Our strategically significant £1 billion development, transforming 25 acres of former brownfield land between Salford and Manchester city centre, has reached a major milestone. Middlewood Locks, a thriving neighbourhood that has already injected hundreds of millions of pounds into the local economy, celebrates a decade of progress and is poised to commence its next substantial phase.
Initiated in 2016, Middlewood Locks has revitalised a previously disused brownfield site surrounding the three large basins of the Manchester, Bolton & Bury Canal, breathing new life into the forgotten waterways and the Ordsall Chord railway infrastructure.
Today, Middlewood Locks is home to more than 2,600 residents living in 1,306 homes, supported by retail and leisure amenities and an extensive public realm. The development has won national and regional awards for social impact and its role in bridging Salford and Manchester city centre, providing a safe and enjoyable route between the two.
Developed by Scarborough Group International alongside our Singaporean investment partner Metro Holdings, Middlewood Locks stands as a benchmark for city-centre regeneration and excellence in public-private sector partnerships, receiving strong backing from Salford City Council and Homes England.
The next significant phase of the masterplan will commence on land linking directly to Manchester city centre through the railway arches. This area has detailed consent for a further 909 much-needed new homes, marking a substantial expansion of the already established neighbourhood.
The phased delivery will also include commercial space with Grade A office accommodation, a hotel, a multi-storey car park, additional retail and leisure amenities, and further public realm, including a public square and canalside park.
The tenth anniversary of Middlewood Locks coincides with our own 50th anniversary, marking significant milestones for both the development and the company behind it. Over the past five decades, we have established ourselves as one of the UK’s leading regeneration specialists, delivering transformative projects that unlock the potential of underused urban land and create long-term economic and social value.
Simon McCabe, Chief Executive at SGI, said:
“The progress at Middlewood Locks over the past decade reflects the strength of long-term partnerships and a shared ambition to create sustainable communities in our major cities. We have successfully navigated the unprecedented economic challenges we faced, particularly the pandemic and rising building costs, demonstrating our unwavering commitment and determination to keep delivering much-needed new homes. Middlewood Locks is a development we are incredibly proud of, and one that demonstrates what can be achieved when public and private sector partners work together with a clear vision.
“As we celebrate Scarborough Group International’s 50th anniversary this year, Middlewood Locks is a powerful example of our commitment to regenerating former industrial land and delivering places where people want to live, work and spend time. As a family-owned business with deep roots in the North of England, our focus has always been on long-term investment and placemaking that supports the continued growth of our regional cities.
“Looking ahead, the next phase of Middlewood Locks will complete the transformation of this strategically important site, strengthening the connection between Salford and Manchester city centre and further establishing Middlewood Locks as a thriving, self-sustaining neighbourhood.”
Salford’s growth and transformation
In recent years, Salford has undergone a remarkable transformation, shifting from its industrial past to emerge as one of the United Kingdom’s fastest-growing urban economies. Over the last decade, the city’s population has increased by approximately 36,000 people, representing a 15.4% rise — more than double the national growth rate of 6.6% for England and the highest in the North. This population surge reflects Salford’s dynamic evolution and its growing appeal as a place to live and work.
The city is also marking a centenary since it was officially granted city status, celebrating 100 years of urban identity. A year-long programme of cultural, civic and community events is planned to commemorate this historic milestone, with Middlewood Locks actively participating in the festivities. These celebrations highlight Salford’s enduring sense of community and its ongoing journey of growth and regeneration.
Stephen Young, Chief Executive, Salford City Council, said:
“2026 marks a truly special occasion for Salford, offering an opportunity to celebrate the city’s rich industrial heritage and its transformation into a modern, inclusive urban city. Throughout the year, we will pay tribute to Salford’s past, recognise the vibrancy of its present, and look forward with optimism to an innovative and inclusive future. This promising outlook is exemplified by projects such as Middlewood Locks, which continue to drive positive change and support the city’s ongoing evolution.”
Terry Errington, Head of StructuredReal Estate Finance at Homes England, said:
“We are delighted to celebrate this milestone moment for Middlewood Locks, a truly transformative development that has received two allocations of funding from Homes England to help shape our emerging communities. It is urban regeneration schemes like Middlewood Locks that will support the Levelling Up of towns and cities, creating places where people want to live and socialise.”
Middlewood Locks Fest – annual community festival
Thorpe Park Leeds is entering an exciting new phase of growth, with Savills, Knight Frank and CBRE appointed to lead leasing activity for the next stage of office development at one of the North of England’s most successful mixed-use destinations, following a strategic review of the masterplan and commercial positioning.
Working alongside SGI, the agents will help shape the future office strategy for the park, with an immediate focus on securing a pre-let for One Central Park, the next office building planned within the development. Currently awaiting reserved matters planning consent, the scheme represents the next generation of workspace at Thorpe Park.
Located at Junction 46 of the M1, Thorpe Park Leeds has evolved over more than 25 years into a thriving 275-acre business and lifestyle destination. Today, it combines high-quality office space with retail, leisure, homes and extensive green space, supporting a professional community of more than 7,500 people.
At the heart of the destination sits The Springs, Thorpe Park’s retail and leisure centre, offering a vibrant mix of shops, restaurants, fitness and entertainment facilities, creating an environment where people can work, meet and spend time beyond the working day.
Thorpe Park’s amenity and connectivity offer is set to strengthen further in the months and years ahead. Leeds City Council’s Park Life programme will deliver a new FA football hub alongside the formalisation of Green Park as a 113-acre public park for east Leeds, while a new Thorpe Park rail station, expected to be formally announced later this year, will provide high-frequency rail services between York and Manchester, with journey times to Leeds city centre of under eight minutes.
With existing office space fully let, the focus now turns to bringing forward the next generation of workspace to support the continued growth of Thorpe Park’s business community.
Knight Frank brings a strong track record at Thorpe Park and across the Leeds out-of-town market, having advised on a number of transactions across the estate and completed approximately 200,000 sq ft of lettings across the regional out-of-town office market in 2025.
Savills will complement this with its research-led occupier targeting and strategic advisory capability, supported by its involvement in five of the ten largest office transactions in Leeds, bringing significant experience in securing major occupiers and pre-lets.
CBRE adds further depth to the leasing team with its extensive global occupier network and cross-sector advisory expertise, supporting engagement with national and international businesses seeking high-quality workspace in the region.
Adam Varley, Development Director at Scarborough Group International, said:
“Thorpe Park Leeds has always been about long-term placemaking, creating a connected, mixed-use destination where businesses and communities can thrive. Over the past 25 years, the development has grown into a vibrant ecosystem of workspace, retail, leisure and public realm that supports a professional community of more than 7,500 people.
“With our existing office buildings fully occupied, we are focused on delivering the next phase of development, beginning with One Central Park. This marks the start of a broader ambition that goes beyond a single building, with the view of setting a new standard for workplace environments at Thorpe Park.
“Our ambition is to build on the scheme’s strong credentials while elevating the location further, blurring the traditional distinction between ‘city centre’ and ‘out-of-town’ offices and giving businesses greater choice when considering their future workspace.
“Following a strategic review of our professional team, we are delighted to appoint Savills, Knight Frank and CBRE as our leasing agents. Together they bring exceptional market insight, strong occupier relationships and strategic expertise that will help position the next phases.”
Toby Nield, Director and Head of Office Agency at Savills Leeds, said:
“Savills are delighted to be appointed on Thorpe Park. Developed over last 20 years Thorpe Park has long been established as the regions premier business park with a strong national reputation. We look forward to working with our client SGI to navigate a rapidly changing market and create another market leading building at Thorpe Park which will set a new benchmark for out-of-town offices. As market sentiment continues to improve and conditions conducive to office development move closer this is a hugely exciting time for Thorpe Park”
Eamon Fox, Partner and Office Head at Knight Frank Leeds, added:
“We are thrilled to be acting on behalf of the Scarborough International Group (SIG) at Thorpe Park. Knight Frank has long been a leading advocate of one of Yorkshire’s very finest business parks, advising landlords and occupiers alike for over 20 years. There is now a huge buzz around this pioneering mixed-used development, which goes from strength to strength. It is without doubt the go-to location for out-of-town occupiers due to its best-in-class offices, strategic location, calibre of existing occupiers and the plethora of on-site amenities.”
Alex Hailey, Senior Director at CBRE, said:
“We are delighted to have been appointed on such a market-leading mixed used development at what feels like a pivotal moment in its evolution. It’s an incredibly exciting time as the park reaches another turning point in its history, and our team is hugely excited to be working alongside SGI and the wider project team to help deliver pre-let’s on the next phase of market leading office space.”
The leasing team will now work with SGI to develop a targeted occupier engagement and marketing strategy aimed at attracting regional, national and international businesses to the next phase of Thorpe Park Leeds.
Image Caption L-R: Eamon Fox (Knight Frank), Nicola Bulley (Scarborough Group), Elizabeth Ridler (Knight Frank), Alex Hailey (CBRE), Clair McGowan (CBRE), Adam Varley (Scarborough Group), Ellie McCollin (CBRE), Hannah Coleman (Savills), Toby Nield (Savills), Rachel Vickers (Scarborough Group).
Three padel courts are set to be delivered at Steel City Stadium, bringing one of the world’s fastest-growing sports to Sheffield Olympic Legacy Park, creating new opportunities for people of all ages and abilities to get active, connect and take part in sport, at the heart of a destination dedicated to improving health and wellbeing.
Planning permission was granted by Sheffield City Council on 8April 2026, with SGI now moving quickly to bring the project forward. Works are expected to begin in May, with the courts targeted to open in September 2026.
Set on the main stadium concourse, the courts will sit to the side of Steel City Stadium and be accessed via a secure, gated entrance, forming part of the Stadium’s wider offer alongside the professional 3G pitch and changing facilities, flexible workspace and performance nutrition café.
The addition builds on the Park’s founding ambition to create a place where people can be active, improve their health and benefit from world-leading innovation in sport and wellbeing - a legacy inspired by the London 2012 Olympic and Paralympic Games.
Padel - a fast-paced, sociable sport combining elements of tennis and squash - is seeing rapid growth across the UK, with the number of courts increasing more than fourfold since 2021. With provision still relatively limited across South Yorkshire, the new courts will help open up access to the sport and support wider participation locally.
Scott McCabe, Director at SGI, said:
“We are delighted to have secured planning approval for the padel courts at Steel City Stadium.
“This is about more than just new courts - it’s about creating more opportunities for people to get active and be part of what’s happening here at the Park.
“Padel is growing rapidly across the UK and globally, and we’re excited to bring that energy into Sheffield Olympic Legacy Park as we continue to invest in the Stadium and its wider offer.”
The project forms part of SGI’s continued investment into Steel City Stadium and the wider Sheffield Olympic Legacy Park, where the Group has already committed more than £10 million to deliver key infrastructure, workspace and amenities.
It also comes at a time of continued momentum across the Park, with Sheffield Children’s NHS Foundation Trust preparing to open The Spark - a unique UK centre bringing together clinicians, researchers, industry partners and young people to develop and test new technologies that improve children’s health - in early summer 2026.
As Teesland Development Services continues to build momentum, we’ve expanded Jon Anderson’s role to strengthen our leadership team and support our growing project pipeline.
Alongside his role as Project Director delivering our own development schemes across the SGI portfolio, Jon will now take on a broader role within Teesland Development Services, helping drive its next phase of growth. He will work closely with our Chief Executive, Simon McCabe, and Group Marketing and Business Development Director, Nicola Bulley.
Jon joined us in 2021 and has since played a key role in delivering major schemes across Yorkshire, including Sheffield Digital Campus, Steel City Stadium and Thorpe Park Leeds. He brings more than 25 years’ experience in the property and construction sector, including seven years at Lambert Smith Hampton, where he led the Leeds office and Building Consultancy division across the North.
Simon Commented:
“Teesland Development Services is continuing to build momentum as we support an increasing number of complex development projects across the UK. Jon’s experience in delivering major schemes and managing projects from concept through to completion, combined with his strong relationships across the industry, makes him a valuable addition to the senior team.
“His dual role strengthens the connection between our in-house development expertise and the services we provide to external partners, ensuring we can continue to deliver projects with the confidence, rigour and insight the market demands.”
Jon added:
“I’m delighted to be taking on this additional role with Teesland Development Services. The business has quickly established itself as a trusted partner for organisations looking to unlock value from complex development opportunities.
“Working alongside the Teesland team while continuing my role as Project Director at Scarborough Group allows me to contribute to both the Group’s own development pipeline and the growing number of third-party projects we are supporting.”
Teesland Development Services was launched as the dedicated development management division of Scarborough Group International, reconnecting with the historic Teesland name and focusing on delivering development management services for third-party clients.
David Wells has joined us as Development Director, returning to the business at a time when our work across North Yorkshire is gathering real momentum.
He spent a decade with us earlier in his career and now comes back to help lead the next phase of a number of significant projects across the county, including the redevelopment of the former Brunswick Centre in Scarborough.
That site - now being repositioned as SQ1 - is one of the most important regeneration opportunities in Scarborough town centre. Following the closure of the shopping centre in 2025, we are reimagining it as a new destination that can bring fresh energy, investment and purpose back into the heart of the town.
Yorkshire has always been a big part of our story. Over the past five decades, we have delivered more than 5.6 million sq ft of development across the region, including Thorpe Park Leeds and Sheffield Digital Campus. Today, we have a further 8.2 million sq ft of employment-led development in the pipeline across more than 2,300 acres of land.
David brings more than 35 years of experience to the role. He joins us from HBD, part of Henry Boot, where he was Director in the Leeds office, and before that spent nearly a decade as Regional Director at Muse Developments, delivering regeneration projects across the North of England.
He will be working closely with local authorities, regional partners and stakeholders to help move key schemes forward through planning, partnership and delivery.
David Wells said:
“It’s great to be back working with Scarborough Group. I spent ten years with the business, latterly VALAD, earlier in my career, so I know the business well and how it approaches development.
“North Yorkshire is entering a really interesting period. There’s a clear ambition emerging around housing, economic growth and infrastructure, and projects like SQ1 reflect the scale of opportunity that exists in the region.”
Simon McCabe, CEO, said:
“North Yorkshire represents one of the most excitinglong-term opportunities we see anywhere in the UK.
“With the Combined Authority now driving forward a clear growth agenda - including ambitious housing delivery targets and investment ininnovation and infrastructure - we believe the region is on the cusp of something potentially very significant.
“We have worked closely with partners across the county formany years and see projects like SQ1 as an opportunity to support that long-term vision. David’s appointment ensures we have the experience and eadership in place to help drive this forward.”
David’s appointment comes as we mark our 50th anniversary in2026 - a milestone that reflects five decades of development and investment across Yorkshire, the UK and internationally.
To mark 50 years of Scarborough Group International, we’ve launched a new podcast series exploring the people, principles and decisions that have shaped the business over five decades.
Hosted by three time World Squash Champion, Nick Matthew, the series centres on a simple but enduring idea: knowing when to pull people together, when to push forward, and when to shove - acting decisively when the moment calls for it.
The opening episode features Kevin McCabe, reflecting on his roots, the lessons that stayed with him, and the thinking that helped shape Scarborough Group International.
Explore the series and watch Episode 01.
🎧 Spotify
Our Founder and Chairman, Kevin McCabe has been named winner of the Business Enterprise Award at the 37th Yorkshire Awards, held on 27 February 2026 at The Queens Hotel, Leeds.
The award recognises an individual whose leadership, vision and long-term commitment have delivered exceptional economic impact across Yorkshire and beyond. The judges cited Kevin’s six-decade career in property, his role in shaping the region’s urban landscape and his sustained commitment to regeneration across Yorkshire and the wider North.
Kevin founded Scarborough Group International in 1976. Fifty years on, the business remains family-owned and active across the UK, with a development pipeline exceeding £2 billion.
In the early 2000s, Kevin led the Group’s expansion across the UK, supported by teams in Leeds, London, Manchester, Sheffield, Scarborough and Edinburgh. Following the successful development of Amerikalei House in Antwerp, he established a European headquarters in 2006 and based himself in Brussels to oversee growth across Germany, France, Poland, Hungary, Denmark and Sweden.
Demonstrating the disciplined judgement that has defined his career, Kevin led the strategic sale of a significant portion of the Group’s European business shortly before the 2008 global financial crisis, recognising growing instability in the investment market. The decision protected the business ahead of widespread disruption across global banking and real estate sectors.
Under his leadership, Scarborough Group has delivered more than 40 million sq ft of commercial, residential and sporting space across the UK, Europe and parts of Asia.
Kevin has consistently taken a long-term, partnership-led approach to development, prioritising places that support jobs, enterprise and communities for generations.
Thorpe Park Leeds exemplifies that philosophy. Conceived more than three decades ago, the estate continues to evolve into one of the UK’s leading mixed-use destinations for business, education, retail and leisure. When complete, it is expected to support more than 15,000 jobs alongside new homes, public realm and sustainable infrastructure. Development will continue into the next decade, with further phases progressing.
Sport has been a constant thread throughout Kevin’s life. From playing football at school level in Sheffield to competitive amateur squash, he has remained closely involved in grassroots participation. In recent years, he introduced padel tennis to Scarborough and continues to support new facilities in Leeds and Sheffield.
He is also well known for his long association with professional football, having served as owner and chairman of Sheffield United Football Club. His experiences are reflected in his memoir, Mucky Boots, offering a candid account of life in the game.
Family remains central to his life. Married to Sandra for more than five decades, Kevin is a proud father and grandfather. His sons, Simon and Scott, are part of the Group’s leadership team.
Through the Scarborough Group Foundation, established 25 years ago, more than £2 million has been donated to charitable causes across Yorkshire and beyond, with a focus on health, wellbeing, medical research and support for children and young people.
During the Covid-19 pandemic, the Foundation coordinated the procurement and distribution of vital PPE to hospitals and key workers across Yorkshire and the North of England.
Kevin said:
“To receive the Business Enterprise Award at the Yorkshire Awards is a tremendous honour. I have always believed in backing this region, investing for the long term and working in partnership to create places where people and businesses can thrive. This recognition reflects the efforts of many talented colleagues, my family and partners who share that belief.”
Now in its 37th year, the Yorkshire Awards celebrate individuals and organisations whose work has made a significant contribution to the region’s reputation, prosperity and quality of life.
Photo courtesy of Roth Read Photography.
The Scarborough Group Foundation has announced its latest round of charitable giving, supporting organisations working across healthcare, community wellbeing, disability sport and youth development.
In its most recent funding round, the Foundation has committed £47,500 to charities delivering vital services and support to individuals and families across the UK.
Among the organisations supported are Alzheimer’s Research UK, Breast Cancer Now, Carers Trust, The King’s Trust and Sheffield Children’s Hospital Charity, alongside a number of other charities focused on healthcare, community support and opportunities for disabled athletes.
The Foundation has also continued its support for charities such as The Katie Piper Foundation, which helps people living with burns and scars rebuild their lives, and Limb Power, which enables amputees and people with limb impairments to build confidence and independence through sport.
In addition, funding has been directed to organisations providing specialist healthcare and hospice care, including Saint Catherine’s Hospice and Weston Park Cancer Charity, as well as initiatives supporting members of the armed forces community and inclusive sport programmes.
A spokesperson for the Trustees of the Scarborough Group Foundation said:
“The organisations we support carry out remarkable work in their communities, often helping people through some of the most challenging moments in their lives. We are proud to play a small part in strengthening that work and enabling these charities to continue providing vital support.
“Our aim has always been to invest in initiatives that deliver meaningful, lasting impact – whether through healthcare, community support or opportunities for people to rebuild confidence and independence.”
The latest donations build on the Foundation’s ongoing commitment to charitable giving. In recent years, the Foundation has supported a wide range of organisations working across health, education and community initiatives, including programmes supporting young amputees, unpaid carers, disabled athletes, bereaved military families and children with serious medical conditions.
Since its inception, the Scarborough Group Foundation has donated more than £2.4 million to charitable causes in the UK and internationally.
Scarborough Group reaches its fiftieth anniversary in 2026. In an industry shaped by economic cycles, longevity on that scale reflects an ability to adapt as conditions change, rather than any single moment of success.
1976 marked the point at which Kevin McCabe stepped into business ownership, quickly laying the foundations of what would become Scarborough Group. By then, he had already spent more than a decade in the construction and property industries, beginning his career as a quantity surveyor in Sheffield before moving to Scotland in the early 1970’s and joining Teesland Development Company, where he became a Director within a short period of time.
He chose to ‘go it alone’ just as the optimism of the early seventies was fading. Inflation was rising, interest rates were climbing, credit was tightening and confidence had become fragile. Projects that had appeared viable only months earlier were coming under pressure, often before completion.
That context shaped the business from the outset. Scarborough Group did not grow up in a market where fundamentals could be learned gradually or mistakes absorbed quietly. Early decisions mattered, and their consequences were often felt quickly. The discipline required in those years – around cost, structure and judgement – became embedded in how development was approached.
As the business evolved through the late 1970’s and 1980’s, growth was accompanied by McCabe’s willingness to work closely with financiers and institutional partners, adjusting structures where appropriate. A strong relationship was built with the Bank of Scotland, which saw McCabe work with them on the reorganisation of two previously listed companies, restructuring management and divisions before returning them to the market.
As the workload expanded, McCabe increased his involvement with Teesland Development Company, eventually leading it through a successful stock market listing. In a similar vein, the housebuilder Fairbriar Homes, then in difficulty, was acquired, reorganised and expanded ahead of its own return to the market.
These were not transactional arrangements, but partnerships carried through multiple market cycles and changing conditions.
Expansion across the UK and internationally followed. Teesland developed into a substantial fund and asset management business, with assets under management exceeding £5 billion at its peak. The acquisition of Property Fund Management plc added a platform of offices across ten European countries. Throughout this period, durability was never about preserving a single structure, but about maintaining coherence and control as conditions evolved.
Clarity around how the business was organised geographically was central to that approach. Scarborough Group remained close to the places where it was working and developing, making decisions with a direct understanding of local conditions rather than from a distance.
When McCabe decided to expand the Group internationally into Europe and the Far East, he chose to lead that growth directly, basing himself in the European capital, Belgium. From there, the business developed an on-the-ground presence across markets including the Netherlands, Germany, France, Poland, Hungary, Serbia, Denmark and Sweden, with more than ten regional offices established over time. The Group’s success across its international operations is well documented.
Operating in this way brought practical advantages. Proximity made it easier to distinguish between confidence driven by sentiment and strength grounded in fundamentals. The decision to sell the European business to Valad Property Group ahead of the 2008 global financial crisis reflected that approach. It was a deliberate exit, taken while scale and confidence were still intact and informed by close observation rather than by an assumption that conditions would persist.
Across five decades, relationships have been as important as assets. Partnerships with local authorities, advisors, funders and occupiers have been built gradually and sustained through more than one cycle. That continuity brings realism into decision-making. How a business behaves when schemes are under pressure tends to be remembered long after favourable conditions have passed, and reputation in development is earned through consistency and judgement exercised when outcomes are uncertain.
The same long-term perspective underpins Scarborough Group’s approach to regeneration. Legacy is understood as a responsibility to the communities that developments become part of, measured by whether places continue to function and support local life over time. Schemes are assessed not only on delivery, but on their ability to remain relevant as markets shift and expectations change.
Thorpe Park in Leeds reflects that approach clearly. Conceived more than three decades ago, the scheme has evolved through successive phases, transforming former agricultural land into a major business, residential, retail and leisure destination. Its longevity reflects a commitment to regeneration grounded in long-term adaptability rather than response to a single moment in the market.
Today, Scarborough Group is a private business with more than 3,000 acres of land owned or controlled and over £2 billion of projects in the pipeline across the UK. It remains a family-owned business, with continuity of ownership supporting long-term decision-making. While the current cycle is defined by its pace, with decisions scrutinised earlier and margins pressured sooner, this is familiar territory. Experience across cycles has reinforced a preference for selectivity, clarity and structures designed to absorb change.
As the business marks its fiftieth year, this piece opens a wider conversation about what adapting well in property actually requires. Through its upcoming Pull, Push, Shove podcast series, Scarborough Group will explore how cycles are experienced and navigated by those who have built through them.
Fifty years on, the story is not one of avoiding change, but of being built to adapt – staying close to decisions, acting with judgement, and continuing to create places and communities designed to endure.
‘Pull, Push and Shove’.
