3.4 Development Options


Whilst the 6 development options provide an insight into the various approaches that could be adopted, it is considered that the regeneration objectives for this area can be best achieved by varying option 1.2 . We set out below a twin strategy for this area (option 1.3).

Alternative to Option 1.2 (Option 1.3)

It is important that the redevelopment and regeneration of this area is based on sound planning principles that are deliverable and offer value for money. It should be noted that Hockley is not a large settlement and as such any strategy for regenerating the centre should be commensurate with the town as a whole including any likely growth anticipated in the Regional Spatial Strategy. In that context it is not considered necessary to promote an unduly large area for renewal, particularly where the net result is a potential loss of an important and strategically significant/sustainable employment site. We would suggest a twin approach - firstly focusing on a much smaller area for regeneration and secondly, introducing a positive policy framework for encouraging more appropriate employment development.

Option 1.2 is considered, subject to refinement, to be a strategy that could be made to deliver a sustainable approach to town centre regeneration.

Policy Strategy
The retention of the majority of the site for employment purposes is considered to be critical to the delivery of a sustainable town centre/settlement. This should be one of the principles of the Area Action Plan. A strong employment site would continue to underpin the vitality and viability of the town centre and help provide the opportunity for people to continue to live close to their workplace. The site is already a large employment area and the approach should be to encourage redevelopment of it for appropriate employment purposes so that it delivers a more acceptable employment mix. This can be achieved through a proactive planning policy framework that supports new office, workshop, and light industrial development. The AAP should explain this as its main approach.

Regeneration Strategy
The second underlining principle should be to secure regeneration through the development of sites A1, A2 and A3 together with some development of B and C. These sites are located in an area that would meet the town centre regeneration objectives of the authority. These land areas are closest to the core of the town centre and the Spa Road which is identified as needing improvement. However, it is not considered that these areas are suitable for significant residential development and at most 30 flats may be appropriate. This will enable the area to deliver retail, leisure, open civic space and some limited upper floor residential and office uses. It is considered that the civic square should be slightly larger to enhance the opportunity for outdoor use, particularly opportunities for specialist markets, community gatherings, small scale exhibitions and events, seating and the on street café culture.

This approach would enable the important benefits of the Eldon Way Industrial Estate to be retained and enhanced within the context of a new policy framework for the estate. By focusing on land areas A to C for the land assembly and compulsory purchase, the delivery of regeneration will be made simpler and at a scale commensurate with the settlement. It is considered that this approach will require some of the suggested land uses to be reviewed and the residential component to be reduced in order to ensure an appropriate quantum. This approach may be more viable and require less public authority funding.

The community development options and hub concept is supported.