Strategic land and planning

In this department we secure sites, or neighbouring pieces of land that could be combined to form a site, with the potential to meet local housing needs and guide them through the planning system. The type of sites we specialise in are often large or have complicated planning requirements. Because of this  we carry out extensive community engagement to help us develop our proposals and achieve planning consent, which may take several years. We work closely with colleagues in our regional offices to secure appropriate planning consents before handing the site over to them for delivery. These sites give us a long term supply of development land. 

GWP 1_WEB

A computer generated impression of what Great Western Park in Didcot will look like when finished. This urban extension of over 3,000 homes and supporting infrastructure is currently being built and the homes sold. Initially the land parcels that make up the site were put together and bought by Strategic Land and Planning.

Who we are

Strategic Land and Planning is a specialist department that operates throughout England, Scotland and Wales.

The department is arranged into two divisions, North and South, and within each there are three regional teams. This structure mirrors that of our regional offices (which manage day-to-day planning and construction of our developments and sales of our homes) and is intended to improve communication with these offices and increase the efficiency of transferring land assets to them.

Each regional Strategic Land and Planning team is made up of highly experienced people with a range of relevant qualifications and backgrounds, including chartered surveyors (RICS), chartered town planners (RTPI), land negotiators and project managers (ICE and RICS). The Managing Directors of the North and South divisions have each worked for Taylor Wimpey for over 25 years.

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What we do

Our overall focus is to identify and contractually secure land, which has the potential to fulfil future housing needs through residential and mixed-use development, and then promote it through the planning system. The type of land that we are interested in includes large brownfield sites, such as ex-Defence Estates or other public sector land, and greenfield urban extensions.

We have the expertise to assemble land holdings, often having a number of different landowners, in order to accommodate large developments. Our developments range in size from fifty to several thousand homes and often include substantial on- and off-site infrastructure. Where appropriate facilities such as schools, libraries, community buildings, parkland, and highway/public transport improvements may be delivered, which benefit the wider communities in which we work. 

Our long-standing commitment to effective community engagement programmes of extensive and targeted public and stakeholder consultation is at the heart of our ongoing success. This will become even more important in the future as the planning system continues to evolve. Listening to and appreciating the needs of communities and councils during these early planning stages enables us to design, and ultimately deliver, developments that have a positive impact on local people. Community engagement generates local understanding and support for our schemes, which helps us when promoting them through the planning system.

We identify the potential risks and opportunities, constraints and impacts presented by every site. We work closely with colleagues in our regional offices and, where appropriate, employ specialist external consultants to assist us. This enables us to judge each site individually, in terms of its physical characteristics and planning status as well as influences on it from the surrounding areas, so that we can produce the most robust planning applications. By robust we mean applications that have been thoroughly researched and are clearly presented for sustainable developments that provide for the needs of the communities in which they are to be built, as well as being practical for us to deliver in both financial and technical terms. Planning is very tightly controlled and we take great care to ensure that our applications are legally tested to ensure they comply with both planning and environmental law. 

By adopting an open partnership approach to negotiations and contracts with landowners, we are able to work together and share both the risks and rewards of development. We secure sites in a variety of ways and we are able to find the most suitable way to contract with each different landowner.

Our preferred methods are:

  • Conventional freehold purchases (buying the land outright). Often our freehold purchase agreement contracts include uplift arrangements (whereby proportions of any additional revenue from the development are shared with the landowners).
  • Option agreements (an arrangement that gives us the opportunity to promote a site through the planning process and, as we have invested time and money to do so, allows us to buy it at a discount from open market value in the future should we be successful). 

Newcastle Great Park homes

We are delivering Newcastle Great Park in consortium with another developer. As well as 2,500 new homes the development will include many services and facilities such as a business park, first school, crèche, health club, and extensive landscaping. We secured the 485 hectare site under an Option Agreement and gained consent for the first masterplan in 1999 and a revised version in 2006.


However, we also use the following methods where appropriate:

  • Joint venture arrangements (where we partner with one or more parties, which could include the landowner, to develop a site)
  • Hybrid agreements (similar to an option agreement only a portion of the site is sold outright to another developer, which identifies the open market value for the site, and the proceeds are shared between us and the landowner).  

We work closely with our regional offices to ensure that there is a smooth handover and consistent approach to the progression of every development. Such sites provide us with a reliable and long term supply of development land. As well as carrying out the development of large sites ourselves, we may also choose to sell parcels of land within them to other developers or swap parcels in return for land elsewhere. Such land swaps provide us with additional home sales opportunities in different market areas.

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Our recent successes

We have an excellent track record in successfully promoting sites through lengthy and complicated planning processes. Our reward is achieving planning consents for a wide range of developments across the UK. Taylor Wimpey has the largest strategic land pipeline in the sector, which stood at c.108k potential plots as at 31 December 2016.

A key strength for Taylor Wimpey is our strategic pipeline. This land, which has no residential planning at the time we take a commercial interest, affords significant protection of future returns with a high embedded margin and, importantly, enhances our short term landbank when converted. We have the largest strategic pipeline in the sector which stood at c.108k potential plots as at 31 December 2016 (31 December 2015: c.107k potential plots). During 2016 we converted a further 9,519 plots from the strategic pipeline to the short term landbank (2015: 8,660 plots). With a significantly lower cost and greater control over the planning permissions we create, we continue to seek new opportunities and added a net 10.8k new potential plots to the strategic pipeline in 2016 (2015: 5.8k). In the year, a record 51% of our completions were sourced from the strategic pipeline (2015: 47%). 

If you would like to find out more about some of Strategic Land and Planning's sites please see our selection of case studies 

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