St Cuthbert’s Garden Town

Carlisle City Council

Hive are working with the Council on engagement with landowners and stakeholders within St Cuthbert’s, a key workstream given that there are over 100 landowners and very little publicly owned land within the Garden Town (GT). For any GT to work, regardless of the delivery vehicle, it is imperative that the Council engage comprehensively and frequently with all landowners to understand their position and appetite towards development, as well as consulting on the emerging masterplan and planning policy.


Fronting landowner engagement forums / events and individual meetings with key landowners where potential collaboration structures were presented and discussed; Representing the Council in engagement with landowners including responding to enquiries; Land ownership review, including a review of legal barriers to delivery, and the creation and updating of a comprehensive landowner database; Feeding landowner intelligence into the emerging masterplan to ensure key barriers to delivery were understood; and Drafting and leading on the roll out of a landowners Memorandum of Understanding.


As well as the ongoing tasks, Hive drafted a report setting out options around landowner collaboration and vehicle(s) which would be best suited to aid delivery of the GT. Drawing on expertise on similar instructions on other large scale residential led development projects, the key lessons learned from the project was the need for early and ongoing engagement with the key stakeholders, bringing in Homes England as part of the strategy to demonstrate Government buy-in, the identification of landowner-related ‘show stoppers’ to feed into masterplan formulation, as well as the need to adopt a tailored approach to different stakeholders and at different stages of the project.

More Projects

The former Riverside High School site is located to the west of Radcliffe town centre and has been vacant since 2015. The site, which was cleared in 2021, provided an opportunity to delivery for much needed housing development in Bury. 

Marton Estate is an 11 hectare Site situated in the Fylde-Blackpool periphery strategic location for development, which was identified in the Local Plan. The Site was allocated for mixed use development to fulfil growth objectives for the Borough. Outline planning permission had previously been granted on the Site for the development of 265 dwellings and 1.5 hectares of employment use, however development did not come forward and the permission expired before a Reserved Matters Application was submitted. Homes England subsequently acquired part of the site to help deliver much needed housing development in Fylde.


Baxters Lane is a vacant industrial site in the east of St Helens. Hive was commissioned to prepare and submit a full planning application for the development of 28 dwellings for affordable rent along with associated access, parking and landscaping.