IN Brief:
- Thirteen Housing Group has awarded Keepmoat a £22.268 million Scarborough Road contract.
- The package combines purchase of the assembled site with residential construction.
- The published programme runs from 26 October 2026 to 31 December 2028.
Keepmoat Homes has secured a £22.268 million contract from Thirteen Housing Group covering land acquisition and residential construction at Scarborough Road in Bridlington.
The direct award was published on 23 September with an agreed contract value of £22.268 million excluding VAT. The programme is scheduled to start on 26 October 2026 and continue until 31 December 2028.
The contract structure reflects work already completed by Keepmoat before the housing group entered the agreement. Procurement information states that Keepmoat assembled the land required for the development and carried out substantial preparatory work at its own cost.
That work included design development, reports and other documentation required to secure planning permission. Thirteen is now seeking to purchase the land and contract with Keepmoat for construction of the residential development.
The published award does not give a final dwelling count. Earlier planning proposals around Scarborough Road have contained specific housing numbers, but those figures are not confirmed by the current contract notice and are therefore not being carried into the construction award.
The £22.268 million value provides the clearest current measure of the project. It covers the land and construction arrangement described in the procurement record, with Keepmoat identified as the supplier and Thirteen Housing Group as the contracting authority.
Moving from developer-led preparation into a housing association construction contract requires several workstreams to align. Land transfer, planning conditions, technical approvals, utilities and infrastructure need to be sufficiently advanced for the October construction start to be practical.
The programme runs for just over two years. Residential development of that scale will require early coordination of roads, drainage, service connections and groundworks before housebuilding can proceed across multiple plots.
Those enabling works determine much of the later build sequence. Delays to utility connections or drainage can prevent completed homes from being occupied, while road construction and temporary access have to support continued deliveries as later areas remain under construction.
The contract also provides a degree of continuity between the planning work and delivery phase because Keepmoat has already developed the site proposition. The housebuilder enters the construction contract with knowledge of the land, design and preparatory reports rather than beginning with a newly acquired third-party scheme.
That continuity can reduce some early-stage uncertainty, but it does not remove construction risk. Ground conditions, procurement lead times, utility coordination and planning obligations still have to be managed through the programme, while completed homes must meet the standards required by Thirteen before handover.
Scarborough Road sits within a wider area of residential growth around Bridlington. East Riding of Yorkshire Council’s local planning framework identifies substantial housing capacity between Scarborough Road and Bempton Lane, alongside requirements for landscaping, walking and cycling links, drainage and transport infrastructure.
Development across that wider area creates cumulative demands on roads, utilities and construction resources. Groundworkers, bricklayers, roofing contractors, mechanical and electrical trades and materials suppliers may be working across several sites rather than serving one isolated housing scheme.
The Thirteen contract adds another funded package to that pipeline. Once mobilisation begins, procurement will extend through groundwork, roads and sewers, structural materials, roofing, windows, services, landscaping and finishing trades as the development moves from infrastructure into house construction.
Affordable housing programmes also place emphasis on controlled handover. Completed properties need to pass inspection and acceptance before occupation, so defects, service commissioning and external works have to be managed alongside output rather than left until the end of the site programme.
Thirteen is already running a substantial development programme across the North East, Yorkshire and Humber. Its current plans include hundreds of new affordable homes each year, supported by significant capital investment in development as well as improvement of its existing housing stock.
The Scarborough Road award gives the group a defined route into delivery on land where Keepmoat has already advanced planning and design work. The next milestone will be mobilisation towards the 26 October contract start, followed by a construction programme currently scheduled to run until the end of 2028.
Until more detailed project information is published, the current contract notice should be read on its own terms: a £22.268 million residential construction and land agreement with a confirmed contractor, defined programme and established planning groundwork, but no stated final unit count.
