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

Ended on the 16 December 2016
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Appendix 1: Southend Core Strategy Policies

Core Strategy Policy KP1: Spatial Strategy

Sets out the spatial strategy for the Borough; the primary focus of regeneration and growth will be the Town Centre and Central Area, including the seafront.

Core Strategy Policy KP2: Development Principles

Sets out the ways in which new development in the Borough, including transport infrastructure, should contribute to economic, social, physical and environmental regeneration in a sustainable way, and to the regeneration of Southend's primary role within the Thames Gateway as a cultural and intellectual hub and higher education centre of excellence.

Core Strategy Policy KP3: Implementation and Resources

Makes provision for the preparation of Area Action Plans and Supplementary Planning Documents to help deliver the provisions of the Core Strategy, ensuring that development of an appropriate scale, mix and quality is brought forward in key areas of opportunity and change including the town centre and seafront.

Core Strategy Policy CP1: Employment Generating Development

Makes provision for an additional 6,500 jobs within the Town Centre and Central Area during the plan period 2001-2021.

Core Strategy Policy CP2: Town Centre and Retail Development

Promotes the development of the Town Centre, which will remain the first preference for all forms of retail development and other Town Centre uses. The Town Centre is afforded sequential preference for additional comparison and convenience floorspace.

Core Strategy Policy CP3: Transport and Accessibility

Seeks improvements to transport infrastructure and services by widening travel choice, and providing for high quality transport interchanges at Southend Victoria, Southend Central and Southend Travel Centre.

Core Strategy Policy CP4: The Environment and Urban Renaissance

Promotes sustainable development of the highest quality and innovation and excellence in design, recognising good quality urban design as a catalyst for regeneration and urban renaissance.

Core Strategy Policy CP5: Minerals and Soils Resources

Sets out the standards the Borough Council will require regarding the sustainable use of soil and mineral resources.

Core Strategy Policy CP6: Community Infrastructure

Supports improvements to existing, and the provision of new, facilities to support the needs of education, skills and lifelong learning strategies, including the Town Centre's higher education/university campus. Seeks to safeguard existing and provide for new leisure, cultural, recreation and community facilities.

Core Strategy Policy CP7: Sport, Recreation and Green Space

Promotes proposals that contribute to sports, recreation and green space facilities within the Borough for the benefit of local residents and visitors.

Core Strategy Policy CP8: Dwelling Provision

Makes provision for 2,000 net additional dwelling within the Town Centre and Central Area.

Appendix 2 Glossary of Abbreviations

AA Appropriate Assessment

AAP Area Action Plan

AMR Annual Monitoring Report

AVL Advanced Vehicle Location

BBABetter Bus Area

BID Business Improvement District

c2c Rail Operator of the London Fenchurch Street to Shoeburyness line

CAM Central Area Masterplan

CCGCare Commissioning Group

CCTV Closed Circuit Television

CIRIA Construction Industry Research and Information Association

DCLG Department of Communities & Local Government

DFT Department for Transport

DPD Development Plan Document

EA Environment Agency

ELR Employment Land Review

FRA Flood Risk Assessment

FWMA Floods and Water Management Act 2010

HRAHabitats Regulation Assessment

LDD Local Development Document

LDS Local Development Scheme

LEA Local Economic Assessment

LLFA Lead Local Flood Authority

LPA Local Planning Authority

LSTF Local Sustainable Transport Fund

LTP Local Transport Plan

MSCP Multi Storey Car Park

NHS National Health Service

NPPFNational Planning Policy Framework

OANObjectively Assessed Need

PIP Punctuality Improvement Partnership

PFRA Preliminary Flood Risk Assessment

SABSUDS Approval Body

SE LEPSouth East Local Enterprise Partnership

SFRAStrategic Flood Risk Assessment

SHMAStrategic Housing Market Assessment

SWMPSurface Water Management Plan

TGSEThames Gateway South Essex

Appendix 3 - Schedule of Existing Landmarks and Landmark Buildings

Habitats Regulations Assessment of the Local Development Plan

Appendix 4: Flood Risk Management Technical information and Definitions

Flood Risk Definitions:

Flood risk zone 2 – medium risk, 1 in 1,000 to 1 in 200 annual probability

Flood risk zone 3 - high risk, 1 in 200 annual probability or more

Design flood event and flood level – based on 1 in 200 annual probability event at the end of the development's lifetime.

Extreme flood event and flood level – based on 1 in 1,000 annual probability event at the end of the development's life.

As an example, the SFRA2 predicts that within the Central Seafront Area, outside of Adventure Island, by 2110, the design and extreme maximum flood depth are approximately 1 metre and 4 metres. Adventure Island is characterised by 5m maximum flood depths under both scenarios.

Lifetime of development – assumed to be 100 years for residential, 60 years for commercial (unless circumstances indicate otherwise)

Flood Risk Vulnerability Classification

Highly Vulnerable

  • Emergency services
  • Emergency dispersal points
  • Basement dwellings

More Vulnerable

  • Hospitals
  • Residential institutions such as care homes, children's homes, and hostels
  • Buildings used for: dwelling houses; student halls of residence; drinking establishments; nightclubs; and hotels
  • Health services, nurseries and educational establishments

Appendix 5: Transport, Access and Public Realm Strategy

acrobat reader SCAAP Appendix 3 - Existing Landmark Buildings 1.8MB

Transport, Access and Public Realm Strategy

In order to secure a 'step change' in Southend Central Area to achieve a modern integrated and accessible transport system that unlocks potential in opportunity sites and secures sustainable regeneration and growth, complemented by a quality, inclusive public realm, the Council will:

  • Work in partnership with the South East Local Enterprise Partnership (SELEP) to deliver investment and improvements to the strategic road network and public realm, highlighting the importance of the A127 strategic corridor to delivering economic growth and housing, as set out in the Southend and Essex A127 Corridor for Growth – An Economic Plan (March 2014) .
  • Continue the programme of public realm and access improvements, including a continuation of the Victoria's public realm improvement scheme at London Road, Queensway (west) and Victoria Circus, Queensway (east) (Policy PA4), Victoria Avenue (Policy PA9), and the Central Seafront Policy Area (including City Beach) (Policy CS1), addressing the principles established by the Southend Streetscape Manual SPD3.
  • Continue to develop and support the cycle route network, provision of secure cycle parking and work with Cycle Southend in terms of promotion, marketing, Bikeability and other travel training, and the creation of cycle hubs.
  • Seek to pedestrianise a number of the High Street's inter-linking access/'stub' roads and reduce the dominance of on-street parking and general vehicle circulation, creating one-way streets and 20mph zones.
  • Improve the environmental quality of existing residential streets within the Central Area, particularly those to the east of the High Street, to create 'home zones' or pedestrian-priority areas that improve access and encourage walking and cycling.
  • Continue to implement a quality signage and way-finding scheme for pedestrians and ensure that travel information better relay details to road users.
  • Encourage the use of sustainable travel modes, ensuring that all forms of transport are equally accessible to all, through smarter choices techniques (including the promotion of a Borough-wide Smart Card ticketing system, and through the use of mobile phone technology) and mobility management measures, promoting opportunity for car sharing and the setting up of car and van clubs.
  • Maintain and build upon existing bus stop improvements, real time information and bus prioritisation at signals, as well as targeted junction enhancements and highways improvement works.
  • Improve public perceptions of safety within Southend Central Area particularly at night, by ensuring that street lights are maintained, CCTV is obviously sited, and public transport and taxis operate after dark to help secure a vibrant, safe evening economy.
  • Work with local bus operators to further improve bus services to the town centre including evening and night time services, providing a more reliable and punctual bus service through the implementation of a Punctuality Improvement Partnership (PiP), and improvements to the Advanced Vehicle Local (AVL) system.
  • Work with train operators to achieve high levels of reliability and performance on all services, maintain and promote contra-flow inter-peak services for journeys to Southend, explore park and ride opportunities that provide quick and convenient access to the Town Centre and Central Seafront, continue active participation in the development and marketing of Station Travel Plans, and encourage pedestrian and cycle links between Southend Central and Southend Victoria Railway Stations and the Travel Centre. 
  • Work with taxi operators to improve the provision for taxi's at key locations to support access.
  • Work with stakeholders to develop the work of the Ideas in Motion brand to encourage businesses, schools and colleges to implement managed travel plans and introduce a personalised travel planning service, and to support applications for funding.
  • Seek to develop a priority route towards London Southend Airport, together with corresponding junction improvements at A127 Victoria Avenue/Fairfax Drive/East Street/Harcourt Avenue/ Great Eastern Avenue.
  • Manage car parking demand within the Southend Central Area network through a combination of measures to support the vitality and viability of the town centre and central seafront area; balance parking supply between the car parks and development sites north and south of the railway line; ensure there is no net loss of public car parking south of the central railway line.
  • Improve access to car parks for vehicles and pedestrians.
  • Encourage an extension to the existing VMS scheme, or updated technology, to improve information about car parking capacity within town centre car parks, direct drivers to the most convenient and accessible car park, and avoid unnecessary circulating traffic by improving access to town centre car parks from Queensway dual carriageway.
  •   Ensure that servicing and delivery arrangements meet the reasonable needs of businesses, and minimise their environmental impact; working with the freight industry and logistic to implement more efficient use of vehicles in terms of guidance, zoning and delivery timetables.

Appendix 6 – Dwelling Figures for the Central Area - relationship with Core Strategy Requirements

Core Strategy 2001 to 2021

Completed April 2001 to March 2016 (net)

Core Strategy (as adjusted 2016 to 2021)

Site Allocations (net) to be delivered by 2021*

Other commitments to be delivered by 2021

Total New Dwellings

Difference from Core Strategy (adjusted 2014 to 2021)









Local Authority Area excluding SCAAP




To be determined




All Borough (Total)








* In relation to the amount of dwellings to be delivered via Opportunity Sites within the SCAAP area by 2021 the following assumptions have been made:

- Queensway (PA4.1: half of the site is assumed to be delivered by 2021

- Victoria Avenue (PA8.1): sites with planning permission assumed to be delivered by 2021

- Baxter Avenue (PA8.2): half of the site is assumed to be delivered by 2021

- Sutton Road (PA9.1): sites with planning permission assumed to be delivered by 2021

Appendix 7: Replaced Saved Planning Policies[13]

Saved Planning Policies replaced by Southend Central Area Action Plan upon adoption

Policy/ Proposal  Ref.

Policy Subject


Central Seafront Area


Southend Pier


Shop and Commercial Frontages and Fascias


Non-Retail Uses


Improvements to Primary Shopping Frontages


Retention of Secondary Shopping Frontages


Proposal Site: Former Gas Works Site, Eastern Esplanade


Proposal Site: Land at Burnaby Road


Proposal Site: Land West of Baltic Avenue


Proposal Site: Scrap Metal Yard, 215a North Road


Proposal Site: Industrial Uses, Roots Hall Avenue


Proposal Site: Industrial Uses between Roots Hall Avenue and Victoria Avenue


Proposal Site: Baxter Avenue


Proposal Site: Whitegate Road


Proposal Site: Pitmans Close


Proposal Site: Central Station, Clifftown Road


Proposal Site:  Warrior Square (South side) and Whitegate Road (North side)


Proposal Site: Tylers Avenue and York Road


Proposal Site: Southchurch Avenue/ Marine Parade


Proposal Site: London Road


Proposal Site: Warrior Square


Proposal Site: Seaway Car Park, Queensway

Appendix 8: Marketing Evidence

This appendix sets out requirements for applicants to produce evidence to demonstrate that A1 retail premises are no longer in demand, viable or suitable for their continued permanent authorised use.

The Council may seek independent advice, funded by the applicant at a reasonable cost, to test the veracity of any marketing exercise. This verification will assess the accuracy and robustness of the matters listed below.

In respect to Policy DS1.4(a) vacant units could include units occupied for temporary or 'flexible' uses, permitted through a temporary planning permission or under permitted development rights.

PART A - Marketing

In relation to Policy DS1.4. the following details will be used to assess the acceptability, or otherwise, of the information submitted and any marketing undertaken.

Marketing evidence requires demonstration of an active marketing campaign for a continuous 2 year period, whilst the premises were vacant*, which has shown to be unsuccessful.

Marketing must be through a commercial agent at a price that genuinely reflects the market value of the lawful use. It must be shown to the council's satisfaction that marketing has been unsuccessful for all relevant floorspace proposed to be lost through redevelopment or Change of Use.

Active marketing should include all of the following:

  1. A visible advertisement board posted in a prominent location on site, including relevant contact information (subject to advertising consent, if required);
  2. Registration of property with at least one commercial property agent and continuously advertised on the agent's website;
  3. Property details and information available to enquirers on request;
  4. Property marketed at a reasonable price reflecting market conditions, including in relation to use, condition, quality and location of the premises/ site;
  5. Property marketed for the appropriate use or uses as defined by the relevant planning policy.

Sufficient detailed information is required to be submitted alongside any planning application to demonstrate compliance with the above criteria.

Additionally, information should be submitted regarding:

  1. the number and details of enquiries received;
  2. the number of viewings;
  3. the number, type, proposed uses and value of offers received;
  4. reasons for refusal of any offer received, and/or reasons why any offers fell through;
  5. the asking price and/or rent that the site or property has been offered at, including a professional valuation from at least three agents to confirm that this is reasonable;
  6. the length of marketing period, including dates, and
  7. the length of the vacancy period.

* - vacant units could include units occupied for 'meanwhile uses' or temporary uses, permitted through a temporary planning permission or under permitted development rights.

[13] Saved planning policies were effective from 27th September 2007 - Direction under paragraph 1(3) of Schedule 9 to the Planning and Compulsory Purchase Act 2004.

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