 14/00361 (Erection of 223 dwellings (includi Residential 223* Decided
Brentwood EIA Screening opinion for the construction of up to 216 dwellings and up to 2,000 square m Retail 216* Pending Consideration
Lichfield Reserved matters application (layout, scale, appearance and landscaping), pursuant to Cond Residential 211* Pending Consideration
Lichfield Reserved matters application (access, layout, scale, appearance and landscaping), pursuant Residential 210* Pending Consideration
Leeds Demolition of existing buildings and erection of part 10, part 11 storey building providin Retail 205* Current
Bodmin Full planning for the erection of 202 dwellings and associated works with variation of Con Residential 202* Awaiting decision
Bude Full planning for the erection of 202 dwellings and associated works with variation of Con Residential 202* Awaiting decision
Camborne Full planning for the erection of 202 dwellings and associated works with variation of Con Residential 202* Awaiting decision
Falmouth Full planning for the erection of 202 dwellings and associated works with variation of Con Residential 202* Awaiting decision
Newquay Full planning for the erection of 202 dwellings and associated works with variation of Con Residential 202* Awaiting decision
Penzance Full planning for the erection of 202 dwellings and associated works with variation of Con Residential 202* Awaiting decision
St Austell Full planning for the erection of 202 dwellings and associated works with variation of Con Residential 202* Awaiting decision
Truro Full planning for the erection of 202 dwellings and associated works with variation of Con Residential 202* Awaiting decision
Bishop Auckland Outline planning application comprising the erection of up to 200 dwellings, with drainage Residential 200* Pending Consideration
Chester le Street Outline planning application comprising the erection of up to 200 dwellings, with drainage Residential 200* Pending Consideration
Consett Outline planning application comprising the erection of up to 200 dwellings, with drainage Residential 200* Pending Consideration
Durham Outline planning application comprising the erection of up to 200 dwellings, with drainage Residential 200* Pending Consideration
Newton Aycliffe Outline planning application comprising the erection of up to 200 dwellings, with drainage Residential 200* Pending Consideration
Peterlee Outline planning application comprising the erection of up to 200 dwellings, with drainage Residential 200* Pending Consideration
Chatham Details pursuant to condition 9 (energy efficiency and climate change) (plot 42 only) on p Residential 200* Registered
Witney Outline planning application with all matters reserved, except for access, for the constru Retail 200* Awaiting decision
Sunderland Consultation with adjoining authority: Outline planning application comprising the erectio Residential 200* Awaiting decision
Sunderland Consultation with adjoining authority - 14 day reconsultation - Outline planning applicati Residential 200* Awaiting decision
Washington Consultation with adjoining authority: Outline planning application comprising the erectio Residential 200* Awaiting decision
Washington Consultation with adjoining authority - 14 day reconsultation - Outline planning applicati Residential 200* Awaiting decision
Market Harborough Outline application for the erection of up to 190 dwellings, with associated infrastructur Residential 190* Awaiting decision

* Indicative unit count parsed from the planning application text. Source: local planning authority records. Substantial development applications only; coverage is partial pending fuller planning data.

By county

Pipeline by county

Where new development is coming forward.

CountySchemesIndicative units
North Yorkshire5661251
Cornwall3363424
Greater London2722543
Cardiff270246
Cheshire249564
Northumberland20442
Gloucestershire187647
Swansea171110
South Yorkshire162878
Suffolk15712665
Essex110415
Shropshire105n/a
Somerset1051076
Norfolk1022649
Oxfordshire100337
Hampshire813541
Buckinghamshire80936
Bedfordshire771425
Cambridgeshire75198
Leicestershire69366
Derbyshire671520
Lancashire58148
County Durham543498
Berkshire521814
Bristol52369
Nottinghamshire49392
Hertfordshire47567
Kent46849
Tyne and Wear45814
Lincolnshire431924
Devon351272
Greater Manchester33842
Staffordshire271650
West Midlands27152
East Riding of Yorkshire26314
Powys24n/a
West Yorkshire20638
Newport181530
Surrey17137
Worcestershire1352
Merseyside842
Sussex7612
Cumbria3n/a
Finance

Funding a scheme through to stabilised income

The structures we arrange as a development completes and leases up.

Stabilisation bridge financeDevelopment exit financeBridge-to-term financeLease-up financeMezzanine and preferred equityRefurbishment-to-stabilisation finance

Bringing a development through to stabilised income?

Send us the scheme, the income plan and the exit and we will come back with a view on fundability and likely terms.