Have your say

Help shape Beccles & Worlingham Garden Neighbourhood

Welcome to our updated consultation website on the masterplan vision for the Beccles & Worlingham Garden Neighbourhood.
Larkfleet Group Ltd, Beccles Townlands Trust and Chenery’s Farm Partnership are pleased to invite you to view our updated plans for the Beccles & Worlingham Garden Neighbourhood.
The site, located to the southern edge of Beccles and southwest of Worlingham, is allocated for a comprehensive mixed-use development in the Waveney Local Plan (March 2019).
Following our public consultation in September 2024, we have reviewed the feedback received and are working towards finalising our masterplan vision for the site.
We are keen to hear your thoughts. Keep reading to learn more and find out how you can have your say! More information on the masterplan proposals will be uploaded to the consultation website on 27th February.
Have Your Say
The Site
The site is located to the southern edge of Beccles and southwest of Worlingham, with the southern boundary of the Site running adjacent to the A145/Southern Relief Road. It benefits from good connections to Beccles as well as to Lowestoft to the east and nearby cities Norwich to the north and Ipswich to the south.
The principle of development on the site is accepted by East Suffolk Council. The site is included in the Waveney Local Plan (March 2019) as Beccles & Worlingham Garden Neighbourhood, which is allocated for a comprehensive mixed-use development including residential development, employment development, primary school, sports fields, allotments, play areas, retail and community centre.
Larkfleet Group Ltd and Beccles Townlands Trust and Chenery’s Farm Partnership are now working together to bring forward a masterplan for the site.
View location
Our Proposals

c.1250 homes with a mix of house types, plus a retirement/care facility, to meet need in East Suffolk. 30% of homes will be affordable housing.

A community hub with new facilities including a convenience store, local shops and a community centre.

In excess of 25 hectares (61.7 acres) of accessible public open space, including circular walking routes and community allotments.  

New community amenities, including on-site sport pitches, indoor and outdoor sports facilities, play areas and allotments.

Approximately 5 hectares (12.4 acres)of designated employment space. 

The delivery of land to accommodate a new primary school.

Public footpaths and cycleways linking the site and connecting the existing community with new local amenities. 

Green landscaping that integrates the new neighbourhood with the character of the local area.

The Consultation so Far
We held our first public consultation in September 2024, where we engaged with local residents and stakeholders to present our emerging masterplan for the site and gather feedback to help shape our plans.
We are keen to continue engaging with the local community as we work towards finalising our masterplan vision for the site.
September consultation materials
Our consultation included:

232

visitors to our pop-up event stalls

1,854

unique visitors to the website

231

feedback survey responses

22,143

social media ad reach

Responding to community feedback
We received a wide range of feedback from the local community during our first public consultation. Since then, the project team has been carefully reviewing the feedback and working to further develop the proposals.
The table below outlines how we are addressing the feedback received.

Key theme of community feedback

How we are addressing this

People were concerned around a lack of local medical provision.
We are engaging with East Suffolk Council and NHS Norfolk and Waveney Integrated Care Board (ICB) regarding local medical provision. Any future development on the site would require a financial contribution through an S106 agreement or the Community Infrastructure Levy (CIL) to the Local Planning Authority and County Council, with a portion likely allocated to healthcare to ensure appropriate plans are made for the expected growth in local population.
East Suffolk Council’s Infrastructure Funding Statement (IFS), which allocates CIL funding to infrastructure projects, includes a proposal to expand Beccles Medical Centre to manage increased demand from new development.
Some concerns were raised that local transport and parking infrastructure would be unable to cope with additional cars from the development.
A Transport Assessment (TA) has reviewed the surrounding road network and expected traffic from the proposed development, concluding that the proposed development would not result in a significant increase in traffic.
The Beccles Southern Relief Road (BSRR) runs along the site’s southern boundary and connects to the A145, helping to divert traffic away from Beccles Town Centre. We are suggesting a reduction in the speed limit to 40 mph, and are in discussion with Suffolk County Council on this. New junctions and controlled crossing points (such as those proposed into the site) will naturally slow traffic and improve safety.
Any forthcoming application would be submitted in outline, with parking provision defined at the Reserved Matters stage. Our parking strategy will, however, reflect the Council’s aim to reduce car use and encourage sustainable transport options.
Local residents were keen to see improved local connectivity around the site.
The site benefits from excellent bus links to Beccles Town Centre, Lowestoft and Norwich, and will include safe walking and cycling routes connecting to the wider area.
Active travel routes and green links will be located throughout the development, with new and existing residents brought together through clear connections to the proposed local centre.
The network of pedestrian and cycle routes has been designed to seamlessly integrate with existing footpaths, recreational routes and access points. This approach improves connections within, through and around the site, while strengthening links to the surrounding community.
Some were worried about the risk of flooding and how drainage would be managed. 
Representatives from Larkfleet Group have met with civil engineers and residents on site to discuss the issue in more detail. The existing problem associated with surface water flow path was identified during the meeting and design resolutions have been discussed with the Lead Local Flood Authority, which have been agreed in principle.
Significant technical work has been undertaken to manage run off from the proposed development and our civil engineers have prepared a technical note on Foul Water Drainage Strategy.

People liked the idea of play areas and sports pitches being delivered as part of recreational facilities on the site.

 

Our masterplan proposals include the provision of sports pitches and play areas on the site. Central to this will be a sports hub/pavilion, available for the local community to use. We are continuing to explore options around sports facilities and are looking to engage with local sports groups and clubs to discuss their needs. We welcome your feedback on what type of sports pitches you would like to see come forward.
Play areas will be located throughout the development, with both equipped and informal areas for play that look to take advantage of the site’s natural features. Play spaces will look to cater for a range of ages and abilities.
There was interest in ensuring new homes built along the northern boundary of the site do not negatively impact existing, neighbouring properties to the north.
The proposed layout has been carefully designed to address concerns regarding overlooking, overshadowing, and proximity. This will be achieved through the thoughtful placement and alignment of the proposed dwellings, as well as the strategic location of access routes.
Considering the design of new homes, people were keen to see attractive houses that reflect the character of the local area, with gardens and solar panels.
We are grateful for your feedback on what you would like to see in the design of new homes on the site. Details such as how the homes would look would be for later, ‘reserved matters’ planning applications to decide. These could be worked up in close co-operation with key stakeholders to ensure the homes are built to a design appropriate for the area and a housing mix that responds to local needs.
Several comments were raised regarding the proposed nearby incinerator and how this could potentially put people off buying a new home on the site.
We are aware of the proposals (unrelated to this site) for a small waste incineration plant to the south of the site and some people’s concerns over the effect of this on new homes at Beccles & Worlingham Garden Neighbourhood.
The proposed incinerator will be required to carefully manage any exhaust discharge during its operation. Good site practice and the implementation of suitable mitigation measures will ensure that the impact of dust, PM10 and NO2 releases may be effectively mitigated, and any resultant impacts are considered to be within acceptable levels.
Updated Masterplan
Indicative Masterplan
Masterplan Framework

Next Steps

14th February
2025
Public consultation opens
27th February
2025
Consultation event
More information on the masterplan proposals will also be uploaded to the consultation website.
28th March
2025
Close of public consultation
Spring/Summer
2025
Target planning application submission

Have your say

Learn more about our updated plans and share your feedback by attending our consultation event. You can also share your feedback by completing our online survey.
If you have any questions about the proposals, please get in touch using the form below.

Consultation Event

  • When: Thursday 27th February, 2:30pm-7:30pm
  • Where: St Luke’s C of E Church, 61 Rigbourne Hill, Beccles NR34 9JQ
View Location

Online feedback survey

  • Complete our online feedback survey to share your views.
Access survey

Get in touch

If you choose to share your name and contact details with us we will only use your contact information to:
  • Follow-up on any queries you raise on the form
  • Follow-up on specific points you make, which we may wish to explore further with you
  • Understand where you live in relation to the proposed development.
Please note, this email is managed by someone from the project team.
*Any information you choose to provide will be processed in accordance with our Privacy Notice which you should read carefully
  • pging@conciliocomms.com
  • 0800 193 0884
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