Southend Central Area Action Plan

RSL believes the Clifftown Quarter to have considerable potential to develop as a vibrant mixed use area with a series of smaller independent commercial uses, residential and cultural uses, including a potential market. Feasibility work has been carried out by RSL to consiodert scope for a new Multi Storey Car Park at Central Station as replacement for Clarence Road and Alexandra Street and the AAP should address the issue of whether this should form part of the long term parking strategy for the town centre.

A programme of street works and enhancements should be carried out within this area to complement the initial works completed this year in Clifftown Road and contribute to an overall improvement to the character and quality of the Clifftown Quarter.

Minimal intervention may not secure sufficient control or the ability to manage the seafront uses to create value for any redevelopment of the Seaway site. The future for this section of the seafront is one of the challenges RSL believes needs to be addressed by the AAP to help inform the approach to any redevelopment in this area.

see comments on 14a - this approach could work but needs to be worked through as part of a comprehensive development brief and further viability testing.

see comments under 14b - unlikely to be viable in current market and more selective approach may be more deliverable. However, some flexibility is needed to ensure deliverability and the AAP should avoid being too prescriptive on this issue

The CAM drew a clear distinction between the areas east and west of the pier and identified the more passive recreational potential for the Western Esplanade. The proposed new museum in the Cliffs would complement this approach and could incorporate some underground parking to ease pressures on on street parking and allow for a programme of public realm enhancements of the Esplanade and promenade on this side of the pier

Not an appropriate objective for these areas, which are essentially residential with some small scale employment uses, many of which are redundant or not suitable for current day commercial needs .

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.

Agree with first part but not second, the latter does not necessarily follow the former, given proximity to town centre opportunities. Further work is needed to define more clearly the Council's objectives for including these areas within the AAP and evidence is required of what the existing communities feel is most important to their future sustainability and regeneration.

No there needs to be specific reference to the approach to be taken in areas of the AAP that are within identified Flood Risk to ensure that those risks are mitigated in a way that does not preclude appropriate development as part of the overall regeneration of the commercial seafront. Such policies should be endorsed by the EA.

There has been little recent development upon which to base any such bench marking. There are a large number of unimplemented consents in the town centre, most of which are unlikely to be viable in current form and will require re-planning