Joint Venture Property Development Your site, our team and capital: the scheme built by the partner who priced it, profit shared on written terms.
Our track record
100% of projects delivered aheadof programme and on budget
Our Development Director's record
- £225M+of land acquired, Development Director's record
- 4,000+homes delivered by our Development Director
- 10,000+homes through planning, Development Director's record
- 10 yearson the market since 2016: the partner is still here at exit
Keep the upside without becoming the developer
You own land or a building in London or the South East that is worth more developed than sold. A joint venture lets you keep it in the scheme and share the profit. We bring the planning, design and construction team and, depending on the stage, the capital or the whole risk.
What makes ours different is that we build. The appraisal you sign is costed by the people who will pour the concrete, so there is no second price after planning. Terms are agreed deal by deal and written down before anyone spends a pound.
Trusted by leading businesses
5 stars on every review on Trustpilot
- Excellent project delivery Fuse Energy hired Craftex on the fit-out and installation of our engineering and research centre, which included electrical, heating, lighting, plumbing, and ventilation upgrades. They delivered everything to a high standard… Hainro Eybers 9 May 2025
- Really happy with our beauty salon design and fit-out, stress-free and on time I was stressed about timing since we had bookings lined up, but they smashed it. Even worked Saturday to finish the floor. My clients love the look — the beauty salon fit-out turned out exactly how I wanted. Rami Jusupova 24 May 2025
- My experience with Craftex was… My experience with Craftex was excellent from beginning to end. They took the time to really listen to what I wanted and then offered practical suggestions that made the design even better… Ion Bounegru 6 Oct 2025
- Great company to work with as always Great company to work with as always. Super flexible at dealing with evolving requirements and fast deployment and execution. Akshay Khanna 18 Nov 2025
Everything a joint venture needs, from one partner
The site, as it stands
A vacant pub, club, yard, office or tired block appraised on what it could become, not what it earns today.
Heads of terms
Land value, contributions, approvals and exit set out in plain English before the lawyers draft a line.
Capital and funding
Equity from us where agreed, and a lender-ready pack: appraisal, cost plan, programme and risk register.
Planning and consent
Affordable housing, CIL, vacancy credit and conditions modelled per option, then one scheme taken to the council.
Construction by our own team
The consented scheme built to the cost plan you approved, by the people who priced it, on a fixed programme.
Sale, letting and exit
Units handed over sale-ready or let-ready with every certificate, then the exit you agreed at the start.
How it works
How a joint venture runs with us
01
Free site review
A director checks the title, the planning history and the street, then says whether a joint venture makes sense. No charge.
02
Appraisal, worst case priced
Options drawn, costed unit by unit by our build team, GDV tested locally, risks listed with an owner against each.
03
Terms agreed in writing
Land value, who funds what, approvals, reporting and exit fixed in heads of terms, then your solicitor drafts the agreement.
04
Consent and construction
One scheme through planning, then built by our own team to the approved cost plan and programme, reported monthly.
05
Sale, letting, exit
Finished units sold or let, the waterfall paid out as written, the vehicle closed or rolled into the next scheme.
The Craftex Development Feasibility Checklist
Test your site before you sign anything: title and planning checks, GDV and residual value logic, cost drivers, statutory periods and a go or no-go scorecard.
Our promises
Six promises, written into your contract
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Your land stays yours until the agreed point
Title moves only when and how the heads of terms say, never as a condition of talking to us.
Terms set per scheme, in writing, before any spend.
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A builder's margin, not a broker's
Every option is costed by the team that will build it, worst case included.
Allitsen Road, four schemes costed unit by unit, the dearest one rejected on our advice.
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Planning risk owned, not passed on
Obligations and conditions are modelled before submission and carried by us.
Allitsen Road, 18 risks listed with an owner against each.
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Programme beaten, not explained
The date in the appraisal is the date we work to on site.
Every Craftex project finished ahead of programme and on budget.
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Your building keeps earning
Floors stay let and trading while we convert the rest.
Portsoken House, two floors rebuilt in seven months with the other floors occupied.
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Insured, certified, accountable
One director answers for the scheme and carries the cover your lender asks for.
£10M public and employers' liability, ISO 9001, 14001, 45001, CHAS.
Already have a quote? Send it to us. We'll beat it.
Send the land offer, option or joint venture heads of terms you have been given. A director reads it against a builder's numbers and replies within two working days.
Compare your quotes
Where property joint ventures usually go wrong, and what we do instead
| Area | The usual risk | With Craftex |
|---|---|---|
| Responsibility | A developer partner who subcontracts the build and blames the contractor when the numbers move. | The developer and the builder are the same company, so one director owns the appraisal and the site. |
| The final bill | An appraisal built on benchmark rates, re-priced by a tender after you have committed the land. | Cost plans priced trade by trade by our own team before heads of terms, so the margin you signed is the margin built. |
| The date | A planning timetable nobody controls and years of holding cost on your side. | Statutory periods, lead times and a long-stop date written into the terms, with a fallback if consent is late. |
| Disruption | Your tenants served notice because the works need an empty building. | Phased floors, out-of-hours shifts and protected access agreed with your managing agent before we start. |
| Compliance | The lender's pack, Building Regulations and planning conditions discovered during the build. | Every approval, condition discharge and certificate run by us and filed for the lender and the valuer. |
| Handover and exit | Snags that delay completions and a partner who argues over the waterfall. | A clean building on the day, the health and safety file ready, and the payout order written before the first brick. |
How a joint venture with Craftex is structured
Every joint venture is different. This is the shape most of ours take; the detail is agreed per scheme and written into the agreement.
| Part of the scheme | You | Craftex | Written where |
|---|---|---|---|
| The site | Contribute the land or building at an agreed value, or keep title and grant rights | Appraise it free, then run the study | Heads of terms, JV agreement |
| Capital | Equity if you choose, or none | Equity where agreed, or the full risk, plus the lender-ready pack | JV agreement, facility letter |
| Planning and design | Approve the scheme that goes forward | Fund and run the application, own the planning risk | Business plan, reserved matters |
| Construction | Approve the cost plan and any change | Build with our own team to that plan and programme | Build contract, priced separately inside the JV |
| Decisions and reporting | Sign off reserved matters, receive monthly reports | Day-to-day delivery, one director accountable | Reserved matters schedule |
| Profit and exit | Capital back first, then the agreed share, on the agreed exit | The same waterfall, paid in the written order | Waterfall clause, exit clause |
Nothing here is legal, tax or financial advice. Each party takes its own independent advice before signing.
Joint venture projects
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St John's Wood, London Allitsen Road: a derelict club appraised four ways for a partner: costed, risk-owned and programmed in one study. View case study
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Aldgate, London Portsoken House: two floors of an occupied City building converted while the rest stayed let and earning. View case study
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Bethnal Green, London Drake's: a railway-arch warehouse turned into a British brand's premises in eight weeks. View case study
Our team
- in
Sviatoslav is a self-made entrepreneur with a degree in mechanical engineering and over 10 years of hands-on experience in the UK construction industry. Starting as a demolition labourer and carpenter on London job sites, he personally worked through every stage of the building process — from groundwork and fit-out to project planning, estimating, procurement, and full-scale management.
This unique, bottom-up experience allows him to run projects with maximum efficiency, clear communication, and minimal friction — both on site and with clients.
Under his leadership, Craftex has delivered high-end residential and commercial projects across London, known for their snag-free finishes, smooth execution, and strong pre-construction planning.
Today, Sviatoslav oversees the company's operations and delivery teams while spearheading its expansion into design & build and high-value commercial sectors, including office fit-outs, data centres, and property development ventures.
Clients value his deep technical insight, clear leadership, and relentless focus on delivering clean results — on time, on budget, and to the highest standard.
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Rob leads Craftex's development partnerships with landowners, investors and family offices.
Over 20 years he has held Managing Director and Land Director roles at plc housebuilders, including Berkeley Homes, Countryside and St Modwen, and has been directly responsible for delivering more than 3,000 private homes, 1,000 affordable homes and 750 build-to-rent homes. His schemes include Acton Gardens (2,340 homes), St Andrew's Park, Uxbridge (1,340 homes) and the Old Vinyl Factory, Hayes.
Rob has served as a non-executive director of three housing associations and two private housebuilders. He holds a first-class engineering degree, a postgraduate diploma in financial strategy from Oxford, an MBA from London Business School and a Master of Studies from Cambridge, where his research focused on AI in construction.
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Joe has 37 years of experience working on both the commercial and operational side of construction. His previous works cover multiple sectors, including high-end residential refurbishments, new build construction, and commercial property renovations. Examples include the fit-out of Dior’s flagship store on Bond Street and residential developments in Belgravia. Budgets have also varied, with projects ranging from £100K to £135M. This experience and the transferrable skills gained enable Joe to successfully manage any project, regardless of type, style, or value.
At Craftex, Joe is responsible for ensuring the smooth operation of all designs and builds. With a collaborative approach and strategic thinking, he ensures our high standards and happy customers are maintained. He is heavily involved in developing and implementing innovative procurement solutions, as well as envisaging any potential problems along the way for proactive and preventative project management. Joe also takes on the role of influencing the design process and supporting development in others, passing on his wealth of skills and knowledge to the team.
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Martin has over 50 years of experience in construction having started in the industry as a labourer at the age of 16. Since then, he progressed to site manager before running his own company from 1987 to 1996. Turning to contracts management shortly after, Martin now has 18 years of experience in the role. During this time, he has led multiple high-quality building projects, with a particular passion for sustainable methods and technological advancements in construction.
At Craftex, Martin is responsible for preconstruction and project management, offering innovative solutions and ensuring all aspects of the projects run smoothly. He is also pivotal in the implementation of digital solutions and SAAS tools, enabling more efficient project management and process analysis, besides pushing us closer to our 100% paper-free pledge.
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With a unique set of skills honed over the past 16 years in the retail and commercial sector both in the UK and overseas, Konstantin Jegorovs brings a wealth of experience, insights and knowledge to his role as Craftex’s Projects Director.
A graduate of construction management from Oxford Brookes university, Konstantin has led flagship projects of up to £5 million in value for commercial banks, complex fit outs of occupied commercial office premises, innovative and challenging aparthotels and high-end residential projects for the UAE Royal Family.
Overseeing every single element of each project from the initial consultation to delivery phase, Konstantin is intrinsic to Craftex’s customer service and collaboration offering, thanks to a proactive and forward-thinking approach. He deploys his experience in the development and improvement of policies, processes and strict adherence to ISO business management systems to ensure the flawless delivery of Craftex projects across the globe, with an unwavering commitment to quality that ensures each clients get the maximum return for their investment.
Fluent in both Russian and English and with a plethora of industry-relevant qualifications, Konstantin is a valuable asset to the Craftex team and committed to helping our clients see their visions become reality.
Joint venture property development, your questions
How does a joint venture in property development work?
Two or more parties put land, money and expertise into one scheme and share the result in an agreed order. Typically the landowner contributes the site, the developer runs planning and the build, and capital comes from the partners or a lender. With us the developer and the builder are one company, so the appraisal and the build price are the same number.
How is profit shared in a property joint venture?
Through a waterfall: costs and lenders are paid, each party gets its capital back, then the remaining profit is split in the agreed shares. The shares reflect what each side put in and the risk it carried. We agree them deal by deal and never publish a standard split. The clauses are set out in the key terms of a joint venture agreement.
What happens if planning is refused or the scheme fails?
The agreement says so before anything starts. Planning risk sits with us, and a long-stop date gives you a fallback and a right to end the joint venture if consent is late. Each scheme sits in its own vehicle, so a problem on one scheme does not reach your other assets.
Is a joint venture better than selling my land?
It pays more when the scheme succeeds and asks you to wait for it. A sale gives certainty now. An option or a promotion agreement sits in between. We set out option, promotion agreement or joint venture side by side for your site before you choose.
I have capital but no site. Can I partner with you?
Yes, as an operating partner on a specific scheme, with the terms agreed between us and your advisers. We are a development and construction company, not a fund or a broker, and we do not offer or promote investment products. Family offices and private investors usually start with a conversation about the kind of site they want.
Who owns the land in a property joint venture?
That is a drafting choice, not a rule. The land can go into a company owned by the parties, or you keep title and grant the scheme rights over it. Which is better depends on tax, lending and how much control you want. The structure is fixed in heads of terms and your own solicitor advises on it.
What do I bring, and what does Craftex bring?
You bring the site or the capital, and the right to approve the big decisions. We bring the appraisal, the planning team, the design team, our own construction workforce and, where agreed, the equity. One director runs the scheme and reports to you monthly.
What size of scheme and where?
We partner on schemes from £3M to £150M gross development value. Typical sites are a vacant pub, club or office block turned into flats, a whole-building conversion or a rooftop addition. London is our core market, with selected schemes across the South East.
What decisions do I keep control of?
The ones that matter: the business plan, the budget and programme beyond agreed tolerances, borrowing, the planning application, the sale of units and the exit. These are the reserved matters in the agreement. Day-to-day delivery sits with us so the scheme does not stall waiting for approvals.
Do I need my own solicitor, and how long does it take to sign?
Yes, always. Heads of terms usually take a few weeks once the appraisal is agreed; the full agreement takes longer because it is drafted for the bad day, not the good one. We work with your solicitor and tax adviser throughout and never ask you to use ours.
What our clients say
See all reviews on Google-
Hired Craftex for our conversion project. We had to convert a 600m2 office into 8 apartments. Guys did an excellent job in terms of program efficiency and quality of the finishes which gave us a big upside to exit the project 2 months faster than other competitors’ timelines.
Misha Levit
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Great experience from start to finish. Communication was clear, the workmanship was excellent, and the whole project was managed professionally.
Rhea Langford
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I’d like to thank the team at Сraftex for the work they did on our office.
It was really important for us to get the work done quickly, but without compromising on quality, as we regularly have clients and guests visiting and needed to move into the new office within a month.
We spent around two weeks discussing and agreeing all the details before the work started. What I really appreciated was that everything we agreed beforehand was actually followed through during the job. The work was also completed on time.
Thanks to the whole Сraftex team for a great job. I’d definitely use them again if we need any work done in the future.IURII PYLYPETS
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We recently worked with Craftex and honestly couldn’t be happier with the results. From start to finish, the team was professional, reliable, and highly skilled. The quality of workmanship exceeded our expectations, and everything was completed on time and to a very high standard.
Communication throughout the project was excellent, and they always went above and beyond to make sure we were satisfied. It’s rare to find a construction company that combines professionalism, attention to detail, and great customer service so well.
Without a doubt, Craftex is one of the best construction companies we have ever worked with. Highly recommended to anyone looking for quality and trustworthy builders.Adam Miah
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Craftex has completed a range of both small and large-scale projects on our commercial property with exceptional precision and quality. Dmitriy consistently delivers courteous, prompt service and has shown great flexibility in accommodating last-minute changes to plans and timelines. I highly recommend Craftex for their professionalism and outstanding workmanship.
Pascal Hunt
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Great company to work with as always. Super flexible at dealing with evolving requirements and fast deployment and execution.
Akshay Khanna
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Hired Craftex to do the full design and fit out of my gym in Chelsea. Super efficient and fast team. They gave the best price and a proper fast track program. We managed to open in less than 6 weeks with no headaches or surprises during construction. Quality was great, we had zero snags on completion. I’ve worked with a few companies before but these guys really impressed me from project management to how they treat the client. Top GGs.
Александр Хоменко
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I worked perfectly with Sviat and Joe, with their architect they came up with a very smart design for our office to fit more desks and optimise the space to its maximum capacity. They also did excellent value engineering on the MEP design proposed by others, allowing us to save around £50K. The quality and speed were outstanding we finished two weeks ahead of schedule. Highly recommend these guys.
John Smith
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Happy with the end result. Tight timeline but they pulled it off. The team worked late shifts and even weekends to help us open the doors on schedule. Site was always left tidy at the end of the day and no surprise charges either. Good communication throughout. Would definitely use Craftex again.
Pawel Kamionka
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Highly recommended!
Craftex are the kind of fit-out contractors in London you can truly trust. From the very first meeting, they understood our vision and gave practical ideas to make the most of our space. They turned our old storage area into a clean, efficient, and well-organized warehouse. The team was professional, easy to work with, and clearly took pride in their work.Monika Kamionka
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We brought in Craftex to refurb our London office and honestly, they made the whole thing way easier than we expected. They listened, suggested ideas we wouldn’t have thought of, and explained everything clearly. Not the cheapest quote we got, but the end result shows why, the place looks modern, clean, and our team actually enjoys being here now. Communication was spot-on too. No chasing and confusion, deadlines were hit. If you want people who genuinely care and don’t treat your project like “another job,” I’d recommend them.
A Google User
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Sviat and his team at Craftex were brilliant to work with on our office redesign. From the first meeting, they took the time to understand how we actually use the space rather than just pitching generic solutions. They came back with clever, practical ideas to maximise use of the space and get more employees and desks inside . Every step was handled professionally, and the process felt surprisingly smooth for a project of this size. They finished one week ahead of schedule, and the transformation is clear — our office feels brighter, more functional, and much more welcoming. I’d happily recommend Craftex to anyone who wants a reliable design team that also makes the journey enjoyable.
Cucu Iulian
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We recently worked with Sviat and the Craftex team on a complete warehouse refurbishment, and the results have been outstanding. From the very beginning, their team was professional, organized, and attentive to every detail. The project was completed on time and within budget, without disrupting our day-to-day operations.
Simone Racaku
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My experience with Craftex was excellent from beginning to end. They took the time to really listen to what I wanted and then offered practical suggestions that made the design even better. I always felt like they cared about creating a space that worked for me, not just one that looked nice on paper. The end result is an office that feels stylish, welcoming, and very functional for day-to-day work. The process itself was straightforward, well-managed, and never stressful. I’d definitely recommend Craftex if you’re looking for office design and build services in London — they made the whole journey a positive one.
Ion Bounegru
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I’m really pleased with my experience working with Craftex. As a commercial construction firm, they handled everything from start to finish without any unnecessary stress on my side. What impressed me was how they suggested practical ideas that improved the design while also keeping things realistic. The communication was always clear, so I never felt out of the loop. The project ran smoothly, deadlines were met, and the end result is exactly what I was hoping for — a space that feels both functional and modern. It’s not easy finding contractors who are this reliable, but Craftex definitely proved they can be trusted.
Taron Papoyan
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I had an amazing experience working with Sviat and the Craftex team on our office fit-out in London. They were always professional, responsive, and quick to offer the best advice whenever decisions needed to be made. I really appreciated how they balanced style with practicality — the office doesn’t just look fantastic, it works perfectly for our team. Everything was done with care and attention to detail, and the project never felt overwhelming because they managed it so well. Communication was clear from start to finish, and I always felt involved in the process. I would happily recommend Craftex to anyone looking for a trustworthy contractor.
Artur Dvorak
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Craftex carried out a warehouse fit-out for us, and I couldn’t be happier with the outcome. The space has been completely transformed into a highly organized and efficient environment that makes our daily operations much smoother.
The team was professional but also very approachable — I always felt comfortable asking questions or giving feedback. They came up with smart, practical solutions that worked perfectly for our setup, and everything was explained clearly along the way.
The best part was how they stuck to the agreed timeline, finishing on schedule without cutting corners. It’s rare to get both quality and reliability, but Craftex delivered both.Roma Shchukin
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We’re extremely happy with Sviat and the Craftex team’s work. They suggested clever ideas, managed the project efficiently, and delivered a functional, modern space. The team was easy to communicate with and very professional throughout the process!
Polina Lysenko
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I can honestly say our office has been completely transformed thanks to Craftex. From the very first meeting, the team was approachable, professional, and full of creative ideas that really made sense for our business. They didn’t just focus on how the space would look but also how it would work for the team day-to-day. The new layout is efficient, modern, and welcoming, and you can tell they really thought about the details. The whole process was smooth and surprisingly stress-free. They kept me updated at every stage, which gave me confidence. I’m really happy with the results and wouldn’t hesitate to recommend them to anyone.
Mykyta Khadzhynov
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The results from Craftex’s commercial refurbishment in London are fantastic. The team was friendly, clear in communication, and made sure the project stayed on track. The workspace now feels efficient, welcoming, and modern. Definitely a team you can trust!
Alaa Betar
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We hired Craftex for a commercial ground floor fit-out with 2 flats above. There were some minor co-ordination hiccups with third-party suppliers but the team kept it moving. Finish quality was strong. Kitchens and doors look great. I have already asked them for a quote on the next project.
Ben Edell
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These guys actually deliver. They handled our first industrial to residential conversion near Tower Bridge, turned an old warehouse into 4 modern flats. They stuck to the plan, kept the site clean and the timing was on point. No hidden extras, no drama, just a professional construction company in London that gets the job done.
Богдан Главацкий
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We recently hired Craftex for a commercial office fit-out project in Central London, and overall, we’re really happy with the result. There was a delay on our side with a custom glass partition supplier, but the Craftex team managed the construction schedule very professionally and kept everything on track. Their guys worked clean, respected our workspace and IT setup, and kept the site tidy throughout. If you're looking for a reliable office refurbishment company in London, I’d definitely recommend Craftex. Would use them again without hesitation.
Ardian Beleshi
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This was a full high-end renovation of my Victorian rental apartment in Westminster, just off Sloane Square and Belgravia. The scope included full fit-out: electrics, plumbing, a new bespoke kitchen, and a luxury bathroom refurbishment. Craftex took care of everything and made the process easy. They weren’t the cheapest, but you can tell they really know what they’re doing when it comes to prime London property renovations.
The team was professional, organised, and genuinely seemed to care about getting everything right. I was especially impressed with the quality of the finish – the attention to detail really shows in every corner.
I’m very happy with the results and would definitely recommend Craftex to anyone looking for reliable, high-quality renovation work in Central London.Наталия Цимбалюк
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I was stressed about timing since we had bookings lined up, but they smashed it. Even worked Saturday to finish the floor. My clients love the look — the beauty salon fit-out turned out exactly how I wanted. Couldn’t have pulled it off without their help. Genuinely appreciate the way they communicated throughout the refurbishment. If you need reliable help with beauty salon design or fit-out, especially in a place like Chelsea — these are the guys.
Rami Jusupova
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We used Craftex for a shop-to-flat conversion in Chelsea — turning an old retail space into two rental units. Access wasn’t the easiest, but the guys handled it well, no drama. Quote was clear, no hidden extras, and they actually stuck to it, which is rare. Finish came out solid, exactly what we needed for rentals. Joe (PM) kept things ticking and communication was always on point. All in all, smooth job — would use them again for sure.👍
Apartify Estates
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Fuse Energy hired Craftex on the fit-out and installation of our engineering and research centre, which included electrical, heating, lighting, plumbing, and ventilation upgrades. They delivered everything to a high standard and were proactive throughout — even working weekends to help speed up the programme, despite not being contracted to. They managed last-minute changes very well, communication was clear and consistent, and the team was professional from start to finish. We’d happily recommend Craftex to anyone needing a reliable construction partner.
Hainro Eybers
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Holistic therapy space fit-out
Super impressed. I had a very specific vision for the studio. calm tones, soft lighting, hidden storage etc. the craftex team just got it. build was done quicker than I expected and the guys were polite, tidy and actually listened. we had 2 snags on day one but they fixed it before the week was out. worth it for the peace of mind.Dariia Shvyryda
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Made a full refurbishment and redesign of our Central London office. Fantastic work, quality service and reliable people. Can recommend it to everybody
Nikita Nigai
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Amazing experience with these guys. I trusted them my apartment in London and Business. They are always accurate, very professional, responsive and neat. They would always advice me right things for my best interest. I had luxury experience with them and I would definitely recommend Craftex to everyone.
Motush Motushev
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Could not be HAPPIER with Sviat and the Craftex team, they certainly showed me that they’re the number one office design company in London that we’ve had the pleasure of working with. They gave us a unique design just like we wanted, and we loved the first initial draft of the concept. Also have to give them props for Construction, I gave them a tight timeline as we needed to move our team in ASAP, so they pulled double shifts and I didn’t see a drop in quality. Will be to talking to the team when we move up to our next bigger office. Highly recommended A+++
Mikhail Burdoev
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Very professional company. Craftex did brilliant minimalistic design and completely refurbished my apartment to the highest quality.
Vlad
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I and my husband are very satisfied with Craftex's service and customer support. We bought a house in Hampstead and wanted to redesign and renovate it. On our initial free consultation with Sviat, we found out that we actually can do loft conversion and rear extension and add value to the property straight away.
We worked with the Craftex design team to bring our vision to life and deliver planning approvals. At that time guys started stripping out to save time on the construction programme as we wanted to move in ASAP.
We worked with very experienced project director Konstantin who was responsible for all aspects of project delivery from design to construction with a very good eye on details and customer care.
We saved a lot of money by having professional advice from the start. Project management and quality at Craftex are at the highest level. Many thanks to Craftex Team.Lia Lavryk
- Public & Employers' Liability £10M
- Professional Indemnity £10M
- ISO 9001, 14001 and 45001 certified
Tell us what you own
Send the address and what you would like to keep from it. A director reads the planning history and rings you the same working day to say whether a joint venture fits.



























