Training Example: Pigeon – Review the Data, Give Your Score & Compare to the Real AI Evaluation

1.
One of the leading property companies in the Eastern region.

2.
Holistic approach to land promotion.

3.
Exciting portfolio of valuable projects.

4.
High success rate in securing planning permission.

5.
Access to a wide range of investment opportunities.

6.
We co-invest in projects and reinvest the capital.

7.
Well resourced in-house team.

Who we are
Vision

[H2] We combine deep property knowledge to deliver outstanding results for our stakeholders.
We take a bespoke approach to every project, identifying how best to add value. This approach supports our vision: To deliver exceptional results with intelligence and imagination, connecting people, property, and places.

Values
[H2] Our four core values epitomise Pigeon. They reflect the way we work with our stakeholders, the way we behave, and our motivations and standards.

1.
[H3] Entrepreneurial
Entrepreneurship is at our core at Pigeon. We encourage ideas, flexibility, and a commercial approach to ensure that our projects deliver maximum value for our stakeholders.

2.
[H3] Ambitious
We are ambitious for our stakeholders and our business. We value long-term relationships driven by outstanding returns.

3.
[H3] Proud
We are proud to be part of the Pigeon team and proud of what we do. We help each other to go above and beyond to deliver a highly personal service with integrity and professionalism.

4.
[H3] Partnership
We work together as a team with our stakeholders to achieve our agreed objectives.

Our Team

read bio

William Stanton
Chairman

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[IMG: William van Cutsem, Investment Director]

William van Cutsem
Chairman

read bio

[IMG: Richard Stanton, Executive Director]

Richard Stanton
Founding Director

read bio

[IMG: James Buxton, Executive Chairman]

James Buxton
Board Director

read bio

[IMG: Ian Plumb, Finance Director]

Ian Plumb
Finance Director

read bio

Simon Butler-Finbow
Group Planning Director

read bio

William Stanton
Chairman

read bio

[IMG: William van Cutsem, Investment Director]

William van Cutsem
Chairman

read bio

[IMG: Richard Stanton, Executive Director]

Richard Stanton
Founding Director

read bio

[IMG: James Buxton, Executive Chairman]

James Buxton
Board Director

read bio

[IMG: Ian Plumb, Finance Director]

Ian Plumb
Finance Director

read bio

Simon Butler-Finbow
Group Planning Director

all team
ESG

[H3] Environment
With our sustainable initiatives and as demonstrated through ventures such as Cambridge Power, we have a tangible and forward-thinking approach to minimising the environmental impact of real estate projects.
[H3] Society
As one of the leading businesses in our region, we are committed to making a difference and giving back to our community. From supporting team members’ individual fundraising efforts through to our charity of the year initiative, we strive to make a positive impact.
[H3] Governance
The Board of Directors collectively bring entrepreneurship, balance, and sound governance to Pigeon. This, along with clear policies and procedures, enables us to grow responsibly, for the benefit of our stakeholders.

To read our ESG Policy Statement, please click here.

Careers

Pigeon is a people-focused business with a strong sense of pride in what we do. We enjoy working together to generate exceptional returns for our investors and deliver commercial opportunities for our stakeholders, and we are proud of our legacy. Our powerful sense of team, commitment and shared goals help us to achieve our ambitious targets.
We are always keen to hear from talented and hard-working people, so if you are interested in a career with a forward-thinking property company that delivers exceptional results, please get in touch by sending your CV to info@pigeon.co.uk.

Careers with us

William Stanton
Chairman
w.stanton@pigeon.co.uk

William is Chairman of Pigeon and leads the company’s strategic direction and business development initiatives. He works with the Commercial, Land Promotion and Funding teams at Pigeon.
William was formerly a Board Member of Savills (L&P) Plc, and during his 30-year career has gained extensive knowledge and experience of the property market. He is a founding director of Cambridge Power, one of the largest battery storage companies in the UK.
William is a Chartered Surveyor, a member of the CLA and former Director of the Suffolk Development Agency. He enjoys a range of sports when the seasons allow, including tennis, cricket, golf, skiing, and running the family farm.

[IMG: William van Cutsem, Investment Director]

William van Cutsem
Chairman
w.vancutsem@pigeon.co.uk

William is Chairman of Pigeon and leads the investment activity for both commercial and residential sectors. He works closely with the Pigeon teams to evaluate opportunities to find strong returns for the risks taken.
William is a Chartered Surveyor and previously worked in the Investment Team at Savills.

[IMG: Richard Stanton, Executive Director]

Richard Stanton
Founding Director
r.stanton@pigeon.co.uk

Richard co-founded Pigeon, he is an Executive Director and is Chairman of Cambridge Power. Prior to founding Pigeon, he worked in London and Australia to help build a global fintech business.
He is the Managing Partner of a Norfolk-based farming business and is a Norfolk Ambassador for the new Cambridge Children’s Hospital.

[IMG: James Buxton, Executive Chairman]

James Buxton
Board Director
j.buxton@pigeon.co.uk

James Buxton is Board Director of Pigeon. He brings experience, integrity and many years of experience in the property industry, having advised landowners, developers, and institutions on all aspects of property development and promotion.
James joined Pigeon in 2010 having spent most of his career at Bidwells, including ten years as Senior Partner. James is a Chartered Surveyor and a Fellow of RICS.
James enjoys collecting old cars, field sports, and a spot of painting.

[IMG: Ian Plumb, Finance Director]

Ian Plumb
Finance Director
i.plumb@pigeon.co.uk

Ian’s role as Finance Director involves strategic planning for Pigeon, devising and implementing new corporate structures, leading the corporate function for the company, and overall management of the Finance team.
Ian qualified as a Chartered Accountant at Baker Tilly, before working in a variety of finance and corporate finance roles at Greene King, Acteon, and Willis Towers Watson. He is a Fellow of the Association of Chartered Accountants.
Ian enjoys playing golf and spending time with his young family.

Simon Butler-Finbow
Group Planning Director
s.butler-finbow@pigeon.co.uk

Simon is Group Planning Director for Pigeon and oversees the company’s portfolio. He heads the Planning and Design Department, leads on the master planning and delivery of major projects, and supports the company’s business development.
Simon joined Pigeon in 2012 having previously worked in local government before holding senior positions in two of the country’s largest housebuilders and being on the Board of a regional property company. His extensive knowledge and experience mean he is well-placed to provide strategic advice and support across all planning and development matters.
Simon is a Member of the Royal Town Planning Institute, an Associate Member of the Royal Institute of British Architects and Eastern Region Chairman of the Home Builders Federation.
Away from Pigeon, Simon enjoys spending time with his family and motorcycling.

What We Do
Land
Land

[H2] Maximising returns for landowners
We recognise the importance and value of high-quality, sustainable, landscape and design-led schemes that are achieved in partnership.
Engaging with the people that live and work near the scheme helps us to deliver high-quality designs – an approach that has been highly commended by local communities and local authorities.
Having identified the best approach for a project, we undertake comprehensive site investigations and survey work. This is combined with extensive engagement with stakeholders including the Local Authority, local communities, and Parish Councils as the scheme is progressed through the planning process.
Pigeon’s in-house planning, design, and communications teams allow for a bespoke, personal approach to every site, and sets us apart from the rest.
Pigeon Capital Partners underpins our land promotion operation by securing private investment from a range of trusted sources.
Cambridge Power is our dedicated energy and renewables business, specialising in the promotion and development of grid-scale renewable energy and energy storage projects.

I have always been impressed with Pigeon’s tenacity, quality of their planning & technical team, and ability to overcome all obstacles.
Tom Fraser, Development Director Savills

Approach
[H2] Structures
We bring a flexible and collaborative approach to Land Promotion, working with landowners to suit their individual needs and objectives. For Land Promotion projects, we generally offer one of the following options:

[H3] Promotion Agreements
We promote the land for development at our own risk and cost for an agreed period of time. When planning permission is granted and the land is marketed and sold, Pigeon and the Landowner share the receipt in agreed proportions.

[H3] Option Agreements
As above, we promote the land for development at our own risk and cost. Once planning permission is granted, Pigeon exercises its option to buy the land from the landowner at an agreed discount to market value.

[H3] Hybrid Agreements
This is a combination of a promotion agreement and an option agreement and is often used on large strategic sites that may be developed in stages. When planning is granted, Pigeon has the option to buy a fixed part of the site, with the remainder sold on the open market.

[H3] Freehold Purchases
On occasion it can take several years for land to come forward for development and Landowners may prefer to realise some value now, in which case Pigeon can purchase the freehold.

[H3] Joint Ventures
We promote the land at our own risk and cost. Having achieved planning permission, Pigeon implements the disposal plan for site, sharing in the land price and the development profit in an agreed proportion. Landowner receipts are typically higher in return for sharing the development risk.

[H3] Our track record
Our successful land promotion projects span a broad range of opportunities, including green belt land, land under multiple ownerships, land with existing buildings, previously promoted land, and land suitable for mixed-use development.
Process

[H3] Identify the Sites
We use our expertise to select sites with the best prospects of securing planning permission in the short to medium term. Our holistic expertise often sets Pigeon apart from our competitors.

[H3] Agree Terms
Once we have met the Landowner, we put forward an offer to promote the land using one (or more) of the structures above and agree key terms.

[H3] Legal Agreement
After the terms are agreed, we instruct solicitors to draft the legal agreement. Both parties sign and it becomes legally binding.

[H3] Appoint Project Team
Our in-house team of experts from Land Promotion through to Planning and Design works alongside external specialist consultants, to manage the project through to success with Landowner approval throughout.

[H3] Planning Promotion
We agree a planning strategy for the site and start promoting it through the planning process, including extensive engagement with the local community and key stakeholders.

[H3] Regular Reporting
Throughout the process we keep the Landowner informed of progress through regular updates and project meetings.

[H3] Planning Application
We prepare a planning application for approval by the Landowner ahead of submission to the relevant local planning authority.

[H3] Planning Decision
Once planning permission is granted, we work with the Landowner to agree a disposal strategy, in line with their personal and commercial objectives.

CASE STUDIES
[H2]

[IMG: Commercial property investment]

Thetford
Norfolk

5,000 homes
In partnership with The Crown and Kilverstone Estates
Land available
Pigeon is managing the development of a major urban extension at Thetford on behalf of The Crown and Kilverstone Estates. We secured planning permission in 2015 for up to 5,000 homes, 22.5 hectares of commercial development, retail, schools, community facilities, and public open space. In 2018, the first phase of housing land was sold to Hopkins Homes, a developer of high-quality homes that set the bar for this inspiring development. We sold a second phase to Kier Homes in 2019, and a third phase to Taylor Wimpey in 2021. A fourth phase was marketed in 2023 and is under offer to a PLC Housebuilder.
Around 700 plots have now been sold, with over 150 new homes occupied. New power and water supplies are being installed before the next phase of land will be offered for sale.
read more

Bury St Edmunds
Suffolk

62 acres
Around 450 homes
Part of the Council’s Core Strategy and Bury Vision 2031
Pigeon acquired 62 acres of freehold land on the western edge of Bury St Edmunds in May 2018. The land is allocated in the former St Edmundsbury Borough Council’s Core Strategy and Bury St Edmunds ‘Vision 2031’ for the development of around 450 homes, a sub-regional health campus, a relief road, various facilities, and transport improvements. The site is the major part of a draft allocation for 600 homes in West Suffolk Council’s emerging Local Plan, which is expected to be adopted in Spring/Summer 2025. Our current planning application should be determined during 2024.
read more

Sherburn
North Yorkshire

Two sites
Total of 370 homes
Includes affordable housing
Pigeon was selected in 2014 to promote a 24.5 acre site to the north of Sherburn in Elmet, North Yorkshire. We secured planning permission for 250 homes, open space, and a new access road onto the A612, and we sold the site to Yorkshire Housing Association in 2019. The housing association completed the development in July 2022, with a mix of one to five bedroom homes including flats, semi-detached and detached properties. Following this successful scheme, we acquired the neighbouring piece of land from the same landowner and took them successfully through the planning process for a further tranche of 120 homes. This site was acquired by Avant Homes in 2022. 
read more

Thurston
Suffolk

Rural setting
Fast turnaround
Excellent location for Newmarket, Cambridge and Ipswich
Pigeon was selected in 2016 to promote 37 acres of land, four miles east of Bury St Edmunds in the thriving Suffolk village of Thurston. We submitted a planning application in December 2016 for 200 homes including nine self-build plots, a primary school and a pre-school site, woodland, and extensive open space.
Mid Suffolk District Council granted planning permission for the scheme in March 2018; the housing site was sold to Linden Homes in September 2018 and construction began in 2019. The primary school is now complete in this popular scheme offering a collection of 2, 3, 4 and 5 bedroom homes in an established countryside setting.
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Bedford
Bedfordshire

Pigeon acquired Twinwoods Business Park, near Bedford in late 2023. The site extends to over 165 acres, and was originally constructed in the 1950’s as a world class wind tunnel testing facility. It is now a multi-let business park and has over 20 tenants including the Secretary of State, Red Bull Racing, and numerous industrial and engineering businesses.
There is also vacant land that has longer-term potential. We intend to add value by bringing forward an investment programme to accommodate a range of uses for existing and new tenants. This could include employment uses such as industrial, manufacturing and storage as well as alternatives such as renewable energy and filming.
read more

Hemel Hempstead
Hertfordshire

86 acres
Excellent location
Desirable commuter town
Pigeon acquired 86 acres of freehold land on the Eastern edge of Hemel Hempstead in May 2019. The land is within St Albans District Council and forms part of ‘Hemel Garden Communities’ (HGC). HGC is a collaboration between Dacorum Borough Council, St Albans City and District Council and Hertfordshire County Council, and is supported by the Hertfordshire Local Enterprise Partnership to deliver more than 11,000 new homes and 10,000 new jobs by 2050. The site is currently within the green belt and is being progressed through the emerging St Albans Local Plan.
read more

Thurston
Suffolk

Rural setting
Fast turnaround
Excellent location for Newmarket, Cambridge and Ipswich
Pigeon was selected in 2016 to promote 37 acres of land, four miles east of Bury St Edmunds in the thriving Suffolk village of Thurston. We submitted a planning application in December 2016 for 200 homes including nine self-build plots, a primary school and a pre-school site, woodland, and extensive open space.
Mid Suffolk District Council granted planning permission for the scheme in March 2018; the housing site was sold to Linden Homes in September 2018 and construction began in 2019. The primary school is now complete in this popular scheme offering a collection of 2, 3, 4 and 5 bedroom homes in an established countryside setting.
read more

Sherburn
North Yorkshire

Two sites
Total of 370 homes
Includes affordable housing
Pigeon was selected in 2014 to promote a 24.5 acre site to the north of Sherburn in Elmet, North Yorkshire. We secured planning permission for 250 homes, open space, and a new access road onto the A612, and we sold the site to Yorkshire Housing Association in 2019. The housing association completed the development in July 2022, with a mix of one to five bedroom homes including flats, semi-detached and detached properties. Following this successful scheme, we acquired the neighbouring piece of land from the same landowner and took them successfully through the planning process for a further tranche of 120 homes. This site was acquired by Avant Homes in 2022. 
read more

Bury St Edmunds
Suffolk

62 acres
Around 450 homes
Part of the Council’s Core Strategy and Bury Vision 2031
Pigeon acquired 62 acres of freehold land on the western edge of Bury St Edmunds in May 2018. The land is allocated in the former St Edmundsbury Borough Council’s Core Strategy and Bury St Edmunds ‘Vision 2031’ for the development of around 450 homes, a sub-regional health campus, a relief road, various facilities, and transport improvements. The site is the major part of a draft allocation for 600 homes in West Suffolk Council’s emerging Local Plan, which is expected to be adopted in Spring/Summer 2025. Our current planning application should be determined during 2024.
read more

Cambridge South
Cambridgeshire

Close to Cambridge Biomedical Campus
417 acres
115 acre science park & 1,250 homes
Pigeon was selected jointly with Lands Improvement Holdings to promote over 400 acres of land on the south side of Cambridge, in the ownership of Jesus College and a private landowner. The land has been promoted through the review of the Greater Cambridge Local Plan, which is due to be examined by an independent inspector in 2025. The land could form an important part of the Cambridge Biomedical Campus 2050 Vision, which seeks to secure and develop the Campus as a leading European life science location. The proposed scheme for this quality piece of real estate makes provision for both residential and employment use, with commitments to meeting net-zero carbon targets and biodiversity net gains of 10%.
read more

Wickford
Essex

Green belt
1,100 homes
High demand for quality housing
Pigeon was selected in 2011 to promote land at Wickford in South Essex for housing. The land lies within the Metropolitan Green Belt, adjoining an existing housing development and is in area with substantial demand for high quality homes. The land was initially given a draft allocation for 450 homes, and this increased to 1,100 homes as the Basildon Local Plan review progressed. The Local Plan was subsequently withdrawn, and the review is now underway. We will submit a planning application once the draft Local Plan is published, and this much sought-after site will be marketed with planning permission as soon as it is granted.
read more

Thetford
Norfolk

5,000 homes
In partnership with The Crown and Kilverstone Estates
Land available
Pigeon is managing the development of a major urban extension at Thetford on behalf of The Crown and Kilverstone Estates. We secured planning permission in 2015 for up to 5,000 homes, 22.5 hectares of commercial development, retail, schools, community facilities, and public open space. In 2018, the first phase of housing land was sold to Hopkins Homes, a developer of high-quality homes that set the bar for this inspiring development. We sold a second phase to Kier Homes in 2019, and a third phase to Taylor Wimpey in 2021. A fourth phase was marketed in 2023 and is under offer to a PLC Housebuilder.
Around 700 plots have now been sold, with over 150 new homes occupied. New power and water supplies are being installed before the next phase of land will be offered for sale.
read more

Stevenage
Hertfordshire

80 acres
Extensive community facilities
Fast turnaround
Pigeon was selected in 2015 to promote 80 acres of land east of Stevenage in Hertfordshire, within the Metropolitan Green Belt. The site is in a prime location, with excellent commuter links to London. Following our submission to the East Hertfordshire Local Plan review, the land was removed from the green belt and allocated for housing. In 2019 we submitted a planning application for a high quality development comprising of over 600 new homes, a care home, and substantial community facilities including a school, extensive landscaping and green open space. Planning was granted in 2020 and we sold the site to Redrow Homes in June 2021, marking a five-year turnaround for this prominent site.
read more

Yaxley
Cambridgeshire

13 acres
Additional development opportunities
Potential for excellent rental growth
Pigeon acquired this 13-acre i

What we do
Development
development

[H3] Creating growth through expert developments
We have built up an exciting pipeline of commercial development sites, strategically located along key transport corridors in the region. We have approximately 8.5 million sq ft in our pipeline, catering to warehouse, industrial, and business park development requirements. We are actively seeking opportunities to expand this further. Funding is secured through Pigeon Capital Partners and is available for sites to be acquired on a pre or post-planning basis.
The team is supported by experienced in-house professionals, including Chartered Surveyors, Planners, Engineers, and Chartered Construction Managers. We adopt a proactive and dynamic approach to our projects, ensuring the delivery of much-needed quality space in prime employment locations.
We look to form a collaborative relationship with our stakeholders and undertake responsible and sustainable development.
The Pigeon Team worked tirelessly to achieve our objective which will enable Thetford to grow and enhance its position as a thriving market town in a strategic location midway between Cambridge and Norwich.
Patrick Fisher, Kingsfleet, Thetford

Expertise

8.5m ft² of commercial development pipeline

£1.9 billion GDV of Commercial Pipeline

Brownfield or Greenfield sites

Land Requirement 5 acre plus, £20m GDV

Case Studies
[H2]

Barton Mills
Suffolk

Pigeon acquired this five-acre freehold brownfield site, located on the Norwich-bound carriageway at one of the busiest roundabouts on the A11 in Suffolk. We obtained planning permission and undertook substantial redevelopment during 2015 to create a new motor services area, with tenants including Shell, a tyre centre and car wash, plus one of the country’s top-performing McDonalds restaurants. We continue to manage this busy and successful site.
read more

Norwich
Norfolk

48 acres
Leading employment hub
Infrastructure provided
Pigeon acquired Broadland Gate as bare farmland in 2016, in a joint venture with Ifield Group. This 48-acre site of commercial development land sits at the intersection of the A47 and the Norwich Distributor Road, making it a prime location for one of the leading employment hubs east of Norwich. More than 80% of the site is now sold or under offer, with notable occupiers, including Norfolk Constabulary, which chose Broadland Gate for its new police investigation centre serving the east of Norwich.
read more

Ipswich
Suffolk

Planning permission for B1C, B2, B8
Close to Felixstowe
200,000 sq ft of accommodation
Junction 56 is a brand-new industrial and logistics development located on the edge of Ipswich, with immediate access to the A14 and just 20 minutes’ drive from Felixstowe, the UK’s largest container port. Pigeon acquired the site in 2017 as part of a wider, 200-acre estate. We have upgraded the two A14 roundabouts and the roadside services area is now commencing construction, with a new petrol filling station, convenience store, electric vehicle charging, drive through restaurant and dedicated lorry parking.
read more

Cheshunt
Hertfordshire

Prime location
Logistics
Planning permission in place
Pigeon acquired approximately 3.5 acres at Theobalds Business Park in 2022. The proposed development known as MAX50 is located just one mile from the M25/A10 interchange in Cheshunt, with nearby occupiers including the Sunset Waltham Cross Studios and Broxbourne Business and Technology Centre. We acquired the site with outline planning permission for B2/B8 use and have subsequently secured reserved matters planning permission for a 50,000 sq ft unit. The land will provide much-needed logistics space to the Greater London area and is currently being marketed to occupiers with construction to commence thereafter.
read more

Development
team

[IMG: William van Cutsem, Investment Director]

William van Cutsem
Chairman
w.vancutsem@pigeon.co.uk
William is Chairman of Pigeon and leads the investment activity for both commercial and residential sectors. He works closely with the Pigeon teams to evaluate opportunities to find strong returns for the risks taken.
William is a Chartered Surveyor and previously worked in the Investment Team at Savills.

William Stanton
Chairman
w.stanton@pigeon.co.uk
William is Chairman of Pigeon and leads the company’s strategic direction and business development initiatives. He works with the Commercial, Land Promotion and Funding teams at Pigeon.
William was formerly a Board Member of Savills (L&P) Plc, and during his 30-year career has gained extensive knowledge and experience of the property market. He is a founding director of Cambridge Power, one of the largest battery storage companies in the UK.
William is a Chartered Surveyor, a member of the CLA and former Director of the Suffolk Development Agency. He enjoys a range of sports when the seasons allow, including tennis, cricket, golf, skiing, and running the family farm.

Hugh French
Director - Development
h.french@pigeon.co.uk
Hugh is responsible for the acquisition and management strategy for Pigeon’s commercial development business. He joined Pigeon in 2012, attracted by the company’s entrepreneurial spirit, recognising that there was a great opportunity to be part of its growth story.
Hugh is a qualified Chartered Surveyor, and, prior to Pigeon, he worked at various consultancies in London and the Eastern Region.
Away from work, Hugh is usually found playing (and now more regularly watching) sports.

[IMG: Ben Temple, Associate]

Ben Temple
Associate
b.temple@pigeon.co.uk
Ben joined Pigeon in 2023 and manages construction projects across the logistics and residential sectors, working closely with the Pigeon teams and external consultants. With his strong track record in delivering construction projects, he enjoys bringing his experience into the business to provide advice and guidance to colleagues. Ben enjoys working on projects where he can take a more forward-thinking approach, carrying out due diligence and careful planning upfront to ensure a considered approach – and a better outcome.
Away from work, Ben will often be found on two wheels on his motorbike, or with his four-legged friend on a long walk. He is also pretty handy at making furniture!

[IMG: Emma Butler, Development Surveyor]

Emma Butler
Development Manager
e.butler@pigeon.co.uk
Emma joined Pigeon in 2019 as a Graduate Surveyor following a degree in Real Estate at the Royal Agricultural University. After completing her APC and qualifying as a Chartered Surveyor in 2022, she progressed through to her current position as Development Manager.
In her role at Pigeon, Emma assists with the management and delivery of strategic commercial and mixed-use development projects.
Away from work, Emma enjoys socialising with friends and family, and spending time in the countryside.

Development Team