Hemsby Stakeholder Group meeting minutes (13 October 2025)

Agenda

1. Welcome, introductions and apologies

Chair welcomed representatives from Geoffrey Whatling (Norwich) Ltd and Ormesby St Margaret with Scratby Parish Council and asked all attendees to introduce themselves.

2. Recap

Recap on the 8 step Community Adaptation Approach and the immediate identified and agreed short term safety objectives ensure continued.

1. Safe Access
2. Safe Beach
3. Safe Homes as set out in detail in slide 4

This included Lifeboat station options - CB to update later in meeting.

3. Minutes and actions from the previous meeting 29/04/25

Updates to minutes

• CB asked if GYBC have shared publicly any minutes of previous meetings
• CS advised that previously they weren't published
• the group made the decision to publish a redacted version of the minutes on the GYBC website going forward
• CB asked that it be noted that he had sent his apologies for the April meeting and wasn't a 'no-show'; note taker apologised to CB for that error
• CB advised that Caister lifeboat had advised that the comment around Caister being able to launch and be on site quicker than Hemsby Lifeboat was incorrect; CS clarified that the minute had been recorded incorrectly and should have read "Caister Lifeboat can be called out quickly if Hemsby was off service for any reason"
• CB said minutes state that over 50% of residents aren't bothered about Hemsby Beach- CB said this is not true; KK said he made that comment about the beach based on conversations he's had with residents, CB says there's no note of residents being asked for their comments
• PR asked if draft minutes could be shared for comment by attendees of today's meeting prior to being published on the website, CS said absolutely no problem
• it was agreed that SA will get draft minutes out by the end this week, allowing attendees of today's meeting to review and revert with any comments by mid next week; these draft minutes are not to be shared publicly
•  updates (if required) will be carried out and minutes will be redacted and published on GYBC's website, hopefully by the end of next week

Actions from last meeting (29/04/25) - done

• maintain safe access
  • Lifeboat station to assess alternative property and emergency access routes business plan (pre-application advice being sort and ongoing)
  • Lifeboat station is maintaining the current access (ongoing)
• safe beach for visitors
  • GYBC to release Jacob's health and safety report
  • GYBC to consider beneficial use of beach defence materials
  • GYBC to provide letter of support to remove Hexiblock assets (SHC)
  • SHC to address health and safety issues with HexiBlocks (buried in sand -spray painted H&S message onto visible surfaces manage risk in short term)
• safe dune top properties
  • GYBC to seek (£) financial support (discussed later, WP9 below)
  • GYBC to draft property risk register
  • GYBC to create Trigger Map identifying level of risk associated with properties
  • Resilient Coasts' Community Engagement Plan (WP9) (commenced ahead of WP9 starting, see Item 2 above, Slide 3)

4. Latest situation update

Over the summer, cliff top scarp collapse was notable, due to heat wave conditions, followed by intense rainfall and wave attack to the toe of the dune recommenced late summer.

Coastal Conditions

GB ran through the conditions following a recent site visit - shared images of result of Storm Amy and NE Wind 22nd Sept 25 (Slide 6).

Significant beach lowering exposing gabion assets, HexiBlocks and concrete slabs

Sand levels on beach are still lowering and dune/cliff is receding.

H&S report from Jacobs report advised assets (Rock berm, Hexiblocks, Gabions, etc), are lowering when beach level drops and that when beach level rises the sand covers the assets. These assets are ineffective as defence structures and cause other H&S issues that need continued monitoring and interventions as required - The risks are very real, recent event in Suffolk of an individual who slipped on a rock structure and got trapped by the rock and tragically died by drowning.

GB explained and shared image (Slide 10) around the "Hemsby Hole" - 15m deep gulley formed by underwater flowing channel network along the Hemsby coastline and 20m near Scratby/Newport Cottages area which contains fast flowing water between Hemsby/Scratby. This channel is being squeezed towards the shore by the near shore sand bar resulting in the carving of the beach. These forces cannot be mitigated by affordable flood defence systems.

Beach in front of rock berm is lowering and leaving a wet zone for longer when tide goes out. At high water it has the potential to trap beach goers, preventing them safely leaving the beach by designated access points. Consequently, Rock berm is causing serious health & safety issues. Also, rock is preventing beach from widening to naturally stable state - GB shared an image (slide 11) which showed previous tide line(wet sand) and much wider healthier beach frontage either side of the rock berm along the coastline critical for tourism, amenity and wellbeing. In not too distant future it would be difficult to recover the rock with land based plant, then at high water would then form underwater hazard to both swimmers and marine navigation.

CB said we need to extend collaboration beyond the stakeholder group. The Lifeboat would be happy to support and collaborate with the Parish Council to help communicate and avoid misinformation.

JR said the anger that comes from people living in Hemsby, is because GYBC have sat on this for as long as he can remember. It should have been done years ago. CS advised that he personally has been working on this since 2015 - we've lobbied Government for funding for years. Including lobbying government for £250k coastal funding some of which was used to fund the recent Hemsby report carried out by Jacobs.

CS said the issue is down to funding criteria - if you had thousands of houses under threat, there would be money available. Government funding is the issue. Hemsby has not been abandoned - GYBC have always fought for Hemsby and will continue to do so. This sentiment was echoed by The Lifeboat Team. We need to mitigate the situation as best we can to retain the Tourist industry at Hemsby and assist residents affected to safely relocate.

Regardless of the costs over the years, until you know the ongoing effects of a scheme, you can't put anything on the beach or guarantee that the "solution" will work.

JR asked about dredging offshore affecting Hemsby. PR advised offshore dredging does not affect coastal erosion - he's happy to share any reports with JR if he would like them. The main driver to coastal change is climate change induced sea level rise approximately 2-3mm/year combined with isostatic rebound. This is result of the earth crust still readjusting from the weight of the ice covering the island in the last iceage. The North land mass of the UK is incrementally rising where the ice was thickest previously, and this is forcing the southern UK to tip and lower the land into the sea at a rate of approximately 1.5mm/year.

JR said he wasn't aware of 11 houses being at risk - he's saddened by the news. CS advised that unfortunately, coastal erosion means that 20m can disappear overnight if the conditions are against us.

JR said he wrote to EA and they said GYBC had never submitted a Business Case to the EA. KF confirmed that, to date, the EA has not received a business case for a rock berm at Hemsby. However, non-cost beneficial schemes are not eligible for Flood and Coastal Erosion Risk Management (FCERM) Grant in Aid (GiA). Schemes awaiting funding can be added to the forward Investment Programme until funds are secured and then assurance can be sought. Full approval cannot be given until a project is fully funded. Without full approval and a grant number no FCERM GiA claims can be made.

GF pointed out we put a lot of work into a Task and Finish Group (inc CPE) for Hemsby funding -the business case would have cost many thousands of pounds more, therefore we stopped as it didn't stack up to continue. The Council have not been sitting back over the past 13 years and have fought to help the residents of Scratby as well as Hemsby.

TW reiterated that the Council have worked cross party to do what they can for Hemsby and have done since 2012/2013.

KF said GYBC have fought really hard for funding for Hemsby over the years and that can't be taken away from them.

Cliff Top scarp collapse due to heat wave conditions, intense rainfall and wave attack

It has been noted this year that we have lost 1/2m to 1m without any coastal storms. Drought/extreme heat followed by intense thunderstorm induced rainfall have eroded Hemsby's sand dunes this summer. CBye flies a drone along the coastline at least once a month and this erosion was noted over the summer.

Based on updated National Coastal Erosion Risk Mapping (NCERM2), Hemsby is forecasting approximately 40m loss of coastal zone to erosion over the next 30 years to 2055. However, as we know from past "One Big Storm" events, we can lose 10 to 20 meters overnight.

There are 11 people at Hemsby who have been advised that they are now at high risk, and are being provided with support and advice to plan their next steps.

KK said it would be helpful if GB could keep the Parish Council in the loop - GB apologised for this oversight and assured KK that he would keep them in the loop going forward.

JR asked what happens to residents if their property is taken down. Do they just get put into an expensive rental property with no compensation? NH advised that the support provided is subject to their financial status. We provide advice and support around housing when they are at risk. There is no National Government compensation scheme for properties destroyed due to coastal erosion. CS pointed out that properties on the Marrams probably aren't covered by insurance either.

KK asked if SHC is still around as we understand some members have resigned/retired? CB said yes they are. SHC put a banner on Lifeboat property saying they'd been abandoned. It will be removed as Hemsby Lifeboat did not give permission for it to be erected. However, Lifeboat Team hadn't had an opportunity to take it down before the press came along.

CB suggested a conversation with stakeholder group and Chair of Save Hemsby Coastline needs to take place.

5. Hemsby adaptation

Safe Beach

Scratby Gabions - next steps. In engineering terms, the baskets have now failed 3 times, at a cost of circa £1m. GB recommends GYBC pull top baskets down on to the beach as they pose significant a health and safety risk in their current state - children seen climbing over them and pulling stones out of leaning baskets). Materials can be re-used, taken up to the Lifeboat station area for storage.

The Gabions are accelerating erosion to Newport Cottages immediately to the north due to a refractive induced wave, propagating off the end of the gabion return wall section, this will commence as the beach lowers and structure sits within deeper water. RW advised he's been keeping an eye on the baskets and they are doing what they are meant to. Giles advised they are short term measure to buy time for an adaptive plan, where there are any openings, the water is going through the baskets and getting behind and eroding the cliff despite their presence. Giles further advised that a clay lens underneath the sand is becoming exposed in proximity. The most likely cause is due a reflective wave environment, where the wave bounces/reflects off the vertical surface, this motion scouring the beach bed remobilizing and taking the sand away into the active wave zone.

NH suggested a working group around the Scratby Gabions be set up.

Action: GYBC to set this up.

Safe Access

KWe said anything going on at Hemsby, then there is a knock on effect to Scratby.

The Lifeboat Team are able to assist residents at Hemsby and happy for GYBC to put something out on our social media advising the same.

GB asked if the Stakeholder Group are happy to go for short term adaptation of moving the various items on the beach as discussed. SH said no issues from planning perspective as long as within the rules of the law.

CB asked about planning permission re location of rocks, CB has concerns about 6 month wait for their pre planning application advice. SH Lifeboat won't be charged for pre-planning advice for new proposals. NH said there needs to be a meeting with Planning/Lifeboat re their application.

Discussions with the Landowners, GYBC, Lifeboat station, Cllr Bensly, - to discuss legal, technical and funding. Need to include Business Community in the stakeholder group.

DH said that we should all remember that the granite was temporary, installed in 2023 to protect the roadway across the Marrams, but the road fell last year. Need to reiterate this fact to Hemsby residents.

CS asked are we in agreement to develop plans to move the rock berm to protect the Gap to sustain safe access, with the aim this happens by Autumn 2026, and in consultation with the community? Unanimously agreed.

Maintenance of beach access

Jacobs are recommended that we should move rock berm to The Gap whilst accessible with machine plant, which would allow us to recover it safely when it needs to be removed and in the short term could be used beneficially to retain vehicular access to the beach (allowing Crown Estate and Watlings to continue to get plant onto the beach to clear up any debris) and ensure safe access to the beach remains for both locals and the tourists alike.

NH asked for timescales re moving the rock berm as there is lots of social media mis-information. GB said probably Sept/Oct 2026 - due to weather over the next 4-5 months and not having time before Tourist Season starts Spring/Summer 2026.

Significant planning is involved including; who will handle, who will be responsible for maintaining, sources of funding, etc. The improved beach access Asset will need to be adaptive capable of being rolled landward as coastal erosion processes dictate and indicative track was shown on Slide 13 and GB highlighted the importance to plan for the impacts on those ahead to ensure a continued good outcome for the Hemsby community - Rock was installed under a licence from Crown Estates can't be left in situ permanently - needs to be moved before beach level lowers to the extent that it can't be reached by heavy plant. This goes for all the other 3rd party ineffective defence systems currently on the beach.

GB suggested that we set up a working group to discuss/work up a preferred option/s. Solution/way forward needs to be financially viable GB doesn't think we have all the relevant parties within the current stakeholder group. With regards to raising funds to cover costs incurred by moving items on the beach, maybe additional tax on car park tickets as seen in Walberswick in Suffolk, Elsewhere small levy from Tourists and visitors have proved enabling for long term maintenance of their assets.

Action: GYBC to set up initial meeting to map out key stakeholders, term of reference, community led chair.

CB gave an update on seeking an alternative Lifeboat station building within Hemsby Community, a preferred location has been shortlisted, and subject to due diligence stakeholder engagement prior to making formal offer to purchase.

Safe Properties

Up to this point, GYBC response has been reactive to coastal events this is unacceptable and now moving to a planned response that reduces H&S risks for all concerned and mitigates for a "One Big Storm" event.

GB advised a "One Big Storm" event could take another 10m from the dunes overnight this was seen in both 2018 and 2023 events. The even bigger once in a lifetime event as witnessed in 2013, took more than 20m overnight. Whilst it would be unreasonable to clear this zone now, there are 71 properties within this 20m erosion zone. Residents' safety would be paramount in the event a future EA flood warning notice of this magnitude was issued.

Updated Trigger Maps for Hemsby

GB shared latest working draft (Slide 18) of the 4 stage trigger Point process for Hemsby - This shows the properties that are in the highest risk band(Trigger Point 4) moving landward towards the NCERM2 forecast line (Trigger Point 1) over the next 30 years to 2055. These risk bands will be transferred to aerial mapping to help communicate an individuals risk relative to the latest coastline, and why we have activated a given Trigger Point and supporting information including any expected actions of the homeowner thereafter.

Implementation of approach

GB explained the intention was to have rolled out this new approach once Work Package 9 commences, sending letters to all those identified at risk Trigger Point 1 (112 properties) explaining what each trigger point means and why they have received an escalation in awareness through Trigger Point 2 & 3. Given current Storm Amy damage, GYBC are focused on those at greatest risk currently ie those closest to the edge within Trigger Points 3&4.

TW thought Estate Agents should also be included in the mailing list to better inform their professional advice to prospective house purchases.

DH said he thought the proposal/update from GB at today's meeting appears to be a really positive option to manage coastal erosion risk.

NH advised that nationwide Government funding mechanisms are under review, currently there is no legislation/Government compensation scheme for residents who lose their homes as a result of coastal erosion.

6. Resilient Coasts - Work Package 9 (WP9)

What is the offer to property owners

The aim of GYBC WP9 is for the very first time to give people at high-risk of losing their properties due to coastal erosion, choices through financial support whilst addressing costal erosion impacts and accommodating coastal adaptation.

Giles ran through the adaptation plan options:

1. GYBC to buy the Planning Development Opportunity (PDO) from property owner for a fixed sum estimated between £5k-£10K and GYBC will also pay for demolition of the at risk property. Costs for GYBC to demolish a property are between £7-12K. Much greater costs will be incurred if properties were to fall onto the beach. GYBC will go onto purchase a relocation site and gain planning permission for open market housing and either sell on, or build out a development.
2. Property owner could utilise planning development opportunity but remain responsible for demolition of existing building at own expense. They could then a) sell on to developer or b) Purchase land for self build replacement plot. More details can be found on slides 21 to 23.

EA are supporting GYBC on this adaptation plan - first time it's been done like this in the UK. Project is about to start. This project runs to 31/03/27. Any proceeds from the GYBC adaptation works, will be ring-fenced within Coastal Management, ensuring we can continue to support those who may lose their properties in any future coastal erosion hotspots.

KK asked how many properties that have hit the Trigger point, are GYBC looking to demolish currently? GB advised 11 properties as a result of Storm Amy, there are real concerns around their proximity to the edge of the dunes.

GYBC are looking to work proactively with residents - giving people choices as far ahead of time as possible, rather than waiting until their properties are about to go over the edge.

KK asked that we involve the Parish Council more in discussions. CS said that Giles is more than happy to attend parish council meeting(s) if required.

GB advised weather conditions could result in more dynamic delivery given beach/coastal conditions, the support of the Stakeholder Group and practical mobilization of resources as seen by lifeboat team to help residents is much appreciated.

7. Communications and engagement

Planning for Community Stakeholder Event and Ongoing community involvement

NH said we are looking to set up regular community engagement events. One as soon as possible then more regularly. Too much misinformation out there that needs to cleared up sooner rather than later.

CS advised that we will continue to fight for coastal funds to save the coastline.

CB said that GB's discussion with them recently was clearly explained, really positive & presented considered next steps that will help to adapt to the coastal changes.

PR said we need a smaller stakeholder meeting around what we are going to do around assets, before going to a wider stakeholder group - need to include discussions re ownership of assets going forward, costs for moving/maintaining assets, etc.

KK said the images that GB included in his presentation are really effective.

KK kindly offered the Pavillion for the community engagement events - this venue would possibly/probably encourage those residents in the centre of the village to be involved.

We would like to get a press release out following today's meeting and dispel the current rumours/misinformation. This will be shared to stakeholder group for sign off before going out.

Questions and Answers

KK asked how Devolution will affect these plans. CS advised nothing will change until 2027 - based on current timelines. This could be subject to change.

CS advised that with Devo he is trying to ensure that there is something included around Coastal protection but this isn't guaranteed.