The Broken uk planning system
image from building.co.uk
For years, the UK government has promised to fix the planning system to accelerate economic growth, support development, and address the housing crisis. Yet, here we are — dealing with a fundamentally broken system that stifles innovation, pushes small developers to the side-lines, and hands power to large corporations.
I’m not just another property commentator. I live and breathe this business. I’ve built a successful career by disrupting the status quo and finding solutions where others see roadblocks. Today, I want to talk about how the UK planning system is failing us, who benefits from its dysfunction, and — most importantly — how small developers can still win using my Unicorn Model.
The UK Planning System: A System Designed to Fail.
The UK planning system isn’t just slow — it’s designed in a way that actively prevents small developers from succeeding. I have a project that should have made £200,000 in profit, yet it’s been stuck in planning for nine months. Why? Because of a sudden “planning lockdown” imposed due to phosphate pollution in a river 30 miles away. That’s right — red tape from an unrelated environmental issue has frozen a legitimate, well-planned investment.
And I’m not alone. Across the UK, thousands of developments are stalled due to bureaucratic inefficiency, shifting regulations, and council backlogs. The result?
A severe shortage of rental properties that drives up rents.
Small developers forced out of the market, leaving only the big players.
A government promise to build 1.5 million homes that is nothing more than a fantasy.
Let’s be clear: the current planning system doesn’t work for entrepreneurs like us. It works for large corporations, who have the resources, political influence, and patience to play the long game.
Who Really Benefits?
Take a look at the biggest UK homebuilders — Barratt, Persimmon, Taylor Wimpey, Bellway. These aren’t just property companies; they’re controlled by major institutional investors like BlackRock. Planning laws aren’t about ensuring fair competition; they’re about maintaining the monopoly of big players.
When the government claims to be supporting property development, what they’re really doing is:
Fast-tracking large-scale projects that benefit institutional investors.
Leaving small and mid-sized developers trapped in bureaucracy.
Creating artificial supply shortages to inflate property values.
So, where does that leave us? If you’re a property entrepreneur trying to build a portfolio, create housing solutions, and contribute to the market, you have two choices:
Accept the system is broken and give up.
Adapt, innovate, and disrupt using the Unicorn Model.
The Unicorn Model: How to Win Despite the Bureaucracy.
I’ve built my success by going where others won’t go and creating strategies that bypass obstacles. That’s where my Unicorn Model comes in.
The Unicorn Model is simple: Don’t rely on the system — build your own path.
1. Multiple Exit Strategies: Play the Long Game.
One of the biggest mistakes developers make is relying on a single outcome. The planning process is unpredictable — you need multiple ways to extract value from your investments.
For my Wrexham project, instead of sitting around waiting for planning approval, I’ve created two backup strategies:
Option 1: The “Costco Method” — Repurpose the building into individual commercial units. Retail space, office rentals, and storage solutions can generate steady cash flow.
Option 2: Lease and Hold — Instead of waiting for planning, secure a tenant on a long-term lease, generating income while planning resolves itself.
Too many developers put themselves in a single-outcome trap — that’s a mistake. Always plan for multiple exits.
2. Unlock Hidden Value: Think Like a Disruptor.
Traditional developers follow the herd. Disruptors find what others overlook.
Instead of fighting over prime locations, start looking at:
Secondary cities and commuter towns where demand is rising.
Mixed-use properties that give flexibility in strategy.
Underutilized commercial spaces that can be repurposed for high-yield housing.
Planning laws make it harder for small developers to get projects approved — but there are still opportunities if you know where to look.
3. Build Trust, Not Bureaucracy.
The system doesn’t work in your favour — so stop relying on it. Instead, create your own network of trust:
Local Councils & Communities — Engage early, build relationships, and become the “go-to” developer who solves problems.
Private Investors — Don’t wait for bank funding. Build a network of investors who see the long-term vision.
Planning Consultants & Legal Experts — The right advisors can help you navigate roadblocks faster than going it alone.
When you position yourself as a leader in the space, you’ll find more doors opening — even in a system designed to close them.
4. Control Your Narrative: Be the Authority.
The biggest property developers in the UK don’t just build properties — they control the conversation.
You need to do the same. That means:
Publishing your expertise (like I’m doing now).
Leveraging media and PR to highlight how broken the system is and why your solutions work.
Educating your audience — investors, tenants, councils — so they see you as the trusted voice in property development.
If you don’t tell your story, someone else will — on their terms.
The Future of Property Development Belongs to the Disruptors.
The UK planning system isn’t going to change overnight. The big players want it this way. But here’s the truth:
The housing crisis is real. Demand for property is skyrocketing.
The rental market is tightening. Rents are rising as supply shrinks.
People need solutions. And governments don’t build houses — entrepreneurs like us do.
The future of property does not belong to those who follow the rules blindly. It belongs to those who find new ways to win.
I’m not waiting for the system to fix itself. I’m finding the gaps, the opportunities, and the strategies that allow me — and my investors — to thrive despite the chaos.
Are you ready to do the same?
🚀 Take Action Now
If this resonates with you, let’s connect. I’m actively working with investors, developers, and disruptors who refuse to accept the status quo. The opportunities are there — you just need the right mindset and the right model to seize them.
And if you’re looking to understand how to invest in the new world of property entrepreneurship, I’ve put together a free and on demand training for you.