Borough Wide Map

Policy E1 - General Development Considerations

Supporting text

The JAAP area will be developed as a strategic employment area to support the delivery of additional jobs in the period to 2021, including employment directly related to the Airport. These jobs will contribute to the delivery of the jobs totals for Rochford District Council and Southend-on-Sea Borough Council – the apportionment to each district will be based on a 50-50 split of the overall jobs total to be provided within the JAAP area.

The JAAP area will support the delivery of additional jobs in the period post 2021 through further development of the Saxon Business Park and the development of the Nestuda Business Park.

The general principles for the development of the business parks will be set out in a Masterplan to be prepared and published prior to any development commencing. The Masterplan will set out a framework for the general layout, appearance and design principles of the business parks. The potential detrimental impact on the amenity of nearby dwellings (e.g noise) will need to be carefully considered and suitably mitigated against. Proposals should consider and appropriately address the impact on heritage assets including below ground archaeology.

Policy E2 - Aviation Way Industrial Estate

Supporting text

Within Aviation Way Industrial Estate, shown as existing employment on the Proposals Map, applications for development within use classes B1 and B2 will be supported. It is expected that redevelopment and intensification within this area will accommodate additional jobs.

A flood risk assessment will be required to be submitted with all planning applications to demonstrate that any development will be safe for its lifetime, without increasing flood risk elsewhere. The potential detrimental impact on the amenity of nearby dwellings (e.g noise) will need to be carefully considered and suitably mitigated against.

Policy E3 - Saxon Business Park

Supporting text

Within the proposed employment areas shown as 1, 2 and 3 on the Proposals Map, applications for development will be supported which at least deliver, or proportionately contribute in land take towards achieving, the following schedule:

Area Use class Floorspace

Area 1 B1/Education 20,000

Area 2 B1 and B2 30,000

Area 3 B1 and B2 49,000

In the case of Area 2 and 3 Use Class B2 uses will be considered acceptable where they complement and support the B1 uses, and strengthen the role of the new employment land as a high quality business park, as set out in other policies within this Plan. B1 and B2 developments may be accompanied by ancillary storage and distribution uses. Whilst, the local authorities do not want to be overly prescriptive about the uses that will be accommodated within the business park. it is expected that the layout will include a number of sustainable and eco-friendly business start-up units.

Supporting non B1/B2 uses may be acceptable where it can be demonstrated that these uses are necessary to support the operation and/or the requirements of employees working in the business park.

Applicants will be required to carefully consider any potential detrimental impact on residential amenity and propose suitable mitigation measures. All development areas will also be required to contribute towards new public open space to the north and east of the business park, as shown on the Proposals Map.

Policy E4 - Development of Area 1 - Saxon Business Park

Supporting text

The development of Area 1 will include a landmark building and entrance feature/gateway establishing the identity of the area as a high quality business park. The potential detrimental impact on the amenity of nearby dwellings (e.g noise) will need to be carefully considered and suitably mitigated against.

In addition, the development of this area will be required to provide a new junction to provide access to the business park from Cherry Orchard Way. The initial section of the new access road and green corridor from the new junction required to enable access to the development may be funded by Southend Borough Council or via other mechanisms such as the Growing Places Fund, but the cost will be recouped as development progresses.

Policy E5 - Development of Area 3 -Saxon Business Park

Supporting text

The development of Area 3 will include the extension of the access road so far as this is required to enable the development of the business park prior to the occupation of any buildings. The potential detrimental impact on the amenity of nearby dwellings (e.g noise) will need to be carefully considered and suitably mitigated against.

Policy E6 - Development of Area 2 - Saxon Business Park

Supporting text

In addition the development of this area will be required to provide a new junction to provide access to the business park from Cherry Orchard Way. The initial section of the new access road and green corridor from the new junction will also be required to enable access to the development. The development of Area 2 will be required to fund the relocation of the Rugby Club, including setting out the pitches and provision of new club house facilities. This replacement must be at least equivalent to the existing site in terms of the quantity and quality of facility provided and at least equivalent in terms of tenure/management arrangements. The potential detrimental impact on the amenity of nearby dwellings (e.g noise) will need to be carefully considered and suitably mitigated against. Proposals should consider and appropriately address the impact on heritage assets including below ground archaeology.

Policy E7 - Nestuda Way Business Park

Supporting text

Within the proposed Nestuda Way Business Park applications for development within Use Class B1 will be expected in the period post 2021. It is expected that the site is capable of accommodating 10,000 sq. metres of floorspace. The design, sustainability and quality of buildings within the business park will need to be carefully considered and provide an appropriate visual frontage to the A127.

Policy LS1 - General Policy

Supporting text

The operational boundary of London Southend Airport will be as shown on the Proposals Map, and both Councils will support the growth of the airport to a capacity of 53,300 air traffic movements.

Policy LS2 - Development at London Southend Airport

Supporting text

Applications for planning permission will be supported provided they:

  • are Airport related;
  • deal with noise issues as set out in the Environmental Controls Schedule
  • and other policies in this Plan;
  • include measures to monitor air quality;
  • contribute to the transport infrastructure needs of the area; and
  • incorporate sustainable transport measures that will make an appropriate contribution towards the targets for modal shift of passengers, visitors and staff travelling to the Airport.
  • include updates to the surface access strategy as appropriate
  • consider and appropriately address the impact on heritage assets including below ground archaeology
Policy LS3 - Public Safety Zones

Supporting text

Within the defined Public Safety Zones (PSZ), as shown on the Proposals Map, planning permission will not be granted for:

  • development or changes of use, which would result in an increase in the number of people within the zone; or
  • development that would adversely impact upon the safe operation of London Southend Airport.

Further details of the restrictions on development within the PSZ can be found in Department for Transport Circular 01/2010

Policy TF1 - Expansion of New Terminal

Supporting text

Applications for planning permission for the expansion of terminal facilities will be supported in the area shown on the Proposals Map to enable growth, subject to the Environmental Controls Schedule. Any detailed requirements will be delivered through conditions or a S106 obligation, as appropriate.

Policy MRO1 - Northern MRO

Supporting text

Applications for airport related MRO developments (e.g. increased hangerage and aircraft maintenance facilities) will be supported in the Northern MRO Zone as shown on the Proposals Map. All applications will be required to make a financial contribution towards the upgrade of the junction at the southern end of Aviation Way and improvement of Aviation Way in accordance with Policy T4. Engine testing restrictions referred to in the Environmental Controls Schedule will be applied to any applications for MRO development. A flood risk assessment will be required to demonstrate any development will be safe, without increasing flood risk elsewhere. Proposals should consider and appropriately address the impact on heritage assets including below ground archaeology.

Policy MRO2 - Northern MRO Extension

Supporting text

Applications for airport related MRO developments (e.g. increased hangerage and aircraft maintenance facilities) will be supported in the Northern MRO Zone Extension as shown on the Proposals Map. Access to the new MRO Zone will be from an extension to Aviation Way funded by the development. All applications will be required to make a financial contribution towards the upgrade of the junction at the southern end of Aviation Way and the improvement of Aviation Way in accordance with Policy T4. Engine testing restrictions referred to in the Environmental Control Schedule will be applied to any applications for MRO development. Development of this area will be required to be accompanied by appropriate noise attenuation measures (e.g. bunds) to mitigate potential noise impacts on residents and the golf course to the north. A flood risk assessment is required to demonstrate any development will be safe, without increasing flood risk elsewhere.

The development will be required to make a contribution towards the new public open space to the west of the site as shown on the Proposals Map – the details are set out in Policy ENV2.

Policy MRO3 - Southern MRO Zone

Supporting text

Applications for airport related MRO developments (e.g. increased hangerage and aircraft maintenance facilities) will be supported in the Southern MRO Zone as shown on the Proposals Map, including a fixed base operator and limited freight handling, and any other operations or activities required to support the development of the airport, in accordance with other policies in the plan. Engine testing restrictions referred to in the Environmental Controls Schedule will be applied to any applications for MRO development.

Policy ADZ1 - Existing terminal area

Supporting text

Within the Airport Development Zone, applications for airport related development will be supported, provided it can be demonstrated they will support the expansion of the airport to its capacity of 53,300 ATMs or the enhancement of the airport's MRO capabilities. Applications for retail development will not be supported.

Policy T1 - Access to Development Areas

Supporting text

An access road from Cherry Orchard Way will be required as outlined in policies T2, E4, E7 and ENV4.

Consideration will be given to access to the new business park from Aviation Way dependent on the need identified in the development areas coming forward and provision for future bus services.

In order to support the above and redevelopment of the Aviation Way Industrial Estate and to allow for the expansion of the Northern MRO, a modified junction will be required at the intersection of Aviation Way and Eastwoodbury Lane as a result of planned intensification of uses at the Industrial Estate. In addition highway and traffic management improvements will be required to Aviation Way, including public realm, safety and greater provision for walking, cycling and bus services linking to the wider business park.

New development on Aviation Way Industrial Estate and within both the existing and extended Northern MRO Zone will be expected to make a contribution towards the cost of the upgrade to the junction at Eastwoodbury Lane and Aviation Way, and the public realm and road improvements on Aviation Way.

Infrastructure improvements will be phased to require the junction improvements to be undertaken first, followed by improvements to Aviation Way.

A Green Link through the site will be required as part of the master planning and linking into the surrounding network as mentioned in Policy E3.

Policy T2 - Access to Saxon Business Park

Supporting text

A new access will be required to serve the Saxon Business Park from Cherry Orchard Way. The new access to Saxon Business Park will, through the use of signage, encourage traffic to turn left on leaving the Business Park to use the strategic highway network. The location for the junction and access road to the Business Park will be developed through the Masterplan. The access should be of an appropriate type and scale to serve the needs of the new development.

Policy T3 - Travel Planning

Supporting text

All applications for development within the JAAP must be accompanied by a comprehensive travel plan explainingthe arrangements for car parking and for managing the journeys of staff to and from the area, and also include stretching targets and details of arrangements for monitoring and review. In addition, individual businesses will be expected, where possible, to rationalise the movements of delivery vehicles to minimise their impact and penetration of the JAAP area during peak hours of operation, including providing a strategy and monitoring framework for vehicle movements for review over an agreed timeframe.

Policy T4 - Public Transport

Supporting text

In order to manage traffic growth, provide good levels of accessibility and ensure that the JAAP area is sustainable, a comprehensive network of quality bus services will be required serving the transport needs of the Southend/Rochford and wider Essex catchment area, particularly linking to the new airport railway station and other transport interchanges. The levels of frequency, quality, reliability, realtime information, provision of smartcards and quality of waiting facilities and interchange and any bus priorities required, will be established through the developing transport strategy. The Developers will be required to make a contribution to the establishment of quality bus services and related infrastructure, to meet the needs of those working at or visiting the JAAP area.

Policy T5 - Walking and Cycling

Supporting text

All development will be required to contribute towards the timely construction of new, as well as improvement to existing, walking and segregated cycling infrastructure and facilities in the JAAP area and the integration of these facilities into the wider network.

Specifically development will be required to contribute towards, but not exclusively, the following improvements:

  • The establishment of a segregated route for walking and cycling to the north of the JAAP area linking to Hall Road funded through Saxon Business Park Areas 1 and 3;
  • Improving cycling and walking linkages between Cherry Orchard Way and Nestuda Way funded by Saxon Business Park Areas 1 and 3;
  • Improve walking and cycling by enhancing accessibility, providing secure cycle storage and changing facilities for workers and visitors and appropriate training for cyclists; and
  • Towards a network of routes, agreed between Essex County Council, Southend-on-Sea Borough Council and Rochford District Councils and identified in the emerging transport strategy, including the extension of the National Cycle Network from Stock, through the District to London Southend Airport.
Policy T6 - Freight and Network Management

Supporting text

Development will be expected to contribute to the delivery and implementation of a joint network management plan. The plan will include interventions to provide information and manage incidents. Itwill expect businesses, where possible and appropriate, to adhere to designated routes and times for freight movement in order to minimise the impact on local residents and peak time operation of the area. This policy will be implemented in conjunction with Policy T2 – Travel Planning.

Policy T7 - Network Capacity Improvements

Supporting text

Development will be required to contribute to measures to improve affected junctions and provide the capacity required to ensure that the junctions work effectively during the peak period. In addition, both Councils will take every opportunity to seek investment from other sources to deliver network capacity improvements.

Policy ENV1 - Revised Green Belt Boundary

Supporting text

The boundary of the Metropolitan Green Belt will be amended as shown on the Proposals Map.

Policy ENV2 - New Public Open Space - North

Supporting text

A new area of public open space, in two sections, will be created on land to the north of the Saxon Business Park as shown on the Proposals Map. Section 1 of the new open space will include provision for the relocation of the Westcliff Rugby Club (see Policy E6). The layout and development of Section 1 will be funded by the development of Area 2 of the Saxon Business Park. Section 2 will be laid out as informal public open space, and include the enhancement of the area of land at the southern end for nature conservation. Section 2 will be funded by the development of the Northern MRO extension (see Policy MRO2).

Policy ENV3 - Green Buffer South

Supporting text

A green buffer will be retained on land to the south of Eastwoodbury Lane as shown on the Proposals Map. No development will be allowed within this area.

Policy ENV4 - Country Park; Access and Facilities

Supporting text

A link to the Cherry Orchard Jubilee Country Park will be provided in conjunction with the development of Area 2 of the Saxon Business Park and the construction of a new access road (see Policy E4).

Policy ENV5 - Green Corridor to Business Park

Supporting text

The new road access to the Saxon Business Park will be contained within a green corridor running east/west and linking to the relocated Westcliff Rugby Club and the new public open space. This green corridor will be laid out and landscaped in conjunction with the construction of the new business park access road.

Policy ENV6 - Green Buffer East of Railway

Supporting text

This land to the East of the railway line will be retained in the green belt and act as a green buffer to provide protection to the amenities of the residential properties on Southend Road.

Policy ENV7 - Environmental Sustainability

Supporting text

All new development must meet at least the BREEAM rating of 'excellent'. Both Councils will expect to see active use of rainwater harvesting and water recycling systems and SUDS through the JAAP area as well as the use of renewable technologies, where appropriate and the application of other techniques such as green roofs and walls to further contribute to sustainability.

[4] Avia Solutions – London Southend Airport Traffic Forecasts (April 2009)

[5] Building Research Establishment Environmental Assessment Method – for more information see www.breeam.org/

Policy DS1 - A Prosperous Retail Centre

Supporting text

  1. Proposals for retail development inside or outside the Primary Shopping Area will be determined in accordance with Policy CP2: Town Centre and Retail Development of the Southend-on-Sea Core Strategy and the provisions of the National Planning Policy

Framework (NPPF), so that the town centre remains the first preference for all forms of retail development and for other town centre uses attracting large numbers of people to support the centre's viability and vitality and encourage investment.

  1. New retail development should be well integrated and closely linked with the Town

Centre Primary Shopping Area, as defined on the Policies Map, in terms of proximity, continuity of function and ease of access. The Council will promote the town centre in seeking to upgrade and diversify its offer.

  1. New retail or any other development must not be detrimental to those living or working nearby, for example by causing undue noise or disturbance.
  1. The Council will seek to maintain a high level of retail use with at least 60% Class A1 retail use within town centre primary shopping frontage. Alternative appropriate non- retail uses, particularly Class A3 restaurants and café uses, will also be supported provided that they contribute to the vitality of the Town Centre and would result in:
    1. no more than 40% of the town centre primary shopping frontage, measured in terms of length of frontage*, being used for non-retail purposes. Where non- retail uses would exceed 40% of the primary shopping frontage length, no further loss of Class A1 will be allowed**;
    2. an active frontage is retained or provided with a display function for goods and services rendered and the proposed use will provide a direct service to visiting members of the general public;
    3. no detrimental impact to those living or working nearby, for example by causing undue noise, odour and disturbance.

* The measurement will be applied separately to each distinct Town Centre Primary Shopping Frontage zone, these being the High Street (944m), Victoria Shopping Centre (367m) and Royals Shopping Centre (405m)

**exceptions to this 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 2 year marketing exercise where the vacant property has been offered for sale or letting on the open market at a realistic price and no reasonable offers have been refused. Appendix 8 sets out further information to be provided in relation to marketing of vacant floorspace.

  1. All proposals in the town centre secondary shopping frontage, as defined on the Policies Map, must ensure that:
    1. an active frontage is retained or provided with a display function for goods and services rendered and the proposed use will provide a direct service to visiting members of the general public; and
    2. it would not be detrimental to those living or working nearby, for example by causing undue noise, odour and disturbance.
  1. All new shop frontages will be of a high standard of design that is compatible with the architectural style, roofscape and character of the building and surrounding area. The design of new shop fronts should have regard to the Design and Townscape Guide SPD and address the following design principles:
    1. The loss of traditional features and shop fronts, which make a positive contribution to the character and appearance of the building or surrounding area, will be resisted unless it can be demonstrated that the benefits of a proposal significantly outweigh their loss;
    2. Blank frontages will be resisted on principal elevations and opportunities for exposing upper floor windows maximised.
  1. Proposals for the use of upper floors in shopping frontages for retail, residential, leisure, office or other complementary uses which help to maintain or enhance the character and vitality of the centre will be supported. Where upper floors are currently in retail use, developers should seek to retain retail uses where viable and appropriate.
  1. The Council will seek to maintain and enhance 'street market' provision within the

Town Centre Primary Shopping Area, and will work with the private sector to promote the establishment of a new well designed street market within the pedestrianised London Road

Policy Area. Proposals for street market development elsewhere within the Town Centre Primary Shopping Area will be considered on their merits.

Policy DS2 - Key Views

Supporting text

New development within Southend Central Area will be expected to demonstrate that it is compatible with and/or enhances Key Views of:

  • The Seafront
  • Southend Pier
  • The Kursaal
  • Royal Terrace and Clifftown Parade
  • All Saints Church (outside of the SCAAP boundary)
  • Porters (outside of the SCAAP boundary)
  • St Mary's Church (outside of the SCAAP boundary)
Policy DS3 - Landmarks and Landmark Buildings

Supporting text

  1. The Council, through its role in determining planning applications, masterplanning, and other initiatives, will seek to conserve landmarks and landmark buildings as identified in Table 2 and Appendix 3 from adverse impact by:
    1. encouraging the provision of open spaces and public realm improvements which provide views to landmarks or landmark buildings or enhance their setting;
    2. resisting adverse impacts of new development by virtue of excessive height, massing or bulk;
    3. ensuring development proposals respect views, setting and character.
  1. The Council will support and encourage the creation of new landmarks in the areas identified within Table 3, where development proposals must demonstrate that:
    1. design, detailing and use of materials are of exceptional quality and interest and will help to reinforce local character and distinctiveness;
    2. the location would provide a focal point for an existing vista/sight line or generate a new one;
    3. the proposals do not adversely affect the amenity of local residents; and
    4. the proposals do not harm the setting of nearby heritage assets.
Policy DS4 - Flood Risk Management and Sustainable Drainage

Supporting text

  1. Development proposals which are or will be within a flood risk zone:
    1. Will be accompanied by a flood risk assessment that considers all sources of flooding;
    2. Will:
      1. Locate more vulnerable uses in the area of the proposal least at risk; and
      2. Provide a safe access and egress route away from the flood risk (i.e. to flood zone 1) during a design flood event;
      3. Or provide a clear justification as to why these requirements are not practical, viable or appropriate in planning and design terms.
    3. Will achieve an appropriate degree of safety over the lifetime of the development. The minimum safety standards are as follows:
      1. For more vulnerable uses, the floor levels of habitable rooms will be above the design flood level, with an allowance for climate change*. Within Flood Zone 3 the floor level must be situated above the design flood level with allowance for climate change*, incorporating an allowance of at least 300mm for freeboard**.
      2. For all uses the development will:
        1. Remain structurally sound in an extreme flood event;
        2. Provide appropriate flood resistance / resilience measures to the extreme flood level;
        3. Not generate an increase in flood risk elsewhere;
        4. Provide a flood plan, which covers methods of warning and evacuation;
        5. Provide an appropriate safe refuge above the extreme flood level if criterion 1bii is not met.

*This is to ensure that floors must be set above the 1 in 200 annual probability event level plus climate change

** Freeboard is an allowance to take account of: (i) physical processes that affect the defence level, that have not been allowed for in the design wate rlevel and (ii) adverse uncertainty in the prediction of physical processes that affect the defence level

Further technical information and definitions for this policy are included in Appendix 4

  1. For all new development, the Council will require new impermeable areas to be drained via SuDS. This will ensure the risk of surface water flooding is not increased onsite or elsewhere. Under no circumstances will surface water be permitted to discharge into a separate foul sewer or sewerage system. Surface runoff that cannot be discharged into the ground, a surface water body or a surface water sewer or local highway drain, must be discharged to a public, combined sewer system.
Policy DS5 - Transport, Access and Public Realm

Supporting text

  1. In order to improve access to, from and within Southend Central Area through the implementation of the Opportunity Sites and Policies within this Plan, the determination of planning applications and other initiatives, and partnership working, the Council will:
    1. Provide strategic junction improvements to improve vehicle circulation and to accommodate inward investment and growth;
    2. Seek to better manage demand on the road network leading to, from and within the SCAAP area safely, and balance this with the needs of other modes, particularly where this would give greater reliability to road users and priority to pedestrians, cyclists, public transport users and other vulnerable road users;
    3. Implement sustainable transport measures in line with the Transport, Access, and Public Realm Strategy as set out in Appendix 5;
    4. Have regard to Policy DM15 of the Development Management Document, particularly in relation to sustainable transport measures, travel plans, transport assessments, parking standards and the provision of facilities for charging electric vehicles and other ultra-low emission vehicles;
    5. Work with bus operators to encourage more users through a programme of bus priority measures, encouraging non-car trips to the SCAAP area, and enhance services later into the evening to serve the night time economy;
    6. Ensure bus priority measures enhance the A13 passenger transport corridor and the connections with London Southend Airport and the seafront, focusing on the Queensway dual-carriage way junctions at London Road, Southchurch Road and Seaways;
    7. Improve the quality of existing and promote the creation of new pedestrian and cycle priority routes to improve access to the SCAAP area, considering the potential for mixed-mode or segregated priority routes where appropriate;
    8. Improve gateway crossings for pedestrians at key locations on Queensway dual carriageway and routes into the SCAAP area from surrounding neighbourhoods;
    9. Encourage businesses to provide appropriate service and delivery arrangements and minimise their environmental impact; working with the freight industry and logistics to implement more efficient use of vehicles in terms of guidance, zoning and delivery timetables and this can be set out in a freight management plan;
    10. Review signage and implement an integrated signage strategy for vehicles, buses, freight, pedestrians and cyclists, including its integration with public art where possible, ensuring signage is kept to a minimum and appropriately scaled and sited to avoid cluttering the streetscape. Make full use of technology to facilitate the shift to sustainable transport modes;
    11. Ensure street lights are maintained, CCTV is prominently sited, and public transport and taxis operate after dark to help improve the perception of safety within Southend Central Area;
    12. In order to promote and reinforce local distinctiveness, ensure all public realm improvement works, including those outlined in the relevant Policy Areas, seek to provide a coordinated palette of materials, facilitate a reduction in street clutter, consider the needs of all users, including vulnerable and disabled users, the provision of additional seating where appropriate to provide resting places, and have regard to guidance within the Design and Townscape Guide and Streetscape Manual;
    13. Encourage visually active frontages through the installation of public art, green walls, well detailed signage, and appropriately placed windows and entranceways to enliven blank frontages, as defined on the Policies Map;
    14. Improve road safety and the quality of the environment by introducing traffic calming and related measures within predominantly residential areas as appropriate.
  2. In order to support the vitality and viability of the SCAAP area the Council will:
    1. Maintain parking capacity* within Southend Central Area at a level that supports vitality and viability and does not undermine the Central Area's ability to accommodate visitor trips, whilst enabling the delivery of relevant opportunity sites;
    2. Require any development proposals that come forward on key visitor car parking areas in the south of the Southend Central Area (as identified in Table 5 and Map 4) to ensure that there is no loss of key visitor car parking; any planning application in these areas would need to be accompanied by a detailed transport assessment that would include an analysis of the impact of the additional parking demand generated by the proposed development on the identified key visitor car parks, having regard to:
      • Adopted parking standards;
      • Consideration of the extent to which linked/combined trips and opportunities for further mode shift through the travel plan process will reduce the need for additional publicly available car parking spaces;
      • Availability of parking to the south of the Central Area within the area shown in Map 4; and
      • The need for any replacement parking to be provided within the area shown in Map 4, where it should be secured through a planning condition or obligation as part of the overall development scheme or through another means acceptable to the Council.
    3. Seek to rebalance the discrepancies of parking supply within Southend Central Area by acting on the outcome of the Parking Study and work with private car park owners and operators to ensure maximum usage of car park capacity;
    4. Assess the costs and benefits of an extension to the existing VMS scheme, or updated technology to enable real-time direction of drivers to the most appropriate car park for their destination based on proximity and available capacity, avoiding unnecessary circulating traffic, and by giving consideration to the management of the road network and access points to car parks;
    5. Improve the information available about the range of parking and sustainable travel options for visitors to Southend, including improvements to the Council website and through working with local businesses;
    6. Seek to relieve the pressure on the more well-used car parks at peak times and encourage use of less occupied car parks through a combination of dynamic signage, competitive pricing and pre-journey information;
    7. Ensure pedestrian routes to and from public car parks, railway stations and other public transport interchanges are direct, well-lit and signposted, benefiting from a high quality public realm that links well with main areas of interest;
    8. Ensure new and existing car parks add to the overall aesthetic quality of an area through such measures as landscaping, green walls, pubic art, pedestrian walkways and pedestrian permeability, as well incorporating innovative layouts to reduce visual impact and effect on key views within and to Southend Central Area. *Parking capacity includes provision for cars, motorcycles, taxis, bicycle and Blue Badge holder provision
  3. The Council will work in partnership with key stakeholders to improve transport infrastructure and access in Southend Central Area, and to secure funding for transport and public realm improvements.
Policy PA1 - High Street Policy Area Development Principles

Supporting text

  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 PA2 - London Road Policy Area Development Principles

Supporting text

  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 PA3 - Elmer Square Development Principles

Supporting text

  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.
PA3.1 - Elmer Square Phase 2

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.

Policy PA4 - Queensway Policy Area Development Principles

Supporting text

  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.
PA4.1 - Queensway

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.

Policy PA5 - Warrior Square Policy Area Development Principles

Supporting text

  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 PA6 - Clifftown Policy Area Development Principles

Supporting text

  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 PA7 - Tylers Policy Area Development Principles

Supporting text

  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.
PA7.1 - Tylers

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.

Policy PA8 - Victoria Gateway Neighbourhood Development Principles

Supporting text

  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
  2. 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:
      1. the use of green walls and roof gardens;
      2. comprehensive landscaping;
      3. the creation of a series of linked public green space within the area linked to a wider network of parks and gardens;
      4. 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.
PA8.1 - Victoria Avenue

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).

PA8.2 - Baxter Avenue

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.

Policy PA9 - Sutton Road Neighbourhood Area Development Principles

Supporting text

  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.
PA9.1 - Sutton Road

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.

PA9.2 - Guildford Road

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 CS1 - Central Seafront Policy Area Development Principles

Supporting text

  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:
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.

CS1.2 - Seaway Car Park

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.

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.

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.

Policy CS2 - Nature Conservation and Biodiversity

Supporting text

  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 CS3 - The Waterfront

Supporting text

  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.
    2. 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:
        1. provision of information boards/facilities including making increasing use of mobile phone and digital technology;
        2. 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 DM1 - Design Quality

Supporting text

  1. The Council will support good quality, innovative design that contributes positively to the creation of successful places. All developments should draw reference from the design principles set out in the Design and Townscape Guide SPD, where applicable, and where a Design and Access Statement is required demonstrate how this guidance has been addressed to achieve high quality, sustainable design. In order to reinforce local distinctiveness all development should:
    1. Add to the overall quality of the area and respect the character of the site, its local context and surroundings in terms of its architectural approach, height, size, scale, form, massing, density, layout, proportions, materials, townscape and/or landscape setting, use, and detailed design features giving appropriate weight to the preservation of a heritage asset based on its significance in accordance with Policy DM5 where applicable;
    2. Provide appropriate detailing that contributes to and enhances the distinctiveness of place;
    3. Contribute positively to the space between buildings and their relationship to the public realm;
    4. Protect the amenity of the site, immediate neighbours, and surrounding area, having regard to privacy, overlooking, outlook, noise and disturbance, visual enclosure, pollution, and daylight and sunlight;
    5. Provide an internal and external layout that takes account of all potential users including prioritising pedestrians and cyclists and accessibility to public transport; and
    6. Address security issues by having regard to the principles of 'Secured by Design'.
Policy DM2 - Low Carbon Development and Efficient Use of Resources

Supporting text

To ensure the delivery of sustainable development, all development proposals should contribute to minimising energy demand and carbon dioxide emissions in accordance with the energy hierarchy and address the following:

New Development

  1. All new development that creates additional residential and/or commercial units, should be energy and resource efficient by incorporating the following requirements:
    1. Applying passive and energy efficient design measures; and
    2. Prioritising the use of sustainably sourced material, and adopting sustainable construction methods that minimise the use of raw materials and maximise the recovery of minerals from construction, demolition and excavation wastes produced at development or redevelopment sites; and
    3. Where viable and feasible, achieving a minimum Code for Sustainable Homes Level 3, and move towards zero carbon by 2016 for all residential developments; or achieving a BREEAM 'very good' rating, and move towards zero carbon by 2019 for all non-residential developments. Applications should include Interim Code or BREEAM certificates based on the design stage assessment. Planning conditions will require submission of final Code certificates and post-construction BREEAM certificates, as appropriate; and
    4. Water efficient design measures that limit internal water consumption to 105 litres per person per day (lpd) (110 lpd when including external water consumption). Such measures will include the use of water efficient fittings, appliances and water recycling systems such as grey water and rainwater harvesting; and
    5. Urban greening measures and promoting biodiversity from the beginning of the design process. Urban greening design measures include, but are not limited to: provision of soft landscaped open space; tree planting; green roofs; living walls; nest boxes; and soft landscaping.

Alterations and extensions to existing development

  1. High standards of energy and water efficiency in existing developments will be supported wherever possible through retrofitting. Conversions, extensions and/or alterations of existing buildings should meet BREEAM Domestic Refurbishment 'very good'. Where this is not technically feasible or viable, appropriate sustainability measures should stillbe incorporated.
Policy DM3 - The Efficient and Effective Use of Land

Supporting text

  1. The Council will seek to support development that is well designed and that seeks to optimise the use of land in a sustainable manner that responds positively to local context and does not lead to over-intensification, which would result in undue stress on local services, and infrastructure, including transport capacity.
  2. All development on land that constitutes backland and infill development will be considered on a site-by-site basis. Development within these locations will be resisted where the proposals:
    1. Create a detrimental impact upon the living conditions and amenity of existing and future residents or neighbouring residents; or
    2. Conflict with the character and grain of the local area; or
    3. Result in unusable garden space for the existing and proposed dwellings in line with Policy DM8; or
    4. Result in the loss of local ecological assets including wildlife habitats and significant or protected trees.
  3. The conversion of existing single dwellings into two or more dwellings will only be permitted where the proposed development:
    1. Does not adversely impact upon the living conditions and amenity of the intended occupants and neighbouring residents and uses; and
    2. Will not harm the character and appearance of the existing building or wider area; and
    3. Will not lead to a detrimental change of a street's function; and
    4. Meets the residential standards set out in DM8 and the vehicle parking standards set out in Policy DM15.
  4. The conversion or redevelopment of single storey dwellings (bungalows) will generally be resisted. Exceptions will be considered where the proposal:
    1. Does not create an unacceptable juxtaposition within the streetscene that would harm the character and appearance of the area;and
    2. Will not result in a net loss of housing accommodation suitable for the needs of Southend's older residents having regard to the Lifetime Homes Standards.
  5. Alterations and additions to a building will be expected to make a positive contribution to the character of the original building and the surrounding area through:
    1. The use of materials and detailing that draws reference from, and where appropriate enhances, the original building, and ensures successful integration with it; and
    2. Adopting a scale that is respectful and subservient to that of the original building and surrounding area; and
    3. Where alternative materials and detailing to those of the prevailing character of the area are proposed, the Council will look favourably upon proposals that demonstrate high levels of innovative and sustainable design that positively enhances the character of the original building or surrounding area.
Policy DM4 - Tall and Large Buildings

Supporting text

  1. Tall and large buildings are by definition substantially taller and out of scale with the prevailing built form of the surrounding area and/or have a significant impact on the skyline. Tall buildings will only be permitted in appropriate locations in the Southend Central Area and will only be considered outside this area in exceptional circumstances, where the development would be within the street block of an existing cluster of tall buildings, where it can be demonstrated that it would not be incongruous with the character and function of the area, and where the proposed development meets the criteria set out within this policy. Tall and large buildings will be considered acceptable where:
    1. They are located in areas whose character, function and appearance would not be harmed by the scale, mass or bulk of a tall or large building; and
    2. They integrate with the form, proportion, composition, and character of surrounding buildings, urban grain and public realm (including landscape features), particularly at street level; and
    3. Individually or as a group, form a distinctive landmark that emphasises a point of visual significance and enhances the skyline and image of Southend; and
    4. The highest standards of architecture and materials are incorporated; and
    5. The latest regulations and planning policies for minimising energy use and reducing carbon emissions over the lifetime of the development are exceeded, where viable and feasible;and
    6. Ground floor activities provide a positive relationship to the surrounding streets; and
    7. They are located in a sustainable area with frequent public transport links, and where local services are accessible by foot and bicycle
  1. Tall and large buildings will not be acceptable where:
    1. They adversely affect their surroundings in terms of character, microclimate, wind turbulence, overshadowing, noise, reflected glare, navigation and telecommunication interference; or
    2. They impact adversely on local views that make an important contribution to the character of the area; or
    3. They adversely impact upon the skyline of Southend as viewed from the foreshore and other important viewpoints and vistas within and outside the Borough; or
    4. They adversely impact upon London Southend Airport; or
    5. They detrimentally impact upon the setting of heritage assets.
Policy DM5 - Southend-on-Sea's Historic Environment

Supporting text

  1. All development proposals that affect a heritage asset will be required to include an assessment of its significance, and to conserve and enhance its historic and architectural character, setting and townscape value.
  1. Development proposals that result in the total loss of or substantial harm to the significance of a designated heritage asset, including listed buildings and buildings within conservation areas, will be resisted, unless there is clear and convincing justification that outweighs the harm or loss. Development proposals that are demonstrated to result in less than substantial harm to a designated heritage asset will be weighed against the impact on the significance of the asset and the public benefits of the proposal, and will be resisted where there is no clear and convincing justification for this. High quality redevelopment of existing buildings within conservation areas which are considered to be of poor architectural quality will be encouraged.
  1. Development proposals that result in the loss of or harm to the significance of a non-designated heritage asset, such as a locally listed building or frontages of townscape merit, will normally be resisted, although a balanced judgement will be made, having regard to the scale of any harm or loss, the significance of the asset and any public benefits.
  1. Development proposals, including replacement shopfronts, that impact upon the 'Frontages of Townscape Merit' will be required to pay regard to the preservation and restoration of features which contribute to the special character of their frontage, including form and function. Special attention will be paid to the quality of replacement shopfronts and associated signage to ensure that their design and materials are appropriate to the historic character of the building.
  1. Any alterations and additions to a heritage asset will need be evidenced. They should be informed by a heritage statement explaining the significance of the building, including any contribution made by its setting, giving a justification for the works, and clearly identifying their impact on the building's fabric and character in a manner appropriate to the significance of the heritage asset. Where appropriate this may be incorporated in the Design and Access Statement.
  1. Where development might affect archaeological deposits an evaluation should be carried out beforehand so that it is possible to assess the likely impact of the application on the deposits, and that provision is made for them toremain in situ, or for their investigation and recording. Developments that are close to or in the vicinity of a Scheduled Ancient Monument will be expected to ensure that the Monument and its setting are preserved and enhanced.
Policy DM6 - The Seafront

Supporting text

  1. All development within the Seafront Area will incorporate measures which will:
    1. (i) Limit any adverse impacts and where possible enhance the biodiversity interests of the local nature reserves and coastal and marine environment; and
    2. (ii) Protect the valuable natural amenity areas of International, European, national importance.
  2. All development proposals within the Seafront Area must take account of flood risk and coastal change. This will include, where appropriate, developing, agreeing and then incorporating:
    1. Appropriate flood defence and engineering solutions; and/or
    2. Flood resistant and resilient design that provides safe refuge to occupants in the event of a flood and is easily restored after the event.
    3. Design solutions which do not prevent or restrict future maintenance and improvement of flood defences and the Borough Council's ability to manage coastal change.
  3. Existing buildings along the Seafront that form a cohesive frontage, have a historic context or are recognised as key landmarks and/or contribute to a distinctive Southend sense of place will be retained and protected from development that would adversely affect their character, appearance, setting and the importance of the Seafront.
  4. Development within or near the Seafront Area must not detrimentally impact upon the Thames Estuary's openness or views across and backdrops to the River Thames and Southend's beaches.
  5. The provision of new and improved facilities for water recreation and other leisure and tourism facilities will generally be supported in appropriate locations along the Seafront in accordance with Policy Table 1. Proposals are required to demonstrate that:
    1. Such facilities will not detrimentally reduce the amount of beach available for public use or public accessibility to the foreshore; and
    2. They provide an adequate means of access to the foreshore
    3. They contribute to the positive appreciation of natural resources and biodiversity of the foreshore by visitors and users.
  6. All development within the Seafront Area must accord with the development principles set outin Policy Table 1. Additionally all new buildings must:
    1. Demonstrate how it connects to and, where appropriate, contributes to the Green Grid Strategy; and
    2. Either incorporate or contribute towards the provision public art within this area.

      All development must explore the need for Habitats Regulation Assessment to ensure screening for potential adverse impacts on internationally designated nature conservation sites in the area.

Policy DM7 - Dwelling Mix, Size and Type

Supporting text

  1. All major* residential development is expected to provide a dwelling mix that incorporates a range of dwelling types and bedroom sizes, including family housing where feasible, to reflect the Borough's housing need and housing demand.

    The Council will promote the mix of dwellings types and sizes, taking account of those outlined in the SHMA, illustrated in Policy Table 2, in all new major* residential development proposals. Where a proposal significantly deviates from this mix the reasons must be justified and demonstrated to the Council.

    The Council will look favourably upon the provision of family size housing on smaller sites, particularly where the surrounding building types provide an appropriate context for this type of development to be included within a scheme.

  2. Where affordable housing is provided:
    1. The affordable dwelling mix set out in Policy Table 3 is sought; and
    2. An indicative tenure mix of 60:40 between social and/ or affordable rented accommodation and intermediate housing is sought respectively.

      Where it is considered that the affordable housing dwelling mix and/or tenure mix is not appropriate, applicants will be required to justify to the satisfaction of the Council, a more appropriate mix. The Council will take into consideration factors such as the latest available affordable housing evidence, the site context and viability amongst other things.

Policy DM8 - Residential Standards

Supporting text

  1. The internal environment of all new dwellings must be high quality and flexible to meet the changing needs of residents. To achieve this all new dwellings should:
    1. Provide convenient, useable and effective room layouts; and
    2. Meet, if not exceed, the residential space standards set out in Policy Table 4 and meet the requirements of residentialbedroom and amenity standards set out in Policy Table 5; and
    3. Meet the Lifetime Homes Standards, unless it can be clearly demonstrated that it is not viable and feasible to do so; and
    4. Ensure that at least 10% of new dwellings on major* development sites are wheelchair accessible, or easily adaptable for residents who are wheelchair users; and
    5. Make provision for usable private outdoor amenity space for the enjoyment of intended occupiers; for flatted schemes this could take the form of a balcony or easily accessible semi-private communal amenity space. Residential schemes with no amenity space will only be considered acceptable in exceptional circumstances, the reasons for which will need to be fully justified and clearly demonstrated.
  2. All proposals for non self-contained accommodation (such as student and hospital staff accommodation) will be required to meet the internal space standards set out in Policy Table 6.

    *Major development is defined as:

    1. the number of dwelling-houses to be provided is 10 or more; or
    2. the development is to be carried out on a site having an area of 0.5 hectares or more and it is not known whether the development would constitute 10 dwellings or more.
Policy DM9 - Specialist Residential Accommodation

Supporting text

  1. Development proposals for specialist residential accommodation, including new build and extensions, will be considered acceptable where each of the following criteria are addressed and it is demonstrated to the satisfaction of the Council that:
    1. there is a clearly identified need in Southend; and
    2. there is no existing capacity for such facilities within Southend; and
    3. it will not lead to an over concentration of similar uses that would be detrimental to the character of a residential area, residential amenity or will impact on the capacity of public services e.g. health and social care; and
    4. it would not result in the loss of an existing use that makes an important contribution to other Council objectives, strategies and policies; and
    5. it is accessible to public transport, shops, services, community facilities, public open space and social networks appropriate to the needs of the intended occupiers.
Policy DM10 - Employment Sectors

Supporting text

  1. Development that contributes to the promotion of sustainable economic growth by increasing the capacity and quality of employment land, floorspace, and jobs will be encouraged.
  2. The Southend Central Area, as defined in the Southend Central Area Action Plan, will form the primary location for major economic growth particularly for Class B1 office uses.
  3. Development proposals within the employment sectors identified within Policy Table 7 will principally be directed to the Priority Location Areas.
Policy DM11 - Employment Areas

Supporting text

  1. Major redevelopment proposals within the Employment Areas (Policy Table 8) should seek to make provision for a range of flexible unit sizes including accommodation that supports small and medium sized enterprises, where this is feasible, to ensure the needs of businesses are met in accordance with market signals. This should take account of the location and type of business proposed to ensure land is used efficiently. Where appropriate, incubator / seedbed centres and/or affordable workspaces will be sought.
  2. The Borough Council will support the retention, enhancement and development of Class B uses within the Employment Areas shown on the Policies Map and described in Policy Table 8. Proposals that fall outside of a Class B employment use will only be granted permission where:
    1. the development proposal is a 'sui generis' use of a similar employment nature, which is compatible with and will not compromise the operating conditions of the Employment Area; or
    2. the development proposal is in conformity with a planning brief, or similar planning policy document, that has been adopted by the Borough Council for the concerned site, which sets out other appropriate uses; or
    3. it can be demonstrated to the Council's satisfaction that:
      1. there is no long term or reasonable prospect of the site concerned being used for Class B purposes.*; and
      2. the use is compatible with and will not compromise the operating conditions for other employment uses or the potential future use of neighbouring sites for employment uses; and
      3. the alternative use cannot be reasonably located elsewhere within the area it serves**; and
      4. the use will not give rise to unacceptable traffic generation, noise, odour or vehicle parking; or
    4. it can be shown that the development will be a complementary and supporting use, which is both subservient and ancillary to the principal employment uses and serves the day-time needs of the estate's working population and will not result in a material change to the Class B character and function of the area.

* This should include a minimum 2 year active marketing exercise where the vacant site / floorspace has been offered for sale or letting on the open market at a realistic price and that no reasonable offers have been refused. In exceptional cases related to site-specific circumstances, where the vacancy period has been less than two years, a robust market demand analysis which supplements any marketing and vacancy evidence may be considered acceptable. Appendix 4 sets out the information to be provided in relation to marketing and market demand.

** The Borough Council will make a judgement about the extent of the area based upon the site concerned and the proposed use.

  1. The Employment Growth Areas identified within column 1 of Policy Table 8 will be promoted as locations for increased modern employment floorspace. A managed approach will be sought at the Employment Growth Areas through other planning policy documents, including planning briefs, that will set out the quantum of development and appropriate uses.
  2. Proposals for employment generating uses outside the Employment Areas (Policy Table 8) will be allowed where they do not impact upon the amenity of the surrounding uses and do not conflict with other development plan policies.
  3. Outside the Employment Areas (Policy Table 8), proposals for alternative uses on sites used (or last used) for employment purposes, including sites for sui-generis uses of an employment nature, will only be permitted where it can be demonstrated that:
    1. it will no longer be effective or viable to accommodate the continued use of the site for employment purposes***; or
    2. Use of the site for B2 or B8 purposes gives rise to unacceptable environmental problems.

It will need to be demonstrated that an alternative use or mix of uses will give greater potential benefits to the community and environment than continued employment use.

*** Appendix 4 Part C sets out the information to be provided as part of this appraisal.

Policy DM12 - Visitor Accommodation

Supporting text

  1. New visitor accommodation will be focused within the Southend Central Area, London Southend Airport area and at locations with good access and a clear and strong relationship with the Seafront (the 'KeyAreas'). Proposals must relate well to strategicroutes and the distributor road network, have good public transport accessibility, and meet the requirements of other relevant planning policies.
  2. Within the Key Areas in (1) visitor accommodation will be retained. Proposals for alternative uses on sites used (or last used) for visitor accommodation will be considered where it can be demonstrated that:
    1. the site is no longer viable or feasible for visitor accommodation*; and
    2. the proposal meets all other relevant planning policies.

    Where an alternative use is considered acceptable by the Council, applications that would contribute positively to the leisure, recreation and tourism offer in the Borough will be considered favourably.

    *Supporting text paragraph 5.37 and Appendix 4 Part A sets out the information to be provided

  3. Proposals for alternative uses on sites used (or last used) for visitor accommodation outside the Key Areas in (1) will generally be permitted provided that the proposal meets other relevant planning policies
Policy DM13 - Shopping Frontage Management outside the Town Centre

Supporting text

  1. Primary and secondary shopping frontages within Southend will be managed to reinforce their attractiveness, vitality and viability within the daytime and night-time economies. The character and function of both typesof frontage will be protected and enhanced.
  2. The Policies Map defines discrete areas of Primary Shopping Frontage within District and Local Centres. Within each of the identified primary shopping frontage areas, proposals for Class A1 retail use will be supported and its loss will be resisted. The change of use of ground floor Class A1 units to other uses of the Use Classes Order 1987 (as amended) or 'sui generis' uses of a retail nature will only be considered if:
    1. The proposed use will not result in the proportion of frontage (measured in terms of length of frontage) remaining in retail use (class A1) falling below 60% within each centre as a whole. Where retail use (class A1) already falls below 60% of the primary shopping frontage length, no further loss of Class A1 will be allowed unless it can be demonstrated to the satisfaction of the Council that the A1 use is no longer viable through an effective 2 year marketing exercise where the vacant property has been offered for sale or letting on the open market at a realistic price and no reasonable offers have been refused*; and
    2. It can be demonstrated that the proposed change of use would enhance the vitality and viability of the centre and would not lead to the isolation of A1 retail uses; and
    3. An active frontage is retained or provided with a display function for goods and services rendered and the proposed use will provide a direct service to visiting members of the general public.

* Appendix 4 sets out the information to be provided in relation to marketing of vacant floorspace.

  1. All developments in the secondary shopping frontage, as defined on the Policies Map, must maintain or provide an active frontage with a display function for goods and services rendered and the proposed use will provide a direct service to visiting members of the general public.
  2. All new shop frontages will be of a high standard of design that is compatible with the architectural style and character of the building and surrounding area. The design of new shop fronts should have regard to the Design and Townscape Guide SPD and address the following design principles:
    1. The loss of traditional features and shop fronts which make a positive contribution to the character and appearance of the building or surrounding area will be resisted unless it can be demonstrated that the benefits of a proposal significantly outweigh their loss;
    2. Blank frontages will be resisted on principal elevations and opportunities for exposing upper floor windows maximised.
  3. Where an empty unit has little prospect of being occupied within a primary or secondary shopping frontage in the short term, the Council will encourage the landowner/landlord to display local art within the windows to create visual interest from the public realm.
Policy DM14 - Environmental Protection

Supporting text

  1. Development on or near land that is known to be contaminated or which may be affected by contamination will only be permitted where:
    1. An appropriate Contaminated Land Assessment has been carried out as part of the application to identify any risks to human health, the natural environment or water quality; and
    2. Where contamination is found which would pose an unacceptable risk to people's health, the natural environment or water quality, the Council will impose a condition, if appropriate, to ensure the applicant undertake appropriate remedial measures to ensure that the site is suitable for the proposed use and that the development can safely proceed.
    3. Remediation works will be carried out before the commencement of any new development.
  2. All development proposals in the vicinity of the cliff frontages shall take full account of the risk of ground instability. Development that is at risk from land instability or that is likely to increase risk to a site or to the surrounding areas will be not acceptable. Proposals will only be considered where:
    1. It has been demonstrated to the satisfaction of the Council that the development of unstable or potentially unstable land will be constructed and used safely without increasing instability of the site and surrounding land; and
    2. It can be demonstrated that mitigation measures to stabilise land are environmentally acceptable and will not adversely impact upon neighbouring uses or sites.
Policy DM15 - Sustainable Transport Management

Supporting text

  1. Development will be allowed where there is, or it can be demonstrated thatthere will be,physical and environmental capacity to accommodate the type and amount of traffic generated in a safe and sustainable manner. For developments that generate significant amounts of movement, a supporting Transport Statement or Transport Assessment should be provided.
  2. Access to the proposed development and any traffic generated must not unreasonably harm the surroundings, including the amenity of neighbouring properties and/or the public rights of way.
  3. To prioritise and promote viable alternatives to private vehicle use developmentproposals must prioritise the needs of pedestrians, including disabled persons and those with impaired mobilityand cyclists, including safe, secure and covered on-site cycle parking and where appropriate changing facilities, creating safe and secure layouts that minimise conflicts with traffic and avoid street clutter and barriers to movement;

    The provision of facilities for charging electric vehicles and other ultra-low emission vehicles will be encouraged wherever practical and feasible.

  4. All major* development proposals must incorporate and include provision for:
    1. safe, convenient and legible access to public transport for pedestrians and cyclists, and appropriate 'smarter choice' measures to reduce dependency on vehicles such as Travel Plans (Personal, Workplace and School), car clubs, car sharing and pooling, real-time public transport information and marketing and communication materials and welcome packs. All other development should seek to include such measures where site specific circumstances allow; and
    2. servicing and emergency vehicles.
  5. All development should meet the parking standards (including cycle parking) set out in Appendix 6. Residential vehicle parking standards may be applied flexibly where it can be demonstrated that the development is proposed in a sustainable location with frequent and extensive links to public transport and/ or where the rigid application of these standards would have a clear detrimental impact on local character and context.

    Reliance upon on-street parking will only be considered appropriate where it can be demonstrated by the applicant that there is on-street parking capacity.

    The parking standards in Appendix 6 will be kept under review.

Policy KP1 - Spatial Strategy

Supporting text

As a principal basis for sustainable development in the town, development and investment will be expected to build on and contribute to the effectiveness and integration of the key transport corridors and interchanges.

The primary focus of regeneration and growth within Southend will be in:

  • Southend Town Centre and Central Area – to regenerate the existing town centre, as a fully competitive regional centre, led by the development of the University Campus, and securing a full range of quality sub-regional services to provide for 6,500 new jobs and providing for at least 2,000 additional homes in conjunction with the upgrading of strategic and local passenger transport accessibility, including development of Southend Central and Southend Victoria Stations as strategic transport interchanges and related travel centres.

In addition, appropriate regeneration and growth will be focussed in the following locations:

  • Seafront – to enhance the Seafront's role as a successful leisure and tourist attraction and place to live, and make the best use of the River Thames, subject to the safeguarding of the biodiversity importance of the foreshore*.
  • Shoeburyness to promote the role of Shoeburyness as a place to live and work, led by the successful redevelopment at Shoebury Garrison, regeneration of local shopping centres and existing industrial estates to secure an additional 1,500 jobs, and providing for 1,400 additional dwellings, linked to improved access, and subject where relevant to the safeguarding of the biodiversity importance of the foreshore*.
  • Priority Urban Areas – these comprise:
    1. The District Centres of Westcliff (Hamlet Court Road) and Leigh (Leigh Broadway, Elm Road and Rectory Grove), the Southchurch Road shopping area, and the West Road/Ness Road shopping area of Shoebury;
    2. The main Industrial/employment areas as identified on the Key Diagram, and
    3. The Cluny Square Renewal Area.

The relocation of Southend United Football Club stadium to Fossetts Farm area will be supported in principle.

Successful regeneration and growth on the scale planned will require substantial improvements to transport infrastructure and accessibility in the Borough.

A Green Belt will be maintained around the urban area. Minor amendments to the Green Belt boundary may exceptionally be considered where this would enable delivery of specific objectives and policies in this Core Strategy that could not otherwise be achieved in a sustainable manner, and the openness of the remaining Green Belt and its ability to provide effective separation between Southend and neighbouring settlements are maintained.

Where the Environment Agency's Flood Zone Maps or other considerations, including the South Essex Strategic Flood Risk Assessment, indicate that a risk of flooding may remain, all development proposals shall be accompanied by a detailed flood risk assessment appropriate to the scale and nature of the development and the risk. Development will only be permitted where that assessment clearly demonstrates that it is appropriate in terms of its type, siting and the mitigation measures proposed, using appropriate and sustainable flood risk management options which safeguard the biodiversity importance of the foreshore and/or effective sustainable drainage measures.

* in particular ensuring that European and international sites for nature conservation are not adversely affected by any new development. Appropriate and sustainable flood risk management measures will be provided as part of a comprehensive shoreline management strategy.

Policy KP2 - Development Prinicples

Supporting text

All new development, including transport infrastructure, should contribute to economic, social, physical and environmental regeneration in a sustainable way throughout the Thames Gateway Area, and to the regeneration of Southend's primary role within Thames Gateway as a cultural and intellectual hub and a higher education centre of excellence. This must be achieved in ways which:

  1. contribute to the achievement of, and do not compromise, the Borough Council's Strategic Objectives;
  2. make the best use of previously developed land, ensuring that sites and buildings are put to best use;
  3. apply a sequential approach to the location and siting of development, particularly having regard to the need to:
    1. minimise the use of 'greenfield' land;
    2. avoid or appropriately mitigate flood risk;
    3. reduce the need to travel;
    4. ensure good accessibility to local services and the transport network;
    5. facilitate the use of travel modes other than the private car; and
    6. safeguard and promote the vitality and viability of existing town and local centres.
  1. respect, conserve and enhance and where necessary adequately mitigate effects on the natural and historic environment, including the Borough's biodiversity and green space resources; ensure that European and international sites for nature conservation are not adversely affected and contribute positively towards the 'Green Grid' in Southend
  2. do not place a damaging burden on existing infrastructure;
  3. are within the capacity of the urban area in terms of the services and amenities available to the local community;
  4. secure improvements to transport networks, infrastructure and facilities;
  5. promote improved and sustainable modes of travel;
  6. secure improvements to the urban environment through quality design;
  7. respect the character and scale of the existing neighbourhood where appropriate;
  8. include appropriate measures in design, layout, operation and materials to achieve:
    1. a reduction in the use of resources, including the use of renewable and recycled resources. All development proposals should demonstrate how they will maximise the use of renewable and recycled energy, water and other resources. This applies during both construction and the subsequent operation of the development. At least 10% of the energy needs of new development should come from on-site renewable options (and/or decentralised renewable or low carbon energy sources), such as those set out in SPD 1 Design and Townscape Guide, wherever feasible. How the development will provide for the collection of re-usable and recyclable waste will also be a consideration.
    2. avoidance of flood risk, or where, having regard to other sustainability considerations (see Section 2(i) and Policy KP1 above) a residual risk remains, the provision of measures to appropriately and adequately mitigate that risk. All development proposals should demonstrate how they incorporate 'sustainable urban drainage systems' (SUDS) to mitigate the increase in surface water run-off, and, where relevant, how they will avoid or mitigate tidal or fluvial flood risk;
    3. avoidance or appropriate mitigation of actual and potential pollution impacts of development;
    4. a reduction in and prevention of crime. All development proposals should demonstrate how they have used design measures to help reduce crime and create environments that are safe, secure and people friendly;
    5. enhancement to the ecological and amenity value of the environment where appropriate;
    6. would avoid areas of land instability or adequately mitigate potential harmful effects.

All development will need to have regard to the Council's guidance set out in its Supplementary Planning Documents.

Policy KP3 - Implementation and Resources

Supporting text

In order to help the delivery of the Plan's provisions the Borough Council will:

  1. prepare Area Action Plans and Supplementary Planning Documents to ensure development of an appropriate scale, mix and quality for key areas of opportunity and change, including:
    1. The Town Centre;
    2. Southend Seafront;
    3. Shoeburyness and
    4. London Southend Airport (joint Area Action Plan with Rochford District Council);
  2. enter into planning obligations with developers to ensure the provision of infrastructure and transportation measures required as a consequence of the development proposed.

    This includes provisions such as;

    1. roads , sewers, servicing facilities and car parking;
    2. improvements to cycling, walking and passenger transport facilities and services;
    3. off-site flood protection or mitigation measures, including sustainable drainage systems (SUDS);
    4. affordable housing;
    5. educational facilities;
    6. open space, 'green grid', recreational, sport or other community development and environmental enhancements, including the provision of public art where appropriate;
    7. any other works, measures or actions required as a consequence of the proposed development; and
    8. appropriate on-going maintenance requirements.
  3. prepare Development Plan and Supplementary Planning Documents, where appropriate, to elaborate upon the policies and proposals in this plan, including more detailed policy and guidance on:
    1. developer contributions and vehicle parking standards;
    2. achieving design excellence in all new development; and
    3. sustainable transport, green space and the Green Grid;
  4. require all development to have regard to, and in appropriate cases contribute to the delivery of, the Southend on Sea Local Transport Plan and its reviews where this relates to the development proposed;
  5. work in partnership with 'Renaissance Southend' (Urban Regeneration Company) to deliver sustainable regeneration and growth in the Borough;
  6. consider the development or use of its own land holdings or the acquisition and management of additional land, where necessary in partnership with the private sector, to bring sites forward for development;
  7. seek to use compulsory purchase powers in appropriate circumstances in order to assemble land to enable key development schemes and/or improvements to infrastructure to proceed;
  8. require ' Appropriate Assessment' where development may adversely affect national, European and international nature conservation designations;
  9. seek to deal expeditiously and within Government Best Value targets with all planning applications. Particular priority will be given to proposals that would generate extra jobs and which build on existing sectoral strengths and create a new enterprise culture.
Policy CP1 - Employment Generating Development

Supporting text

Provision is made for not less than 6,500 net additional jobs by 2011, and not less than 13,000 net additional jobs by 2021, distributed[6] as follows:

       2001-2021    Per Annum

Town Centre and Central Area 6,500 325

Shoeburyness* 1,500 75

Seafront** 750 37.5

Priority Urban Areas*** 2,750 137.5

Intensification**** 1,500 75

TOTAL 13,000 650

* Further detailed guidance into development in Shoeburyness will be provided in the "Shoeburyness SPD".

** 'Seafront': subject to the safeguarding of the biodiversity importance of the foreshore

*** Priority Urban Areas these comprise the District Centres of Westcliff and Leigh, the Southchurch Road shopping area and the West Road/Ness Road shopping area in Shoebury, together with the town's main industrial estates/employment areas as identified on the Key Diagram and listed at paragraph 2.4. Those Priority Areas falling within the boundaries of proposed Area Action Plans and Supplementary Planning Documents provide a jobs contribution towards these areas rather that the 'Priority Urban Areas' category.

**** In broad terms, intensification takes into account the modern forms of working such as home working and 'hot desking' as well as small scale employment generating mixed use development within the community.

Development proposals involving employment must contribute to the creation and retention of a wide range of jobs, educational and re-skilling opportunities. Employment generating development should be located using a sequential approach in accordance with the spatial priorities and roles set out in Policies KP1 and CP2. Offices, retailing, leisure and other uses generating large numbers of people should be focussed in the town centre. Industrial and distribution uses will be supported on existing and identified industrial/employment sites, where this would increase employment densities and/or reinforce their role in regeneration.

Permission will not normally be granted for development proposals that involve the loss of existing employment land and premises unless it can be clearly demonstrated that the proposal will contribute to the objective of regeneration of the local economy in other ways, including significant enhancement of the environment, amenity and condition of the local area. To promote economic regeneration, development will be expected to:

  1. enhance the town's role as a cultural and intellectual hub, a higher education centre of excellence, visitor destination and cultural centre;
  2. provide for the development and growth of appropriate technology and knowledge based industries, including the provision of businessinnovation/incubator centres with linkages to HE and University facilities and existing centres of excellence;
  3. improve opportunities for small and medium enterprises in all economic sectors, especially those reflecting the vision and strategy for Essex Thames Gateway, including healthcare; education, sports, culture, leisure and tourism, and regionally and locally significant clusters;
  4. support the town's regional potential to develop as a HotelandConference Resort with high quality hotels, casinos and broad-based leisure and tourism facilities;
  5. contribute to the regeneration and development of existing and proposed employment sites; the Town Centre and Seafront; existing industrial areas and other Priority Urban Areas;
  6. improve the vitality and viability of Southend town centre, the district centres of Leigh and Westcliff and smaller local centres;
  7. support the future potential of London Southend Airport and the regeneration of Leigh Port;
  8. improve the level of service of broadband infrastructure and other state of the art information communication technology – including maximising the opportunities of the pan-European fibreoptic network.

The Council will monitor and assess the delivery of both the transport infrastructure priorities set out in the RTS (Regional Transport Strategy) and Southend LTP (Local Transport Plan) and the employment targets required by this policy. Failure to achieve employment targets set for 2011 and thereafter may trigger a review of the Core Strategy to assess whether the phasing and further release of the housing provisions set out within Policy CP 8 should be delayed until a better alignment of employment, infrastructure and dwelling provision is secured and maintained. In order to remain in general conformity with the East of England Plan (Policy H1), and to ensure that there is sufficient housing provision in Southend on Sea to meet the East of England's Plan's housing allocation (2001 – 2021), the 6,500 net additional dwellings will not, however be phased beyond the 2021 end date of this plan.

Policy CP2 - Town Centre and Retail Development

Supporting text

Southend Town Centre will remain the first preference for all forms of retail development and for other town centre uses attracting large numbers of people, as set out in relevant national planning policy, the East of England Plan and local strategies and plans. It will be supported and developed in accordance with the spatial strategy set out in Policy KP1:

  • as a regional centre providing the full range of high quality sub-regional services and facilities required to meet the needs of Essex Thames Gateway for higher order retail, leisure, cultural and higher education services, for office-based employment, and for higher quality mixed use development to secure new jobs and homes;
  • as the key focus and driver for the regeneration of Southend, and
  • as a priority location for urban renaissance.

The centres of Westcliff (Hamlet Court Road) and Leigh will be supported as District Centres providing a range of local comparison shopping, convenience shopping and services to the neighbouring communities.

Existing centres elsewhere will be supported as local centres only, meeting chiefly the day to day convenience needs of their local communities.

Town centre and retail development should be located within these centres, should contribute to their vitality and viability, and must be appropriate to the function, size and character of the centre concerned, in accordance with the above hierarchy and priorities.

In order to maintain and promote the vitality and viability of these centres their functions in the retail hierarchy, their roles and priorities in the regeneration of the Borough, and to meet forecast quantitative shopping needs and currently identified qualitative deficiencies, provision for retail development in Southend will be delivered through the Regeneration Framework and Masterplans of Renaissance Southend Limited (RSL), supporting and supported by the Local Development Framework as follows:

  • additional comparision goods floorspace, to be located in accordance with the sequential preference:
    1. within Southend Town Centre;
    2. on the edge of Southend Town Centre, where the development will contribute to and not prejudice achievement of the regeneration and urban renaissance objectives for the Town Centre.

    An Area Action Plan for the Town Centre, and the work to inform it through RSL's Central Area Masterplan, will set out the detailed proposals for delivering the additional floorspace required to meet forecast needs;

    1. the consolidation, improvement and modernisation of existing floorspace and its environment within the District Centres of Westcliff and Leigh, in order to provide and maintain .a range of shopping, services and facilities for the neighbouring communities. The provision of significant additional retail floorspace within these centres, will not, however, be supported;
    2. within other existing centres to support their role as local centres only, where the development is in keeping with the function and scale of the centre concerned.
  • additional convenience goods floorspace, to be located in accordance with the following sequential preference:
    1. within Southend Town Centre;
    2. on the edge of Southend Town Centre, where the development will contribute to and not prejudice achievement of the regeneration and urban renaissance objectives for the Town Centre;
    3. expansion of provision in other existing centres, where the development is in keeping with the function and scale of the centre concerned, to facilitate their improvement, modernisation and adaptation, and to meet locally generated needs;
    4. within the area bounded by the Southend Town Centre to the west, Southchurch (A13) to the north, Lifstans Way to the east and Marine Parade/Eastern Esplanade to the south to meet an identified qualitative deficiency.

Any proposal not in accordance with the above hierarchy and sequential preferences will be required to demonstrate that:

  1. there is a need for the proposed development, and in particular that it would contribute to meeting the development needs and objectives set out in this policy or, where it seeks to demonstrate other need to be met, it would not prejudice the achievement of those needs and objectives, or the wider strategic objectives of this Core Strategy;
  2. it would not prejudice the role of Southend Town Centre as a regional centre and, in all its functions, as the key driver of regeneration in the Borough and its urban renaissance;
  3. a sequential approach and test has been rigorously followed in the selection of the site, in accordance with national planning policy and the sequential preferences set out in this policy; and
  4. there are no unacceptable impacts on any other existing centres.

The Council will undertake an early review of the Southend Retail Study to update and roll forward its provisions to cover the period to 2021. It will subsequently monitor and manage the provision of retail and other town centre development within Southend, and the evidence base supporting the assessment of future needs, to ensure that those needs, and the objectives for the regeneration of the Borough and an urban renaissance of the Town Centre, are met.

Policy CP3 - Transport and Accessibility

Supporting text

Improvements to transport infrastructure and services will be sought in partnership to secure a 'step change' in provision to achieve a modern integrated transport system necessary to unlock key development sites and to secure the sustainable jobs led regeneration and growth of Southend. This will be achieved by:

  1. improving the road and rail network to deliver improvements to accessibility, traffic flows, travel choice and freight distribution. In particular by:
    1. improving the A127/A1159 east-west strategic transport and freight corridor including junction improvements at Progress Road, Kent Elms, The Bell, Cuckoo Corner, Sutton Road, Fairfax Drive, East/West Street and Victoria Circus;
    2. improving accessibility to key development opportunity sites, including improved access to Shoeburyness and London Southend Airport to support the potential of the Airport to function as a catalyst for economic growth;
    3. providing for the development of high quality transport interchanges at Southend (Southend Regional Transport Node*) and the key urban interchanges at Leigh Railway Station, Shoeburyness Railway Station, Southend Hospital and London Southend Airport;
  1. widening travel choice, particularly by car share, rail, bus, including social transport, taxi, cycling and walking, including the development of 'showcase' bus priority corridors and completion of the national and regional Sustrans cycle routes;
  2. making provision and safeguarding appropriate corridors/land for new modes of passenger transport, such as the 'South Essex Rapid Transit' (SERT) system and potential for 'park and ride' schemes;
  3. realising the potential of the River Thames to function as a sustainable transport corridor, including improved access to Leigh Port, subject to environmental considerations;
  4. providing for state of the art communications, signing and intelligent transport management systems, including maximising the opportunities of the pan – European fibre optic network;
  5. safeguarding and enhancing the environment of 'Environmental Rooms', as defined in the Southend Local Transport Plan; and
  6. improving road safety, quality of life and equality of access for all.

Development proposals will be required to contribute to the implementation of the above transport improvements and the provisions of the Southend on Sea Local Transport Plan and its subsequent reviews where such contributions would be related to the development proposed and necessary for the development to proceed.

Higher density development and/or proposals which would generate large traffic movements or which are of sub-regional importance, will be directed to those areas well served by a range of transport modes and in particular to areas close to the Southend Regional Transport Node. All development will need to reduce sole reliance on the car for accessibility having regard to the Council's Local Development Documents relating to:

  1. Planning Obligations and Vehicle Parking Standards' (DPD2); and
  2. Sustainable Transport' (SPD2).

The Council will monitor and assess the delivery of the transport infrastructure priorities set out in both the RTS (Regional Transport Strategy) and Southend LTP (Local Transport Plan). Failure to achieve clear improvements to transport infrastructure and accessibility to and within the town may trigger a review of the Core Strategy to assess whether further new housing and perhaps other development should be delayed until towards the end of the plan period.

Policy CP4 - The Environment and Urban Renaissance

Supporting text

Development proposals will be expected to contribute to the creation of a high quality, sustainable urban environment which enhances and complements the natural and built assets of Southend.

This will be achieved by:

  1. promoting sustainable development of the highest quality and encouraging innovation and excellence in design to create places of distinction and a sense of place;
  2. maximising the use of previously developed land, whilst recognising potential biodiversity value and promoting good, well-designed, quality mixed use developments;
  3. ensuring design solutions that maximise the use of sustainable and renewable resources in the construction of development and resource and energy conservation (including water) in developments;
  4. providing for quality in the public realm through the use of imaginative and innovative design, sustainable and quality materials and landscaping and imaginative use of public art;
  5. maintaining and enhancing the amenities, appeal and character of residential areas, securing good relationships with existing development, and respecting the scale and nature of that development;
  6. creating safe, permeable and accessible development and spaces that encourage walking and cycling within 'Environmental Rooms';
  7. safeguarding and enhancing the historic environment, heritage and archaeological assets, including Listed Buildings, Conservation Areas and Ancient Monuments ;
  8. protecting and enhancing the town's parks, gardens and other urban open spaces, including all open areas whose townscape and amenity value is important to the surrounding area, and the biodiversity of the area;
  9. safeguarding, protecting and enhancing nature and conservation sites of international, national and local importance;
  10. creating and maintaining a 'Green Grid' of high quality, linked and publicly accessible open spaces across the town which contribute to and help develop the Thames Gateway Green Grid;
  11. maintaining the function and open character of a sustainable Green Belt;
  12. providing for the effective management of land uses on the urban fringe*, including landscape enhancement in respect of any development;
  13. protecting natural resources from inappropriate development;
  14. preventing, reducing or remedying all forms of pollution including soil, water, noise and other forms of airborne pollution.

All development will be required to have regard to the Council's Design and Townscape Guide SPD.

*Urban fringe may be considered to be the countryside and other land 'spaces' immediately surrounding towns and cities. However no definitive definition exists at present.

Policy CP5 - Minerals and Soils Resources

Supporting text

As Local and Mineral Planning Authority, the Borough Council will require the sustainable use of soil and mineral resources, in particular by:

  1. protecting the best and most versatile agricultural land (defined as land in grades 1, 2 and 3a of the Agricultural Land Classification) from irreversible damage where this is consistent with the full range of sustainability considerations, including biodiversity; quality and character of the landscape; amenity value or heritage interest; accessibility to infrastructure, workforce and markets; maintaining viable communities; and the protection of natural resources, including soil quality;
  1. granting permission for the extraction of brickearth where it can be demonstrated that:
    1. there are proven workable brickearth deposits and a need for the mineral to ensure that sufficient raw material is available for brick making over a twenty-year period; and
    2. there is an agreed scheme for the quality management, progressive restoration, aftercare and beneficial after-use of the site to an appropriate standard and timetable, and which safeguards the agricultural quality of the land or promotes alternative after-uses of benefit to biodiversity conservation and habitat creation; and
    3. there will be no materially adverse impacts on the environment (including landscape character, surface and ground waters, wildlife habitats, air and ground quality, and noise levels), and on the transport network and local amenity, or such impacts can be satisfactorily mitigated;
  1. refusing permission for any proposal that would result in the permanent sterilisation of workable or potentially workable brickearth deposits unless it can be demonstrated that the deposits are currently not commercially viable and there is no prospect of them becoming commercially viable in the foreseeable future, and the application proposal represents a community or other infrastructure use for which there is a demonstrable need and which cannot be met elsewhere;
  1. granting permission for beneficial long-term new uses of land that is contaminated or otherwise degraded, where there is an appropriate and agreed scheme of remediation and restoration funded in accordance with the "polluter pays" principle;
  2. permitting proposals for the importation of minerals and for the recovery of materials to produce secondary and recycled aggregates on industrial sites within the Borough where it can be demonstrated that:
    1. they can be carried out without material adverse impact on the environment (including surface and ground waters, air and ground quality, and noise levels), the transport network and local amenity; and
    2. the transportation arrangements are the most sustainable available in accordance with the proximity principle, using rail or water transport wherever possible.
Policy CP6 - Community Infrastructure

Supporting text

Development proposals must mitigate their impact on community infrastructure by contributing appropriately to services and facilities that would be adversely affected, in accordance with Circular 05/2005, Planning Obligations. New development should demonstrate that it will not jeopardise the Borough's ability to improve the education attainment, health and well being of local residents and visitors to Southend. This will be achieved by;

  1. providing for health and social care facilities in particular supporting the strategic services development plan of the Primary Care Trust, and the improvement and expansion plans of Southend Hospital and other key health and social care agencies where these demonstrate clear net benefits in terms of accessibility to services for the local community. This will include the establishment of Primary Care Centres at Leigh, Eastwood, Westcliff, Central Southend, Southchurch and Shoeburyness.
  2. supporting improvements to existing, and the provision of new, facilities to support the needs of education, skills and lifelong learning strategies particularly by:
    1. securing the physical infrastructure needed to maximise the impact of the Higher Education/University Campus in the Town Centre;
    2. the provision of academic and vocational education/training at a new Prospects College in east Southend; and
    3. providing for an academy of educational/training skills in aviation at London Southend Airport.
  3. safeguarding existing and providing for new leisure, cultural, recreation and community facilities, particularly:
    1. optimising the potential of Garon's Park;
    2. Phase 2 of the refurbishment of the Cliffs Pavilion;
    3. Securing a landmark facility to exhibit finds associated with the 7th Century Saxon King;
    4. Reinforcement of Southend Pier as an Icon of the Thames Gateway;
    5. Cliff Gardens Land Stabilisation.
  4. ensuring the needs of all residents and visitors, including the disabled and other vulnerable groups, are met; and
  5. ensuring access and safety concerns are resolved within all new development.
Policy CP7 - Sport, Recreation and Green Space

Supporting text

The Borough Council will bring forward proposals that contribute to sports, recreation and green space facilities within the Borough for the benefit of local residents and visitors. This will be achieved by:

  1. optimising the potential for sports excellence and research and development centred on existing sports and leisure facilities; and
  2. supporting the development of new green spaces and greenways, including a new Country Park facility within or close to the north-eastern part of the Borough, as part of the development of a Green Grid of open spaces and associated linkages throughout Essex Thames Gateway. A 'Southend-on-Sea Green Space and Green Grid Strategy' Supplementary Planning Document will be prepared, adopted and maintained to guide and facilitate this.

All existing and proposed sport, recreation and green space facilities (including the Southend foreshore and small areas of important local amenity, community resource or biodiversity value) will be safeguarded from loss or displacement to other uses, except where it can clearly be demonstrated that alternative facilities of a higher standard are being provided in at least an equally convenient and accessible location to serve the same local community, and there would be no loss of amenity or environmental quality to that community.

Any alternative facilities provided in accordance with the above considerations will be required to be provided and available for use before existing facilities are lost. The displacement of existing and proposed facilities from within the built-up area into the adjacent countryside, so as to provide further land for urban development, will not be permitted.

The redevelopment of existing allotment sites for other uses will only be permitted where it can clearly be shown that the facility is no longer required or can be adequately and conveniently provided elsewhere, has no significant biodiversity value, or that any such value is safeguarded.

All new housing development should contribute to the provision of additional sport, recreation and green space facilities to a level at least commensurate with the additional population generated by that development, and in accordance with the requirements and guidance set out in the relevant Development Plan Document. This contribution shall normally be in the form of a financial contribution towards new provision or qualitative improvements to existing facilities elsewhere.

In relation to any major new area of housing development, however, direct provision within and as an integral part of the development may be sought, where this would provide at least 2.5 hectares of additional public open space, playing pitches and ancillary facilities, laid out as a local or neighbourhood park.

To meet the requirements generated by the additional dwelling provision over the period to 2021 and the need to minimise recreational pressures on European and international sites for nature conservation, contributions will be focused on the following provision:

  1. approximately 20 hectares of additional local and neighbourhood park space, provided on areas of at least 2 hectares in size;
  2. at least 4 additional equipped play areas for children and young people, spread evenly across the Borough;
  3. 2 additional bowling greens (6 rink size);
  4. at least 4 additional multi-use games areas (MUGA's) of 1 x tennis court size, together with the conversion of existing tennis court facilities to multi-use;
  5. approximately 10 hectares of additional grass playing pitch space and ancillary facilities, provided on areas of at least 2.1 hectares each to allow flexibility between adult and junior pitches, and use for cricket in the summer;
  6. qualitative improvements to existing recreational open spaces and sports facilities, including the ancillary facilities needed to support them, sports halls/centres and swimming pools, or their replacement with appropriately located new facilities;
  7. qualitative and quantitative improvements to facilities for teenagers.
Policy CP8 - Dwelling Provision

Supporting text

Policy CP 8: Dwelling Provision

Provision is made for 3,350 net additional dwellings between 2001 and 2011 and for 3,150 net additional dwellings between 2011 and 2021, distributed as follows:

2001-2011 2011-2016 2016-2021 2001-2021

Town Centre and Central Area 1,000 750 250 2,000

Shoeburyness* 650 300 450 1,400

Seafront** 450 50 50 550

Intensification*** 1,250 500 800 2,550

TOTAL 3,350 1,600 1,550 6,500

Per annum (335) (320) (310) (325)

Further detailed guidance into development in part of Shoeburyness will be provided in the "Shoeburyness SPD".

** 'Seafront': subject to the safeguarding of the biodiversity importance of the foreshore.

*** In broad terms, intensification is making more effective use of land in a given area, where such sites may be poorly used, and even unsightly. Areas for intensification generally have potential for increased residential accommodation by building or redeveloping at an increased density and by incorporating a mix of uses where appropriate. With good design, layout and construction, intensification may improve the appearance of places as well as their sustainability.

Residential development proposals will be expected to contribute to local housing needs, including affordable and special needs provision, and the sustainable use of land and resources. To achieve this, the Borough Council will:

  1. require the provision of not less than 80% of residential development on previously developed land (brownfield sites);
  2. resist development proposals that involve the loss of existing valuable residential resources, having regard to the limited land resources in the Borough, the need to safeguard an adequate stock of single family dwellinghouse, and to protect the character of residential areas;
  3. enter into negotiations with developers to ensure that[1.]:
    1. all residential proposals of 10-49* dwellings or 0.3 hectares up to 1.99 hectares make an affordable housing or key worker provision of not less than 20% of the total number of units on site; and
    2. all residential proposals of 50* dwellings or 2 hectares or more make an affordable housing or key worker provision of not less than 30% of the total number of units on the site;

*The rational which will be used by the Council to determine whether more than the specified floor target for affordable housing will be sought will be set out and justified in 'Part 6 Affordable Housing' of the 'Planning Obligations and Vehicle Parking Standards DPD'.

For sites providing less than 10 dwellings (or below 0.3 ha) or larger sites where, exceptionally, the Borough Council is satisfied that on-site provision is not practical, they will negotiate with developers to obtain a financial contribution to fund off-site provision. The Council will ensure that any such sums are used to help address any shortfall which in affordable housing. Preferred arrangements for this will also be set out in the above DPD.

The Council will work with partner agencies to ensure that any such sums collected are programmed for the provision of affordable housing, in order to help address any shortfall which may occur in the level of affordable housing obtained through on-site provision arising from the urban nature of the Borough and a need to maintain viability of development scheme (see footnote 1).

  1. promote the provision of housing for key workers in partnership with major employers and registered social landlords
  2. require residential development schemes within the Borough's town, district and local centres to include replacement and/or new retail and commercial uses, in order to safeguard, maintain and enhance the vitality and viability of these shopping and commercial areas
  3. support and require a vibrant mix of employment, residential and community uses on larger sites, to support greater economic and social diversity and sustainable transport principles

The Council will monitor and assess the delivery of both the transport infrastructure priorities set out in the RTS (Regional Transport Strategy) and Southend LTP (Local Transport Plan) and the employment targets required by Policy CP1: Employment Generating Development of this Plan. Failure to achieve targets set for 2011 and thereafter may trigger a review of the phasing and further release of the housing provisions set out within this policy, in order to ensure that an appropriate balance between employment, infrastructure and dwelling provision is secured and maintained. In order to remain in general conformity with the East of England Plan, (Policy H1) and to ensure that there is sufficient housing provision in Southend on Sea to meet the East of England Plan's housing allocation (2001-2021), the 6,500 net additional dwellings will not be phased beyond 2021 end date of this plan.

Policy CP9 - Monitoring and Review

Supporting text

The Borough Council will undertake regular monitoring to:

  1. appraise the impact of the Plan and measure the effectiveness of its policies and proposals, using the monitoring and implementation frameworks set out in this document, particularly with regard to ensuring a job-led regeneration of the town with the necessary supporting infrastructure
  2. appraise the performance of plan preparation with reference to the Local Development Scheme
  3. indicate the need for policy revision, in particular re-appraisal of the phasing and release of further housing or other development, and/or where there may be a need for additional Supplementary Planning Documents and/or Area Action Plans.