This paper explores how far policy-makers understand the structure of the development industry, the perceived characteristics of developers and the extent to which such actors can be considered policy-responsive. If these matters are poorly understood, the effectiveness of planning policy may be undermined, especially where the private sector is responsible for undertaking most development. The paper is based upon empirical research on the Scottish Executive’s perceptions of, and policy stances towards developers between 1999 and 2007. It finds that the Executive appeared to have only limited understanding of what drives the development process or motivates individual developers and seemed unfamiliar with important differences within the industry, sectorally and geographically. Instead, ‘the notional property developer’ was incorrectly conceived as a malleable and potentially compliant partner with shared objectives to the State. The paper calls for a more thorough understanding of the development industry as a prerequisite to effective urban policy-making.
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