limited opportunities for commercially viable schemes.

Addressing resource minimisation and carbon emissions

RSL supports the inclusion within the AAP of sustainability guidance relating to refurbishment of existing buildings and new builds. It will be important to address the 'viability' issues that can often discourage investment in this important area and to encourage developers to take a long-term view (or interest) in new builds and indeed refurbishments. Investment in sustainability measures along the lines proposed through 'Passiv Hause' can have a positive impact on the marketability and value of properties. Setting targets too high however, particularly in an uncertain development market, may not necessarily be helpful in terms of kick-starting positive development that is in line with emerging policies against the key town centre sites. It may be appropriate to encourage greater sustainability measures where there is significant potential for large scale development, such as Victoria Avenue, rather than as a blanket ambition for the whole of Central Southend.