About Us

Emily Timmins is the founder of TLS and has worked in all sectors of the property and construction industry. An experienced Land and Infrastructure specialist and Civil Engineer who began her career working for a major contractor, she transitioned into engineering consultancy before venturing into property development in 2013 with St Modwen.

Emily’s tenure at St. Modwen as Head of Project Management involved overseeing the delivery of over 70 sites at different stages of development in a master developer role, covering thousands of acres of both brownfield and greenfield land. During this time, she’s worked on projects delivering nearly 20,000 residential units and more than 10 million square feet of employment space, while managing infrastructure costs exceeding £750 million.

The exposure gained at St. Modwen makes Emily one of the UK’s leading master developer project managers with an unrivalled CV of experience of end-to-end land delivery.

Our Values

Driving Excellence:
Exceeding expectations. Every time.
We are committed to driving excellence in everything we do, ensuring that every aspect of our work meets the highest standards of quality and professionalism.
Unlocking Value:
Using expert knowledge to challenge the norm.
We specialise in unlocking the hidden value within every project, leveraging our expertise to identify and capitalise on opportunities that maximise value for our clients.
Thinking Smarter:
Always considering the bigger picture.
Our approach is defined by strategic thinking and innovative solutions. We constantly seek out new ways to optimise processes and achieve better outcomes for our clients.
Always Delivering:
We do what we say and more.
Integrity is at the core of our commitment to always deliver on our promises. With honesty, reliability, and accountability, we ensure that our clients receive exceptional service and results, every time.

End-to-End Capability

TLS have unrivalled expertise in the development cycle across multiple sectors, including residential, commercial and mixed-use schemes.

We use our expert knowledge of end-to-end development to ensure that what we know maximises value during the disposal process can inform decisions made at either the acquisition, planning or delivery stages in order to capitalise on a project’s full potential.

Acquisition

TLS have experience in both public and private sector acquisition. Greenfield and brownfield. Whether you’re speculatively looking at a piece of farmland and need some high-level due diligence of the technical constraints, or you have a dataroom to review of a site which has outline planning, we can review the information and determine high risk areas and possible solutions.

We will make recommendations to get specialists consultants appointed if needed so that these risks can be accurately quantified and commercial/programme implications assessed. Working with legal teams we can also review any liabilities associated with potential land purchases to ensure risks can be mitigated through the acquisition.

Planning

TLS have vast experience of strategic land planning promotion, masterplanning and outline planning submission of both greenfield/belt and brownfield sites. We have worked on projects covering tens of thousands of acres, so there’s not much we haven’t seen. We specialise in unlocking complex issues that may be compromising the deliverability of the site and which are essential for the granting of planning or site allocation.

We have the ability and experience to work collaboratively across multiple parties for large strategic sites where major infrastructure upgrades are key to the success of the wider settlement. We will also look to review and challenge the developing masterplan and act as a ‘critical friend’ looking for ways to enhance value and minimise unnecessary costs. We can also provide guidance on sustainability issues such as nutrient neutrality, carbon reduction and biodiversity net gain, and review how best to implement the various requirements whilst minimising impact on land values where possible.

Delivery

Not only do TLS have capability in obtaining planning, we also have a breadth of experience in delivering complex pieces of infrastructure/remediation required to unlock large developments. We’ve been involved in miles of off-site improvements, cleaned-up the dirtiest sites, tunnelled under motorways and diverted main rivers.

With a wealth of knowledge of highways, drainage and utility legislation and regulation, there isn’t anything we wouldn’t get involved in. From simple s38 and s104 agreements, to protracted s278’s with National Highways or off-site drainage requisitions, we’ve done it all. With experience in contract administration and negotiating bespoke third-party legal agreements to facilitate complicated shared infrastructure, if there’s a way to get best value and minimise risk, we’ll find it.
We can also work with cost consultants to review project cost plans and assist with infrastructure phasing to inform cash flow, in order to make the best possible decisions throughout the project lifecycle.

Disposal

Given our end-to-end development experience, we know how to get best value for your land. We know that marketing a site with limited information creates opportunities for potential purchasers to pick holes and increase abnormal cost reductions. We’ve seen all of the games being played and know most(!) of the tricks of the trade. But most importantly we know that having good quality information can help drive best value and minimise last minute price reductions.

That’s why TLS can assist with the preparation of good quality land sale packs and provide support throughout the land disposal process. This is where our ‘value add’ is really tangible and land values can be increased in a matter of hours!

About us

Our Values

Driving Excellence:

Unlocking Value:

Thinking Smarter:

Always Delivering:

End-to-End Capability

Acquisition

Planning

Delivery

Disposal

‘Finalist for Best Project Manager’ at the 2019 European Women in Construction & Engineering Awards

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