We are seeking an accomplished Project Director with exceptional pre-delivery experience to take full responsibility for a flagship residential development from feasibility through to the start on site. You will lead all early-stage coordination and technical delivery, ensuring the project is fully de-risked, commercially sound, and set up for success at build stage.
This is a rare opportunity to shape a single, large-scale project from inception. You will operate at the centre of the development process, working closely with land, planning, technical, commercial, and construction teams, as well as external stakeholders, consultants, and regulatory bodies.
Key Responsibilities:
Pre-Delivery Leadership
Take full ownership of all pre-construction activity for the assigned development, including due diligence, feasibility, and programme planning.
Act as the central point of coordination across planning, technical, commercial, and external stakeholders to ensure the site is fully prepared for delivery.
Lead the interface between internal teams and external consultants during design development, technical approvals, and legal agreements.
Viability & Technical Coordination
Lead site appraisals, constraint analysis, infrastructure strategies, and abnormal cost reviews to inform financial modelling and delivery strategy.
Ensure that planning applications and reserved matters submissions are commercially and technically sound, with buildability and phasing at their core.
Work with design teams to shape layouts, phasing plans, and specification that align with planning policy, sales strategy, and cost control.
Programme & Procurement Readiness
Establish and manage the pre-construction programme, ensuring critical milestones are met for planning, technical, utility, and legal approvals.
Oversee the procurement readiness process, including tender documentation, enabling works strategies, and construction start requirements.
Stakeholder & Risk Management
Build and maintain strong working relationships with local authorities, statutory bodies, JV partners (if applicable), and internal stakeholders.
Identify and mitigate risks proactively, ensuring the project is fully de-risked ahead of site start.
Provide accurate and timely reporting to the Board, including progress against programme, budget, and approvals.
Candidate Profile:
Proven experience in delivering large-scale residential or mixed-use developments, ideally from RIBA Stage 0–3.
Strong technical background with excellent understanding of ground conditions, infrastructure, utilities, and planning constraints.
Confident managing complex stakeholder environments, including landowners, local authorities, and delivery partners.
Commercially astute with a clear grasp of development appraisals and early-stage value engineering.
Exceptional programme management skills, able to keep multiple moving parts aligned and on track.
Natural leader with clear communication, strategic thinking, and strong decision-making skills.
Qualifications:
Degree qualified in Construction, Engineering, Architecture, or related discipline.
Chartered (MCIOB, MICE, RICS, or equivalent) preferred.
Minimum 10 years of relevant experience, with 3–5 years in a senior leadership role on complex residential schemes.
What We Offer:
Lead role on a significant and high-profile development project.
Direct reporting line to the Managing Director with strategic influence.
Competitive salary and performance-based incentives.
Collaborative and supportive team environment with long-term growth opportunities.
Please visit our website www.threcruit.co.uk to view all vacancies within house building and residential development.
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