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North Quay regeneration

Great Yarmouth Borough Council is bringing forward the most significant development opportunity in a generation.

North Quay is in the heart of Great Yarmouth, a gateway site linking the rail station, via The Conge, with the historic market place. Significant funding has been secured to deliver both this and numerous complementary projects to deliver the Town Investment Plan.

Identified as a 'flagship' development by the Council, it will be an integral part of the transformation of Great Yarmouth.

The Council is seeking to appoint a development and investment partner to regenerate this prime mixed use site.

The Council is currently undertaking preliminary conversations with developers to share its development objectives, explain work in hand to deliver the scheme and set out what it is seeking from a potential development partner.

Introduction to the North Quay regeneration project

An aerial view showing the location of North Quay in respect to the town centre, seafront and train station
An aerial view showing the location of North Quay in respect to the town centre, seafront and train station

Great Yarmouth Borough Council is excited to be bringing forward the most significant development opportunity in a generation. North Quay is an important site which will become a new vibrant destination in Great Yarmouth and will further enhance the town's already prosperous economic future.

North Quay is a 10 acre (4 hectare) riverside gateway development opportunity in the heart of Great Yarmouth, allocated for wholesale regeneration in the adopted Local Plan for a variety of commercial and residential uses. Having succeeded in securing £20 million Levelling Up Funding, there is significant momentum building to deliver this North Quay development opportunity site, which is located close to the Rail Station and historic Market Place - the latter currently undergoing significant transformation with a new Covered Market, public realm and a new Learning Hub/University Campus. 

Site background


The Site is approximately 10 acres (4 hectares) and comprises several under-utilised land parcels with a fragmented mix of land ownership. These parcels include a mixture of light industrial and commercial buildings, residential properties, a car park and two areas of cleared land.


Situated to the north-west of the town centre, the Site occupies a riverside position to the south of Fuller's Hill roundabout which is a major access point by road into the town. To the west, the area has an extensive water frontage to the River Yare and Bure and is within approximately 200m of the railway station across the bridge. The Market Place in the town centre, is approximately 300m to the east via The Conge. Hall Quay is located to the south together with the Haven Bridge river crossing.

Planning policy

North Quay forms an integral part of the Great Yarmouth Waterfront Area in central Great Yarmouth and is identified in the 2015-adopted Local Plan Part 1 (Core Strategy Policy CS17) as a catalyst for helping deliver the transformation and regeneration of the wider Waterfront area.

As it is a key element of the Plan's Vision, the Site must be considered in the context of its relationship with other key areas and sites including: the Conge, the Town Centre, Hall Quay and the Third River Crossing (a major infrastructure project opening in the autumn 2023).

Policy CS17 in the Local Plan Core Strategy highlights that North Quay represents an area considered under-utilised but offers potential for developing a mixed-use quarter.

The North Quay Supplementary Planning Document which was adopted in July 2020 sets out a positive and flexible vision and framework for the redevelopment. This document is not a blueprint for the redevelopment of the site but does explain the objective that proposals will be of high quality design and successful place making which reflect the characteristics of the area, not least of which is its water frontage and key location between the town centre and the railway station.

Key Council objectives for North Quay

  • improve the character of the area through high quality design, creating an attractive gateway to the town centre
  • open up the riverfront to residents, employees and visitors
  • attract high-quality land uses
  • exploit the impressive views over Breydon Water and the Broads National Park
  • encourage future investment in Great Yarmouth
  • help connect the town centre more closely with strategic gateways including the railway station, Fullers Hill, The Conge and Hall Quay

The scheme will be delivered at a scale and mix that will be appropriate for the location, protecting and enhancing the natural, built and historic assets, resulting in a vibrant urban quarter with an enhanced public realm.

Key markers indicated on the map include:

  • gateways at Fullers Hill roundabout and Vauxhall Bridge
  • a key junction with The Conge
  • the position of listed buildings
  • a key frontage with a potential waterfront path, providing views across Breydon Water
  • key pedestrian link to the station
  • secondary street along the eastern boundary

Developer interest

The Council has successfully secured £20million from the Government's Levelling Up Fund in 2023, along with Town Deal and Great Yarmouth Borough Council funds of £5.1million. These funds will be used to prepare the North Quay site by paying for key costs, including infrastructure and unlocking commercial investments in the area.

The Council is actively seeking a development partner for the regeneration of North Quay Gateway who will be responsible for delivering a comprehensive scheme which will successfully meet the Council's strategic planning, design and commercial objectives.

The Prior Information Notice (PIN) was published on 30 August 2023.

The 10 acres (4 hectares) of land earmarked for the project are currently in piecemeal ownership and negotiations with property owners are now set to get underway with the aim of reaching voluntary agreements to acquire land. In 2022, councillors agreed in principle to approve the use of compulsory purchase powers to secure the land required, but it is hoped agreement can be reached using a voluntary acquisition approach with landowners with compulsory purchase powers held in reserve as a last resort.

The council has employed property consultants Lambert Smith Hampton to engage with and conduct negotiations with landowners.

In due course developers will be invited to submit their proposals through a competitive process.

Timetable for selection process

The current timetable for the selection process is as follows:
End October 2023Contract Notice published on Find a Tender website together with Selection Questionnaire. Draft Invitation to Participate in Dialogue (ITPD) and related procurement documentation (including technical specification and evaluation criteria) available.
End November 2023Deadline for return of Selection Questionnaire for evaluation by the Council to shortlist bidders with the relevant experience, technical and professional ability and financial standing to perform the contract.
December 2023 - March 2024ITPD issued to shortlisted bidders and dialogue stage undertaken to develop bidders' solutions.
April 2024Dialogue close and submission of final tenders (ISFT), with presentation and interviews if required. Evaluation of final tenders.
May 2024Notification of Preferred Bidder and issue of Standstill letters.
May 2024Contract Award.

Developer awareness event - 13 September 2023

A Developer Awareness event was held at the Town Hall in Great Yarmouth on 13 September 2023 for the North Quay Development Opportunity in Great Yarmouth.

Presentations were given by:

The event also saw the launch of the new North Quay Prospectus

A tour of projects being delivered in the Market Place and the North Quay site provided an informative showcase of the opportunity.

Drone footage of the North Quay area was also shown at the event, together with Display Panels explaining the wider projects in delivery through public sector investment.

Site assembly

The Council is seeking a comprehensive and high-quality regeneration scheme at North Quay which will deliver a new urban quarter in this important part of the town centre, including opening the river frontage to public access.

To secure this important development, the Council is now at a stage where it is necessary to assemble the land or property required for regeneration. In order to achieve this, the Council's Cabinet approved a Land Assembly and Engagement Strategy on 25 July 2023. The Council is committed to working with affected parties to reach voluntary agreements. The Council resolved in principle at Committee on 12 July 2022 to approve the use of compulsory purchase powers in respect of North Quay. However, the Council would prefer to reach an agreement and reserve the use of compulsory purchase powers as a last resort. 

The Council is currently engaging with occupiers and landowners to discuss relocation and what their needs are in relation to this. The Council would like to understand business/personal needs and what is required in order to relocate successfully. This will allow the Council to offer assistance with relocation where it is necessary and appropriate. This may include support in identifying suitable premises for relocation. Where possible, representatives of the Council would like to meet with affected parties to understand specific needs.

If a voluntary purchase of the property/land is not possible, then the Council intends to seek authority from the Council's relevant decision makers to purchase the land compulsorily. Please see further information on Compulsory Purchase Orders (CPOs) below or for further general information, please look at the Government guidance:

The range of heads of compensation for a compulsory purchase will necessarily be applicable to the case and depend on the circumstances and will be considered when the Council confirms the amount of its voluntary offer. Since the Council is seeking to acquire properties or interest in land prior to a compulsory purchase order, the Council is prepared to open negotiations to purchase the interest now and any agreement reached will reflect the amount had a compulsory purchase order taken place. This means that the Council's offer could include payments which are additional to the market value of the property or land. Completion of the purchase is time limited to being no longer than six months from when terms are agreed. The financial incentive will be withdrawn by the Council on a given long-stop date which will be either 29 September 2025 or the date the Council obtains Cabinet authority to make a resolution to use compulsory purchase powers for this scheme - whichever is sooner.

The Council is carrying out work in preparation of a CPO including land referencing. Land referencing is the process of identifying people and organisations that have a legal interest in property or land which may be affected by a regeneration project and identifying the nature of that interest. This information must be gathered in advance of a CPO so that the necessary details of land interests can be included in the CPO Schedule which sets out this information.

The Council has appointed the property consultants Lambert Smith Hampton to engage with affected parties on voluntary agreement. All enquiries related to this work should be directed to Julie Herbert or Simon Bachelor.

Why is the Council contemplating the use of a Compulsory Purchase Order (CPO)?

To ensure that the regeneration can be delivered the Council intends to use its statutory CPO powers (in accordance with the regulations) in respect of land/property and rights if it is not possible to acquire these interests voluntarily.

What is a Compulsory Purchase Order?

A Compulsory Purchase Order (CPO) once confirmed gives the Council (as acquiring authority) the legal power to obtain land or property without the consent of the owner or any other parties with a legal interest in land.

Where there is a planning supported development for which there is  a compelling case in the public interest and which  cannot be undertaken without the acquisition of third party land and property, the Council can use its Compulsory Purchase Order (CPO) powers to facilitate that development (in accordance with a statutory process and a compensation code).

How does a CPO get confirmed?

Before a CPO can be used to acquire interests in land it must first be confirmed by the Secretary of State or by the Council (with permission to do so from the Secretary of State).

Once the Council have the necessary authority from their cabinet to make the CPO, the CPO will be made. It will then be publicised and served on all affected parties and submitted to the Department for Communities and Local Government (Secretary of State) for confirmation.

. After submission, the Secretary of State will consider the CPO and decide whether it should be confirmed. If there are any objections that are not withdrawn from parties with a legal interest in land [JB1]  the Secretary of State will usually hold a public inquiry or use the written representations process so that the Council and the objectors can have their say before the Secretary of State decides whether or not the CPO should be confirmed. An objection will not affect the objector's statutory right to receive compensation if the Order is subsequently confirmed.

How will the ownership of my interest in land be transferred to the Council?

If a CPO is confirmed, the Council will publish notice of this and serve a copy on all affected parties. Following publication of the notice of the confirmed CPO the Council has the power to serve further legal notices which transfer the ownership of the land to the Council after a specified time.  

The Council as acquiring authority - will publish the timetable for taking possession in good time to enable affected parties to transfer the property.

Will I receive compensation for land acquired via CPO?

Claimants with a legal interest in land or property affected by these development proposals, can make a claim for compensation which will be considered by the Council.

Should it not be possible for the amount of avalid claim to be settled by agreement there is the option of making a reference to the Upper Tribunal (Land Chamber) for a settlement to be decided.

Further information

If you are an owner or occupier affected by these proposals we encourage you to engage with the Property Occupiers and Owners contacts.

What will happen next?

The Council has already approached some current landowners and occupiers within the area comprising the Supplementary Planning Document (SPD) for North Quay to seek to acquire their land and property by reasonable agreement. Further approaches will be made from August 2023.

The Council will be shortly commencing a formal search for a suitable development partner with the necessary skills, resources, and expertise to meet the planning and development objectives set out in the adopted SPD.

Any party which is affected by the proposed development will have the opportunity to object to both the planning application, when it is submitted and, as if appropriate, to the Council's decision to use its CPO powers to support that planning decision. Once the Council have secured agreement to voluntarily purchase as much of the land/property and rights affected by the North Quay regeneration as is possible the Council will seek authority from their Cabinet to make a CPO in respect of land/property/rights not yet acquired.


For developers

If you are a business with relevant development expertise, an occupier with a requirement for new accommodation or you are interested in being part of this development opportunity please contact either of the following at Lambert Smith Hampton for more details:

For property occupiers and owners

If you are a property occupier or owner which is affected by these development proposals or would like further information please contact either:

For developers wishing to contact the Council

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