Tag Archives: Marks and Spencer

Opportunity Knocks for Canvey Island, whilst Castle Point mainland left Neglected again?

Lucky Canvey Island appears to be at the Opportunity End of Industrial Employment Opportunities!

Planning to Neglect the mainland part of Castle Point in favour of Canvey Island, despite consultants challenging evidence, cpbc look intent on giving the green light to employment planning proposals for large scale development.

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An investment opportunity

This should be seen as a Good News Story not only for the employment opportunity but also the status quo protection of land on the mainland.

The cpbc Annual Monitoring current report indicates Extant permissions for Industrial growth proposals distributed across the Borough thus;

Canvey Island: 45,724 square Metres

Mainland: 3,380 square Metres

Admittedly this may mean a loss of open green space.

Signs so far also indicate that with cpbc promising a high end retail element of take up, minimum wage employment and high traffic usage by deliveries and visitors causing some air pollution and road congestion, may result.

However cpbc must be commended for their bravery in insisting that Canvey Island is the place to develop!

This in the face of their consultants guidance and recommendations;

The main supply of industrial sites is in Canvey Island, away from strategic roads and the areas of stronger demand. Castle Point also has very limited provision for small, start-up businesses compared with adjoining boroughs.

….around 72% of the employment land area is located within the Canvey Island area, with some 27% in Thundersley, and less than 1% within the South Benfleet and Hadleigh urban areas.

Over 90% of the borough’s allocated employment land is in Canvey Island with limited supply elsewhere to meet future demand. The Borough’s two allocated sites South of Northwick Road and Roscommon Way appear reasonably suited to meet future needs although their proximity to the Thames estuary, relative remoteness and potential drainage issues may deter development.

….there may be a qualitative need for some more sites that are readily available and better located to strategic roads and population centres in the north of the Borough.   Such sites might also have better prospects of attracting developers.

It would appear difficult to achieve any sizeable reduction in out-commuting in Castle Point. However, various approaches could help avoid the situation worsening These would include providing some more immediately available industrial sites in the north of the borough, near strategic roads.

….it is not obvious that a new road access to Canvey Island could enable the area to benefit to a much greater extent from the major port and distribution development at London Gateway in Thurrock.  The cost of such infrastructure would also need to be weighed against the scale of economic benefits likely to accrue to Canvey Island, and the extent of these do not appear likely to be major.

The main supply of industrial sites is in Canvey Island, which is away from strategic roads and the areas of stronger demand.

It would appear difficult to achieve any sizeable reduction in out-commuting in Castle Point. However, various approaches could help avoid the situation worsening…. These would include providing some more immediately available industrial sites in the north of the borough, near strategic roads

 

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Canvey Town Centre’s Future – threatened by Out of Town Growth?

CANVEY COMES ALIVE, the strapline of the Canvey Town Centre Regeneration.

Now, the future of the Town Centre will be more than ever reliant on those loyal residents that have supported businesses, in the light of the impending arrivals on the new development sites near Morrisons. Previously commented on HERE.

 

The Canvey Town Centre Regeneration team’s webpage is full of promise stating:

What have we done so far?

The project started in March 2009

Creating a new identity

The Town Centre will have a distinctive identity building on the wider Island’s character and heritage, based on the following principles:

Creating an exciting new destination through architectural quality

Retaining existing buildings with valuable character

Draw on local styles which include buildings from Art Deco and Modernist Eras

A consistent palette of styles, forms, colours and materials that define the Town Centre

Drawing on past connections with the seaside and English Coastal Towns

Reflecting Canvey’s Dutch heritage

Less optimistic are these cherry picked extracts from the Castle Point  Retail and Employment needs Assessment:

“… there may be a qualitative need for some more sites that are readily available and better located to strategic roads and population centres in the north of the Borough.   Such sites might also have better prospects of attracting developers.”

“It would appear difficult to achieve any sizeable reduction in out-commuting in Castle Point. However, various approaches could help avoid the situation worsening and may start to put in place long term steps towards greater self containment of jobs. These would include providing some more immediately available industrial sites in the north of the borough, near strategic roads and adopting measures (as in paragraph 1.28) to encourage their development and occupation”

“In terms of capitalising on major new economic developments in adjoining areas, it is not obvious that a new road access to Canvey Island could enable the area to benefit to a much greater extent from the major port and distribution development at London Gateway in Thurrock.  The cost of such infrastructure would also need to be weighed against the scale of economic benefits likely to accrue to Canvey Island, and the extent of these do not appear likely to be major.”

“Only two sites were assessed as low quality by the study. One lies in rural area of Thundersley and has poor road access, a Green Belt location and poor access to public transport and labour supply; it performs some employment function with limited potential for other uses. The second site is cleared, suffers from poor accessibility and has planning permission for residential uses, so that its release would not harm the local supply situation.”

“The masterplans for Canvey and Hadleigh town centres should be used to accommodate this additional floorspace.”

“Castle Point has a limited selection of large commercial leisure and entertainment facilities….. This reflects its relatively small catchment population and the proximity of larger centres in Basildon and Southend”

“…residents who work in the Borough earn much less, with workplace wages 23% below those in Great Britain as a whole and 23% lower than the East region average. This indicates the types of jobs available locally are much less well paid than elsewhere in the region.”

“Management Horizon Europe’s UK Shopping Index 2008 ranks retail centres across the country. Management Horizon’s ranking for centres in Castle Point and nearby centres outside the Borough are shown in Table 3.1 below.

Canvey Island,   405 Rank    82 MHE Score

Stadium Way Retail Park,  1095 Rank   33 MHE Score

Hadleigh,  1590 Rank   22 MHE Score

South Benfleet,  1660 Rank   21 MHE Score

The index ranks Canvey Island as the main centre in Castle Point and 405th out of all centres in the UK. This is followed by Hadleigh which is ranked 1,590th and South Benfleet at 1,660th, reflecting their relatively local role. The Tarports centre is not ranked within the survey.”

“When planning for growth in their town centres, local planning authorities should allocate a range of suitable sites to meet the scale and type of retail development needed. It is important that needs for retail and other main town centre uses are met in full and not compromised by limited site availability.”

“In terms of capitalising on major new economic developments in adjoining areas, it is not obvious that a new road access to Canvey Island could enable the area to benefit to a much greater extent from the major port and distribution development at London Gateway in Thurrock.  The cost of such infrastructure would also need to be weighed against the scale of economic benefits likely to accrue to Canvey Island, and the extent of these do not appear likely to be major.”

” A specific issue considered was how the borough could achieve economic growth even if the Council plans for a modest rate of housing growth (e.g. 200 dwellings p.a.). This approach would result in a future decline in local labour supply and may constrain growth of local firms. It should still be possible to attract some firms and facilitate growth of others locally by providing good quality, accessible employment sites close to areas of demand within the Borough and taking steps to encourage development on these. However, success may be more difficult to achieve if there are constraints on labour supply and it is likely to result in higher levels of in-commuting to fill any new jobs created.”

At a time of strategic Local Planning it is disappointing to observe delivered what may have been, in the short to medium term, a catastrophic blow to our local Town Centre.