A CGI that imagines what the regeneration works at the Abbey could look like (c/o Levitt Bernstein)

Bromford Flagship LiveWest (BFL) has confirmed it is appealing Breckland Council’s decision to refuse outline planning permission for the Abbey regeneration project in Thetford.

The appeal has been submitted to the Planning Inspectorate, giving an independent body the opportunity to review the proposals and the reasons for refusal.

James Payne, Director of Regeneration at the housing provider, said: “We respect Breckland Council’s decision and recognise that views on the proposals are strongly held. However, we believe there are grounds to appeal and that it is right to challenge the decision.

“People at the Abbey have been telling us for years that the estate needs long-term investment. We have a responsibility to them, and to the families who'll live here in decades to come, to make sure we try to deliver that. We want to ensure the Abbey remains a place where people can thrive for the long term.”

After five years of consultation with residents over the future of the Abbey, Breckland Council’s planning committee voted against their own officers’ advice to refuse the outline application for the Abbey project in October.

The refusal was made on the grounds of Article 8 of the Human Rights Act 1998 and the Public Sector Equality Duty.

Mr Payne said: “We know that regeneration on this scale is unsettling, and nobody should have to just take our word for it that things will work out. That's exactly why an independent Planning Inspector matters here – they can look carefully at how change gets managed, and whether the right protections are in place.

"We're not going anywhere. Our focus is on working with the community and stakeholders to get improvements that make a genuine, lasting difference to daily life on the Abbey.”

The Abbey’s layout - considered innovative in the late 1960s - has contributed to isolated pockets that make it harder for communities to connect and easier for anti-social behaviour to take hold.

Despite strong community pride, the neighbourhood faces ongoing challenges including fly-tipping, and according to government data, continues to rank among the country’s most deprived areas.

Mr Payne added: “The way a neighbourhood is laid out shapes everything – whether kids can play out, whether you feel safe walking home, whether you can get to know your neighbours, and how it interacts with surrounding areas. The Abbey's current design makes all those things harder than they should be.

"What we're proposing is a neighbourhood that's properly connected to the town centre, the river and the forest, with green spaces people want to spend time in. The Abbey deserves that.”

The project would mean hundreds of families would gain a home of their own, create around 100 new jobs and represent an investment of £250m in Thetford.

The regeneration masterplan includes:

• Improving existing properties where possible, alongside the demolition and replacement of up to 551 homes. The plans propose 320–500 additional energy-efficient homes to meet local housing need.
• Creating a clear heart for the Abbey with a neighbourhood centre and local shops, providing facilities residents have said are lacking.
• A new neighbourhood park, enhanced play areas, and improved access to the Little Ouse riverside and Thetford Forest.
• Well-lit walking and cycling routes linking the Abbey to the town centre, addressing long-standing concerns about safety and isolation.
• Infrastructure improvements including modern parking, lighting and sustainable drainage systems to help manage flooding issues.

Responding to further concerns raised at the planning meeting:

The meeting saw concerns over the possibility of Compulsory Purchase Orders affecting homeowners at the Abbey. Firstly this application, is not seeking approval for CPO. Similarly, we’re clear that CPOs would only be an absolute last resort. Homeowners have choices: they can either receive a like-for-like replacement home on the Abbey at no cost, or sell at fair market value plus statutory compensation (typically 10% Home Loss Payment plus moving costs).

There were also concerns raised over whether there would be enough parking at the Abbey if the plans went ahead.  However, the illustrative masterplan shows 2,251 parking spaces - a ratio of 1.55 spaces per dwelling, which is more than the current provision. Final parking arrangements for each phase will be dependent on the number of homes and bedspaces coming forward ,and will be agreed with Norfolk County Council Highways to ensure adequate provision.

Another concern was loss of green space. While there would be a reduction in total area, the quality improvement is substantial. The current green spaces are underused, and there are only two designated play areas. We want to increase that to 17, and create a new Neighbourhood Park. We think the qualitative improvements would compensate for the quantitative loss.

After five years of consultation with residents over the future of the Abbey, Breckland Council’s planning committee voted to refuse the outline application for the Abbey project in October
(c/o Levitt Bernstein)