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.

3,990
Schemes in planning
3,831
Awaiting decision
159
Approved
42
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.

1737
Residential
1515
Retail
318
Office
152
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
Tonbridge Request for an EIA Scoping Opinion under Town and Country Planning (Environmental Impact A Retail 2000* Registered
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
Tonbridge Request for an EIA Scoping Opinion under Town and Country Planning (Environmental Impact A Retail 1300* Registered
Harrogate Non-material amendment to allow alterations to the wording of conditions 7, 9, 16, 28, 41 Retail 1300* Registered
Knaresborough Non-material amendment to allow alterations to the wording of conditions 7, 9, 16, 28, 41 Retail 1300* Registered
Northallerton Non-material amendment to allow alterations to the wording of conditions 7, 9, 16, 28, 41 Retail 1300* Registered
Ripon Non-material amendment to allow alterations to the wording of conditions 7, 9, 16, 28, 41 Retail 1300* Registered
Scarborough Non-material amendment to allow alterations to the wording of conditions 7, 9, 16, 28, 41 Retail 1300* Registered
Skipton Non-material amendment to allow alterations to the wording of conditions 7, 9, 16, 28, 41 Retail 1300* Registered
Whitby Non-material amendment to allow alterations to the wording of conditions 7, 9, 16, 28, 41 Retail 1300* Registered
Newton Abbot Discharge of outline condition 15 (highway details) on planning permission 17/01542/MAJ fo Hotel / aparthotel 1210* Issued
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
Bracknell Request for Observations for Hybrid application comprising an outline application with all Mixed-use 850* Valid
Bracknell Hybrid application comprising an outline application with all matters reserved except mean Mixed-use 850* Valid
Bracknell Hybrid application comprising an outline application with all matters reserved except mean Mixed-use 850* Valid
Altrincham Article 18 consultation from Salford City Council in respect of PA/2026/0539 - Demolition Retail 814* Unknown
Sunderland Erection of 542 dwellings with associated access, internal roads, parking, landscaping, an Residential 542* Awaiting decision
Washington Erection of 542 dwellings with associated access, internal roads, parking, landscaping, an Residential 542* Awaiting decision
Chesterfield Discharge of conditions 10 (Construction Management Plan), 21 (Protection of retained land Residential 500* Awaiting decision
Chesterfield Discharge of Condition 17 (Temporary access for construction) of application CHE/21/00549/ Residential 500* Unknown
Lichfield Screening Opinion: Erection of up to 450 dwellings, the creation of new public open space Residential 450* Decided
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
Chesterfield Outline planning application for the erection of up to 350 dwellings (including affordable Residential 350* Awaiting decision
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
Croydon Environmental Impact Assessment (EIA) Screening Opinion Request for change of use from off Office 300* 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
Mansfield OUTLINE APPLICATION FOR THE ERECTION OF UP TO 290 DWELLINGS (INCLUDING AFFORDABLE HOUSING) Residential 290* Registered
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
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
Bracknell Hybrid application for Reserved Matters pursuant to Outline Planning Consent 191068 compri Residential 215* Valid
Bracknell Hybrid application for Reserved Matters pursuant to Outline Planning Consent 191068 compri Residential 215* Decision Made
Leeds Demolition of existing buildings and erection of part 10, part 11 storey building providin Retail 205* Current
Wokingham Submission of details to comply with Condition 11 (Samples of Materials) of planning conse Residential 200* Registered
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
Witney Outline planning application with all matters reserved, except for access, for the constru Retail 200* 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 Yorkshire4719842
Greater London3541796
Cheshire285447
Northumberland24636
Cardiff210204
Gloucestershire195837
Suffolk16212893
Swansea162118
South Yorkshire1321060
West Yorkshire122734
Essex121473
Berkshire1185624
Norfolk1061880
Somerset1051085
Kent1034460
Oxfordshire97425
Bedfordshire821529
Cambridgeshire7586
Derbyshire722348
Hampshire702398
Lancashire60283
Leicestershire6033
Hertfordshire53448
Tyne and Wear521884
Nottinghamshire51676
Shropshire50n/a
Bristol42369
Devon421454
Lincolnshire401943
County Durham362934
Greater Manchester34839
Buckinghamshire32456
West Midlands28102
Surrey26156
Staffordshire251229
Cornwall2464
East Riding of Yorkshire10199
Newport91041
Worcestershire94
Merseyside842
Sussex8613
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.