North Quay regeneration : land 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:

• Compulsory purchase process and the Crichel Down Rules
• Compulsory purchase and compensation: guide 1 - procedure

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, Jacqui Metcalf 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 a valid 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.

Compulsory Purchase Order CPO - Q&A Further Questions

Why are you intending to use Compulsory Purchase Order (CPO) power?

We turn to the use of a Compulsory Purchase Order after efforts to reach a voluntary agreement have not been successful. CPO powers are a legal mechanism that ensure essential developments in the public interest - like improved housing, infrastructure, and local services - can go ahead where negotiations have stalled. We understand how sensitive this process can be and are committed to managing each phase of the process with integrity, openness, and due regard for all parties.

Have you consulted with the people who will be affected by the CPO?

Yes, prior to seeking a CPO we have reached out and engaged in negotiations with qualifying persons affected by the development, including property and landowners. We aim to work collaboratively wherever possible and seek voluntary agreements before seeking a CPO. The CPO process is initiated when no further constructive agreement on acquisition can be reached, however we would continue to keep channels of communication open throughout the CPO process unless legal matters prevent us from any further one to one engagement.

Will people be properly compensated?

Yes. By law, those affected by a CPO who have a relevant interest in land are entitled to compensation that reflects the market value of their property, as well as reasonable professional fees and, in some cases other heads of compensation such as relocation, loss payments or disturbance costs. We are committed to ensuring this process is fair, equitable, and properly resourced. Furthermore all qualifying persons within the affected area of North Quay will have the opportunity to receive an additional incentive from a negotiated settlement prior to seeking a CPO. This incentive will be available up to 29 May 2026.

This development seems to favour commercial interests. How is it in the public interest?

The North Quay development has been designed to deliver long-term benefits to the community, including new homes, public spaces, better infrastructure, and economic growth through job creation and local business opportunities. Mixed-use developments are increasingly seen as vital to the future of sustainable and inclusive town and city centres.

Are you displacing vulnerable people or small businesses?

We are acutely aware of the potential impact on individuals and independent businesses, and we're working on a case-by-case basis to support them wherever we can. Our desire is to see business continue to thrive and able to relocate to new premises.

Why can't the development proceed without moving people and businesses out?

For the project to be viable and deliver its full benefit to the wider area, we need to ensure all the required land is assembled. Fragmentation can delay key infrastructure, public realm and local improvement schemes. We remain open to negotiated settlements right up until any CPO is confirmed.

What rights do parties with an interest in land have in the CPO process?

Parties with an interest in land affected by a proposed CPO have the right to object, and their objection will be considered at a public inquiry or via the written representations process.

Is the CPO process already decided or is there still room for negotiation?

The process of working towards the CPO includes multiple stages of analyses, and affected parties are encouraged to engage with us and present their views. We are actively listening and adapting plans wherever we reasonably can.

What will be done to preserve the heritage of the North Quay?

Preserving the local character and heritage is a core part of our masterplan. We're working closely with conservation experts and local stakeholders to ensure sensitive areas are respected, enhanced, or integrated into the final development. Where change is necessary, we aim for it to be respectful, considered, and beneficial to the wider community.

What happens after 29 May when the incentive has expired?

Soon after 29 May 2026 the CPO will be made in respect of   any properties that we have been unable to agree a reasonable settlement upon.