Norwich to Tilbury Pylon Scheme – What Property Owners Need to Know

If you own a home, land or other property close to the proposed Norwich to Tilbury electricity transmission route, you may be concerned about what the new pylons could mean for your property and its value.

The proposed scheme is substantial, running for approximately 180 kilometres through Norfolk, Suffolk and Essex, and many property owners along and close to the route have already been contacted by National Grid or its representatives.

With the examination of the scheme's Development Consent Order now complete, this is a good time for affected property owners to understand their position and the compensation that may potentially be available.

What is the Norwich to Tilbury Scheme?

Norwich to Tilbury is a proposed new 400kV electricity transmission connection being promoted by National Grid Electricity Transmission.

The route would run from Norwich Main substation in Norfolk, via Bramford in Suffolk, through to Tilbury in Essex.

Much of the route would use overhead electricity lines and new pylons, although underground cables are proposed in certain locations.

National Grid says the project is needed to increase the capacity of the electricity network and allow more electricity generated in East Anglia, including offshore renewable energy, to be transported around the country.

What is Happening Now?

National Grid submitted its Development Consent Order application in August 2025.

The Planning Inspectorate's six-month examination of the proposals concluded on 10 August 2026.

The Examining Authority will now prepare its report and recommendation for the Secretary of State. A final decision on whether the project can proceed is currently expected by February 2027.

If consent is granted, National Grid currently expects construction to begin in 2027.

My Property is Near the Proposed Pylons – Can I Claim Compensation?

Potentially.

One of the more complicated aspects of schemes such as Norwich to Tilbury is that you do not necessarily have to lose your entire property to have a potential compensation claim.

Different compensation provisions can apply depending on how your property is affected.

For example, National Grid may require:

· Permanent acquisition of land

· New rights over land

· Easements

· Temporary possession during construction

· Access across land

There can also be circumstances where land is retained by the owner but its value is adversely affected as a direct consequence of the acquisition and works.

This is known as injurious affection.

What is Injurious Affection?

In simple terms, injurious affection can arise where only part of your land or rights are acquired but the value of the property you retain is reduced as a result of the scheme.

For example, a new overhead electricity line or pylon may be constructed on or across part of a larger property.

The owner may retain their house and most of their land, but the presence of the new infrastructure could potentially affect the value of what remains.

Whether compensation is payable – and how much – depends upon the particular circumstances and the statutory basis of the claim.

This is an area where specialist valuation advice can be particularly important.

What if No Part of My Property is Being Acquired?

This is different and the rules are more restrictive.

Being able to see a new pylon from your property, or simply living near the proposed route, does not automatically give you a right to compensation.

There are, however, statutory circumstances in which compensation may become available for certain effects of public works once they are in use.

It is therefore important to establish exactly where your property sits in relation to the scheme and what rights, if any, National Grid is seeking before assuming that you either do or do not have a claim.

Have You Received a Letter from National Grid?

If you have received correspondence from National Grid, Fisher German or another representative working on the Norwich to Tilbury project, keep it.

You may have been contacted about:

· Surveys

· Access to your land

· Acquisition of land

· Easements or new rights

· Temporary possession

· Compensation

· Your interest in the property

Before agreeing terms, it can be sensible to have the proposals independently reviewed so you understand exactly what National Grid is seeking and how it could affect your property.

Can I Appoint My Own Surveyor?

Yes.

Property owners affected by major infrastructure schemes should consider obtaining their own independent professional advice rather than relying solely on information provided by the acquiring authority or its representatives.

Depending on the circumstances, reasonable surveyor's fees may be met by National Grid.

This allows your surveyor to consider the proposals from your perspective as the property owner and negotiate with National Grid's representatives where appropriate.

How Olden Property Can Help

Olden Property advises property owners affected by compulsory purchase, electricity infrastructure and other major projects.

Tom Olden MRICS is a Chartered Surveyor, RICS Registered Valuer and member of the Compulsory Purchase Association.

Importantly, Tom is currently acting on claims arising from the Norwich to Tilbury scheme, so he has direct experience of the valuation and compensation issues affecting property owners along the proposed route.

Olden Property can help with:

· Reviewing correspondence received from National Grid

· Understanding how the proposed route affects your property

· Assessing potential diminution in property value

· Injurious affection claims

· Independent property valuations

· Land and rights acquisition

· Disturbance and other compensation where applicable

· Negotiating with National Grid and its representatives

Our role is to make sure you understand your position and that any potential compensation claim is properly considered.

Concerned About the Norwich to Tilbury Pylons?

If your home, land or property is on or close to the proposed Norwich to Tilbury route, it is worth obtaining advice before agreeing terms or assuming that you are not entitled to compensation.

You may already have received correspondence from National Grid, or you may simply be concerned about how the proposed pylons and overhead lines could affect your property.

Contact Olden Property to discuss your property with Tom and find out how we can help.