Southend Central Area Action Plan (SCAAP) Preferred Approach 2015

Part B: Development Strategy

3. Central Area Strategy

Central Area Strategy

27 The Central Area Strategy seeks to create a 'City by the Sea' - a change in the function and transformation in the quality of the Town Centre and Seafront and renewal of Southend Central Area.

28 Spatially, this concept embraces the vision of Southend as a prosperous regional centre defined by sustainable growth of its urban functions and the identification of Southend as a location of choice for businesses, residents and visitors. This will be achieved through the creation of Policy Areas and Opportunity Sites (see Map 2: SCAAP Policy Areas and Opportunity Sites).

29 The SCAAP seeks to establish Policy Areas which, to a varying extent, take on a new mixed sustainable character. Development within these Policy Areas will be appropriate to their context, either seeking to strengthen the competitive advantage of current uses, encourage a greater mix of uses or defining new roles contributing to the regeneration of opportunity sites and Southend Central Area as a whole.

30 The introduction of new residential uses as part of a broader mix is a key element in achieving a vibrant, thriving Town Centre.

31 The Policy Areas have been identified as follows:

• High Street
• London Road
• Elmer Square
• Queensway
• Warrior Square
• Clifftown
• Tylers
• Central Seafront
• Victoria Gateway Neighbourhood
• Sutton Gateway Neighbourhood

32 Within the Policy Area's there are also a number of Site Allocations, which comprise 'Opportunity Sites' and 'Major Planning Permissions' (with potential housing allocation). The approach for managing these sites, and wider policy areas, is set out in Part C: Policy Areas and Site Allocations.

This list is not exhaustive. Full evidence base is available on the Council's website.

4. Criteria Based Policies

4.1 Introduction

33 This section sets out the policy context for key uses and development within Southend Central Area. It includes a strategy and, where relevant, policies for the delivery and management of:

• Retail
• Employment
• Housing
• Culture, Leisure, Tourism and Recreational facilities
• The Historic Environment
• Open and Green Spaces
• Key Views
• Landmarks and Landmark Buildings
• Flood Risk Management and Sustainable Drainage
• Transport, Access and Public Realm
• Infrastructure Provision (including education, health and social and community facilities)

34 A policy linkage box is provided at the end of each section or policy, setting out links between policies within the SCAAP and other key documents within the Council's local planning framework.

4.2 Retail

35 The retail sector is crucial to the health of the local economy in terms of its attraction to visitors, business and investment. The changing nature of High Streets, which are facing competition from internet shopping, out-of-town retail parks and neighbouring centres, has impacted the level of trade to the Town Centre and consequently there is a need to enhance and broaden its offer.

Southend Town Centre's Primary Shopping Area

36 The Primary Shopping Area of Southend's town centre (see Map 3 and Policies Map) is focused around a long linear High Street anchored by The Victoria shopping centre to the north and The Royals shopping centre to the south.

37 New retail development should complement and strengthen the offer of the town centre, in accordance with Core Strategy Policy CP2: Town Centre and Retail Development, reinforcing northern and southern pedestrian circuits around the two main shopping centres.

38 Opportunities for additional retail floorspace will be expected to arise from some incremental increases in existing floorspace through extending shop units or creating larger trading areas through internal unit reconfiguration. Additionally, consideration of vacant floorspace, particularly in the Victoria's shopping centre which suffers from high vacancy rates, should be made.

39 Public realm enhancements throughout the town centre, particularly within areas that have existing poor quality environments, would be expected to increase footfall and assist with letting vacant units. A schedule of access and public realm improvements is set out within the development principles of each Policy Area.

40 The following Policy Areas and Opportunity Sites are located/partly located within the Town Centre Primary Shopping Area and have the potential to deliver additional retail floorspace where opportunities arise:

P1 High Street, including Opportunity Sites 1 and 2;

P2 London Road;

P4 Queensway and Opportunity Site 4, along Southchurch Road;

P6 Clifftown for small scale niche retail;

P7 Tylers, including Opportunity Site 6, focusing on convenience retail.

41 Outside the Town Centre Primary Shopping Area, the Council may be prepared to permit additional small-scale convenience retail provision to meet the needs of residents. Details are contained in each of the relevant Policy Areas.

42 Development Management Policy DM13 (Shopping Frontage Management outside the Town Centre) identifies 3 discreet areas of Secondary Shopping Frontage within the central area, which act as local centres and are located outside the Town Centre Primary Shopping Area. The boundaries of these are defined on the Policies Map.

Street Markets

43 Southend Town Centre has the right characteristics to sustain a market. It has an adequate sized population, limited geographical competition as well as demand from market operators. These factors alone, however, will not guarantee a successful and viable market. Very careful consideration will need to be given to where the market is located, how it will be managed and what type of market might be appropriate. Street stalls can also add diversity, though they need to be well designed and well sited, so that there is no adverse impact on retail frontages, pedestrian movement or the streetscene. A weekly market is currently operating within the High Street Policy Area, along the main thoroughfare.

Town Centre Primary and Secondary Shopping Frontages

44 Town Centre Primary and Secondary Shopping Frontages, as defined on the Policies Map (and outlined on Map 3 below), perform a vital role by managing the shopping function of the town centre to ensure its vitality and viability is not significantly harmed.

45 To ensure that a healthy balance of uses is maintained, the Council will actively manage the concentration of different Use Classes (under the Use Class Order) within the Primary Shopping Frontages as depicted on the Policies Map. By designating and protecting key frontages it is possible to control the proportion of retail and non-retail uses to ensure that the town centre remains an attractive place to shop.

46 Table 1 below presents a number of Use Classes. The current Borough Local Plan Policy S4 (Non-Retail Uses) includes a criteria that controls the length of Primary Shopping Frontage, so that at least 80% of it, measure in terms of length, remains in retail use (Class A1).

Table 1: Town and Country Planning (Use Classes) Order 1987 (as amended)

Use Class	Use/Description of Development
A1: Shops	The retail sale of goods to the public: Shops, Retail warehouses, Hairdressers, Undertakers, Travel and ticket agencies, Pet shops, Sandwich bars, Showrooms, Domestic hire shops, Dry cleaners.
A2: Financial & Professional Services	Financial services: Banks, Building societies, Bureau de change Professional services: Estate agents, Employment agencies.
A3: Restaurants & Cafés	Places where the primary purpose is the sale and consumption of food and light refreshment on the premises
A4: Drinking Establishments	Premises where the primary purpose is the sale and consumption of alcoholic drinks on the premises: Public house, Wine bar or other Drinking establishment.
A5: Hot Food Take-away	Premises where the primary purpose is the sale of hot food for consumption off the premises

* It should be noted that betting shops and pay day loan premises are now covered by the Sui Generis Use Class

47 Table 2 below outlines the findings of a recent town centre survey undertaken in September 2015. Although the proportion of frontage in retail use was 78%, approximately 19% [3]of the units within the primary shopping frontage were vacant (14% in terms of length of frontage), higher than the average national town centre vacancy rate of 10.4% (Jan 2015).

Table 2: Town Centre Primary Shopping Frontage Survey Results (Sept 2015)

Percentage of frontage classified as A1 Retail	Percentage of frontage classified as A3	Percentage of frontage outside of A1 and A3	Proportion of units vacant
79%	8%	13%	18.6% [4]

48 The vacancy level in the Town Centre primary frontages is higher than the national average. As such there may be a need for the town centre to diversity its offer, whilst maintaining its retail function, to ensure it remains attractive and competitive, and enable vacant units to be re-let effectively. However, too high a proportion of non- A1 retail uses can change the character of a retail area, which could lead to its further decline as a place to shop and potentially reduce footfall.

49 Secondary shopping frontages located within the town centre, as defined on the policies map, are often located just off the high street, and allow for a greater number and diversity of uses and provide a supporting function to primary frontages.

50 This version of the SCAAP presents three options for managing Town Centre Primary Shopping Frontages as set out by Policy Option DS1a, DS1b, DS1c, in order to gain further opinion from stakeholders and residents on how best to manage the uses within the core town centre.

51 Policy Option DS1a is most similar to the approach presented in the previous version of the SCAAP (2011). It seeks to ensure that within the town centre 70% or more of primary shopping frontage is occupied by retail use (Class A1), whilst allowing flexibility where units are vacant. It also seeks to ensure that A1 units are not isolated, but does not explicitly define this.

52 Policy Option DS1b provides a more flexible approach, ensuring that within the town centre the majority of primary shopping frontage is occupied by retail use (Class A1), whilst allowing flexibility where units are vacant. It also seeks to ensure that A1 units are not isolated by explicitly outlining that no more than 2 consecutive units can be non-retail (Class A1).

53 Policy Option DS1c provides the most flexibility in that there is no stated minimum target for retail frontage. The option does however, seek to support and maintain retail use in the first instance, ensure that the use is not outside of the "A" class, and that A1 units are not isolated by explicitly outlining that no more than 2 consecutive units can be non-retail (Class A1).

POLICY LINKAGES - RETAIL
Core Strategy Linkages Objectives Strategic Objective 3 Strategic Objective 5 Strategic Objective 6 Strategic Objective 8	Policies Policy KP2: Development Principles Policy CP2: Town Centre and Retail Development
Southend Central AAP Objectives Objective 1 Objective 2 Objective 8	Policies PA1: High Street Policy Area Development Principles PA2: London Road Policy Area Development Principles PA4: Queensway Policy Area Development Principles PA6: Clifftown Policy Area Development Principles PA7: Tylers Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website

4.3 Employment

54 The employment base of Southend as a whole has become increasingly diverse. The creative and cultural sectors, aviation and medical technologies are all growing and offer further potential for the future. The Town Centre is a sustainable location for significant employment growth. This growth is concentrated in service sectors that require flexible and good quality offices such as those for finance and business services and knowledge based creative industries.

55 It is recognised that delivery of the Core Strategy employment target (7,250 additional jobs to be delivered in the Town Centre and Central Area between 2001 - 2021 [5] ) is challenging, particularly following the impacts of the global economic downturn. In fact, monitoring of employment data across the Borough suggests that job numbers have declined over the plan period. However, more recently, since 2010, job numbers have increased and efforts to boost job creation is underway. Clearly the Borough-wide employment targets as set out in the Core Strategy will be reviewed as part of preparing a new Southend Local Plan. Nevertheless, the SCAAP will seek to maximise employment opportunities and the SCAAP is seen as an important catalyst in helping to deliver new jobs and housing within the central area.

56 Local Enterprise Partnerships (LEPs) have been set up to promote economic development through a strategic approach to planning, transport and infrastructure delivery. LEPs are business-led partnerships responsible for growing the economy and creation of new jobs, whilst also seeking to remove barriers to growth. Southend-on-Sea is covered by the South East LEP.

57 The Southend City Deal provides support for small and medium-sized businesses, seeks to create new jobs, and attracts inward investment. An incubator system of one-on-one support ('The Hive'), based in the former Central Library on Victoria Avenue (in the Victoria Gateway Neighbourhood Policy Area), will help to improve business performance, safeguard jobs, and form part of the regeneration of Victoria Avenue.

Offices

58 The market for office space within the Central Area is oversupplied with outdated office stock, particularly within Victoria Avenue Office Area (Opportunity Site 11). Much of this stock is too large, underused/vacant, and unlikely to meet the changing requirements of small to medium sized occupiers; the focus of demand for office space in Southend. Providing a range of flexible, good quality, offices as part of mixed use developments will help to create viable proposals and a better balance of space than currently on offer.

59 It is anticipated that flexible, good quality office development will, in the main, take place through redevelopment within Warrior Square Policy Area, Victoria Gateway Neighbourhood Policy Area and future potential at London Road Policy Area. The policies for these areas, and relevant Opportunity Sites, which identify suitable locations for office development are set out within Part C: Policy Area and Site Allocations of this plan.

Southend as a Knowledge-Based Employment Centre

60 With the assistance of the university campus, Southend has significant potential to become a knowledge-based employment centre, utilising links with the A127 strategic corridor, London Southend Airport and the associated business parks, provision for which is made within the London Southend Airport and Environs Joint Area Action Plan (JAAP).

61 Southend has a high level of business start-ups. To date, business survival and therefore growth has struggled. Providing the support and infrastructure required to sustain and grow local businesses will be a crucial component in addressing this, and such activity will be supported by the Southend City Deal incubator hub (the Hive) at Victoria Avenue.

Southend's Cultural and Creative Industries

62 The Southend Cultural Strategy 2012-2020 sets out the vision for Southend: ' To be recognised as the cultural and leisure capital of the East of England'. The town has a significant concentration of creative and cultural businesses located across the Borough, particularly in the Town Centre.

63 The Local Economic Assessment (2013) outlines that whilst the creative and cultural industries have significant employment and wealth generating capacity, they also have the ability to create a step change in the economy, attracting new, ambitious people to Southend.

POLICY LINKAGES - EMPLOYMENT
Core Strategy DPD Objectives Strategic Objective 1 Strategic Objective 2 Strategic Objective 3 Strategic Objective 4 Strategic Objective 5	Policies Policy KP1: Spatial Strategy Policy CP1: Employment Generating Development
Development Management DPD	Policies Policy DM10: Employment Sectors Policy DM11: Employment Areas
Southend Central AAP Objectives Objective 1 Objective 9	Policies Policy PA2: London Road Policy Area Development Principles Policy PA5: Warrior Square Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.

4.4 Housing

64 There are a number of existing residential areas in the Central Area. However, when compared to the rest of the Borough, the core town centre has relatively few residential properties.

65 Delivering new homes within Southend Central Area will contribute to creating sustainable communities that will add critical mass to support the vitality and vibrancy of the town centre, throughout the day and evening economy.

66 New housing development within the Central Area will be encouraged to provide a mix of housing types and sizes, including affordable housing, in accordance with Core Strategy CP8 (Dwelling Provision) and Development Management Policies DM7 (Dwelling Mix, Size and Type), DM8 (Residential Standards), DM9 (Specialist Residential Accommodation), although care will be taken to ensure a balanced housing offer, taking into account the existing tenure mix of a particular area.

Quantum of Residential Development

67 The Core Strategy requires at least 2,474 [6] net additional new dwellings to be provided within Southend Central Area, during the period from 2001 to 2021. According to the Southend Annual Monitoring Report (AMR), between 2001 and 2014, 954 dwellings have been built within the Southend Central Area, and as of the end of March 2014 there were 1,447 dwellings identified by outstanding planning permissions.

68 The SCAAP is considered to be an important catalyst and driver for investment and for the delivery of the remaining proportion of regeneration and growth in the Southend Central Area to meet or exceed Core Strategy targets up to 2021.

69 It is acknowledged that further work is being jointly undertaken to establish an objectively assessed need, in terms of jobs and housing, for Southend and surrounding housing market area. Following this, preparation of a Southend Local Plan will commence. This will set out new growth target replacing those of the adopted Core Strategy, including a review of unimplemented development sites within the SCAAP.

70 All Policy Areas may offer potential for residential development where appropriate. Appendix 6 shows the amount of dwellings identified to be delivered by 2021 within the SCAAP area and relationship with the Core Strategy targets, further details are also included within each Policy Area, Part C: Policy Areas and Site Allocations and Table 5.

71 Within the Central Area there are also a number of existing planning permissions for housing (Appendix 7). As they have planning permission these may be considered as deliverable and suitable sites in line with NPPF. There is potential for these sites to be included as allocations within the SCAAP.

72 Appendix 7 (Planning Permissions with Potential Housing Allocation) in reference to Map 4 illustrate planning permissions over 10 residential units (major application). The base date of these planning permissions is April 2014. The next version of the SCAAP, to be published in 2016, will roll forward the planning permissions base date to 2015.

Student Accommodation

73 The University of Essex and South Essex College have a strong presence within the Central Area, reinforced in recent years by the delivery of phase 1 of Elmer Square with The Forum opening in 2013. The Core Strategy makes provision for the regeneration of the town centre and central area led by the development of the university campus, and it is anticipated that the higher and further education sector will continue to expand, with increases in student numbers.

74 There will be a need to provide student accommodation, much of which could be within Southend Central Area. The provision of student accommodation can often be met through purpose built development, such as the existing University Square development within the town centre, or through the private rented sector. The Council will support the provision of well-designed student accommodation in Southend Central Area as these will often provide sustainable locations for students, with easy access to university and college buildings. It will also help to contribute to the aim of increasing the residential population in Southend Central Area.

75 The University of Essex has an accreditation scheme that all approved private landlords must meet, and this provides a measure to ensure student accommodation is of high quality and meets the needs of students. Development Management Policy DM8: Residential Standards sets out the internal space standards that all non-self-contained accommodation, such as student accommodation, will be required to meet.

POLICY LINKAGES - HOUSING
Core Strategy DPD Objectives Strategic Objective 6 Strategic Objective 7 Strategic Objective 14	Policies Policy KP1: Spatial Strategy Policy KP2: Development Principles Policy KP3: Implementation and Resources Policy CP8: Dwelling Provision
Development Management DPD	Policies Policy DM7: Dwelling Mix, Size and Type Policy DM8: Residential Standards Policy DM9: Specialist Residential Accommodation
Southend Central AAP Objectives Objective 1 Objective 2 Objective 3 Objective 8 Objective 10	Policies Policy PA1: High Street Policy Area Development Principles Policy PA2: London Road Policy Area Development Principles Policy PA4: Queensway Policy Area Development Principles Policy PA5: Warrior Square Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy PA7: Tylers Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.

4.5 Culture, Leisure, Tourism and Recreational Facilities

76 Southend Central Area will continue to be the primary focus for further enhancement of cultural, leisure, tourism and recreational attractions and facilities. This will contribute to a stronger, more vibrant centre.

77 There have been a number of recent developments within Southend Central Area that have helped to progress Southend's cultural and tourism offer including the Royal Pavilion cultural centre at the end of the Pier, the relocation of the Beecroft Gallery to the former central library building on Victoria Avenue, the relocation of the Focal Point Gallery to The Forum, and the regeneration of the former Palace Hotel as the Park Inn and the new Premier Inn development on Eastern Esplanade, which has increased the quality as well as capacity of hotel offer.

78 Despite recent successes, the range of commercial leisure and recreational uses on offer in the town centre is moderate and enhancing this could serve to diversify the centres offer overall as well as draw in additional visitors and investment. The strategy for the Central Seafront Policy Area within this plan (Part C) seeks to create a seamless connection between the Seafront and the Town Centre. Clearly the Seafront offers a considerable commercial leisure offer, and providing better connectivity between these areas may well be a positive way of maximising the benefits available within Southend Central Area.

79 Tourism is an important driver for the Town Centre. The tourism industry still tends to operate on low levels of overnight stays, and the relatively short supply of high quality hotels, bar those mentioned above, and restaurants in Southend Central Area may not attract visitors with more spending power. The refresh of the Southend Local Economic Assessment (2013) concludes that potential remains to improve and diversify the tourism offer to increase overnight stays and add value, whilst at the same time, harness the spending power of visitors and out commuting residents alike.

80 The tourism and hotel sector is expected to grow in Southend over the next 20 years. The Development Management DPD (Policy DM12: Visitor Accommodation) seeks to manage this growth by focusing new visitor accommodation to the Central Area, London Southend Airport and at locations with good access and a clear and strong relationship with the seafront. The Central Seafront Policy Area in particular offers a good location for the development of visitor accommodation given close proximity to both the Town Centre and Seafront.

81 Enhanced evening attractions have the potential to address concerns about the vitality of the evening and night-time economy through improved management and maintenance of the Town Centre and by providing more pedestrian activity after shopping hours to help tackle the perception of safety and crime after dark.

82 Furthermore, public art can enrich the streetscene in order to enhance the environmental quality of the public realm and purvey its cultural qualities, and promote legibility and way finding, the Council will seek to establish an increase in public art provision, where possible with local artists, within Southend Central Area, in line with its Public Art Strategy, to create a 'Central Area Art Trail'.

POLICY LINKAGES - CULTURE, LEISURE, TOURISM AND RECREATION
Core Strategy DPD Objectives Strategic Objective 1 Strategic Objective 2 Strategic Objective 13 Strategic Objective 14 Strategic Objective 15 Strategic Objective 18	Policies Policy KP1: Spatial Strategy Policy KP2: Development Principles Policy KP3: Implementation and Resources Policy CP1: Employment Generating Development Policy CP4: The Environment and Urban Renaissance Policy CP6: Community Infrastructure Policy CP7: Sport, Recreation and Green Space
Development Management DPD	Policies Policy DM1: Design Quality Policy DM6: The Seafront Policy DM10: Employment Sectors Policy DM12: Visitor Accommodation
Southend Central AAP Objectives Objective 1 Objective 3 Objective 5 Objective 6 Objective 7 Objective 8 Objective 10	Policies Policy PA1: High Street Policy Area Development Principles Policy PA2: London Road Policy Area Development Principles Policy PA3: Elmer Square Policy Area Development Principles Policy PA4: Queensway Policy Area Development Principles Policy PA5: Warrior Square Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy PA7: Tylers Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy CS4: The Waterfront Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.

4.6 The Historic Environment

83 This Plan seeks to celebrate heritage and to conserve and enhance Southend Central Area's heritage assets in a manner appropriate to their significance, with the emphasis on high quality design in all development proposals. Development Management Document Policy DM5: Southend-on-Sea's Historic Environment sets out the local approach to the management of the historic environment within the Borough.

84 Development proposals, including enhancements to the public realm, will be responsive to the setting of heritage assets and should seek to improve the quality of their environmental context.

85 Policy criteria regarding the historic environment are provided within the relevant Policy Areas and Opportunity Sites set out in Part C of this plan, details of which are provided within the Policy Linkage box below.

Conservation Areas

86 There are a number of conversation areas within Southend Central Area, as depicted on the Policies Map. These include, Prittlewell, Eastern Esplanade, The Kursaal, Clifftown, and Warrior Square. Each has its own unique character which must be conserved and enhanced.

Listed and Locally Listed Buildings

87 Southend Central Area contains a large number of listed and locally listed buildings, which help define the town's unique heritage. A list of all listed and locally listed buildings can be found on the Council's website www.southend.gov.uk

Frontages of Townscape Merit

88 Frontages of Townscape Merit are non-designated heritage assets and apply specifically to historic facades, many of which are shopping parades. This designation, as depicted on the Policies Map, will be a material consideration for planning applications affecting these properties.

Archaeology

89 Within this relatively small area there have been archaeological discoveries dating from the earliest evidence for humans in the area to the medieval and later periods. The highest concentration of finds is in the Prittlewell area. Some of this area has been excavated for brickearth and other minerals but this remains the historic heart of the town and the potential for new finds is still significant.

90 Two Scheduled Ancient Monuments are located close to Southend Central Area boundary - Prittlewell Priory just north of the boundary and Southchurch Hall to the south east. Immediately to the east of Prittlewell Priory are Roman and early Saxon cemeteries, which included the chambered tomb of the 'Prince of Prittlewell', a discovery of international significance.

Areas of Archaeological Potential in Southend Central Area

91 Although most of Southend Central Area has been previously developed and much of the archaeology in these locations is likely therefore to have been destroyed, there are still areas of archaeological interest within Southend Central Area where there is potential for new finds. In particular, these sites include:

1. Seaways Car Park area (Opportunity Site 8)
2. Roots Hall area (Opportunity Site 13),
3. Nazareth House
4. Southend Cliffs (which includes Opportunity Site 9)

92 Any additional areas that are subsequently considered to exhibit significant archaeological potential, should be assessed in line with national guidance and Policy DM5 of the Development Management Document.

POLICY LINKAGES - THE HISTORIC ENVIRONMENT
Core Strategy DPD Objectives Strategic Objective 14	Policies Policy KP2: Development Principles Policy CP4: The Environment and Urban Renaissance
Development Management DPD	Policies Policy DM5: Southend-on-Sea's Historic Environment
Southend Central AAP Objectives Objective 7	Policies Transport and Access Strategy Policy DS5: Transport, Access and Public Realm Policy PA1: High Street Policy Area Development Principles Policy PA5: Warrior Square Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.

4.7 Open and Green Spaces

93 Southend Central Area includes the Benfleet and Southend Marshes European Marine Site, encompassing both the SPA and Ramsar, which comprises the intertidal part of the Thames Estuary and also constitutes a Site of Special Scientific Interest (SSSI).

94 The Appropriate Assessment (AA) of the Core Strategy highlights that Core Strategy Policy KP1, which promotes the development in the seafront area, is likely to result in increased recreational and development pressures on the designated international and European sites. It is therefore imperative that Southend Central Area provides functional open and green space linked to other attractive destinations in and around the Borough, in order to relieve pressure on the Borough's designated sites. This builds on, and is embedded within, the South Essex Green Grid Strategy and Thames Gateway Parklands Initiative.

95 The existing green spaces within Southend Central Area are depicted on the Policies Map. The Central Seafront Policy Area provides access to an abundance of green and open space. However, the Town Centre, in comparison, has relatively few areas of such space. This deficit will be addressed within the relevant Policy Areas and Opportunity Sites.

96 Particular attention will be paid to the improvement of existing public spaces and to the creation of new public and civic spaces. Existing and new green and open spaces will be linked together in a legible network. New green and open spaces should seek to contribute to local biodiversity and help mitigate the effects of climate change.

97 environment where people want to live, work, visit and move around. The Transport, Access and Public Realm Strategy of this plan, the Council's Design and Townscape Guide SPD and Streetscape Manual SPD should be referenced for all street works within Southend Central Area.

POLICY LINKAGES - OPEN AND GREEN SPACES
Core Strategy DPD Objectives Strategic Objective 14 Strategic Objective 18	Policies Policy KP2: Development Principles Policy KP3: Implementation and Resources Policy CP4: The Environment and Urban Renaissance Policy CP7: Sport, Recreation and Green Space
Southend Central AAP Objectives Objective 3 Objective 6	Policies Policy DS5: Transport, Access and Public Realm Policy PA1: High Street Policy Area Development Principles Policy PA3: Elmer Square Policy Area Development Principles Policy PA4: Queensway Policy Area Development Principles Policy PA5: Warrior Square Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.

4.8 Key Views

98 There are a number of Key Views from within, and of, Southend Central Area that further help to define its character, including links with the estuary. The Council will seek to ensure that key views, as identified below, are not adversely impacted by development:

• The Seafront - views to and from the seafront, with particular recognition given to views from: Westcliff Parade; Clifftown Parade; Clifton Terrace; Royal Terrace; Pier Hill; Queensway; Western Esplanade; Marine Parade; and Eastern Esplanade.
• Southend Pier - with particular recognition given to views from: the High Street in order to enhance the link between the town centre and seafront; Eastern Esplanade; Western Esplanade; Marine Parade; Royal Terrace; and Clifftown Parade.
• The Kursaal - with particular recognition given to views from: Marine Parade; Eastern Esplanade; Lucy Road; Queensway and Southchurch Avenue.
• Royal Terrace and Clifftown Parade - with particular recognition given to views from Western Esplanade.
• All Saints Church (outside of the SCAAP boundary) - with particular recognition given to enhancing the setting of this heritage asset, improving the quality of the public realm at Queensway dual carriageway;
• Porters (outside of the SCAAP boundary) - with particular recognition given to enhancing the setting of this heritage asset, improving the quality of the public realm and highway at Queensway dual carriageway;
• St Mary's Church (outside of the SCAAP boundary) - with particular recognition given to improving the setting of this heritage asset, improving the quality of the public realm and highway junction at Victoria Avenue/East Street.

POLICY LINKAGES - KEY VIEWS
Core Strategy Objectives Strategic Objective 14	Policies Policy KP2: Development Principles Policy CP4: The Environment and Urban Renaissance
Development Management DPD	Policies Policy DM1: Design Quality Policy DM4: Tall and Large Buildings Policy DM5: Southend-on-Sea's Historic Environment Policy DM6: The Seafront
Southend Central AAP Objectives Objective 2 Objective 7	Policies Policy PA1: High Street Policy Area Development Principles Policy PA4: Queensway Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.

4.9 Landmarks and Landmark Buildings

99 Landmark buildings provide orientation and aid way-finding. They are relatively limited in number and generally occupy strategic locations such as road junctions, terminations of vistas, and corners.

100 A building or feature will not be considered a landmark simply given its height or massing, indeed many of the existing landmarks within Southend Central Area are of a modest scale, but it must be high quality, recognisable and distinctive. A landmark could be represented by a significant piece of public art, architectural feature, or use of innovative and distinctive materials.

101 For the purposes of the SCAAP, the following have been identified as existing landmarks and landmark buildings (Table 3, and Appendix 3):

Table 3: Existing Landmarks and Landmark Buildings

Adventure Island, Western Esplanade (Central Seafront Policy Area)	Royal Hotel and Royal Terrace (High Street and Clifftown Policy Areas)
All Saints Church, Sutton Road (outside of the SCAAP boundary)	Seafront / Estuary (Central Seafront Policy Area)
Central Library (former), Victoria Avenue (Victoria Gateway Neighbourhood Policy Area)	South Essex College, Luker Road (Elmer Square Policy Area)
Central Museum, Victoria Avenue (Victoria Gateway Neighbourhood Policy Area)	St John's Church, Herbert Grove (Central Seafront Policy Area)
Civic Centre, Victoria Avenue (Victoria Gateway Neighbourhood Policy Area)	St Mary's Church, Victoria Avenue (outside of the SCAAP boundary)
Cliff Lift, Western Esplanade (Central Seafront Policy Area)	Swan Hall, Victoria Avenue (Victoria Gateway Neighbourhood Policy Area)
Cliffs Pavilion, Station Road (Central Seafront Policy Area)	The Forum, Elmer Square (Elmer Square Policy Area)
Clifftown Church/Studios, Nelson Street (Clifftown Policy Area)	The Kursaal, Eastern Esplanade (Central Seafront Policy Area)
Park Inn Palace Hotel, Pier Hill (Central Seafront Policy Area)	The Pier (Central Seafront Policy Area)
Pier Hill Observation Tower and Lift, Pier Hill (Central Seafront Policy Area)	University of Essex, Elmer Approach (Elmer Square Policy Area)
Porters, Southchurch Road (outside of the SCAAP boundary)	University of Essex Student Accommodation, London Road (Elmer Square Policy Area)
Prittlewell Chapel, North Road (Victoria Gateway Neighbourhood Policy Area)

102 New development should not compete with existing landmarks in terms of bulk or height, and views of these buildings should not be compromised by new development.

103 The following (Table 4) have been identified as potential locations for new landmark buildings and features within Southend Central Area, as detailed in the relevant Policy Areas and Opportunity Sites:

Table 4: Potential Locations for New Landmark Buildings

Opportunity Site 6: Tylers Avenue (Tylers Policy Area)

Opportunity Site 11: Victoria Avenue Office Area (Victoria Gateway Neighbourhood Policy Area)

Central House, Clifftown Road (Clifftown Policy Area)

London Road (should Sainsbury's relocate or re-provide their store) (London Road Policy Area)

Central Seafront Policy Area, including in particular Opportunity Site 8: Seaway Car Park and Marine Parade, and Opportunity Site 9: New Southend Museum.

104 Where considered appropriate in principle, development proposals for new landmark buildings and landmark features within Southend Central Area should demonstrate a coherent design approach, based on an understanding of the character, form and function of the surrounding townscape. Opportunities to enhance the setting of these landmark buildings with improvements to the public realm, provision of open space, will be encouraged in order to retain views, enhance way-finding and to reinforce a sense of place.

POLICY LINKAGES - LANDMARKS
Core Strategy DPD Objectives Strategic Objective 14	Policies Policy KP2: Development Principles Policy CP4: The Environment and Urban Renaissance
Development Management DPD	Policies DM1: Design Quality DM4: Tall and Large Buildings DM5: Southend-on-Sea's Historic Environment DM6: The Seafront
Southend Central AAP Objectives Objective 2 Objective 3 Objective 7	Policies PolicyDS5: Transport, Access and Public Realm Policy DS2: Key Views Policy PA1: High Street Policy Area Development Principles Policy PA3: Elmer Square Policy Area Development Principles Policy PA4: Queensway Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.

4.10 Flood Risk Management and Sustainable Drainage

105 The Core Strategy establishes a need to focus development within the Southend central area, including central seafront. The emerging Southend Surface Water Management Plan (SWMP) and Strategic Flood Risk Assessment (SFRA) reveal that areas within the SCAAP are at risk from tidal and surface water flooding.

106 The Council is also preparing a Local Flood Risk Management Strategy (LFRMS), which outlines a plan for managing local sources of flood risk across the Borough. The consultation version of the LFRMS and SWMP (July 2015) are available on the Councils website.

107 The extent of tidal flooding is limited to the Central Seafront Policy Area, Environment Agency Flood Zones 3a (higher risk) and Flood Zone 2 (lower risk). The SFRA indicates that sea levels are projected to rise so that more areas within the Central Seafront Policy Area will become increasingly affected by flooding over time.

108 To address this, the Essex and South Suffolk Shoreline Management Plan (2010) establishes an approach to hold the existing line of flood defence within the SCAAP Area. The Council will promote and help to deliver this strategic flood defence for the central area. It will do this by receiving Community Infrastructure Levy contributions from developers; and seeking other sources of private sector and Government funding.

109 Given the long term timescales for implementing a strategic flood defence, the planning of individual new development sites also need to take into account the flood risk hierarchy as follows:

Assess - a site specific flood risk assessment (FRA) may be required.

Avoid (higher) flood risk areas - The Core Strategy establishes the need for new development within the SCAAP area. The sequential test will be applied within two separate areas: the Central Seafront Policy Area; and the remainder of the SCAAP area. The sequential test will also apply within individual Opportunity Sites.

Substitute - more vulnerable uses should be located within parts of the development site at less risk of flooding. This will be balanced where necessary alongside other planning, design and deliverability objectives.

Control and Mitigate - this will be a proportionate response taking account of the delivery of a strategic flood defence in the longer term, and the residual risk (that the defence is breached or overtopped). This will ensure that individual developments achieve an appropriate degree of safety over their lifetime.

Site-specific Flood Risk Assessment

110 A site-specific Flood Risk Assessment (FRA) will enable the developer to identify the measures (if any) that are necessary to make the development safer and ensure it will not increase the risk elsewhere, to satisfy the Exception Test.

111 In accordance with national planning policy a FRA will be required for development proposals:

1 hectare or greater in Flood Zone 1;

for new development (including minor development or change of use) in Flood Zones 2/3, or in areas within Flood Zone 1 which have critical drainage problems; and

where proposed development or change of use to a more vulnerable use class may be subject to other sources of flooding.

112 It is the responsibility of the developer to undertake the site-specific FRA, and they are strongly advised to agree the content with the Environment Agency prior to submission with the application. The FRA should be commensurate with the degree of flood risk posed to and by the proposed development, and take account of national planning practice guidance. Information from the SFRA should be used when developing the FRA.

Sustainable Drainage

113 Sustainable urban drainage systems (SuDs) are designed to reduce the potential impact of new and existing developments with respect to surface water drainage discharges. SuDS try to replicate natural systems and use cost effective solutions with low environmental impact to drain away dirty and surface water run-off through collection, storage, and cleaning.

114 SuDS should be designed in accordance with the National Standards for Sustainable Drainage Systems (December 2011) guidance in the SuDS Manual (2007) published by Construction Industry Research and Information Association (CIRIA).

115 The 'core town centre' and central seafront policy area is characterised by a geology that exhibits low infiltration potential, although there are also surrounding areas where the geology offers greater permeability and potential for SUDs. The SCAAP area is susceptible to localised surface water flooding, as indicated in the SFRA and Environment Agency mapping. As such, all new development shall be drained via SuDS. It should be noted that SuDS must receive planning approval before construction is commenced and:

For extensions and other single property developments the owner or developer will remain responsible for maintaining the system in good working order;

For developments above single property scale, once the Council as the Lead Local Flood Authority is satisfied it has been constructed to an appropriate standard, the Council will adopt the SuDs for maintenance.

116 The design target will be to limit the discharge of the site run-off to green-field levels wherever possible. It may be found that this standard is not achievable, but any derogation will have to be approved by the organisation managing the receiving water system. For main rivers this will be the Environment Agency; for ordinary watercourses, the Council and for public surface water sewers, Anglian Water.

117 Developers are encouraged to consider the layout of their SuDS proposals before any other site masterplanning is undertaken, and to discuss them with the Council, as SuDs have specific requirements for location and construction.

POLICY LINKAGES - FLOOD RISK & SUSTAINABLE DRAINAGE
Core Strategy Objectives Strategic Objective 15	Policies Policy KP1: Spatial Strategy Policy KP2: Development Principles Policy KP3: Implementation and Resources Policy CP4: The Environment and Urban Renaissance
Development Management DPD	Policies Policy DM6: The Seafront
Southend Central AAP Objectives Objective 5	Policies Policy PA1: High Street Policy Area Development Principles Policy PA2: London Road Policy Area Development Principles Policy PA3: Elmer Square Policy Area Development Principles Policy PA4: Queensway Policy Area Development Principles Policy PA5: Warrior Square Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy PA7: Tylers Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.

4.11 Transport, Access and Public Realm

118 The level of regeneration and growth proposed for Southend Central Area will have an impact on the strategic transport network. The Transport, Access and Public Realm Strategy (Appendix 5), together with this Policy (DS5), seek to improve transport access and connectivity, building on the approach set out within the Core Strategy and the Local Transport Plan (LTP).

119 This will be supported by a coordinated, sustainable public realm that creates an attractive, inclusive environment for walking and cycling, improving the setting of, and links to, the Policy Areas and Opportunity Sites, and well-defined access points and gateways to the town centre.

120 The previous iteration of the SCAAP was used as a key evidence document to support the Council's priorities in the South East Local Economic Partnership's (SE LEP) Strategic Economic Plan and Growth Deal, identifying funding priorities within Southend and the wider Thames Gateway South Essex (TGSE) sub-region.

121 There have already been positive outcomes from this, including funding for public realm improvements within Southend Central Area to support the delivery of housing and economic growth, and as the SCAAP progresses it will be utilised to identify further opportunities for funding and partnership working.

Car Parking Management

122 Within the town centre there are around 4,000 public off-street spaces comprising 2,100 Council owned and 1,900 privately owned parking spaces, with several sites being large surface car parks. In recent years, a number of temporary surface level car parks have increased car parking provision.

123 While a small number of car parks, including the Council-owned Alexandra Street, York Road and Eastern Esplanade, have been shown to be over-capacity for short periods during the day, recent evidence indicates that even during peak hours there is spare capacity (26%) within the town centre. While the average modal duration of stay for vehicles within car parks is 2 hours, the average duration of stay on street is only 5 minutes.

124 Car parking capacity and demand within Southend Central Area will be kept under review for the purposes of this Plan. Recognising that there has been a temporary increase in public car parking in the town centre, the preferred approach is to maintain capacity at a level that supports the vitality and viability of the town centre and enables the delivery of relevant opportunity sites. This approach will be implemented through a future standalone car parking management strategy.

125 An extension of the existing car park Variable Messaging Signs (VMS) is encouraged to direct drivers to the most convenient car park and avoid unnecessary circulating traffic. This may be particularly beneficial during seasonal peaks where parking is at greater demand, such as the summer months and during December. Improving access to a number of the town centre car parks, such as Warrior Square and Tylers, by managing the road network will provide enhanced access to and between town centre car parks and help to reduce traffic circulating through the town centre.

126 This would also allow the Council to make the best use of off-street parking in Southend Central Area, while rationalising on-street parking, aligned with public transport improvements, the promotion of smarter choice measures, and the use of VMS.

127 Freeing up road space should allow other measures to be implemented that facilitate the use of sustainable transport modes, such as cycle lanes and bus priority measures, which will be implemented through the Local Transport Plan and associated strategies, together with improvements to the quality of the public realm.

128 There are a number of instances in the Central Area where backs of buildings face onto the public realm, yet are blank and visually inactive, thus creating a negative environment particularly for pedestrians walking through the area. Within the Central Area therefore, the Council will seek to encourage visually active frontages, particularly in the locations identified on the Policies Map in order to promote a more pedestrian friendly environment.

POLICY LINKAGES - TRANSPORT, PUBLIC REALM
Core Strategy DPD Objectives Strategic Objective 9 Strategic Objective 10 Strategic Objective 14	Policies Policy KP2: Development Principles Policy KP3: Implementation and Resources Policy CP3: Transport and Accessibility Policy CP4: The Environment and Urban Renaissance
Development Management DPD	Policies Policy DM15: Sustainable Transport Management
Southend Central AAP Objectives Objective 3 Objective 4	Policies Policy PA1: High Street Policy Area Development Principles Policy PA2: London Road Policy Area Development Principles Policy PA3: Elmer Square Policy Area Development Principles Policy PA4: Queensway Policy Area Development Principles Policy PA5: Warrior Square Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy PA7: Tylers Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles
Local Transport Plan 3 (refresh)	Policies LTP Policy 2 LTP Policy 4 LTP Policy 21

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website

4.12 Infrastructure Provision

Central Area Infrastructure

129 It is recognised that infrastructure will be required to support and in some cases enable the scale and location of growth set out in the Core Strategy. This includes the delivery of a significant number of new dwellings and jobs in the Southend Central Area. The infrastructure types and projects vary, and include transport, flood defence, education, health, social and community facilities, and utilities, such as electricity, water, waste.

130 All have been taken into account within the Southend Infrastructure Delivery Plan (IDP). The IDP is a live document produced to identify the range of infrastructure types and projects required to support growth. Importantly it identifies likely funding sources, delivery agents, timescales and priorities, and forms an important supporting document in relation to the Council's Community Infrastructure Levy (CIL) Charging Schedule. The document was produced through collaboration with key partners and infrastructure providers and will be updated, where necessary, to reflect project delivery and change.

131 The mechanisms for requiring and encouraging infrastructure delivery include adopted planning policy, planning conditions, S106 agreements and planning contributions (via Southend Planning Obligation - A Guide to the Section 106 and Developer Contributions SPD); and the CIL. These mechanisms are broadly set out in the Core Strategy and CIL documents and for this reason are not repeated.

132 The Town Centre and Central Seafront Area is the location of a number of key existing infrastructure networks and future projects, which relate to the area's wider growth, as well as the growth specifically earmarked for the Central Area. Such infrastructure includes roads, parking, public realm, sewerage, railway stations, library etc., many of which will need to be enhanced or upgraded to support the increase in the Central Area's population.

133 Future housing development in the Central Area is expected to result in a notable increase in population. It is important that these residents have access to health, education and other community facilities in convenient locations to minimise the need to travel.

134 In terms of provision for education, it is considered that the planned population growth in the Central Area will be accommodated via the expansion of existing schools, however, in the long term it is recognised that there may be a need for additional schools, and this will be kept under review.

135 Higher education is a key driver in providing economic and social benefits to society. The Council will support the expansion of higher education facilities in the Central Area, through the continued development of South Essex College and The University of Essex's Southend campus to consolidate the role of Southend as an educational centre of excellence.

136 An increase in the population will create further demand for social and community infrastructure, such as doctors' surgeries, dentists and health centres, as well as other community facilities such as meeting places, sports venues, cultural buildings, public houses and places of worship. Recent examples of new provision include a new Care Commissionary Group (CCG) facility at North Road, a new library at the Forum, and Prittlewell Chapel.

137 All Policy Areas may provide opportunities for new and improved social care and community facilities, particularly Victoria and Sutton Gateway Neighbourhood. Regeneration in the Queensway Policy Area will also provide opportunity for further provision of social and community infrastructure where feasible.

138 Southend-on-Sea Borough Council, with the Environment Agency and Anglian Water Services Ltd. (Anglian Water) has formed a Local Flood Risk Management Partnership. The aim of this partnership is to work together to manage local sources of flooding.

139 Southend Waste Water Treatment Works has adequate capacity to accommodate the Core Strategy growth targets to 2021 and beyond. However, developers will need to consider the effect of their development on the capacity of the local waste water network. Proposals will need to demonstrate that they will not overload this.

140 New development will require separate foul and surface water drainage/sewerage, as drainage of surface water to foul sewers is a major contributor to sewer flooding. Provision should be made for surface water to drain to SuDS systems (refer to Policy DS4).

141 In terms of water supply, developers will be required to pay the infrastructure provider for any mains diversions and new off-site infrastructure resulting from development proposals.

POLICY LINKAGES - INFRASTRUCTURE
Core Strategy DPD Objectives Strategic Objective 2 Strategic Objective 4 Strategic Objective 9 Strategic Objective 13	Policies Policy KP1: Spatial Strategy Policy KP2: Development Principles Policy KP3: Implementation and Resources Policy CP3: Transport and Accessibility Policy CP4: The Environment and Urban Renaissance Policy CP6: Community Infrastructure Policy CP7: Sports recreation and green space
Development Management DPD	Policies Policy DM2: Low Carbon Development and Efficient Use of Resources Policy DM14: Environmental Management
Southend Central AAP Objectives Objective 1 Objective 2 Objective 3 Objective 4 Objective 5 Objective 6 Objective 8 Objective 10	Policies Policy DS5 - Transport, Access and Public Realm Policy PA1: High Street Policy Area Development Principles Policy PA2: London Road Policy Area Development Principles Policy PA3: Elmer Square Policy Area Development Principles Policy PA4: Queensway Policy Area Development Principles Policy PA5: Warrior Square Policy Area Development Principles Policy PA6: Clifftown Policy Area Development Principles Policy PA7: Tylers Policy Area Development Principles Policy CS1: Central Seafront Policy Area Development Principles Policy PA8: Victoria Gateway Neighbourhood Policy Area Development Principles Policy PA9: Sutton Gateway Neighbourhood Policy Area Development Principles

*This Policy Linkage Box provides a summary of key inter-related local policies. Other planning policy and guidance not listed here may also be applicable and, therefore, a full assessment should be undertaken.

This list is not exhaustive. Full evidence base is available on the Council's website.