Southend Central Area Action Plan (SCAAP) - Revised Proposed Submission 2016

Comment

Representation ID: 2644

Received: 15/12/2016

Respondent: Valad Europe Ltd

Agent: Indigo Planning

Part 1 of this Policy states that the Council will promote residential and supporting uses that deliver the aims for the policy area. However, in Part 3, it states that it would be suitable primarily for residential development, supported by social and community uses and retail provision. There appears to be an error in the summary table as it specifies under 'timescales for delivery' proposed uses. This table needs to be updated and amended.

Support

Representation ID: 2645

Received: 15/12/2016

Respondent: Valad Europe Ltd

Agent: Indigo Planning

Valad Europe is supportive of the draft policies set out in the SCAAP Document subject to the proposed changes being made. However, the SCAAP needs to have a greater emphasis on protecting the town centre from out-of-centre retailing. Consideration should also be given to directing new large retail developments onto existing town centre car parks with replacement car parking re-provided in the form of undercroft or multi-storey parking which would assist in relieving pressure on existing parking facilities, whilst bolstering the town centre, thus enhancing its vitality and viability. We feel that this option has not been fully explored and is an opportunity missed.

Support

Representation ID: 2646

Received: 15/12/2016

Respondent: Valad Europe Ltd

Agent: Indigo Planning

We note that part of The Royals Shopping Centre is shown as being located in the primary shopping frontage with the Church Road and Alexander Road frontages lying in secondary shopping frontage. For clarity, the upper level should be shown as secondary shopping frontage similar to the Victoria Shopping Centre.

Support

Representation ID: 2647

Received: 15/12/2016

Respondent: Valad Europe Ltd

Agent: Indigo Planning

Part 3 (B) of draft Policy CS1 states that the Council will promote the creation of a well-designed Piazza area at the southern end of the High Street between The Royals, the Palace and Pier Hill and encourage new and existing uses to provide active frontages to face into this space. The proposal to provide a defined Piazza area is welcomed, however, it must be recognised that there are a number of land ownerships in place and, as such, a certain degree of flexibility will have to be employed in order to ensure that this can be delivered.

Support

Representation ID: 2648

Received: 15/12/2016

Respondent: Valad Europe Ltd

Agent: Indigo Planning

Valad Europe support the proposed allocation of Proposed Opportunities Site (CS1.2: Seaways) on the basis that it proposes a mix of uses that will help to bolster the town centre economy and encourage linked trips. The delivery of this site and the proposed uses is an important part of ensuring the vitality and viability of the SCAAP area and is supported. However, the Council must actively resist developments that would undermine this policy and what it seeks to achieve for the town centre. As noted in our previous representations, the Council should consider whether the inclusion of retail at this site would further benefit the town centre, with the success of the development and the subsequent beneficial spinoff effects being largely down to how well the site links with the town centre.

Object

Representation ID: 2649

Received: 15/12/2016

Respondent: Valad Europe Ltd

Agent: Indigo Planning

Legally compliant? Yes

Sound? Yes

Our client Valad Europe largely agrees to the proposed approach to maintaining a prosperous retail centre and note that Part 1 has been updated to include the provisions of the National Planning Policy Framework (NPPF) as requested in our previous representations. We note that Part 3 now includes provision to allow no more than 40% of the town centre primary shopping frontage being used for non-retail purposes and the clarification provided on how the shopping frontage will be measured. More A3 uses will increase footfall and linked trips whilst also supporting the night time economy adding to the vitality and viability of the town centre and this is welcomed.
We note that exceptions to this requirement will be considered if it can be demonstrated to the satisfaction of the Council that the A1 use is no longer viable through an effective two year marketing exercise where the vacant property has been offered for sale or letting in the open market at a realistic price and no reasonable offers have been refused. This seems very onerous and we suggest that the marketing exercise requirement be for 6 to 12 months to ensure that units do not lie vacant for two years otherwise this could have a detrimental impact on the High Street, particularly when the Council are trying to ensure its vitality and viability.