Core Strategy Preferred Options (Revised October 2008)
Economic Development
(12) Introduction
Our approach to economic development is focused on developing existing spatial patterns of employment, providing higher level employment and seeking to realise the economic potential of London Southend Airport.
Rochford District is a generally prosperous part of the country, despite only a modest share of resident 'knowledge workers', the typically higher paid employees.
There are a number of opportunities for economic development in the District, for example London Southend Airport has the potential to provide significant economic growth, including, but not exclusively, around aviation-related industries. Further to this, there is an entrepreneurial culture within the District; and the District is part of the Thames Gateway - a national priority for regeneration and growth.
In the past, employment allocations for the District were quantified in terms of the amount of land to be set aside for employment purposes. The East of England Plan instead specifies the number of jobs each sub-region must provide. Rochford District is within the Thames Gateway sub-region and must provide 3000 new jobs during the plan period. It is anticipated that a significant proportion of these jobs can be accommodated as part of the growth around London Southend Airport and the District is in the process of producing a Joint Area Action Plan with Southend Borough Council to ensure that the airport's potential is fully realised.
There are a multitude of physical constraints within the District that restrict opportunities for employment growth. The two primary constraints are the rural nature of the District together with the limited transport links - both issues are more prevalent in the east of the District. Our approach to rural diversification is set out in the Green Belt section of the Core Strategy and the approach to transportation issues in Transport.
There are a number of areas within the District which are currently allocated specifically for employment purposes and are protected from development which would undermine their role in generating employment. We consider it necessary to review these allocations, particularly in light of changes to the economy and the decline of the manufacturing sector. Some sites currently allocated for employment may be better utilised as residential or mixed-use, reducing the need to release Green Belt for housing, or, where appropriately located, alternative employment or community uses other than industrial ones.
We examined these issues in depth through the production of an Employment Land Study. The study provides the following:
- An assessment of current and future demand for different types of employment land.
- An assessment of the current supply of existing employment land including analysis of the quality of existing employment land allocated in the Rochford District Replacement Local Plan 2006.
- An assessment of the appropriateness of potential additional sites for use as employment land.
(9) London Southend Airport and Environs
The East of England Plan identifies London Southend Airport as having an important role to play in the economic development of the area. As such we are producing a Joint Area Action Plan in conjunction with Southend Borough Council and other stakeholders in order to identify how the airport's economic potential is realised.
We are mindful of concerns regarding the potential impact of the airport's development on the environment and on the amenity of local residents. These are issues that will be accounted for as part of the Joint Area Action Plan.
The airport is surrounded by employment uses, many of which complement the airport. We believe that there is also an opportunity for economic development through the expansion of other employment uses around the airport, including those that are not directly linked or reliant on the aviation industry.
(21) ED1 London Southend Airport - Preferred Option |
| We will work with Southend Borough Council to prepare a Joint Area Action Plan for land to the west of Rochford - including the area encompassing London Southend Airport - and will work with partners to see the airport's economic potential realised, whilst having regard to local amenity and environmental issues. |
(1) Employment Growth
We will actively seek to maintain high and stable levels of economic and employment growth in the District, and will support proposals that secure growth within high value businesses and which match the local skills in order to reduce reliance on out-commuting.
The Employment Land Study has identified the economic characteristics and opportunities for the District as a whole, excluding the area around London Southend Airport.
The study notes that the supply of employment land within the District is tight, with little available land. Rochford District is currently a stronger industrial than office location. However, net additional demand for industrial land is very limited over the planning period. The study recommends that an additional 2 hectares of land suitable for office use is allocated.
The Employment Land Study also emphasises the potential for office uses to thrive within Rayleigh town centre, given its strategic location.
The economic potential of the town centres of Rayleigh, Rochford and Hockley is acknowledged, particularly with regard to the latter two's redevelopment opportunities. This is discussed in more detail in the Retail and Town Centres section of this document.
(19) ED2 Employment Growth - Preferred Option |
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We will encourage development that enables the economy to
diversify and modernise through the growth of existing
businesses and the creation of new enterprises providing
high value employment, having regard to environmental
issues and residential amenity.
We will ensure our Economic Development Strategy and planning policies are linked, and that planning enables the spatial aspects of the Economic Development Strategy. The provision of office space within Rayleigh town centre will be encouraged. Area Action Plans for Rochford and Hockley town centres will seek to achieve economic, as well as social and environmental, benefits. We will enhance and protect the role of small and medium sized commercial enterprises within the District's economy, including rural businesses. |
(1) ED2 - Alternative Options |
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| Option | Why is it not preferred? |
| Focus purely on London Southend Airport and its environs as an economic catalyst. | Whilst London Southend Airport is an economic driver for the area, it is important to provide a diverse range of employment uses across the District and to ensure there are employment opportunities in locations accessible to all communities. |
Existing Employment Land
We will enable existing businesses to diversify, modernise and grow and will protect employment land from alternative development that would reduce the quantity and / or quality of jobs in the District. Employment policies will maintain a degree of flexibility in order to ensure that sites can respond and adapt to changes in the economy.
However, the District contains several industrial estates which are looking tired and in need of investment. Some are also close to housing and have an impact on residential amenity.
We will consider the location and condition of existing industrial estates and will consider the creation of new employment areas in more sustainable locations. We will need to consider the relocation of existing bad neighbour uses to more appropriate locations.
(9) ED3 Existing Employment Land - Preferred Option |
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We will review existing employment land through the
Employment Land Study and consider reallocation for
housing where appropriate.
Existing employment sites which are well used and sustainable will be protected from uses that would undermine their role as employment generators. In addition, we will work with our partners to ensure their viability by ensuring adequate infrastructure is in place. In particular, we will seek improvements to the highways serving Baltic Wharf in order to sustain employment in this rural part of the District. |
Future Employment Allocations
The Employment Land Study has identified land to the west of Rayleigh as a suitable strategic location for additional employment land provision. The study recommends that land in this location comes forward for office development.
It is also important to consider environmental and social considerations. Additional employment areas will not be directed towards areas with landscape or ecological value. In addition, new employment developments must be accessible to all sections of the community by a range of transport opportunities and should be of a type that meets local skills.
(16) ED4 Future Employment Allocations - Preferred Option |
We will allocate land to the south of London Road,
Rayleigh to accommodate a new employment park, and work
with partners to secure its delivery. It will have the
following characteristics:
We will also encourage the development of employment generating use within existing settlements, particularly town centres, where appropriate. |
(1) ED4 - Alternative Options |
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| Option | Why is it not preferred? |
| Allocate specific employment types to specific land areas in order to ensure uses match local skills. | Such an approach is considered far too inflexible and unlikely to be implemented by businesses. In addition, it would not allow employment uses to adapt to changes in the economy or changes in local employment needs. |
| Seek to concentrate future employment uses within existing settlements. | We consider it unlikely that an adequate number of jobs can be provided within existing settlements. In addition, some forms of employment use, particularly industrial uses, are inappropriate within residential areas. |
| Alternative location for additional employment land to the west of Rayleigh. | The preferred location is felt to be well related to the existing highway network and residential areas, without being so close to residential areas as to have a negative impact on amenity. |
Eco-Enterprise Centre
Enterprise, or business incubation, centres provide an ideal structured environment in which new businesses can grow. They differ from other types of business support because they offer comprehensive, responsive and custom services to early stage businesses at the most vulnerable point in their lifecycle. Additionally, quality support can be delivered at varying degrees to a greater number of businesses.
The resources made available through an incubation or enterprise environment are provided by an internal team as well as sought from external networks and key partners providing relevant services. Incubation is a resource-intensive activity not intended to support businesses indefinitely. Incubation services help businesses to survive the particularly difficult first few years before they move on with increased chances of future sustainability.
We believe that the establishment of an incubation or enterprise centre would help to reduce the consistently high number of business closures in the District, increase the chances of sustainability for the high number of indigenous start up businesses and act as a much needed inward investment draw, bringing new businesses to the area. The physical building would become a focal point for businesses in the District offering access to information, guidance, mentoring and involvement with the local business network.
In order to achieve this, we intend to secure public funding which in turn will be used to lever private sector investment. In terms of delivering services on an ongoing basis, we will work in partnership with other key stakeholders and partners whose remit is to support and develop businesses in the District.
The enterprise centre will be incorporated into employment allocations or an area action plan that includes increased employment opportunities.
(7) ED5 Eco-Enterprise Centre - Preferred Option |
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We will work with the private sector to secure the
delivery of an Eco-Enterprise Centre within an employment
allocation or area action plan incorporating employment
uses.
The Eco-Enterprise Centre will be built to high environmental standards, meeting the BREEAM excellent standard for sustainable development. |