Southend Central Area Action Plan (SCAAP) - February 2018

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Part C: Policy Areas and Opportunity Sites

5 Policy Areas and Site Allocations

5.1 Introduction

153 This section introduces the Policy Areas and their key Development Principles. Some of these Policy Areas contain allocated sites, comprising of Opportunity sites that establish parameters for development in specific locations. These sites are considered to be deliverable, at least in part, by 2021, the end of the SCAAP's plan period.

154 The boundary of each Policy Area and Site Allocation can be viewed on the Policies Map and Map 7.

155 Any planning application proposed in the SCAAP area on any site would be determined on its merits taking, into account adopted and emerging planning policies and any other material considerations.

156 The policies are not explicit on the precise quantum of development, which leaves flexibility as development proposals come forward. Nevertheless, the scope for development, suitable uses and the deliverability of proposals is explored and presented in this section.

157 Applicants should demonstrate that they have considered and responded to the range of uses and site specific guidance identified in the policies in preparing their planning applications.

158 Informal planning guidance in the form of Master Plans or Development Briefs may be prepared for individual Policy Areas and Opportunity Sites, as necessary and appropriate, to provide greater clarity and further guide delivery and implementation.


Table 6: Opportunity Sites

Opportunity Site

Proposed Land Use (summary)

Indicative Residential Capacity

Indicative Phasing

Gross

Net

PA3.1

Elmer Square Phase 2

Cultural and learning & supporting uses, including cafes, commercial workspace and studios.

-

-

Delivered by 2021

PA4.1

'Better Queensway' Project

Residential, social & community uses, secondary town centre uses, including small retail, cafes.

1200

760

Half of site delivered by 2021

PA7.1

Tylers

Retail, residential, public parking, transport interchange.

150

150

Delivered by 2021

CS1.1

Southend Pier

Leisure & cultural uses, including cafes, restaurants, small shops

-

-

Delivered by 2021

CS1.2

Seaways

Leisure, tourism, restaurants, cinema, hotel, public parking

-

-

Delivered by 2021

CS1.3

Marine Plaza

Residential, leisure, restaurants, local shops

282

278

Delivered by 2021

CS1.4

New Southend Museum

Cultural, leisure, public parking, supporting café, restaurant and shops

-

-

Delivered by 2021

PA8.1

Victoria Avenue

Residential, office, convenience retail, leisure, cafes, community facilities, public parking

1000

1000

Planning permissions delivered by 2021 (662 gross/net)

PA8.2

Baxter Avenue

Residential

500

240

Half of site delivered by 2021

PA9.1

Sutton Road

Residential, community uses

214

214

Planning permissions delivered by 2021 (92 gross/net)

PA9.2

Guildford Road

Residential, convenience retail

50

50

Delivered by 2021

Map 7 - SCAAP Policy Areas and Opportunity Sites


5.2 High Street Policy Area

Aims

The High Street, along with The Victoria and The Royals shopping centres, will form part of a vibrant and successful Town Centre Shopping Area, being the destination of choice within the sub-region.

A vibrant and viable Town Centre will be complemented by a variety of town centre uses, such as cafes and restaurants (particularly around new and improved public spaces), which enhance the experience for visitors, residents and workers and extend the economy throughout the day and into the evening.

The High Street will act as a spine for the Central Area, providing safe, quality pedestrian links to the adjoining policy areas, in particular the seafront.

Overview

159 The High Street is almost 800 metres in length and contains multiple retail outlets interspersed with cafes, restaurants, coffee bars, banks and building societies. It is anchored in the north by The Victoria Shopping Centre and in the south by The Royals Shopping Centre where, via Pier Hill, there is a continuous link to the Central Seafront Policy Area. It is also linked to the London Road Policy Area and the opportunities identified within Policy PA2 for street market provision and public realm enhancements will connect to the High Street.

160 The High Street, along with The Victoria and The Royals shopping centres, falls within the Town Centre Primary Shopping Area, which is a sub-regional comparison shopping destination and the first preference for all forms of retail and town centre uses within Southend.


Policy PA1: High Street Policy Area Development Principles

  1. The High Street forms part of the Primary Shopping Area. The Council will support retail and Town Centre uses that contribute to the vitality and viability of the centre in accordance with Policy DS1.
  1. Development proposals that would assist delivery of the following will be supported in principle:
    1. a net increase in dwellings, including live-work units, above existing or new commercial development, where appropriate;
    2. the conservation and restoration of historic shopfronts (including frontages of townscape merit) in line with Policy DM5 of the Development Management Document;
    3. mixed-use development with active ground floor frontages;
    4. the provision of active frontage on the southern façade of The Royals Shopping Centre;
    5. the introduction of additional A3 cafes and restaurants, subject to the provisions of Policy DS1: A Prosperous Retail Centre
    6. energy efficiency, as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy.
  1. The Council will seek to conserve existing landmarks and landmark buildings and ensure new development respects their views, setting and character, in line with Policy DS2: Key Views and Policy DS3: Landmarks and Landmark Buildings.
  1. In order to enhance the High Street experience, the following public realm improvements will be promoted as development opportunities arise, addressing the principles of the Streetscape Manual where applicable:
    1. transforming and enhancing the existing public space at Victoria Circus, enabling flexibility in its design and layout for public events;
    2. encourage visually active frontages, through public art, green walls, and architectural fenestration to buildings on Queensway dual carriage way;
    3. enhancing the public space to the High Street either side of the railway bridge, including a creative lighting scheme;
    4. further connect the Town Centre to the Central Seafront Policy Area:
      1. by a series of multi-level public spaces, including an upper level public piazza (as referred to in Policy Area CS1.3.b);
      2. through improved signage and public art provision;
    5. maintain and improve the High Street as public space for pedestrians by providing quality landscapes and streetscapes, pursuing urban greening projects, including improved landscaping, green walls and roofs, tree planting, improved lighting and integrated signage, in order to create an attractive, coordinated public realm with opportunities for outside seating areas to cafes/restaurants to enliven the streetscene;
    6. pedestrianisation and enhancement of a number of the High Street's inter- linking access ('stub') roads, supporting access to car parks, green space, retail and surrounding neighbourhoods;
    7. at key junction points, create a strong public realm to emphasise the intersection of east–west routes.

POLICY LINAKGES – HIGH STREET

CORE STRATEGY DPD

Strategic Objectives: 1, 4, 5, 8, 14,

15, 18

Policies:

KP1, KP2, KP3, CP1, CP2, CP4

DEVELOPMENT MANAGEMENT DPD

Policies:

DM1, DM2, DM5, DM7, DM8, DM15

SOUTHEND CENTRAL AAP Objectives: 1, 2, 3, 4 ,5, 6, 7, 8, 9, 10, 12

Policies:

DS1, DS2, DS3, DS4, DS5, PA2, PA3, PA4, PA5, PA6, PA7, CS1, PA8, PA9

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

5.3 London Road Policy Area

Aims

The London Road Policy Area will be a vibrant gateway to the Town Centre, providing high quality office space, shops, cafes/restaurants, and homes above street level. This will be complemented by public realm enhancements, public art installations, creative lighting, and landscaping to create a pedestrian-priority public space with opportunities for outside seating to cafes/restaurants and a street market.

Permeability for pedestrians and cyclists will be enhanced at this key gateway and interchange to the town centre, including improved links to/from the Victoria Gateway Policy Area as part of the 'Victoria Gateway' public realm improvement scheme.

Overview

161 The Policy Area, as defined on the Policies Map, is one of the main entry points to the Town Centre and High Street and is characterised by a varied architecture dominated by the Odeon Cinema and Sainsbury's food store, both of which present blank, 'inactive' frontages onto the Queensway dual carriage way. There is opportunity for this to be addressed within any development proposals to ensure that active frontages are created, including opportunities for public art and landscaping as well as enhancement to the facades of existing buildings.

162 London Road has transformed in recent years into a vibrant area of cafés and restaurants that, together with the cinema and shops, provides day time and evening attractions. Consequently there is significant pedestrian activity in the area including movements to and from the High Street. Forming part of a future phase of the Victoria Gateway scheme, there is opportunity to improve pedestrian and cycle links to and from London Road and Queensway dual carriageway and the Queensway Policy Area, public transport interchanges, and links with Elmer Square Policy Area.

163 There is a principal taxi rank in London Road which serves the Town Centre. The width of the road also encourages the circulation of private cars; there is potential for this to be established as a pedestrian-priority space, retaining provision for the taxi rank within the Policy Area in consultation with taxi providers.

Policy PA2: London Road Policy Area Development Principles

  1. The Council, through its role in determining planning applications and other initiatives, will:
    1. promote Town Centre uses that deliver the aims for the Policy Area and support the vitality and viability of the town centre, including leisure, retail floorspace, cafes/restaurants, office and residential (to upper floors);
    2. encourage visually active frontages, through public art, green walls, and architectural fenestration to buildings on Queensway dual carriage way;
    3. support development proposals that promote the provision of a street market on a new pedestrianised length of London Road, which connects well with the High Street;
    4. support the provision of additional Higher and Further Education facilities based on an assessment of the expansion needs of the University of Essex and South Essex College;
    5. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy;
    6. seek to ensure that new development respects the views, setting and character of landmark buildings located near to the Policy Area, in line with Policy DS3: Landmarks and Landmark Buildings.
  1. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual where applicable:
    1. pedestrianisation of the eastern end of the London Road, linking with the pedestrianised High Street, to provide an attractive, coordinated public realm with opportunities for outside seating areas to cafes/restaurants to enliven the streetscene, with priority also given to cyclists;
    2. relocation of taxi facilities to west of College Way on London Road, its location and facilities to be determined in consultation with taxi
    3. short and direct access maintained to the University Car Park, College Way, via London Road;
    4. junction improvements at Queensway dual carriageway / London Road to improve pedestrian and cycle crossing;
    5. provision for new/ improved pedestrian/ cycle priority link as identified on the Policies Map;
    6. pursue urban greening projects including improved landscaping, green walls and roofs, and tree planting, with new/ improved open space at Queensway dual carriageway;
    7. seek provision of public art and integrated signage that combine with more traditional signage to signal entry to the Town Centre from Victoria Gateway and facilitate clear way-finding to improve legibility and pedestrian access, together with further improvements to the public realm and accessibility as part of the Victoria Gateway public realm improvement scheme.

POLICY LINKAGES – LONDON ROAD

CORE STRATEGY

Strategic Objectives: 1, 4, 5, 8, 14, 15

Policies:

KP1, KP2, KP3, CP1, CP2, CP4

DEVELOPMENT MANAGEMENT DPD

Policies:

DM1, DM2, DM7, DM8, DM15

SOUTHEND CENTRAL AAP Objectives: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10

Policies:

DS4, DS5, PA1, PA3, PA4, PA8

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

5.4 Elmer Square Policy Area

Aims

Elmer Square will be the heart of the educational hub in Southend, providing state of the art library and learning facilities set within a quality public realm with integrated pedestrian links with the High Street and London Road policy areas.

Ground floors of all buildings will be visually active, encouraging stronger engagement with the public space, the Forum and academic buildings and reinforcing Queens Road as a secondary shopping area.

Future development in this area will be well-designed, innovative and complementary to the Forum and phased to meet the expansion and growth needs of the University of Essex and South Essex College.

Overview

164 Elmer Square is on the edge of the Town Centre in an area of transition between the High Street to the east and the residential areas to the west. The area contains a state of the art library 'The Forum' and learning facilities, and is complemented by the adjacent higher and further education campuses. Queens Road to the north of the Policy Area contains a range of popular cafes and small scale retail units and provides an important and vibrant link with the High Street.

165 The University Square student accommodation is situated at the northern extent of the Policy Area, providing a distinctive landmark, as well as high quality public car parking that will be maintained. The Forum, South Essex College and University of Essex Buildings are also identified as landmark buildings in Policy DS3.

166 Significant improvements have been made to the public realm; nevertheless, the backs of buildings on the High Street that front onto the public open space and associated service area have a detrimental visual impact.

167 Opportunity Site (PA3.1): Elmer Square Phase 2 provides the opportunity to develop additional educational facilities, of a high quality design that complements the Forum and reinforces key links through the site.


Policy PA3: Elmer Square Policy Area Development Principles

  1. The Council, through its role in determining planning applications and other initiatives, will:
    1. promote educational and supporting uses that deliver the aims of the Policy Area;
    2. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy.
    3. seek to conserve existing landmark buildings and ensure new development respects views to and from them, their setting and character, in line with Policy DS3: Landmarks and Landmark Buildings.
  1. Planning applications for new student accommodation should be accompanied by a long term management and maintenance plan, to ensure the development has a positive impact on local amenity and the local environment for the lifetime of its use.
  1. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual where applicable:
    1. creation of new shared space along Queens Road between Elmer Avenue and the High Street;
    2. provision for new/ improved pedestrian/ cycle priority link as identified on the Policies Map;
    3. provision of public art and integrated signage and artwork to building elevations that combine with more traditional signage to signal entry to the Town Centre, the High Street and Southend Central Railway Station, where appropriate, and enable clear way-finding;
    4. pursue urban greening projects including improved landscaping, green walls and roofs, and tree planting.

4. The following Opportunity Site, as identified on the Policies Map, is allocated primarily for educational use (Use Class D1):

Site Reference

Site Name

Planning Status*

Indicative number of

dwellings

Other potential use

classes

PA3.1

Elmer Square Phase 2

NA

N/A

D1, A3, B1

*Planning Status as of April 2016. NA = New Allocation

  1. Within Opportunity Site (PA3.1): Elmer Square Phase 2, planning permission will be granted for educational and supporting uses, such as commercial studios and workspace and cafes/ restaurants to complement Phase 1 and to further reinforce Elmer Square as the heart of the learning hub.
  2. Opportunities to improve the visual appearance of the rear of buildings on the High Street that front onto the public space, and associated public realm enhancements including surfacing, lighting, landscaping and the continued provision of high quality outside public space to complement Phase 1 will also be promoted within Opportunity Site PA3.1. Efforts to further connect this area and create new vistas with the high street area will be encouraged.

POLICY LINKAGES – ELMER SQUARE

CORE STRATEGY DPD

Strategic Objectives: 2, 4, 13, 15, 18

Policies:

KP1, KP2, KP3, CP4, CP6

DEVELOPMENT MANAGEMENT DPD

Policies:

DM1, DM2, DM8, DM10, DM15

SOUTHEND CENTRAL AAP

Objectives: 1, 2, 3, 4, 5, 6, 10

Policies:

DS3, DS4, DS5, PA1, PA2

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

5.5 Queensway Policy Area

Aims

The development of the Queensway Policy Area will be based on a long term strategy that secures the regeneration of the area to create a balanced community, supported by social and community infrastructure, and complemented by active ground floor uses to Chichester Road and the secondary shopping frontage along Southchurch Road, an enhanced public realm and landscaping as well as well-defined public and private green open spaces.

It will be residential-led and create a vibrant, sustainable neighbourhood with a distinctive character and innovative housing typologies, providing opportunities for a range of building heights and densities suitable to the location. The development will be an exemplar of successful design-led estate regeneration, based on a partnership approach.

Queensway dual carriageway will be transformed, ensuring that vulnerable road users are prioritised and that the area is safely accessible by foot and bicycle. The environment will be more user friendly with appropriately sited pedestrian and cycle crossings.

Development will reinforce Southchurch Road as a secondary shopping area and provide new employment opportunities.

Overview

168 The Queensway Policy Area is dominated by a swathe of 1960s residential tower blocks. These provide redevelopment potential (including the re-provision of social housing) and associated opportunities to enhance the setting of All Saints Church (locally listed) and Porters (Grade 1 listed) heritage assets (situated just outside the SCAAP boundary). Locations such as Coleman Street will provide opportunity to re-establish urban grain (i.e. the physical form of street patterns and blocks) by providing residential development that complements existing dwellings in the streetscene.

169 To the north-west of the Policy Area is a retail outlet occupied by The Range on a long term lease, and the cleared site of the former Focus Youth Centre now utilised as a public car park. Given the prominence of this site if a redevelopment opportunity was to come forward there may be potential for it to be integrated within a comprehensive scheme for the redevelopment of the adjacent residential tower blocks (see Opportunity Site PA4.1 'Better Queensway' project below).

170 To the south of the Policy Area is Southchurch Road (secondary shopping frontage) containing a mix of older, low rise, buildings that have a poor visual appearance. Even so, Southchurch Road plays an important role as a secondary retail and commercial frontage, and is currently a principal route for traffic entering the Town Centre from the east in order to use the car parks in and around the Chichester Road area.

171 Queensway dual carriageway bisects the Policy Area and acts as both a major highway approach to the Town Centre and a ring road around it. Its scale and design acts as a barrier between the Town Centre and its outlying neighbourhoods, despite this its verges are amongst some of the most significant green wedges in the Town Centre, but as green spaces they are not useable given their nature and there is opportunity to enhance these spaces.

172 Chichester Road currently provides access through the Queensway Policy Area to the Warrior Square and Tylers Policy Areas and a number of Town Centre car parks, as well as being the major bus access to the Travel Centre in the Tylers Policy Area. The environmental quality of Chichester Road is very poor. Chichester Road is widely used by vehicles accessing the town centre car parks. Opportunity exists to enhance pedestrian links to the High Street Policy Area via Queensway and Chichester Road.

173 Opportunity Site (PA4.1): 'Better Queensway' Project

The Council has initiated the 'Better Queensway' project, which aims to regenerate the area that includes the large residential tower blocks and the site of the former Queensway House, now in temporary use as a public car park, to provide for modern purpose built social housing set within an enhanced local environment.

174 The project will improve this part of the Queensway Policy Area to form an integrated part of central Southend. It is envisaged that it will be an attractive area with a community focus that people want to visit, spend time in and live due to its improved and welcoming surroundings.

175 Regeneration and development of the 'Better Queensway' project will be the catalyst for wider regeneration in the Central Area, broadening the demographic and increasing the number of residents living in the Central Area, generating more activity and demand for local services. Given the scale and nature of the redevelopment project it is envisaged that approximately half of the site will be delivered during the SCAAP plan period (by 2021). The site, including any outstanding phases of development, will be reviewed during the Local Plan preparation process.

176 The initiative provides significant opportunity for redevelopment and regeneration to re-establish the historic urban grain and uplift the image of the area, complemented by enhancements to the carriageway and public realm and re-provision of social housing.

177 The project also provides the opportunity to provide for improved landscaping, and the provision of a new park, the 'Queensway Urban Park.'

Policy PA4 : Queensway Policy Area Development Principles

  1. The Council, through its role in determining planning applications, masterplanning, and other initiatives, will:
    1. promote residential and supporting uses that deliver the aims for the Policy Area;
    2. support well-designed, sustainable buildings appropriate to the location in terms of use, scale, massing and detailed design and contribute positively to successful place making;
    3. ensure that development will not result in a net loss of affordable housing provision, which includes the re-provision of social housing, as part of the regeneration of the area;
    4. support proposals for well-designed refurbishment or redevelopment of retail and commercial frontages to Southchurch Road, that are compatible with the Secondary Shopping Frontage designations;
    5. promote the provision of new social and community infrastructure, which may include facilities such as community centres and clubs, doctor and dental surgeries, and nurseries and childcare provision;
    6. support new commercial development and community uses that provide activity to ground floor including offices to upper floors, along Essex Street and Chichester Road where they contribute to the aims for the policy area;
    7. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy;
    8. ensure that new development respects the views, setting and character of all designated and non-designated heritage assets, including listed and locally listed buildings in line with Policy DM5 of the Development Management Document, and landmark buildings located near to the Policy Area, in line with Policy DS2: Key Views and Policy DS3: Landmarks and Landmark Buildings.
  1. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual where applicable:
    1. improvements to the streetscape at Chichester Road opposite Victoria Shopping Centre to enhance the setting of new and existing buildings and improve the pedestrian experience, including improved pedestrian crossing points;
    2. improve connectivity and legibility to aid way finding and create a high quality pedestrian and cycling environment, enhancing links with the High Street, Elmer Square, Warrior Square, Victoria Station, Victoria and Sutton Gateway Neighbourhood Policy Areas;
    3. provision of public art to enhance the urban environment, particularly to the Queensway carriageway frontage and at the junction with Sutton Road;
    4. provision for new/ improved pedestrian/ cycle priority link as identified on the Policies Map, together with improved crossings and gateway improvements at the Queensway/Sutton Road Junction, Queensway/Short Street/Chichester Road junction in association with capacity requirements for development on the Better Queensway Opportunity Site (PA4.1);
    5. Urban Greening, including improved landscaping, green walls and roofs, and tree planting and establish the Queensway Urban Park, which sensitively addresses and enhances the setting of Porters and All Saints Church, and links well with Warrior Square Policy Area;
  1. The following Opportunity Site, as identified on the Policies Map, is considered suitable primarily for residential development, supported by social and community uses and retail provision:

Site Reference

Site Name

Planning Status*

Indicative number of dwellings

Other potential use classes

PA4.1

'Better Queensway' Project

NA

1200**

D1, A1, A3

*Planning Status as of April 2016. NA = New Allocation

**Half of site assumed to be delivered during SCAAP plan period (i.e. by 2021)

  1. Within Opportunity Site (PA4.1): 'Better Queensway' Project, planning permission will be granted for comprehensive redevelopment of this site to transform it into a modern social housing-led development with supporting community and secondary town centre uses set within an enhanced local environment. The development will:
    1. re-establish the historic urban grain of the area;
    2. fully integrate with the surrounding area through the provision of pedestrian and cycle routes to improve access and linkages;
    3. incorporate climate change mitigation and sustainability measures;
    4. provide for comprehensive landscaping through the creation of linked public green space and the Queensway Urban Park;
    5. provide for new/improved open space fronting Chichester Road and at Coleman Street;
    6. provide for a comprehensive drainage system.

POLICY LINKAGES - QUEENSWAY

CORE STRATEGY DPD

Strategic Objectives: 3, 4, 6, 7, 10, 13, 14, 15, 18

Policies:

KP1, KP2, KP3, CP1, CP4, CP6, CP8

DEVELOPMENT MANAGEMENT DPD

Policies:

DM1, DM2, DM3, DM7, DM8, DM15

SOUTHEND CENTRAL AAP

Objectives: 1, 2, 3, 4, 5, 6, 8

Policies:

DS1, DS2, DS3, DS4, DS5, PA1, PA2, PA5, PA8, PA9

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.


5.6 Warrior Square Policy Area

Aims

Warrior Square will provide a tranquil contrast to the vibrant High Street area, focused on the predominantly small-scale residential character of the Conservation Area and the green quality of Warrior Square Gardens.

All buildings will be well designed to sensitively respect the setting of the Warrior Square Conservation Area in terms of detailing, scale and massing. Landscaping, tree planting and other urban greening techniques will be employed within new development to complement the existing green character of the area.

Access to Warrior Square from neighbouring policy areas and residential neighbourhoods will be enhanced and a legible network of new / improved pedestrian/ cycle priority links will be formed.

Overview

178 Development within the Policy Area will need to sensitively address the setting of the Conservation Area in terms of scale, massing and detailed design. Additional residential-led development with car parking and the potential for appropriate supporting uses such as office development, particularly fronting Chichester Road, and community uses would be appropriate for the area. New development also provides the opportunity to bring activity and natural surveillance to Warrior Square Gardens.

179 Chichester Road presents a main thoroughfare within the Policy Area yet the quality of the streetscape is poorly defined in part, and there is scope for enhancement to be made to the public realm, such as upgrading of the footway surfaces, tree planting and public art provision, as well as pedestrian and cycle links to and from the town centre and surrounding area, particularly the Queensway Policy Area via Chichester Road and Warrior Square East.


Policy PA5: Warrior Square Policy Area Development Principles

  1. The Council, through its role in determining planning applications and other initiatives, will:
    1. promote residential-led mixed-use development that re-establishes the urban grain and delivers the aims for the Policy Area, with active ground floor uses, including new community infrastructure such as doctor and dental surgeries, on Chichester Road with residential and offices above;
    2. conserve and enhance Warrior Square Conservation Area and its setting;
    3. reinforce the residential nature of Warrior Square East and Whitegate Road (east);
    4. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy.
    5. seek to ensure that new development respects the views, setting and character of landmark buildings located near to the Policy Area, in line with Policy DS3: Landmarks and Landmark Buildings.
  1. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual where applicable:
    1. maintain the environmental and design quality of Warrior Square Gardens and promote future public realm improvements and open space that respect and engage with the Gardens;
    2. provision for new/ improved pedestrian/ cycle priority link, as identified on the Policies Map, improving the access and linkages between Warrior Square Policy Area and Queensway, and appropriate crossing and footway improvements on Chichester Road as well as tree planting and other enhancements to the urban environment;
    3. environmental improvements to Queensway dual carriageway including planting to establish links to Queensway Urban Park and useable green spaces where appropriate;
    4. restriction in the provision of hard landscaping, encouraging opportunities for soft landscaping to complement the character of the Gardens and assist drainage;
    5. public Art provision to buildings, public and private spaces.
    6. pursue urban greening projects, including improved landscaping, green walls and roofs, and tree planting.

POLICY LINKAGES – WARRIOR SQUARE

Core Strategy DPD

Strategic Objectives: 1, 3, 4, 5, 6, 7, 9, 10, 13, 14, 15, 18

Policies:

KP1, KP2, KP3, CP1, CP3, CP4, CP6, CP7, CP 8.

Development Management DPD

Policies:

DM1, DM2, DM3, DM4, DM5, DM7, DM8, DM10, DM15.

Southend Central AAP Objectives: 1, 2, 3, 4, 5, 6, 7, 8, 9

Policies:

DS4, DS5, PA1, PA4, PA7

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.


5.7 Clifftown Policy Area

Aims

Clifftown will be a vibrant area, creating a lively setting for food, drink and small niche retail offer that is active throughout the day and into the evening, particularly in parts close to the high street.

The distinctive character and appearance of the Clifftown Conservation Area will be conserved and enhanced, and the setting of designated and non-designated heritage assets within the area will be respected. There will be much better access to information regarding the area’s heritage.

The area will also have a strong cultural identity, capitalising on the fine grain of its historic streets, attractive character properties and links to the leisure and recreational resource of the Central Seafront.

Public realm improvements will enhance the setting of buildings and the experience for pedestrians and cyclists.

Overview

180 The Policy Area is home to a variety of uses including small scale retail, food and drink premises, commercial, education and residential. There are opportunities to improve the promenade circuits, including linkages to the Cliffs and access to the Central Seafront Policy Area, and to improve the retail and food and drink offer to reinforce the vibrancy of this area throughout the day and into the evening.

181 A significant proportion of the area is designated as Clifftown Conservation Area with associated concentrations of listed and locally listed buildings, and frontages of townscape merit closer to the High Street. The quality of these buildings and the historic fine grain of the area is one of its defining characteristics.

182 Noteworthy heritage assets within the Policy Area include: 1-15 Royal Terrace (Grade II listed), built in the 1870s as the first phase of the 'New Town', and Southend's only surviving Georgian Terrace. These act as landmark buildings (see Section 4.9 of this Plan) within the Policy Area, aiding way-finding, occupying a visible location on top of the cliffs.

183 Southend Central Station, locally listed, is at present hidden away from the High street, with a very low quality forecourt and entrance which is dominated by cars. While public realm enhancements to the street in recent years have lifted the appearance of the area, there is potential to enliven this space and further improve the setting of the station and access to/from it. This could be complemented by the redevelopment of Central House on Clifftown Road for a new landmark building, which should also address the public space shared with the station (Refer to Table 4 and Policy DS3).


Policy PA6: Clifftown Policy Area Development Principles

  1. The Council, through its role in determining planning applications and other initiatives, will:
    1. promote independent small-scale retail, boutiques, cafés, restaurants, bars and small studio style workshops to create an area with a strong cultural identity together with residential uses above ground floor level to reinforce the fine grain historic street pattern and character;
    2. ensure that all development proposals affecting all designated and non- designated heritage assets, including Conservation Areas, listed and locally listed buildings conserve and enhance these buildings and their settings in line with Development Management Policy DM5 (Historic Environment);
    3. require all development proposals, including replacement shopfronts, that impact upon 'Frontages of Townscape Merit' to have regard to the preservation and restoration of features which contribute to the special character of their frontage, in line with Development Management Policy DM5 (Historic Environment);
    4. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy;
    5. seek to conserve existing landmarks and landmark buildings and ensure new development respects views to and from them, their setting and character, in line with Policy DS2: Key Views and Policy DS3: Landmarks and Landmark Buildings.
  1. The Council will pursue the upgrading and enhancement of this area with private sector land and property owners and developers by supporting applications that:
    1. regenerate the forecourt and entrance to Southend Central Railway Station as a signature public space designed in a way that respects the setting of the locally listed station building;
    2. redevelop Central House for new larger retail units with frontage on the High Street and Clifftown Road and office/residential development above. There is potential for a landmark building in this location and new public realm opportunities at the shared space/forecourt with Southend Central Railway Station;
    3. regenerate the site of the Empire Theatre with uses that contribute to the Policy Area's aim, including cultural uses such as galleries and performance space, particularly at ground floor to create an active frontage.
  2. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual where applicable:
    1. seek a reduction in general vehicle circulation in residential streets by securing the most direct route to and out of the car parks at Alexandra Street and Clarence Road, and improving the quality of the public realm and cycle routes;
    2. streetscape and landscape design improvements, including urban greening and tree planting and improved way-finding signage, to create well lit walking circuits through Clifftown from a newly created public plaza at Southend Central Railway Station/ Central House, to Cliff Gardens and Pier Hill, facilitating better pedestrian access to the High Street;
    3. seek an improvement of soft landscaping and open space provision within the area;
    4. public art provision to buildings, public and private space.

POLICY LINKAGES - CLIFFTOWN

CORE STRATEGY DPD

Strategic Objectives: 1, 2, 4, 8, 14, 15,

18

Policies:

KP1, KP2, KP3, CP2, CP4, CP7

DEVELOPMENT MANAGEMENT DPD

Policies:

DM1, DM2, DM4, DM5, DM6, DM8, DM14

SOUTHEND CENTRAL AAP

Objectives: 1, 2, 3, 4, 5, 6, 7

Policies:

DS1, DS2, DS3, DS4, DS5, PA1, CS1

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

5.8 Tylers Policy Area

Aims

The policy area will benefit from a high quality public realm, complemented by landscaping, tree planting and public art, where pedestrians and cyclists are prioritised and bus travel is accessible, creating opportunities for shared public spaces, linked with opportunities for the future relocation and re-provision of the Travel Centre within the policy area.

A new public transport bus interchange would form part of an integrated development that allows for an area of public spaces to be created to the south western edge of the policy area, adjacent to its boundary with the High Street, improving links south to the Central Seafront. It will be complemented by retail units at ground floor, with residential on the floors above, and may provide opportunity for houses to the rear of the site where these may re-establish the historic urban grain.

Car parking will be addressed within this integrated approach to development, which combines with other objectives for the policy area, and contributes to the vitality and viability of the town centre.

Overview

184 The Tylers Policy Area has strong connections with the High Street, which lies to its west, and forms part of the link between the town centre and established residential communities to the east, as well as providing access to the Central Seafront Policy Area, and key opportunity sites at Seaways and Marine Parade. It contains a fragmented area of office blocks, Southend Travel Centre (the Town Centre public transport interchange), and residential streets. It also contains an important surface level car park for shoppers and visitors to this part of the town.

185 It is severed from the High Street by Chichester Road, which at present functions as a main access route for cars and service vehicles accessing the Town Centre and car parks, and for buses serving the Travel Centre. While it provides access to the Central Seafront Area, the quality of the public realm is poor and connections are weak. Queensway dual carriageway forms another barrier, severing links with and into the residential areas to the east.

186 Within this Policy Area there is one Opportunity Site (PA7.1): Tylers Avenue. Redevelopment of the site could include the re-provision of the travel centre as a new public transport bus interchange, as part of a mixed-use scheme that includes retail uses at ground floor, and residential uses at upper floors, together with the provision of enhanced public space and parking.

187 Adjoining this fragmented area is an established residential area (comprised of Quebec Avenue, Portland Avenue, Baltic Avenue and Heygate Avenue) based on a traditional street pattern containing houses of different sizes and tenures. This residential area is somewhat isolated from the Town Centre because of the poor connectivity, given the barrier created by Chichester Road to the High Street. Measures to create a more cohesive and seamless transition through new development and public realm improvements will be welcomed.


Policy PA7: Tylers Policy Area Development Principles

  1. The Council, through its role in determining planning applications, masterplanning and other initiatives, will:
    1. promote mixed-use development that delivers the aims for the Policy Area, which may include a new public transport interchange as part of the Tylers opportunity site;
    2. seek active frontages at ground floor on Chichester Road and York Road;
    3. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy.
  1. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual where applicable:
    1. creation of a new public space in the location of the existing travel centre subject to this use relocating to the Tylers Opportunity Site, to provide enhanced connectivity to the Central Seafront and High Street Policy Areas;
    2. provision for new/ improved pedestrian/ cycle priority link as identified on the Policies Map, including appropriate crossings on Queensway dual carriageway and Chichester Road and improved linkages and access to the seafront;
    3. consider a 'Home Zone' style approach for the residential streets of Quebec Avenue, Portland Avenue, Baltic Avenue and Heygate Avenue including landscaping, tree planting, cycle parking and surface improvements.
    4. facilitate better pedestrian access to the High Street and Southend Central railway station;
    5. promote environmental improvements to Queensway dual carriageway including: crossing points to neighbouring residential areas; the removal of guardrails as appropriate; enhancing areas of landscaping and tree planting; and appropriately sited street furniture;
    6. junction improvements at Queensway dual carriageway/Seaway/Chancellor Road to enhance access to the Central Seafront Area;
    7. public art provision to buildings and public spaces.
  1. The following Opportunity Site, as identified on the Policies Map, is allocated for mixed-use development primarily comprising of residential and retail:

Site Reference

Site Name

Planning Status*

Indicative number of

dwellings

Other potential use classes

PA7.1

Tylers Avenue

NA

150

A1, B1

Planning Status as of April 2016. NA = New Allocation

  1. Within Opportunity Site (PA7.1): Tylers Avenue, planning permission will be granted for well-designed, sustainable buildings that provide a mix of uses compatible with the area, including active ground floor retail uses that connect well with the High Street and front Chichester Road, with residential uses and the potential for offices to upper floors;
  2. Any development of the Opportunity Site should address a need for replacement car parking provision in line with Policy DS5: Transport, Access and Public Realm, identifying how any displaced parking needs are to be met on the site or in the south of the Central Area and explore the potential for relocating the travel centre on the northern extent of the site where applicable to provide for enhanced passenger transport facilities and improved pedestrian connectivity to the town centre and central railway station;
  3. Any development should incorporate a building design, form and massing that provides for a permeable environment that is pedestrian and cycle friendly, takes into account its setting and the proximity of neighbouring properties, with improved linkages to the High Street, Central Seafront Policy Area via St John's Church and Opportunity Site CS1.2: Seaways, with all servicing and deliveries from Chichester Road.
  4. The Council will encourage the application of masterplanning to guide development on this Opportunity Site.

POLICY LINKAGES - TYLERS

CORE STRATEGY DPD

Strategic Objective: 1, 3, 4, 5, 6, 7, 8, 9, 10, 14, 15

Policies:

KP1, KP2, KP3, CP2, CP3, CP4, CP8

DEVELOPMENT MANAGEMENT DPD

Policies:

DM1, DM2, DM3, DM4, DM7, DM8, DM10, DM15

SOUTHEND CENTRAL AAP

Objectives: 1, 2, 3, 4, 5, 8, 9

Policies:

DS1, DS4, DS5, PA1, CS1

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.


5.9 Central Seafront Policy Area

Aims

The Central Seafront will be a thriving and vibrant tourism, leisure, recreational and cultural destination centred on the iconic Grade II listed Pier, which will be rejuvenated to reinforce its status as a key local landmark and attraction.

High quality mixed use schemes will be developed, including provision of hotel and visitor accommodation to encourage more overnight and longer stays, and heritage and natural assets conserved and enhanced. Innovative schemes such as 'Spanish steps,' providing pedestrian links to the seafront, beach, a seafront lido and new lagoon and a new world class museum will be promoted.

There will be seamless transition between the Central Seafront and the town centre. New and enhanced access points will create a network of routes that lead seamlessly to the estuary and foreshore from surrounding areas. This will increase permeability and encourage better functional links between the different policy areas, increasing footfall and opportunities to contribute towards the local economy. Car parking will be addressed within this integrated approach to development, which combines with other objectives for the policy area, and contributes to the vitality and viability of the central seafront area.

Public realm improvements will be complemented by the placement of well-designed functional and creative lighting schemes and public art, which will visually enrich the area at night. The City Beach public realm scheme will be seamlessly extended facilitating improvements to Eastern Esplanade.

Overview

"The central area of the seafront is associated with a vibrant architectural style and sea- front leisure and pleasure. It provides a stark contrast to the orderly and mannered Victorian and Edwardian suburbs in the surrounding areas." Southend Borough Wide Character Study (January 2011)

188 The Central Seafront Policy Area, as defined on the Policies Map, is a thriving leisure and tourism area and with over 6 million day visitors a year, it is a significant economic asset to the town. The area's resort function will be maintained and enhanced through a co-ordinated programme of quality development and transport and environmental enhancement schemes.

189 Although the Pier Lift, a landmark building (Policy DS3) has helped to improve access between the Central Seafront Policy Area and Town Centre, if access was more straightforward and more pronounced in other locations such as Opportunity Site CS1.2 Seaways, there may be a better exchange of visitors between the Central Seafront and Town Centre and their functions. Its regeneration and successful integration with the town centre through improved and enhanced pedestrian links amongst other things, will therefore be key to increasing footfall and improving the areas vitality and viability.

190 The area encompasses a number of environmental designations, SSSI, SPA and Ramsar site. These designations highlight the estuary's importance as a wildlife habitat. The policy approach to Nature Conservation and Biodiversity is set out within Policy CS2 of this Plan.

191 While the estuary provides an important habitat for birds and wildlife, it has also attracted many tourists and other visitors. As such the area is under pressure from a number of competing influences. There is a need to strike a balance between the protection and conservation of natural and built assets, including Conservation Areas and listed buildings, with the needs of residents and visitors utilising these resources, and the regeneration ambitions for the wider Southend Central Area. In order to retain important views across the foreshore, development south of the sea wall will be restricted, and any acceptable proposed use will also have to be water compatible[13], such as a lido or lagoon.

192 The seafront benefits from some notable buildings and structures. The Grade II listed Pier, the longest pleasure Pier in the world, for example, has recently benefitted from considerable investment, including the development of the Royal Pavilion and the Council will seek further opportunities for its enhancement.

193 In respect to leisure and tourism the Central Seafront draws in residents and visitors for a range of activities including use of the beach, water sports and other seafront attractions. Adventure Island is a major tourism asset to Southend. If redevelopment and expansion does occur options should be explored with the owners how changes within the site could simultaneously benefit the public realm around it by creating a more permeable boundary and incorporating active frontages to increase footfall around the site edges.

194 The Cliffs Pavilion on the western edge of the Central Seafront Policy Area is another major visitor destination and is an important cultural asset which should be enhanced where possible to develop further the visitor offer.

Managing Flood Risk and Sustainable Drainage in the Central Seafront Policy Area

195 The Central Seafront Policy Area is at risk of flooding from tidal and surface water flooding, including areas within the Environment Agency Flood Zones 3a (higher risk) and Flood Zone 2 (lower risk). Therefore, all development with the Central Seafront Policy Area, including within its Opportunity Sites, should have particular regard to Policy DS4 Flood Risk Management and Sustainable Drainage.

Opportunity Site (CS1.1): Southend Pier

196 Southend Pier has the potential to be further rejuvenated as a landmark and destination, building on the success of recent developments such as The Royal Pavilion.

Opportunity Site (CS1.2): Seaways

197 Seaways, currently a surface level car park, presents a major opportunity for mixed-use development, contributing to the leisure, cultural and tourism offer of Southend Central Area through the provision of uses such as restaurants and cinema, car parking, public open and green spaces, improved access and connectivity through the creation of 'Spanish Steps' linking this opportunity site to the promenade of Marine Parade, as well as possibly a hotel or residential.

Opportunity Site (CS1.3): Marine Plaza

198 The site offers potential for residential development, with supporting commercial uses and quality public open spaces, to reinforce the offer of the eastern end of Marine Parade. The site has potential for taller and larger buildings, creating a quality landmark to secure the regeneration of this part of the seafront. The site should have regard to the setting of the historic Kursaal building and the Conservation Area.

Opportunity Site (CS1.4): New Southend Museum

199 A new museum within the cliff face will feature a range of displays from the collections of the Central Museum and Beecroft Gallery, including the internationally significant Saxon King find, in a new high quality iconic building for Southend. Other facilities will include: a planetarium, collections store with associated curatorial facilities, a museum shop, café and restaurant, and public car and cycle parking, complemented by and the creation of high quality green space, including amphitheatre within the cliffs, seating and good signage, linked to the High Street and Central Seafront via Cliff Gardens, Prittlewell Square and the wider Clifftown Policy Area.

200 The siting of the new building within the cliff face will minimise the potential impact on the Clifftown Conservation Area whilst improving accessibility between the Clifftown and Central Seafront Policy Areas, enabling good views of the estuary from the building and spaces around it.


Policy CS1: Central Seafront Policy Area Development Principles

  1. The Council through its role in determining planning decisions and other initiatives will:
    1. consider favourably proposals which enhance or diversify the range of arts, culture, entertainment, tourism, leisure and recreational facilities, subject to an assessment of the scale, character, location and impact of the proposal on existing facilities and environmental designations, including protected green space;
    2. promote the provision of hotels and visitor accommodation, subject to satisfactory access and parking provision;
    3. secure high quality and sustainable redevelopment of poor quality, vacant or underused sites and buildings to improve the local townscape, including provision of active ground floor frontages to add to the vibrancy and vitality of the streetscene;
    4. ensure that all development proposals affecting all designated and non-designated heritage assets, including Conservation Areas, listed and locally listed buildings, conserve and enhance these buildings and their settings in line with Policy DM5 of the Development Management Document;
    5. ensure that all future sea defences and flood mitigation measures integrate seamlessly with the public realm;
    6. not normally permit development south of the sea wall where a proposal has the potential to adversely affect a European site or cause significant harm to a Site of Special Scientific Interest (SSSI) or adversely impact on foreshore views. Any proposed use will also have to be water compatible as defined in the Planning Practice Guidance;
    7. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy;
    8. seek to conserve existing landmarks and landmark buildings and ensure new development respects views to and from them, their setting and character, in line with Policy DS2: Key Views and Policy DS3: Landmarks and Landmark Buildings.
      1. require all development within the Central Seafront Policy Area to:
      2. have regard to Policy DS4 in order to manage and mitigate against flood risk;
      3. safeguard, and where appropriate, enhance the biodiversity of the foreshore and respect the European designations in line with Policy CS2: Nature Conservation and Biodiversity
  1. There is potential for archaeological deposits within the area of Southend Cliffs and Seaway Car Park and as such developers should have regard to Policy DM5 – Southend- on-Sea's Historic Environment of the Development Management Document.
  1. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual where applicable:
    1. emphasise landmarks and landmark buildings (Policy DS3), orientation points, views and vistas, and improve accessibility between the seafront and town centre;
    2. create a well-defined piazza area at the southern end of the High Street between The Royals, The Palace Hotel and Pier Hill and encourage new and existing uses to provide active frontages to face onto this space;
    3. preservation and integration of the open spaces of the seafront and foreshore with the 'green grid' to create a series of linked, functional green spaces to relieve pressure on the seafront;
    4. use creative lighting and public art to strengthen identity and connectivity. New lighting should be arranged so as to avoid direct illumination of the foreshore or excessive glare when viewed from the foreshore;
    5. remove unnecessary street furniture and improve and rationalise signage, with particular focus on public realm adjacent to listed and locally listed buildings and Conservation Areas, in particular around The Kursaal;
    6. implement a rolling programme of improvements to the promenade and public spaces (further developing the City Beach scheme at Eastern Esplanade) and incorporating flood mitigation measures, such as SuDS;
    7. junction improvements at Queensway/Seaways/Chancellor Road;
    8. provision for new/ improved pedestrian/ cycle priority link as identified on the Policies Map;
    9. pursue urban greening and provide additional seating, tree planting and landscaping, as well as enhanced links between neighbouring Policy Areas;
    10. upgrade the Cliffs Pavilion outdoor space and improve its connection to the Cliffs;
    11. improve traffic management with the aid of VMS and improved signage, parking, including taxi rank and coach drop off provision, and walking and cycling, including SUSTRANS route;
    12. improvements to the Sealife Centre through redesign or redevelopment;
    13. regeneration of redundant lavatories and the crazy golf site for kiosks or other small-scale seaside businesses;
    14. explore development of a Seafront lido or new lagoon to compliment the seafront leisure offer.
  2. The following Opportunity Sites, as identified on the Policies Map, are considered suitable for development for mixed-use purposes within the Central Seafront Policy Area:

Site Reference

Site Name

Planning Status*

Indicative

number of dwellings

Other potential use classes

CS1.1

Southend Pier

NA

N/A

D2, D1, A3, A1

CS1.2

Seaways

NA

N/A

D2, A3, C1

CS1.3

Marine Plaza

NS

282

A1, A3, D2

CS1.4

New Southend Museum

NS

N/A

D1, A3, A1

*Planning Status as of April 2016. NA = New Allocation. NS = Not started with full planning permission

  1. Opportunity Site (CS1.1): Southend Pier, the Council will pursue with private sector partners and through other initiatives, sensitive redevelopment at both ends of the pier to provide a mix of cultural and leisure uses during the day and in the evening, including uses such as: cafes, restaurants, shops, events, and small scale moorings; deckchairs, telescopes, seating, cycle parking and improved pedestrian signage; facilities for traditional activities such as angling; creative lighting; and sensitively sited renewable technologies, where appropriate.
  2. Opportunity Site (CS1.2): Seaways, the Council will pursue with private sector partners, landowners and developers a high quality, mixed use development including the provision of leisure, cultural and tourism attractions, which may include: restaurants, cinema, gallery, hotel, public and private open spaces, and vehicle and cycle parking. The potential for residential development may also be explored. Design and layout solutions should allow for:
    1. remodelling of the urban form to create a north-south axis on the Seaway site, providing a clear sight-line from Queensway dual carriageway to the sea;
    2. a stronger relationship with the Town Centre through the provision of safe and legible pedestrian and cycle routes;
    3. opportunities for a new link to Marine Parade from the Seaway site designed around 'Spanish Steps' and in doing so ensure that development does not prejudice its future delivery as a new link between the seafront and town centre;
    4. addressing the need for replacement car parking provision in line with Policy DS5: Transport, Access and Public Realm;
    5. active frontages to all new and existing streets and spaces;
    6. a palette of good quality materials to reflect the vibrancy and colour of the seaside;
    7. relocation of a coach-drop off point within the site. The relocation of coach parking bays may be provided either on or off-site or a combination of both, provided off- site provision is well connected to the Seaway site and would not significantly adversely impact the local transport network;
    8. urban greening projects, including the creation of new public and private green space within new development;
    9. innovative design which allows the site to take advantage of the elevation and creates a legible environment with views of the estuary, respecting the amenity of neighbouring residential uses;
    10. the provision of appropriate seating, signage and way-finding aids to improve connectivity to the Town Centre, Seafront and Opportunity Site CS1.3: Marine Plaza.
  3. Opportunity Site (CS1.3): Marine Plaza, the Council will support the comprehensive redevelopment of the site for high quality/iconic residential development with complimentary leisure and supporting uses that create activity at ground floor fronting Marine Parade, incorporating areas of public open space into the site which take advantage of views of the seafront and estuary. The provision of appropriate seating, signage and way-finding aids to improve connectivity to the seafront and town centre, including links to Opportunity Site CS1.2: Seaways, will also be promoted.
  4. Opportunity Site (CS1.4): New Southend Museum, the Council will promote the development of an exemplary, sustainable building that includes the new Southend Museum, gallery space, planetarium, conference/events spaces, and associated café/restaurant, together with public car and cycle parking and the creation of high quality green space, including amphitheatre within the cliffs, seating and good signage, linked to the High Street and Central Seafront via Cliff Gardens, Prittlewell Square and the wider Clifftown Policy Area. The design of new development will need to retain the open feel of this area and ensure that new planting includes native species and increases biodiversity in the area. Vehicular access should ensure that the primary road network, i.e. via Western Esplanade, is used to access the development and any new parking facilities.

POLICY LINKAGES – CENTRAL SEAFRONT

CORE STRATEGY DPD

Strategic Objective: 4, 6, 7, 9, 10, 12, 14, 15, 17, 18

Policies:

KP1, KP2, KP3, CP3, CP4, CP7, CP8

DEVELOPMENT MANAGEMENT DPD

Policies: DM1, DM2, DM3, DM4, DM5, DM6, DM7, DM8, DM9, DM10, DM12, DM14, DM15

SOUTHEND CENTRAL AAP

Objectives: 1, 2, 3, 4, 5, 6, 7, 8, 10

Policies:

DS2, DS3, DS4, DS5, PA1, PA6, PA7, CS2, CS3

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

Nature Conservation and Biodiversity in the Central Seafront Policy Area

201 The foreshore is designated for International, European, National and Local sites for nature conservation. Particularly relevant to the Central Seafront Policy Area are Benfleet and Southend Marshes (SPA, SSSI, Ramsar site and Local Nature Reserve), which comprises the intertidal part of the Thames Estuary from Benfleet to Shoeburyness and cover the same land area within the SCAAP and wider Southend-on-Sea Borough.

202 The marshes also provide an attractive environment for both marine activities and more passive enjoyment of natural habitats. There may be opportunities to design high quality visitor facilities, giving visitors a better understanding of the ecosystems. All future activity and development will need to ensure that they do not adversely affect the interests of the nature conservation designations on the foreshore, giving appropriate weight to their importance as an international, European, national or locally designated sites.

203 Developments which may affect a site of International or European nature conservation importance (SPA, Ramsar) will be subject to rigorous examination in consultation with Natural England and other relevant authorities.

204 Even if a development is located some distance from an International or European site it may still have a detrimental impact on the site and will need to be subject to a Habitats Regulations Assessment. Natural England should be consulted at an early stage of a planning application.

205 The applicant must submit appropriate biodiversity surveys, impact assessment and mitigation proposals to enable the Council to determine a planning application in addition to a Habitat Regulation Assessment, where required.

206 If it cannot be demonstrated that the application will not adversely affect an International or European site, then the application will be refused, unless there are no alternative solutions and the development has to be carried out for imperative reasons of over-riding public interest as set out in the Habitats Regulations.

207 In such cases compensatory habitat will be required. In addition, the Council will consider applying planning conditions or legal obligations to secure the integrity of the International or European site from any adverse impacts arising from the development.

208 Development which adversely affects a site of national importance (SSSI) will not normally be permitted. In cases where an adverse effect on the special interest of the SSSI is considered to be likely, but the benefits of the development are shown to clearly outweigh both the impacts on the special features of the site and any broader impact on the wider network of SSSIs, an exception may be made. Consultation may be required with Natural England to ensure reasonable steps are taken to further the conservation and enhancement of the special interest features of the SSSI.

209 Locally designated sites (local nature reserves and local wildlife sites) are non-statutory but have an important role to play in meeting overall biodiversity targets and contributing to the public enjoyment of nature conservation.


Policy CS2: Nature Conservation and Biodiversity

  1. The Council will:
    1. Ensure that all development proposals within the Central Seafront Area are accompanied by a Habitats Regulations Assessment and associated documentation to ensure there will be no adverse effect on the European and International foreshore designations (SPA and Ramsar) either alone or in combination with other plans or projects;
    2. Not permit development proposals that will result in significant harm to the foreshore designations that cannot be avoided, adequately mitigated, or as a last resort, compensated for;
    3. Not normally permit development proposals that adversely affect a site of national importance (SSSI). In cases where an adverse effect on the special interest of SSSI is considered likely, but the benefits of the development are shown to clearly outweigh both the impacts on the special features of the site and any broader impact on the wider framework of SSSIs, an exception may be made. In cases where development proposals will result in significant harm to a SSSI, in exceptional circumstances the Council may make exceptions for development proposals on a SSSI, only if it can be demonstrated that:
      1. there are no alternative solutions; and
      2. the reasons for the development clearly outweigh the nature conservation value of the site and is in the public interest;
    4. Apply planning conditions or legal obligations to secure the protection, conservation and enhancement of a Site of Special Scientific Interest (SSSI) from any harmful impacts arising from the development;
    5. Integrate the seafront and foreshore open space within a broader Southend 'green grid' of linked and functional green space to relieve visitor pressure on the seafront, and protect the sensitivities of the biodiversity interest. Areas of new/ improved public open space will be particularly promoted at Pier Hill, Seaways, Marine Parade and along Eastern Esplanade;
    6. Consider favourably the development of a high quality visitor facility close to the foreshore which will assist with interpretation of the natural habitat in the area, providing visitors a better understanding of the ecosystems and local biodiversity.

POLICY LINKAGES – CENTRAL SEAFRONT NATURE CONSERVATION

CORE STRATEGY DPD

Strategic Objectives: 12, 18

Policies:

KP1, KP2, KP3, CP4, CP7

DEVELOPMENT MANAGEMENT DPD

Policies:

DM6

SOUTHEND CENTRAL AAP

Objectives: 3, 5, 6

Policies:

DS4, DS5, CS1, CS3

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

The Waterfront

210 The Council will promote the waterfront for a wide range of sport, recreation and leisure activities, whilst also respecting the natural environment in line with Policy CS2.

211 Improving marine activity facilities will encourage more water based activities, users and visitors, and cater for leisure demand and tourism. Jetties, moorings and support facilities are vital components of an active and attractive waterfront. The Council will promote the beaches, foreshore and estuary for boat users, including through the maintenance and enhancement of existing facilities. There is opportunity to build on the success of water based sports and recreation in other seafront locations in the Borough and beyond to further broaden its offer within the Central Seafront Policy Area.

212 The provision of information and interpretation boards and other information- based facilities about the waterfront and wildlife, will be encouraged.

Policy CS3: The Waterfront

  1. The Council, with private sector partners and through the exercise of its planning powers and other initiatives will:
    1. promote the beach, foreshore and Estuary for appropriate cultural, leisure and tourism activities, including the maintenance and enhancement of facilities for:
      1. seafront, beach and water-based recreation activities and attractions including tidal paddling pools;
      1. marine and boat users, including moorings, support facilities (wharfs, jetties, landing stages and slipways), club facilities and information.
    1. continue to maintain the quality and cleanliness of the beach and foreshore experience, including:
      1. pursuing a rolling programme of co-ordinated public realm improvements to the promenade;
      2. integrating the protection and interpretation of biodiversity interests, heritage assets and landscape features, including views across the Estuary, into the overall visitor experience through:

                                     01. provision of information boards/facilities including making increasing use of mobile phone and digital technology;

                                     02. themed walking and cycling signed routes, and links to a broader borough-wide network.

  1. Proposals for waterfront development within the Central Seafront Area and improved facilities will need to demonstrate that there will be no unacceptable impact upon navigation, the conservation objectives or features of Benfleet and Southend Marshes Special Protection Area, Ramsar and SSSI, flood risk or the special character and designations of the area.

POLICY LINKAGES – CENTRAL SEAFRONT WATERFRONT

CORE STRATEGY DPD

Strategic Objectives: 12, 18

Policies:

KP1, KP2, KP3, CP4, CP7

DEVELOPMENT MANAGEMENT DPD

Policies:

DM6

SOUTHEND CENTRAL AAP

Objectives: 3, 5, 6

Policies: DS4, DS5, CS1, CS2

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

5.10 The Victoria Gateway Neighbourhood Policy Area

Aims

A regenerated Victoria Avenue will create an attractive and vibrant gateway to the town centre, further enhanced by future phases of the Victoria Gateway scheme, which will see improved connections and accessibility. New development will be of a high standard of design, with urban greening techniques employed such as pocket parks, community gardens, tree planting and landscaping, together with a consistent palette of surface materials and street furniture.

Victoria Avenue will be an attractive area in which to live, where residents will benefit from the sustainability of the location, particularly with fast and convenient access to London and the City. Enhancements to the public realm will be undertaken throughout the neighbourhood, to encourage walking and cycling and improve access to the town centre, employment area and public transport interchanges.

The heritage of Prittlewell Conservation Area will be celebrated and enhanced, and the character of the area will be reinforced by sensitively restored buildings that positively contribute to a distinctive sense of place. Buildings will be set within a quality public realm, with improved access to information about the area's history.

The neighbourhood will benefit from a thriving local shopping parade on West Street.

Overview

213 The Policy Area is home to Southend's traditional office zone at Victoria Avenue (Opportunity Site PA8.1), which includes the civic quarter. The significant challenge for this neighbourhood is to address the large amount of underused, vacant and outmoded office buildings. Some have gained prior approval to residential through recently changed permitted development rights introduced by central government, but others still provide opportunity for more comprehensive and holistic development. As the Opportunity Site is large and in multiple land ownership, requiring redevelopment of existing buildings, an assumption has been made that only development proposals with planning permission will be delivered during the SCAAP plan period (i.e. by 2021).

214 There is also the opportunity to regenerate an existing area of social housing at the junction of Queensway and Baxter Avenue close to the Victoria Avenue opportunity site for new high quality, mixed tenure residential accommodation, including additional sheltered and affordable housing (Opportunity Site (PA8.2): Baxter Avenue). Given the scale of the redevelopment it is envisaged that approximately half of the site will be delivered during the SCAAP plan period (i.e. by 2021). Both opportunity sites (PA8.1 and PA8.2) will be reviewed, including progress made with implementation, during the Local Plan preparation process.

215 Prittlewell Conservation Area to the north and the buildings, structures and spaces within it are important heritage assets, forming a key gateway on the main route into the Town Centre along Victoria Avenue. This Conservation Area contains some of the town's oldest and most important buildings, including St Mary's Church a landmark building located adjacent to the SCAAP boundary.

216 The neighbourhood also contains a local shopping parade at West Street, designated as secondary shopping frontage, which provides an important and convenient resource for local residents and businesses, and as the neighbourhood regenerates it is anticipated that this centre will continue to support the needs of the local population.

217 Some areas within this Policy Area are susceptible to surface water flooding. Therefore, development will need to have regard to local flood risk management policies, particularly regarding SuDS as set out in Policy DS4.


Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles

  1. The Council, through its role in determining planning applications and other initiatives, will:
    1. look favourably on high quality developments and schemes which can demonstrate that they will contribute to the transformation of this area into a vibrant community, which is integrated with the surrounding neighbourhood and set within a remodelled built form of a quality that befits this key gateway to the Town Centre;
    2. ensure all development within and adjacent to Prittlewell Conservation Area, seeks to conserve and enhance the heritage assets and repair gaps in the frontage along Victoria Avenue, realising the potential of the backland area to the rear of Victoria Avenue (west side 255-289) as a 'Lanes' style development, promoting specialist and independent industries, associated small scale businesses and ancillary residential units;
    3. consider the provision of additional education facilities based on an assessment of expansion needs when and where appropriate development opportunities arise;
    4. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy;
    5. use its enforcement and other powers to reduce the damage to amenities and the environment resulting from long term vacant and derelict land and buildings;
    6. promote the provision of easily accessible new social and community infrastructure, such as doctor and dental surgeries, nurseries and community hubs;
    7. promote enhanced cultural facilities to complement the Beecroft Centre, the Central Museum Building and the former Water Board site on North Road;
    8. ensure that housing development including mix and tenure is delivered in line with Development Management Policy DM7 – Dwelling Mix, Size and Type;
      1. seek to conserve existing landmark buildings and ensure new development respects views to and from them, their setting and character, in line with Policy DS3: Landmarks and Landmark Buildings.
  1. There is potential for archaeological deposits within the area of Nazareth House and Roots Hall and as such developers should have regard to Policy DM5 – Southend-on- Sea's Historic Environment of the Development Management Document.
  1. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual SPD and any future masterplan for the area where applicable:
    1. a priority public transport route linking Southend Central Area with London Southend Airport and adjacent development areas;
    2. appropriate enhancements to North Road, including new civic space at the junction with Chelmsford Avenue, to improve the residential environment, provide for walking and cycling, and improve linkages to West Street local shopping centre, and cultural and community facilities on North Road, including Prittlewell Chapel;
    3. public realm improvements to the Victoria Avenue service road in association with development proposals within Opportunity Site PA8.1;
    4. public art provision to buildings, public and private spaces;
    5. full integration with the surrounding area through the provision of pedestrian and cycling routes, to improve access and linkages. Provision for mixed mode - pedestrian and cycle priority route along Victoria Avenue between Queensway dual carriageway and Harcourt Avenue
    6. urban greening projects linked to the green grid, including planting and the creation of new public and private green space within new development;
    7. enhancement of the existing Civic Space (including the Holocaust Memorial) on the east side of Victoria Avenue between the Civic Centre and Law Courts, and its integration with the broader area;
    8. Junction improvements at along Victoria Avenue at Fairfax Drive, East Street/ West Street, Carnarvon Road and Great Eastern Avenue and provide an enhanced public realm complemented by soft landscaping and planting

5. 4 The following Opportunity Sites, as identified on the Policies Map, are considered suitable for mixed-use residential development:

Site Reference

Site Name

Planning Status*

Indicative number of

dwellings

Other potential use

classes

PA8.1

Victoria Avenue

NA

1000**

D1, B1, A1, A3

PA8.2

Baxter Avenue

NA

500***


*Planning Status as of April 2016. NA = New Allocation.

**Just sites with planning permission or prior approval (662 dwellings) assumed to be delivered during the SCAAP plan period (i.e. by 2021)

*** Half of site assumed to be delivered during SCAAP plan period (i.e. by 2021)

  1. Within Opportunity Site (PA8.1): Victoria Avenue Office Area, planning permission will be granted for comprehensive redevelopment of this site, or incremental development within the area, to transform it into a sustainable mixed use community with high quality developments, this will include:
    1. an acceptable mix of uses focused on residential uses to upper floors and small scale flexible office accommodation complemented by local convenience retail uses, leisure (cafes and bars) and community facilities to ground floors;
    2. full integration with the surrounding area through the provision of pedestrian and cycling routes, to improve access and linkages;
    3. limited strategic locations for taller buildings;
    4. urban greening projects, including:

                            01. the use of green walls and roof gardens;

                            02. comprehensive landscaping;

                            03. the creation of a series of linked public green space within the area linked to a wider network of parks and gardens;

                            04. a comprehensive sustainable drainage system;

    1. pursue, as appropriate, a full range of measures to enable delivery of the site, including Compulsory Purchase powers, application of masterplanning techniques to guide comprehensive redevelopment, partnership working with private sector landowners and developers;
    2. in the event of incremental redevelopment of individual sites, the Council will require each development site to demonstrate how it meets the policy criteria and development principles set out above and accords with any future masterplan related to the opportunity site;
    3. the grade II listed old museum building will be conserved and its setting enhanced as part of the proposals for the policy area.
  1. Within Opportunity Site (PA8.2): Baxter Avenue the Council will promote the regeneration of the site for high quality mixed tenure residential development, including sheltered and additional affordable housing. The tenure split and affordability of the proposed new accommodation will not preclude existing residents displaced by the redevelopment from being permanent occupiers in the new scheme. Any scheme should incorporate amenity open space, urban greening and sustainability measures as well as providing pedestrian access and linkages between Victoria, Baxter and Boston Avenues.

POLICY LINKAGES – VICTORIA AVENUE

CORE STRATEGY DPD

Strategic Objectives: 1, 2, 3, 4, 5, 6, 7, 9, 10, 11, 13, 14 ,15, 18

Policies:

KP1, KP2, KP3, CP1, CP3, CP4, CP6, CP7, CP8

DEVELOPMENT MANAGEMENT DPD

Policies: DM1, DM2, DM3, DM4, DM5, DM7, DM8, DM9, DM10, DM13, DM15

SOUTHEND CENTRAL AAP Objectives: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10

Policies:

DS2, DS3, DS4, DS5, PA1, PA9

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

5.11 Sutton Gateway Neighbourhood Policy Area

Aims

The Sutton Gateway will be regenerated, with high quality, sustainable buildings helping to restore the urban grain, creating a distinctive sense of place where people are proud to live and work. It will be supported by a thriving local shopping parade on Sutton Road.

This will be achieved by repairing, unifying and knitting together the townscape to create a cohesive neighbourhood that retains a variety of uses, which relate well to each other and support the neighbourhood.

The policy area will provide employment opportunities, protecting, maintaining and promoting Grainger Road and Short Street Employment Growth Areas as locations for increased employment floorspace.

The area will be easily accessible by foot and by bike, with improved links between residential areas, the town centre, public transport nodes, retail and employments areas.

Overview

218 The Sutton Gateway Neighbourhood Policy Area is defined on the Policies Map. It contains a diverse mix of uses including: residential, employment areas and a retail park. The southern section of Sutton Road comprises a local shopping parade with a mix of retail uses and services for the local community.

219 The SCAAP aims to maintain and reinforce the existing local shopping parade and in design terms, repair, unify and knit together the townscape to create a neighbourhood that retains a variety of uses but where these uses relate better to each other in an enhanced urban environment.

220 There is also scope to maintain and promote Grainger Road and Short Street Employment Growth Areas as locations for increased modern employment floorspace through a managed approach, using masterplanning as appropriate, which will set out the quantum of development and appropriate uses. Refer to Development Management Document Policy DM11 – Employment Areas.

221 Clearly access to and within this neighbourhood and to the Town Centre and public transport facilities are important, and there are opportunities to improve the environment of Short Street along its length, including continuing the footway north. Sutton Road is also a major multimodal route and environmental improvements here would support the local shopping parade.

222 Opportunity Site (PA9.1): Sutton Road is considered suitable for redevelopment for additional housing alongside an appropriate level of supporting uses, such as community facilities. Currently it contains a number of buildings, primarily in employment use, which front Sutton Road. In recent years change has slowly begun to take place, transforming the area to a residential-led community.

223 As Opportunity Site (PA9.1) is large and in multiple land ownership and will require redevelopment of existing buildings, an assumption has been made that only development proposals with planning permission will be delivered during the SCAAP plan period (i.e. by 2021). The site, including any outstanding phases of development, will be reviewed during the Local Plan preparation process.

224 Opportunity Site (PA9.2): Guildford Road, at the junction of Sutton Road and Guildford Road, is currently occupied by a three-storey convenience store, the upper two levels of which are vacant. The site offers opportunity for redevelopment to achieve a new enhanced convenience store and new residential accommodation. The façade of the current building fronting onto Sutton Road must be retained and incorporated into any proposals.


Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles

  1. The Council, with private sector partners, through the determination of planning applications and other initiatives will:
    1. maintain and promote Grainger Road and Short Street Employment Growth Areas as locations for increased employment floorspace in line with Development Management Policy DM11 – Employment Areas;
    2. promote energy efficiency as appropriate, including opportunity for decentralised energy supply, and the retrofit of existing development in line with local policy;
    3. consider the provision of additional education facilities based on an assessment of expansion needs when and where appropriate development opportunities arise;
    4. seek to ensure that new development respects the views, setting and character of landmark buildings located near to the Policy Area, in line with Policy DS3: Landmarks and Landmark Buildings.
  1. The Council will promote the following access and public realm improvements, addressing the principles of the Streetscape Manual where applicable:
    1. appropriate enhancements to Sutton Road to uplift the residential environment and enhance provisions for walking and cycling;
    2. facilitate better pedestrian and cycle access along the length of Short Street, enhancing connections between East Street and Queensway dual carriage-way;
    3. streetscape and landscape design improvements, including urban greening and tree planting;
    4. public art provision to buildings, public and private spaces.
  1. The following Opportunity Sites, as identified on the Policies Map, are considered suitable for redevelopment:

Site Reference

Site Name

Planning Status*

Indicative number of dwellings

Other potential use classes

PA9.1

Sutton Road

NA

214**

A1, D1

PA9.2

Guildford Road

NA

50

A1

*Planning Status as of April 2016. NA = New Allocation

**Just sites with planning permission or prior approval (92 dwellings) assumed to be delivered during the SCAAP plan period (i.e. by 2021)

  1. Within Opportunity Site (PA9.1): Sutton Road, the Council will support the redevelopment of this area for high quality housing and community facilities. The Council will require the building design, form and massing to:
    1. have regard to residential buildings bordering the Opportunity Site and contribute positively to repairing the street scene and urban grain in this area;
    2. include enhancements to the public realm to create a coordinated, sustainable palette of materials and furniture in accordance with the Streetscape Manual.
  2. Within Opportunity Site (PA9.2): Guildford Road the Council will support the redevelopment of this site to achieve a replacement or larger convenience store fronting Sutton Road that enhances the Secondary Shopping offer of this locality together with new residential accommodation. The façade of the current building fronting onto Sutton road must be retained and linked architecturally into any proposal. The scheme should also incorporate amenity open space, urban greening and sustainability measures. Site access will be via Guildford Road.

Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles

POLICY LINKAGES - SUTTON

CORE STRATEGY DPD

Strategic Objectives: 2, 3, 4, 5, 6, 7, 9, 13, 14, 15, 17, 18

Policies:

KP1, KP2, KP3, CP1, CP3, CP4, CP6, CP7, CP8

DEVELOPMENT MANAGEMENT DPD

Policies:

DM1, DM2, DM3, DM4, DM7, DM8, DM9, DM10, DM11, DM13, DM14, DM15

SOUTHEND CENTRAL AAP

Objectives: 1, 2, 3, 5, 6, 8, 9, 10

Policies:

DS3, DS4, DS5, PA2, PA4, PA8

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

[13] Planning Practice Guidance, paragraph 066, reference id: 7-066-20140306

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