Building under pressure – How developers can deliver despite delays

Development timelines are stretching, but funding remains available for well-prepared projects. That was one of the key takeaways from our recent panel in Bristol, where experts discussed how regulation and risk management are shaping the development landscape.

Representing a cross-section of legal, financial, and tax expertise, panellists Clare Day of HCR Law, Richard Cartwright of Saffery, George Densham of Carter Jonas, and Angela Niering-Wren from Arbuthnot Latham’s Real Estate Finance team, explored the rising complexity of funding and delivering property developments.

Gateway 2 is creating new demands

The introduction of Gateway 2 under the Building Safety Act has created a formal approval stage between planning consent and the start of construction for high-rise residential schemes. While the intention is to raise standards, the result is longer lead times and increased pressure on pre-construction documentation.

Consequently, developers must now allocate additional time and budget for safety reporting and engagement with specialist consultants.

More paperwork, more scrutiny

Valuers and lenders are asking for greater transparency at earlier stages. Fire safety strategies, contractor credentials, and design team qualifications are increasingly required during the appraisal phase – not just before drawdown.

Incomplete or delayed documentation can result in revaluation, funding delays, or additional conditions.

Banks are still lending, but more cautiously

Despite delays and compliance hurdles, the panel emphasised that banks remain open to supporting residential development – particularly in areas of strong demand. However, the panel highlighted that lending terms are more sensitive to risk, and timelines can be less flexible.

Planning remains unpredictable

Beyond safety regulation, the planning system continues to challenge developers. Approval times remain inconsistent, and additional requirements – particularly around biodiversity and energy – can emerge late in the process.

The most successful developers are those who plan for uncertainty and maintain open lines of communication with their funders.

Readiness is a competitive advantage

While development is more complex than ever, it is still active. The difference lies in how well-prepared a scheme is. Clear documentation, early engagement, and robust planning are no longer optional – they are essential.

The views and opinions expressed are those of the individual participants and do not necessarily reflect the official policy or position of Arbuthnot Latham.