Stuart Sage BSc Dip TP MRTPI


Stuart is a chartered town planner bringing over 17 years’ experience in the public and private sectors, with a track record of delivery. As Head of Public Land for the Homes and Communities Agency in the North West, Stuart has delivered planning permissions for 4,441 homes across 12 sites over the last 6 years with gross development value of c£900m. With expertise in project management, development planning, planning policy, expert witness, master-planning, economic development and land assembly.

Stuart has an unrivalled network of contacts across the property sector in the North West and nationally, opening doors and accessing intelligence in national government, local government and industry. This network of contacts sets Hive apart from its peers.

Stuart has sat on a number of national and regional boards, including garden villages, devolved regional structures (the most prominent and successful of which being the Preston, South Ribble and Lancashire City Deal), regional design panels, and economic development boards. Stuart has advised on a number of national government expert advisory groups around planning and land, and is very experienced in strategic policy formulation.

Mark Vaughan BSc (Hons) MRICS


Mark is a chartered surveyor with a proven track record of innovative, commercially driven solutions in the delivery of residential sites. An expert negotiator in land deals, Mark has a pragmatic approach and is committed to delivering in a client’s best interests. With both public and private sector experience, including working for one of the leading national agencies, Mark has built up 15 years of experience in the property sector. Mark qualified as a Chartered Surveyor in 2004 and is also an RICS Registered Valuer. This commercially orientated approach coupled with an in depth understanding of local government and planning sets Mark apart from his peers.

Mark brings a very extensive knowledge and market intelligence from across the North West, based over many years of buying and selling residential land at different stages of the development / planning cycle and in different geographies and markets. In Central Lancashire alone Mark has delivered land deals with a gross development value (GDV) of approximately £325m and has overseen disposal of a further £112m in West Lancashire. Mark also brings considerable experience of the full range of site acquisition process, having acquired 5 sites with a capacity for 772 units in the last 12 months with a potential GDV of £105m.

Mark’s core skills focus on project management, commercial negotiation, valuations, appraisals, viability and due diligence, site finding and evaluation, acquisition and disposal. These skills are linked to a comprehensive network of expert advisors, consultants and developers across the North West.

Justin Cove Hive Land and Planning


Justin Cove BA(Hons), MSc, MRTPI


Justin is a chartered town planner with considerable experience in both local government and private sector planning consultancy. He takes a highly commercial approach having worked for two real estate agencies and on a range of instructions with a development focus.

During his career, Justin has worked across most sectors including Residential (both strategic and immediate land), Industrial & Logistics, Office, Energy, Retail & Leisure, Corporate and Mixed Use schemes. This varied expertise allows him to adapt his skills as necessary for the task at hand.

As a result, Justin has covered most aspects of the profession including Expert Witness at Public Inquiries, Examination in Public, major planning applications, public and stakeholder engagement and the management and co-ordination of multi-disciplinary teams. Justin has also conducted sites searches for both immediate and strategic land for a range of clients and this is a key service that Hive offers.

Justin is client facing, keen to engage with local authorities and consultees in a positive and proactive way and is always up for a challenge.

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