FAQs

In the section below, we have answered some of the key questions that you may have regarding the proposed development.

The majority of the site is within Flood Zone 1, demonstrating the lowest level of flood risk. However, a minor portion of Garon Parkside’s southernmost corner is within flood zone 2 and is at ‘medium’ risk of flooding. Other limited parts across the site are prone to surface water after a long period of rain. We have designed the scheme with that in mind from the start. The early studies we have undertaken show that these risks are easy to manage without an additional impact on the local drainage system.

We are building in a network of drainage features, including ponds and basins, in the few parts of the site at risk, so that rainwater is captured and managed on site rather than running off into the surrounding area. We have deliberately planned for more water than we expect, so that the system is not caught out in a heavy downpour.

A full ecological survey is being undertaken as part of the Environmental Statement which will be submitted with any planning application, however early findings show that it is highly unlikely that rare or red-listed species use the area as habitat. We are not in a position to confirm specific species at this stage. However, our landscape-led masterplan aims to enhance biodiversity through the introduction of with green corridors, drainage basins with wildlife ponds (SuDS), and habitat creation across the scheme.

The Site contains a mix of grade 2, 3a and 3b agricultural land. Whilst it is acknowledged that the proposals will result in the loss of some agricultural land, this needs to be considered in the context of other available agricultural land in the area and the wider planning balance, including the delivery of much needed homes.

The scheme has adopted a landscape-led design approach that aims to achieve10% BNG in line with national requirements.

Long-term management arrangements would be secured through the S106 agreement as part of the planning permission. This will set out responsibilities for the maintenance of public open space, green corridors, drainage features, and play areas.

Our demographic analysis identifies a higher-than-average older population in Southend, and the scheme will evolve to respond to that. The housing mix will include provision for C2 and later living uses, with specific numbers being confirmed in future stages of the planning application process. The exact housing mix and use classification of built form uses will be determined as part of detailed matters applications, should outline consent be granted.

The operational model, including who runs it and how it is programmed, will be developed in consultation with the council and local stakeholders. The S106 agreement will set out the delivery and management obligations. As we are at a very early stage of this process, we welcome any recommendations for local centres and groups that are involved in services for young people, or clubs.

These are being carried out as part of the transport assessment which will be submitted as part of any planning application. We have assessed that the primary access points, to the Southeast and Southwest of the scheme are most suitable for enabling a smoother flow of traffic, and will also be improved by being signalled junctions. Additionally, we are putting in place the foundations for a new east-west route running parallel to Poynters Lane and Bournes Green Chase.

  • Garon Parkside
    • Two main Site Accesses are proposed, one from Bournes Green / Wakering Road and the other from Royal Artillery Way. Both accesses have been designed to facilitate walking and cycling, with pedestrian and cycle routes proposed, and to accommodate bus movements.
    • The Bournes Green / Wakering Road access ties in with the proposed neighbouring Bournes Green development to the east (subject to planning permission).
    • The primary access for the Garon Parkside land parcel would link to the proposed Bournes Green roundabout north of Bournes Green Chase and east of Wakering Road. The application allows for a future scenario where, if for any reason the Bournes Green development does not come forward, the site access can still be provided via a new signal controlled junction on Wakering Road.
    • The secondary access is proposed further west on the A1159 where a signalised junction is being considered. This has the potential to enable connections between the existing and proposed neighbourhoods.
    • An emergency access to the north, connecting with Barling Road is proposed. A second emergency access point is proposed from Wakering Road.
  • Bakers Gate
    • Primary access is proposed at Poynters Lane.
    • Subject to planning permission being granted for Bornes Green, there would be a connection to the west, continuing through the Bournes Green Site to link Bakers Gate with Garon Parkside.
    • An emergency access is proposed to the north, connecting with Southend Road. A second emergency access point is proposed from Star Lane.

All access designs are subject to discussion with the Council, detailed transport modelling, and Road Safety Audits. The forthcoming Transport Assessment (TA) will need to demonstrate that any cumulative traffic impacts (including traffic generated by other proposed developments in the area) can be effectively mitigated. The modelling work will therefore include proposed highway mitigation at nearby junctions, the scope of which will be agreed with the Council.

We are proposing a range of options to improve the local road network, which seek to seamlessly embed the proposals within the area, factoring in not only our own site, but other adjacent development such as that proposed at Bournes Green. Solutions will include:

  • A new roundabout, situated to the South of the Garon Parkside parcel of land
  • Signal junctions for primary access points
  • A reduction in the speed limit on Royal Artillery Way

Traffic modelling is underway to understand the traffic expected to be generated by the scheme. We are working with Southend City Council on this and will be able to present final numbers in application.

We have spoken to several councillors, both in Rochford and Southend, business representative groups including Southend Business Partnership and Essex Chambers of Commerce, Arriva and Southend Airport to understand what their long term priorities are, how we can best involve ourselves in local initiatives so that we plan to be well-integrated into the local area, from the start.

We have a vision to create a distinctive new City Quarter for Southend-on-Sea which can unlock key infrastructure delivery. At this early stage, our emerging vision includes:

  • Up to 3,000 new homes across the two locations, delivered as part of a new neighbourhood North of Southend.
  • A mix of homes to meet different needs and life stages, including homes for families, apartments for younger people, homes for later living and affordable housing
  • Local centres providing everyday services, with space for shops, community uses and workspace
  • Education provision in the form of a three-form entry primary school (each year group will have three classes)
  • New green, natural spaces, including parks, landscape corridors and areas for recreation
  • Improved transport and movement infrastructure including walking and cycling routes, and potential new public transport connections
  • Supporting infrastructure such as utilities, drainage and healthcare contributions

Garon East and Bakers Gate covers an area of approximately 153 hectares. The site is mostly located within the local authority boundary of Southend, although a small part of both parcels overlap into the local authority boundary of Rochford

Most of the area has been used historically for agricultural purposes, with some of the Garon East site also comprising Garon Park golf course.

The majority of “built form”, in terms of future proposed buildings, will be situated within Southend’s boundary.

Some of this land is currently used for agricultural purposes.

In light of the significant and growing housing pressures Southend faces, we believe this land is well suited and sustainably located for growth.

As part of emerging plans, we are committed to opening up access to the site for long-term benefit, working with the existing landscape and providing connections and spaces  for a diversity of local needs.

Extensive surveys are underway on the site to establish its ecology value. While the site has some hedgerows and other landscape features, the site’s ecological value has been limited by cultivation and agricultural management in recent years.

Our landscaping plans commit to enhancing the biodiversity of the site by creating new habitats. ‘Blue infrastructure’ such as ponds and ‘green infrastructure’ such as hedges and trees will bring varied new habits to Garon Parkside and Bakers Gate.

The site does not contain any designated heritage assets, such as listed buildings or conservation areas.

There are listed buildings and heritage assets in the surrounding area, and these will be carefully considered to ensure that their setting is acknowledged.

In line with best practice, studies are being undertaken to assess any potential for archaeology underground and investigation would be carried out before any building works took place.

Stage 1 consultation ran for four weeks from 16 February to 16 March 2026. Across two pop-ups, we spoke to approximately 133 people and received 78 pieces of written feedback.

  • The clearest message from stage 1 was that green space and environmental protection were of the highest priority. In the survey, publicly accessible green space ranked highest overall when people were asked what was important in any future proposals.
  • Residents’ other concerns related to whether growth would be matched by infrastructure.
  • Across both in-person and written feedback, respondents raised pressure on healthcare, education, road capacity and wider utilities, with flooding and drainage also emerging as local concerns.
  • People supported better walking routes, public transport and cycling, but many also stressed that the existing road network is already congested, with particular concern around local pinch points such as Priory Crescent and Cuckoo Corner.
  • In housing terms, respondents showed the strongest preference for affordable homes and starter homes for young people, with a further level of support for managed accommodation for older people. Larger family homes and homes to rent were less frequently selected.
  • More broadly, feedback suggests that any future vision should respond not only to housing need, but also to Southend’s identity. Respondents most often spoke positively about Southend’s coastal character, connectivity into London and access to green space, while some also expressed a sense that the city has lost pride and needs a stronger long-term vision.

From this feedback, we have identified the following themes:

  • Transport
    • In providing amenity within the site – a school, local centres, youth centre, play spaces, walking routs – we aim to limit the amount of vehicle travel out of the Site. Where people do leave the site, we are encouraging ‘active travel’ (walking, cycling, and public transport).
    • We are currently working with bus operators to ensure the new community will be provided for, as well as encouraging walking and cycling through well light and maintained routs. The Site layout will enable reliable, high frequency public transport connections; making everyday trips convenient without a car.
    • Where new residents do use cars, road access to the site has been carefully planned and ensures our proposals can knit into the area, factoring in not only our own site, but other adjacent development such as that proposed at Bournes Green. Solutions will include: A new roundabout, situated to the South of the Garon Parkside parcel of land; signal junctions for primary access points; and a reduction in the speed limit on Royal Artillery Way.
  • Green Space
    • Much of the site is to remain as green open space. This ensures much of the areas green space is being maintained and will be publicly accessible for leisure and recreation.
    • Walking paths have been incorporated into the preserved green space to better enable people to enjoy nature.
    • Biodiversity will be improved by creating new habitats for local wildlife.
  • Infrastructure
    • Our proposals complement and build upon Southend’s existing infrastructure provision through the delivery of a new primary school and children’s play facilities.
    • The proposed local centres at Garon Parkside and Bakers Gate will each play a distinct role within the Southend City Quarter to complement the identified needs and activities of residents rather than duplicating existing local amenities.
    • Taken together with the wider network of surrounding proposed developments which include other infrastructure provision, the combined provision across the area will comprehensively meet future needs.

Bellway is keen to maintain regular contact with neighbouring landowners, to ensure any future proposals brought forward are cohesive, and work to within the surrounding context and fabric of land north of Southend, both what already exists and what is proposed in the future.

The land is identified as an area for growth by Southend-on-Sea City Council – described as Sector D in the South East Essex Strategic Growth Locations Assessment.

Sector D, covering both Southend-on-Sea and Rochford, has the ability to support un-met housing demand which has grown over time. The Site is also located in a key strategic location, with good transport links to employment opportunities and shopping.

Whilst our plans are for a self-sufficient community, the quarter will nonetheless form part of Southend, with any benefits that come forward available for all Southend residents to use.

We are hoping to submit an Outline Planning Application in September this year.

Should an Outline Planning Application be approved, a Reserved Matters application would then be required for the detailed designs of Garon East and Bakers Gate, which would be submitted across several stages rather than all at once.

Should a Reserved Matters application be approved, we would expect construction to start on site no earlier than the end of 2028, which, on the basis of a 2-year estimate for building, means that homes would be ready for occupation no earlier than 2030, along with any supporting infrastructure.