Southend Central Area Action Plan

The headings listed under this section appear to be more a set of aspirations or opportunities than challenges and would sit more comfortably as part of Section 4 on the Vision for Southend Central Area.

In terms of challenges Renaissance Southend (RSL) considers the most significant is probably the social and economic profile of the Central Area Wards which include high indices of deprivation not just compared to the rest of the town but nationally are in the worst 10% of Super Output Areas. It should be a key challenge to identify how the SCAAP will help to address some of these issues through the creation of new homes, jobs and learning opportunities and an enhanced quality of life through improvements to the physical environment which would complement other interventions.

In addition RSL believes the following challenges should also be addressed by the AAP:
1. How will much needed private investment be secured to deliver the planned aspirations for establishing Central Southend as a functioning regional centre identified in the Core Strategy, against a background of low values for both residential and commercial development and a history of low private investment over the last ten years in these sectors.

2. The Plan should address the challenge of an oversupply of outdated and poor quality office space and how this can be replaced in a phased manner that responds to demand in what is likely to be a fragile market for the next few years.

3. How to reconcile existing and future demands for off street parking to serve the existing needs of the town centre and commercial seafront and encourage a modal shift to reduce demand with the need to ensure viability and create development potential on sites currently used for surface car parking. This is referenced under 3.34, but we believe there is a need for greater clarity on this issue from the AAP.

4. What should be the aspiration for the commercial leisure offer on the sea-front over the next ten years and what planning policies need to be in place to secure the objectives? How critical will the new Central Museum in the Cliffs be to securing this?

5. What will be the needs of the University and College over the next 10 years in Central Southend to ensure they can continue to expand and develop their key role in the town.

6. Reconciling the need for affordable housing with the need to stimulate private investment in sites in the town centre with marginal viability, given the reliance on town centre for total housing supply in next 5- 10 years

RSL welcomes the reference in 3.9 to linking retail experience with 'public realm improvements, a greater mix of complementary uses and a user-friendly atmosphere.' If Central Southend is to have a sustainable and successful economic future then it will be important to 'differentiate the town centre from other centres in the region and create a unique, bespoke and, in places, speciality offer which would enhance the appeal of the town centre to the catchment population, as well as to visitors from further afield.' This can be supported by the reference in 3.27 to the need for 'a strategic plan to direct the linking of spaces into a coherent network that enhances urban life.' The quality of the public realm will also strongly support the 'cultural hub' aspiration set out under 3.24 and we feel that this link should be made more specific.

The identification of opportunities and constraints draws heavily on the analytical work presented in the Central Area Masterplan (CAM), which is welcomed. The inclusion of the Gateway Neighbourhoods is supported but greater clarity is needed to define their role and what action is needed to justify inclusion in the AAP.

The vision and objectives are largely consistent with those in the CAM and are supported, especially greater emphasis on sustainability. It is suggested that a specific regeneration objective could be included along following lines: 'to accelerate the process of regeneration by allowing underused and underexploited sites to come forward for development, creating value, increasing investor confidence and kickstarting a virtuous cycle of improvement.'

The Regeneration Framework played a key role in informing the CAM and the use of the Regeneration Framework criteria for evaluation purposes in the AAP is supported.

No and the preferred spatial option correlates with the conclusions reached in the CAM options report. A note of caution should be added on achievability of this scale of transformation within the life of the AAP given the current market conditions and this will need careful consideration in the Delivery & Implementation Plan

RSL supports the overall approach of the development strategy which reflects the CAM and provides the fundamental principles which should underpin any policy guidance and proposals.

This section gives little attention to the Gateway Neighbourhoods and further detail is needed to recognise the special needs of those areas identified as having high indices of multiple deprivation.

Clarification of the reference to Chichester Road as 'a second shopping street' (para 6.10) is needed. Is this the redevelopment of the Tylers Car Park as proposed in the CAM or something else?

As regards Chichester Road, we would welcome greater references under the Integrated Transport Scheme to recognising its current characteristics as a barrier to pedestrian and cycle movement from the High Street to residential areas and locations such as Warrior Square Gardens, and would suggest that if more is to be made of its potential as a 'second shopping street' that public realm improvements and the removal of highways related 'clutter' is necessary. This would also support the development potential of Warrior Square and Seaway.

A reduction and preferably demolition of a significant element of the existing office stock on the east side of Victoria Avenue is essential in creating a new and vibrant neighbourhood. This will need to be set out in a Development Brief for this are to ensure piecemeal or inappropriate development does not undermine the need for a comprehensive approach to secure change and enhanced values.

A strong set of urban design principles will be needed to reconcile some of the issues likely to arise between refurbishment and/or redevelopment in this quarter

The Plan needs to be sufficiently flexible to incorporate the needs of the HE/FE sector, and indeed other educational needs, as part of a comprehensive mixed use development

This would fail to realise the opportunity on one of the few sites with development potential in the AAP and the area north of London Road should be the subject of a separate Development Brief as part of the AAP

Unlikely to be viable in short to medium term and CAM proposal for refacing Odeon building to north may no longer be achievable with current Victoria Gateway scheme.

Having said this RSL recognises that the rear of the Odeon Building (as opposed to the activity within) currently does little to support the attractiveness or vibrancy of the Victoria Gateway area, and would therefore support in principle actions to improve this.