Care Infrastructure Platform

We create
the home.
You deliver
the care.

Sanctuary provides consented, Ofsted-ready Class C2 properties to established children's home operators across England. No planning risk. No operational involvement. Long-term partnership.

"The right property, in the right place, ready to operate."

View Available Assets How It Works
"Consented C2 stock is the scarcest resource in children's residential care. We remove that constraint."
Robbie Mair - Founder, Sanctuary Infrastructure
8
C2 properties in pipeline
1
C2 consents confirmed
£0
Planning risk to operator
C2
Consented & Ofsted-application ready
How the Sanctuary Infrastructure model works
We create the home. Experienced operators deliver the care.
Property
Identified & acquired
→
Planning
C2 consent secured
→
Infrastructure
Refurbished & compliant
→
Operator
Long-term lease
→
Children
Therapeutic care

Sanctuary Infrastructure exists to remove the property, planning and development burden so experienced operators can focus on what they do best: delivering outstanding care.

The Process

Simple.
Structured.
Certain.

Sanctuary does the hard work - planning, consent, refurbishment, compliance. You bring the care expertise, the LA relationships, and the Ofsted registration. Together we build something lasting.

01
NDA & Initial Conversation
We share the full asset pack - property details, planning documentation, operator economics, and commercial terms - under our standard NDA. No commitment required at this stage.
02
Due Diligence & Site Visit
We verify your operational track record - Ofsted history, LA pipeline, RM and RI in place, financial strength. You visit the property and review the full refurbishment specification.
03
Heads of Terms
Fixed lease agreed. Base rent established. Upside participation clause confirmed. Lease documentation instructed. A clear, fair deal structure with no hidden costs.
04
Handover - Ofsted-application ready
Sanctuary hands over a C2-consented, refurbished property, ready for you to begin your Ofsted registration. The 12-18 months of planning friction is already removed. Registration, staffing and mobilisation timelines are yours to lead.
05
Long-Term Partnership
Preferred operators get first look at new consented stock as the pipeline grows. Sanctuary handles structural maintenance. You focus entirely on care delivery and placement outcomes.
The Numbers

The economics
are exceptional.

At current commissioning rates for complex needs placements, the Sanctuary lease represents less than 10% of a single child's monthly income. The numbers work at one child. At two, they become compelling.

£55–60k
Monthly commissioning income per child
Complex needs LA placement
<10%
Lease as proportion of single child income
At current commissioning rates
Up to 2
Resident children per LDC
Higher income, lower-need placements
Ready
C2-consented and refurbished at handover
Ofsted application can begin immediately
The Need

A system
under strain.

Children's residential care in England is facing unprecedented demand. The properties to meet it do not exist in sufficient number — and the planning system makes them extraordinarily hard to create. This is the gap Sanctuary was built to close.

+25%
Rise in the number of children in care over the past decade — particularly among those aged 16 and over, with increasingly complex emotional and behavioural needs.
£1.5bn
Fall in funding for early intervention services — pushing children into care later, with more severe needs requiring intensive therapeutic support.
Acute
Shortage of suitable placements, forcing local authorities toward unregulated accommodation — repeated moves, instability, and a lack of therapeutic care.

"Consented C2 stock is the scarcest resource in children's residential care. Sanctuary exists to remove that constraint — so good operators can do what they do best."

Available Now

Consented.
Compliant.
Ready.

One property with a confirmed Lawful Development Certificate. Seven further properties in planning or pre-application. All located in areas with strong LA commissioning demand.

Full asset packs available following NDA execution. Site visits by arrangement.

✓ LDC Confirmed
New Malden, KT3
Royal Borough of Kingston
Property 3-bedroom detached house
Capacity Up to 2 children
Planning Position ✓ C2 consent granted
Stage Occupied
Availability November 2027 (estimated)
Area Royal Borough of Kingston
Commercial terms Structured FRI commercial leases available. Terms available on request.
Request asset pack
Pipeline
Teesside Pipeline
Stockton · Skelton · Guisborough · Middlesbrough
Property 6-property Teesside pipeline
Capacity Up to 12 children across six homes (indicative)
Planning Position 4 appeals and 2 applications in progress
Stage Pipeline development
Availability From September 2026 (subject to consent)
Area Stockton · Skelton · Guisborough · Middlesbrough
Commercial terms Structured FRI commercial leases available. Terms available on request.
Register interest
Application Pending
Mitcham CR4
London
Property 2-bedroom terraced house
Capacity Up to 2 children
Planning Position Planning application pending
Stage Pipeline development
Availability September 2026
Area London
Commercial terms Structured FRI commercial leases available. Terms available on request.
Register interest
Who We Work With

We are
selective.
Intentionally.

Sanctuary works with a small number of operators who share the ethos and meet the operational standard. Preferred operators get first access to new consented stock as the pipeline grows.

Sanctuary Infrastructure does not operate children's homes. We create the property, planning and compliance platform; the Ofsted-registered operator delivers the care. That is precisely why operator selection matters. We work only with established operators whose Ofsted history, governance, commissioning relationships and therapeutic ethos align with the purpose of these homes. Partnerships are long-term by design and subject to due diligence, continuing compliance and reputational alignment.

What Sanctuary provides
  • Consented, compliant C2 property — no planning risk
  • Fully refurbished to Ofsted compliance standard
  • Fixed lease with upside participation clause
  • Structural maintenance throughout the lease term
  • Access to the Sanctuary therapeutic model and curriculum
  • First look at new pipeline stock for preferred partners
Operator criteria
✓
Minimum 3 operational homes
With verifiable Ofsted inspection history
✓
Good or Outstanding rating
Most recent Ofsted inspection outcome
✓
Active LA commissioning pipeline
Verifiable placement relationships
✓
Confirmed RM and RI in place
Or credibly in process before mobilisation
✓
Financial strength
Sufficient working capital for mobilisation costs
✓
Shared therapeutic ethos
Trauma-informed, child-centred practice
Beyond the Pipeline

Sourcing &
sale-and-leaseback.

Sanctuary's existing pipeline is not the limit of what we can offer. For operators who have identified a property — or who want a specific area covered — Sanctuary can source, acquire, and consent a new asset, then lease it back on the same long-term partnership terms.

1
Source
Drawing on 25+ years of property and acquisition experience, Sanctuary identifies suitable properties in your target commissioning area.
2
Acquire & Consent
Sanctuary acquires the property and takes it through the planning process to confirmed C2 use — carrying the risk and the cost.
3
Refurbish to Compliance
The property is refurbished to full Ofsted compliance standard — ligature-proof, fire-safe, therapeutically designed.
4
Lease Back
The completed, consented, compliant home is leased to you on long-term fixed terms — the same Sanctuary partnership model.
For Operators & Investors
A bespoke home, in the right place, with none of the risk.
For an operator with a strong LA relationship in a specific area, this is the fastest route to a compliant home where you need it. For investors, it is an opportunity to fund the acquisition of a consented, income-producing care asset with Sanctuary managing every stage from sourcing to lease.

Sanctuary carries the planning risk. You gain a purpose-built home or a structured investment — without the 12–18 months of friction that usually defines this sector.
The Pipeline

8 properties.
One platform.

From New Malden to Mitcham, Stockton to South London — Sanctuary's pipeline spans high-demand commissioning areas across England. Register interest in pipeline properties now for conditional terms ahead of consent.

Pipeline status — June 2026
New Malden, KT3
C2 consent granted · November 2027
Teesside Pipeline
4 appeals, 2 applications · From September 2026
London Pipeline — Mitcham CR4
Application pending · September 2026
C2 Consent Granted
In Progress
The Founder

Built from
experience,
not theory.

At seventeen, Robbie Mair was homeless — taken in by an elderly couple who gave him stability and the experience of being believed in. Not a day passes that he does not remember them with gratitude. They live in everything Sanctuary is built to be.

Twenty years as a management consultant. Twenty years of property investment and development. Thirty years of charitable work — Samaritans, Crisis, Chairman of Journeyman UK, founder of a support group still running today.

Sanctuary is where all of it converges. The property expertise. The consulting discipline. The three decades of sitting with people in crisis. The personal knowledge of what the right environment at the right moment can do to a life.

Property development and planning
Nineteen years building and managing residential property, including children's home planning projects and specialist accommodation.
Community and mentoring
Thirty years supporting community, mentoring and personal development initiatives, including the Samaritans, Crisis, Journeyman UK and the support groups Robbie helped establish.
Planning expertise
2 C2 consents granted · 4 C2 appeals · 3 planning applications
About the founder
About Robbie Mair →
Sanctuary Homes →

Therapeutic children's homes developed within the wider Sanctuary ecosystem.

Work With Us

Start the
conversation.

All enquiries begin with an NDA. The full asset pack - property details, planning documentation, operator economics, and proposed commercial terms - is shared following execution.

We respond to every enquiry personally. We do not use brokers or intermediaries.

Direct contact
robbie@robbiemair.com

By submitting this form you agree to receive our standard NDA for execution before the full asset pack is released. We do not share your details with third parties.