Hive Team


Stuart Sage BSc Dip TP MRTPI


Stuart is a chartered town planner with considerable experience in both the public and private sectors and a track record of delivery. 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.

Stuart’s core expertise is in the delivery of large projects, from concept and the adoption of a sound strategy, advising on governance, through to planning and implementation. This draws on key skills including strategic policy, project management, development management, planning policy, economic development, land assembly and site finding.

Stuart is active on a diverse range of projects across the North West, including the regeneration of town and city centres, advising on the delivery of Garden Villages and undertaking a range of instructions either with or involving Homes England. His other areas of work include high-level strategic business cases; site promotion through Local Plan reviews; strategic and immediate housing site finding; public sector and developer partnerships; strategic commercial site finding; and long term strategic residential site promotion with private landowners.

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.

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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 surveying practices, Mark has built up over 15 years of experience in the property sector. Mark qualified as a Chartered Surveyor in 2004. 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, which he applies to a number of disciplines. Mark works extensively for Hive’s clients on site finding and brokering; matching developers up with deliverable, commercial land deals based on the client’s specific requirements. Mark skills are also deployed more broadly on project management for public sector clients on a diverse range of projects including landowner engagement, bidding and securing grant funding, leading on government funded housing initiatives and various other matters. The projects range from individual sites to large scale urban expansions and garden villages.

Mark’s core skills focus on project management, commercial negotiation, site finding and evaluation, financial modelling for green infrastructure as well as site acquisitions and disposals. These skills are linked to a comprehensive network of expert advisors, consultants and developers across the North West.

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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.

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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Hayley Fielden BA(Hons), MSc (URP)


Hayley is an MSc qualified town planner and regeneration specialist who has worked in the built environment for over fifteen years. Hayley has worked Client side in both the Private sector and for Local Authorities, specialising in the delivery of transformative masterplans, town centre regeneration and residential development projects.

Prior to joining Hive, Hayley was the North West Regional Director at the PRS delivery specialist Sigma Capital Group plc. Hayley worked closely alongside Sigma’s key house building partners of Countryside Properties Plc, Keepmoat, Engie, Galliford Try and Seddon to secure sites for PRS residential development. Hayley was responsible for assessing the suitability of new development opportunities, undertaking planning evaluations and financial appraisals, preparing and articulating business proposals and negotiating with partners to secure land on commercial terms. During her tenure at Sigma, Hayley managed the acquisition of twelve residential development sites in the North West region with a GDV of c£200m. All sites were efficiently progressed into construction once acquired, often the day after deal completion. These projects collectively delivered over 1,200 much needed family PRS homes to Greater Manchester, Merseyside and Lancashire.

Hayley also spent a number of years working for Salford City Council in various roles across the Regeneration, Planning and Development Teams. Hayley was employed after graduating in the Spatial Planning division, gaining Public Inquiry Expert Witness experience, SPD drafting, stakeholder and community engagement and GIS skills. Latterly as Principal Planning Officer, then Group Leader of the Regeneration Team, Hayley worked closely alongside Salford’s key developer partners such as Ask, Muse and Renaker. Hayley was principally focussed on the implementation of the award winning Chapel Street, New Bailey and Greengate masterplans; with private sector investment of over £1.5bn secured for these hugely important economic growth areas in Salford.

Hayley brings a unique perspective and skillset to the Hive Team as a result of her public / private sector employment record and diverse knowledge base.

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Kieran Blaydes MPlan(Hons), MRTPI 


Kieran joined Hive Land and Planning after graduating with a Master of Planning from Newcastle University. He previously worked at ELG Planning as a Planning Assistant for 14 months and later as a Graduate Planner at Barton Willmore in Newcastle for 9 months prior to graduating and relocating to pursue his career with Hive Land and Planning in the north west. He is currently working towards achieving membership of both the MRTPI and MRICS in recognition of his varied exposure to projects at Hive.

Kieran has played a critical role on a wide variety of key schemes since joining the company, most notably land owner engagement for the delivery of a Garden Village, drafting Planning Statements and co-ordinating planning application submissions and producing planning and market site appraisals for developer clients.
Kieran remains chair of the RTPI North East Young Planners Committee and is tasked with delivering the 2019 RTPI National Young Planners Conference which will see 350 delegates attend the Hilton Hotel in Newcastle with a number of high profile speakers confirmed.

Kieran is confident, thorough and client orientated which makes him a valuable asset to the Hive team as he continues to play a key supporting

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Sarah May BA (Hons), MSc, MRICS


Sarah is a chartered surveyor who has over 10 years of experience advising clients on the delivery of town centre regeneration, sourcing and delivering residential development opportunities, preparing development appraisals and cashflows and securing public sector grant funding and development finance.

Sarah is currently active on a range of instructions for clients across the U.K. including advising on the delivery of several Garden Villages, advising both Local Authority and developer clients on securing Homes England funding, preparing market reports for developer and investor clients and sourcing land opportunities across the North West for house builders, package providers and housing associations. Sarah is also working with Preston City Council on the award winning City Living Strategy which is in the process of delivering 48 stalled and complex city centre sites in Preston.

Sarah has a broad depth of experience in delivering residential sites, from individual sites to large and complex opportunities, which is a result of her experience of working with both the private and public sectors. Sarah previously worked for Avison Young where she worked with clients including Local Authorities, Homes England and private sector clients on a broad range of projects concerned with delivering complex residential sites, often within the ownership of the public sector. Sarah also worked at Homes England to acquire land for their strategic programmes. Additionally, Sarah was a Development Manager at Barratt Partnerships where she project managed and prepared partnership bids for public sector land opportunities with a particular focus on preparing the financial bid, as well as managing several partnership sites under construction.

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Sarah May

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