West Lynn, Norfolk

4.8 acre development site for residential or care uses (STP)
  • Quiet residential location
  • 600 ft frontage to River Ouse
  • 2012 Consent for Care Village
  • 2006 Consent for 149 residential units
  • For sale as a whole or in two parts
Offers around £2,000,000


A really unusual opportunity to acquire a 4.8 acre site with frontage to the River Great Ouse in a quiet village location but only 200 yards by ferry (seriously) from Kings Lynn town centre.

The site is level and has the principle of residential development established by two previous consents, both of which have now expired. Being next to a tidal river, there are flood defences to the eastern boundary of the site but a Flood Risk Assessment is available to download in the Data Room.

There is easy access to Kings Lynn by road (the ferry is closed on Sundays), and there are excellent road and rail links to Peterborough, Norwich and Cambridge and London.

On top of that there is the beauty of the north Norfolk coast.

Development Summary

The land has previously had the benefit of two residential based planning permissions, thus establishing the principle of either residential use under Use Class C3 or care under Use Class C2.

The most recent consent was granted in 2012 for the development of a 150 unit care facility made up of a 77 bed dementia care home, two extra care units providing 73 bedrooms and eighteen 2 and 3 bedroom cottages.

In 2006 planning consent was granted for the development of 149 residential units consisting of a range of properties from 1 bedroom flats to 4 bedroom houses.

Both planning consents have now expired.


West Lynn is a quiet residential village situated on the West bank of the River Great Ouse. The village has a range of local shops and is built around St Peter’s church which dates from the Norman period but was substantially re-built during the 13th century.

The village is linked to the town of Kings Lynn by a passenger ferry that has operated since 1285.

Kings Lynn was one of England’s most important ports from as early as the 12th century. It;s heritage is very much apparent today especially following sensitive regeneration of the waterfront and harbour area.

The town has a population of 148,000 and is part of an economic sub-region which includes adjoining districts in Norfolk, South Lincolnshire and North Cambridgeshire.


The site is located on the West Bank of the River Great Ouse having spectacular river frontage of more that 600 feet. It is linked to the eastern part of the village of West Lynn adjacent to existing residential properties.

There is excellent access to the village from the main road networks via the A17, A47, A10 and A148. Kings Lynn town centre is some 2 miles by road but much closer (200 yards) by ferry which runs from the north eastern corner of the site.

There are regular and fast train services to Cambridge (47m) and London (1hr 42m) and equally regular but slower rail services to Norwich and Peterborough.


The previous use of the site was a a depot for the Kings Lynn Dredging Company. However that use ceased many years ago and the last remaining buildings on site were demolished in 2003.

The site is mainly level and has a flood defence embankment to the eastern boundary which is between 2.0m and 2.5m above site levels. (A flood risk assessment for the 2012 scheme is available to download below)


The site has been quoted between 4.8 acres and 5.2 acres on various planning documents. We estimate that 4.8 acres is the correct area to adopt based on the boundaries shown on the site plan in the Data Room. It is likely that the larger area previously quoted incorporated the flood defence land which is not part of the site.


2012 Care Village Development – Permission No 12/01728/FM

Proposals to develop the site to provide a care village made up of five main elements:

  1. A 77 bedroom 2 storey residential care home providing specialist dementia care.
  2. A 30 bedroom 2.5 storey extra care unit providing specialist nursing care, extracare housing, short term, intermediate, respite and end of life care.
  3. A 43 bedroom 2.5 storey extra care unit providing specialist nursing care, extracare housing, short term, intermediate, respite and end of life care.
  4. 18 cottages providing 2 and 3 bedroom independent living units.
  5. A social centre.

Consent was granted on 27th June 2013 subject to 24 conditions. The consent expired June 2016.


2006 Residential Development – Permission No 06/02260/FM 

Proposals to develop 149 residential units comprising a range of properties from 1 bedroom apartments to 4 bedroom houses.

Granted 14th August 2007 and expired August 2010.




Freehold with vacant possession.


Offers in the region of £2 million invited for the whole.

The vendors would consider a sale of the site in two parts but interested parties should be aware that completion of the sale of the individual parts would need to be co-terminus.

Contact Information

Adam Burdett
W: 0116 365 1111
M: 07734 111 005


Associated Files