1.3.3

A. OVERVIEW

The preparation of an Area Action Plan for Rayleigh Town Centre is welcomed and supported. The Plan should enable a clear strategy to emerge that will maintain and enhance the role and status of the town centre in a sustainable manner that contributes positively to the needs of the local community. Generally the Issues and Options document presents a clear analysis of the issues that Rayleigh town centre faces. Detailed comments on aspects of the analysis are set out elsewhere in this response.

The County Council would welcome further discussion with the District Council at the earliest opportunity as the Plan moves forward to the Preferred Options stage. On the basis of the Issues and Options document there are two areas in particular where early discussion would be beneficial,

the operational requirements of County Council service departments within Rayleigh Town Centre, for example, the Issues and Options document (page 46) suggests the relocation of the library;
the technical feasibility of any highways and transport proposals, having regard to their impact on the functioning and safety of the highway network and the cost and deliverability of highway and transportation requirements (see also response on Options below).

Also, as the Area Action Plan evolves it should,

establish a clearer relationship between its intended outcomes and those of the Rayleigh Conservation Area and Management Plan and the Design Guidelines for Conservation Areas (SPD6).
include consideration of the accessibility needs of all sectors of the population to the town centre. Key words, such as 'inclusive' and 'accessibility', are absent from the Issues and Options document (see also response on Detailed Comments below). An Equality Impact Assessment of the town centre would help ensure that the town centre is capable of satisfactorily meeting the needs of all members of the community in respect of the services and facilities it will provide, and how the Plan should promote and influence accessible design.

B. VISION AND OBJECTIVES

The Vision and Objectives proposed for the Plan are generally supported but could be enhanced by,

In the Vision by,

amending the text in lines five and six to read, '....creating a vibrant, attractive, accessible, inclusive and welcoming centre for all....', to emphasise the intent that the town centre should serve the needs of all sectors of the community;
including 'residential' in the listed mix of uses, to reflect the highlighting of new town centre residential development in Objective 3 and the encouragement throughout the Issues and Options document for inclusion of residential accommodation in town centre schemes.

In the Objectives by,

making reference to 'sustainable development' within Objective 3, to clarify that any development proposals should accord with sustainable principles;
retitling Objective 4 to read 'Improve inclusive and sustainable access to the town centre', to clarify that any transport proposals should accord with sustainable principles;
adding a bullet to Objective 4 to read 'ensure accessible and inclusive provision of town centre services and facilities for all sectors of the community' in support of the inclusion of 'accessible' and 'inclusive' in the Vision.

C. OPTIONS

To a significant degree the Options choices for Rayleigh town centre are likely to hinge on financial considerations, in respect of both private and public sector investment. The County Council prefers not to comment on the individual options that are presented in the Issues and Options document. Rather, the County Council has reviewed the suggested options and sets out comments below on considerations that will need to be taken into account in moving towards the Preferred Option. The County Council would welcome early discussion during the preparation of the Preferred Option of any matters which would impact on its own operational requirements and service delivery within Rayleigh town centre.

A key matter informing preparation of the Preferred Option will be the circulation and management of traffic within the town centre. The County Council would agree with the proposition of Question 15 in the Issues and Options document that there is merit in maintaining the current direction of flow of traffic through the town centre. From the information available within the Issues and Options document it appears that the disbenefits of pedestrianisation of the high Street outweigh the benefits. It is unlikely that traffic currently using the High Street can be accommodated satisfactorily elsewhere on the local network. Alternative routes to relieve congestion on Websters Way are problematic and 'rat running' down residential streets would have to be avoided.

In addition, particular matters that require further study and examination during the remaining stages of the Area Action Plan should include consideration of,

provision of good alternative means of travel to the centre of Rayleigh for local people before the provision of additional town centre parking in an already congested area. For instance, how would the provision of extra car parking on Websters Way affect the desire to relieve congestion along that route? Whilst car parking may promote economic growth in the town centre, it could well increase congestion and traffic in the town centre which will have a negative effect on access to the centre for car drivers. Additionally, conditions for pedestrians, cyclists and bus users as well as the quality of the public realm will be adversely affected by increased volumes of traffic. These in turn could reduce the attractiveness of the centre and discourage economic growth;
the necessary transport assessments and programming of delivery of impact mitigation for any proposed changes to junction operation and layouts. In particular, the removal of highway guard railing should only be undertaken after the necessary public risk and safety assessments have confirmed its practicality at appropriate locations;
how cyclists would use, and could be better accommodated by the local network, including improved provision for cycle access and parking within the High Street;
how the Area Action Plan may assist enhancement of walking and cycling routes and links through the town centre to other parts of the town. The Issues and Options document (page 50) considers the need to improve routes between the town centre and the railway station. However, the town centre also includes routes used by pupils on their way to and from school. Proposals for the town centre should analyse and incorporate cross town routes to the two secondary schools, which with improved pedestrian priority, especially at key junctions, could reduce school-run traffic and town centre congestion without the need for major infrastructure schemes;
the implications of any proposals to provide a more attractive series of spaces through provision of shared surfaces within the High Street for,
the location of bus stops in regard to accommodating high kerbs that assist access to low floor buses by the disabled and the elderly;
the requirements for accessible Blue Badge disabled people's parking spaces;
provision of clearly delineated routes to assist accessibility by, for example, the visually impaired and those using mobility aids, to minimise the risk of accident/collision in congested areas or adjacent to pavement cafes;
the role of the town centre taxi rank in providing accessibility to the centre. Taxi ranks are an important form of public transport and improve accessibility for disabled and elderly people and those without access to a car. They are also an important support to any desire to provide more evening leisure facilities in the town centre;
any relocation of the market would need careful consideration in relation to transportation issues in the town centre, in particular the operation of bus services;
the potential survival of extensive urban archaeological deposits, particularly in the area of Rayleigh Mount and Mill, and at potential development sites in the town centre (including the Police Station/Somerfield, Rayleigh Mount and Mill, Rayleigh Lanes and Websters Way sites) and the impacts that any future development will have upon this resource.
the measures necessary to ensure that high quality design is evident throughout and that accessible routes to and within the town centre, together with inclusive access points to premises, are addressed sufficiently.

D. DETAILED COMMENTS

1. Accessibility and Inclusion

The following detailed comments on the text of the Issues and Options document should inform further progress of the Area Action Plan,

Paragraph 2.2.7 - the second sentence should be amended to read, 'Direct, safe, accessible and well-signed routes should be considered.'
Paragraph 2.3.5 bullet 4 - should refer to provision of Blue Badge disabled people's parking;
Paragraph 2.3.11 - should refer to the area being as accessible and inclusive as possible while seeking to preserve the historic value of the town centre;
Paragraph 2.5.6 - should refer to 'accessibility' in line with the requirement within the same RSS Policy ENV7 (paragraph 2, bullet5) to 'have regard to the needs and well being of all sectors of the community'.
Paragraph 2.5.13 - should also refer to the need for Lifetime homes.
Paragraphs 2.7.8 to 2.7.12 (Parking) - do not address the requirements for Blue Badge disabled people's parking spaces.
Paragraph 2.8.1(5) - pavement parking causes obstruction and danger to certain sectors of the community, for example, the visually impaired, and, as a known and current issue, should be addressed through other available enforcement measures. Other examples of obstruction can arise through the use of shared space in town centres (see following two bullets) and the further preparation of the Area Action Plan should include measures to secure the safety of all visitors to the town centre.
Page 39, Issue 1 (High Option) - suggests a 'shared space scheme along High Street' which could be a concern, particularly to the visually impaired, in the current absence of national best practice guidance. If implemented it would be necessary for clear delineated routes to be provided.
Pages 42 and 49 - are illustrated with photographs of pavement cafés with no guard rails around seated customers and/or in congested areas. Both situations increase the risk of accident/collision for the visually impaired and those using mobility aids. This well illustrates the amount of detailed thought required within the Area Action Plan to ensure that the town centre becomes accessible for, and inclusive of, all sectors of the community.

2. Highways and Transportation

The following detailed comments on the text of the Issues and Options document should inform further progress of the Area Action Plan,

Paragraph 2.7.23 - the approach to cycling is very prescriptive in the Issues section of the document and, if carried forward, could limit future cycle improvements in the town, especially those funded by developers. Paragraph 2.7.23 should be deleted and replaced by, 'The approach to cycling in the town will be to manage traffic speeds and focus on the provision of improved facilities for cyclists including appropriate signage, routes and of cycle parking in the town and at the station.'

Question 1 - cycling and pubic transport are discussed as key issues in Section 2 of the document but they do not appear in the summaries at the end of the Issues section. This gives the perception that these two topics are less important than those highlighted in the Summary of Issues. It is suggested that reference could be made to cycling and public transport within the pedestrian and public realm part of the Summary of Issues, although mention in a new separate paragraph would be more appropriate.

Question 11 - in respect of 'Opportunities between the High Street and Mount' Option 2, bullet 2 should also refer to facilities for cyclists and so should be amended to read '... with formalised pedestrian and cycling routes....'

Para 4.2.22, bullet 1 - it should be noted that delivery of other improvements could be delayed by procedures to formalise routes involving third-party land, such as through pub gardens etc.

Para 4.3.4 - the word 'appropriate' should be inserted into the last sentence as follows, 'Similarly, the appropriate removal of guard railing...'. Increased permeability and legibility of the town centre is supported but it must be balanced with pedestrian safety. The removal of highway guard railing should only be undertaken after necessary public risk and safety assessments have confirmed its practicality at appropriate locations.

3. Urban Design

Where appropriate, the subsequent Area Action Plan should ensure inclusion of guidance on the form and character of future developments. Such guidance should include schematic layouts and perspectives, in separate Design Briefs where appropriate. It would be an important element in achieving acceptable forms of development and helping to ensure that the aims of the Area Action Plan are achieved.

In addition, the following detailed comments on the text of the Issues and Options should inform further progress of the Area Action Plan,

Table 1, Urban design principles, Legibility - within the option statements the application of the principle/objective of 'Legibility' application to Rayleigh seems to cover 'access' rather than 'legibility'. Legibility in urban design terms is more to do with finding one's way around, assisted by landmarks, clear views, clear routes and gateways.

Paragraph 3.2.3 - refers to the Urban Place Supplement 'being adopted by most district and borough councils in Essex' but it would be more appropriate to clearly state Rochford District Council's position on the Supplement.

Figure 35, Rayleigh Town Centre Concept Plan - it is not clear how the content of this Figure fits into the complete structure of the document or the preparation of the options for the town centre. For instance, it shows green links between The Mount and King Georges Field but these are not listed or mentioned in the objectives. Also, the 'gateways' identified in Figure 35 do not correlate with the Nodes/Gateways identified elsewhere in the document, for example, Figure 30.

Figure 22, Broad structuring plan - the purpose of this figure, and its relationship to the remainder of the document, is not clear; especially given that the same features are illustrated more elegantly elsewhere in the document.

General - The document's use of aspirational illustrations from other town centres is welcomed but it is questionable whether all are applicable to, or present appropriate images for Rayleigh.

4. Historic Environment

The inclusion of a section on 'Heritage and Conservation' in the Issues and Options document is welcomed. However, the section principally relates to issues regarding the conservation area and the built environment with little reference to the significant archaeological resource surviving as below ground deposits within the historic medieval core of Rayleigh. It is essential that the Area Action Plan includes reference to these important deposits as they form an essential part of the history of the town and its development. Consideration of the 'Heritage and Conservation' should be broadened to explicitly address the archaeological element of the Historic Environment. Suggested wording to cover this concern is,

'The Historic Environment lends significant character to settlements such as Rayleigh and can provide a positive template for new development. It can also play a key role in creating a 'sense of place' and identities as existing towns/settlements are enhanced. It is important the protection, promotion and enhancement of the historic character and extensive surviving archaeological deposits associated with the development of historic Rayleigh are fully considered so that the adverse impacts of future development can be minimised. Any developments within the town centre and its immediate hinterland will need to fully consider the cultural assets and the high potential for the survival of significant archaeological remains.'

In addition, to ensure that the historic environment is appropriately considered the following amendments to the existing text are suggested,

Paragraph 1.3.3 - amend the final sentence to read 'Holy Trinity Church, Rayleigh Mount and the windmill are distinctive local landmarks.'

Paragraph 2.3.2 - add to the end of the paragraph 'and the Rochford District Historic Environment Characterisation Project'

Paragraph 2.3.3
Amend the first sentence to read, 'Rayleigh is an attractive medieval market town with a strong cultural heritage and a number of attractive and important listed buildings.'
Delete the final sentence of the paragraph and replace with, 'The Rayleigh Historic Town Assessment and the Rochford District Historic Environment Characterisation Project both highlight the extent and character of the heritage/cultural assets within historic Rayleigh. The medieval street pattern including the remains of the market place close to the church, the wide High Street and the castle survive well. Archaeological investigations within the castle and historic town have uncovered a high potential for wide ranging deposits dating from the early medieval period onwards. Both the surviving medieval town morphology and the buried archaeological deposits are particularly sensitive to change.'

Paragraph 2.3.4 - amend the paragraph (noting that the term 'scheduled ancient monuments' has been officially replaced by the term 'scheduled monuments') to read,

'The Rayleigh Conservation Area (designated in 1969 and extended in 2009 - see Figure 9) covers the historic centre of the town and also takes in Rayleigh Mount (the site of the Motte and Bailey Castle), a scheduled monument, on a spur to the north west of the High Street. The conservation area was designated partly in response to rapid development taking place in the High Street. The Rayleigh Conservation Area identifies some of the key features in Rayleigh, including:
24 listed buildings in the historic town area of Rayleigh, all of which are Grade II listed except Holy Trinity Church which is Grade II*.
The most notable of the listed buildings are the Holy Trinity Church, the Windmill (19th century), Kingsleigh House (18th century red brick building on the High Street which has been converted into offices) and Francis House (now Lloyds Bank on the High Street)
The core elements of the original medieval street pattern/morphology of the town and its association to the castle still remains legible today
Rayleigh has an exceptionally wide High Street (a feature of its development as a market town in the medieval period), presided over at one end by Holy Trinity Church and the remains of the market place.
Rayleigh Mount, the site of a Norman castle, given to the National Trust in 1923 and designated a scheduled monument. Rayleigh Mount is a site of national importance because it survives as one of the earliest Motte and Bailey Castles in England. Built between 1066 and 1086 it is one of the very few castles mentioned in Domesday. The castle lost its importance in the 13th century, was used as a stone quarry for the construction of Hadleigh Castle, a Royal Stud and latterly a farmyard. It is now a key area of open space and is a popular venue for recreational purposes.
A High Street which consists largely of 20th century buildings but also includes significant buildings from the late medieval and post medieval periods ( 16th-18th centuries) which represent an important historic, archaeological and architectural resource, which continue to contribute to the town's historic character and sense of place.
Attractive views looking up and down the High Street (in contrast to the unattractive ones looking up and down Websters Way).
Attractive views over the surrounding countryside from the top of London Hill.

Paragraph 2.4.1 - amend the second sentence to read, 'The Y shaped High Street, incorporating a fossilised market place at its northern end, remains intact...'

A. OVERVIEW

The preparation of an Area Action Plan for Rayleigh Town Centre is welcomed and supported. The Plan should enable a clear strategy to emerge that will maintain and enhance the role and status of the town centre in a sustainable manner that contributes positively to the needs of the local community. Generally the Issues and Options document presents a clear analysis of the issues that Rayleigh town centre faces. Detailed comments on aspects of the analysis are set out elsewhere in this response.

The County Council would welcome further discussion with the District Council at the earliest opportunity as the Plan moves forward to the Preferred Options stage. On the basis of the Issues and Options document there are two areas in particular where early discussion would be beneficial,

the operational requirements of County Council service departments within Rayleigh Town Centre, for example, the Issues and Options document (page 46) suggests the relocation of the library;
the technical feasibility of any highways and transport proposals, having regard to their impact on the functioning and safety of the highway network and the cost and deliverability of highway and transportation requirements (see also response on Options below).

Also, as the Area Action Plan evolves it should,

establish a clearer relationship between its intended outcomes and those of the Rayleigh Conservation Area and Management Plan and the Design Guidelines for Conservation Areas (SPD6).
include consideration of the accessibility needs of all sectors of the population to the town centre. Key words, such as 'inclusive' and 'accessibility', are absent from the Issues and Options document (see also response on Detailed Comments below). An Equality Impact Assessment of the town centre would help ensure that the town centre is capable of satisfactorily meeting the needs of all members of the community in respect of the services and facilities it will provide, and how the Plan should promote and influence accessible design.

B. VISION AND OBJECTIVES

The Vision and Objectives proposed for the Plan are generally supported but could be enhanced by,

In the Vision by,

amending the text in lines five and six to read, '....creating a vibrant, attractive, accessible, inclusive and welcoming centre for all....', to emphasise the intent that the town centre should serve the needs of all sectors of the community;
including 'residential' in the listed mix of uses, to reflect the highlighting of new town centre residential development in Objective 3 and the encouragement throughout the Issues and Options document for inclusion of residential accommodation in town centre schemes.

In the Objectives by,

making reference to 'sustainable development' within Objective 3, to clarify that any development proposals should accord with sustainable principles;
retitling Objective 4 to read 'Improve inclusive and sustainable access to the town centre', to clarify that any transport proposals should accord with sustainable principles;
adding a bullet to Objective 4 to read 'ensure accessible and inclusive provision of town centre services and facilities for all sectors of the community' in support of the inclusion of 'accessible' and 'inclusive' in the Vision.

C. OPTIONS

To a significant degree the Options choices for Rayleigh town centre are likely to hinge on financial considerations, in respect of both private and public sector investment. The County Council prefers not to comment on the individual options that are presented in the Issues and Options document. Rather, the County Council has reviewed the suggested options and sets out comments below on considerations that will need to be taken into account in moving towards the Preferred Option. The County Council would welcome early discussion during the preparation of the Preferred Option of any matters which would impact on its own operational requirements and service delivery within Rayleigh town centre.

A key matter informing preparation of the Preferred Option will be the circulation and management of traffic within the town centre. The County Council would agree with the proposition of Question 15 in the Issues and Options document that there is merit in maintaining the current direction of flow of traffic through the town centre. From the information available within the Issues and Options document it appears that the disbenefits of pedestrianisation of the high Street outweigh the benefits. It is unlikely that traffic currently using the High Street can be accommodated satisfactorily elsewhere on the local network. Alternative routes to relieve congestion on Websters Way are problematic and 'rat running' down residential streets would have to be avoided.

In addition, particular matters that require further study and examination during the remaining stages of the Area Action Plan should include consideration of,

provision of good alternative means of travel to the centre of Rayleigh for local people before the provision of additional town centre parking in an already congested area. For instance, how would the provision of extra car parking on Websters Way affect the desire to relieve congestion along that route? Whilst car parking may promote economic growth in the town centre, it could well increase congestion and traffic in the town centre which will have a negative effect on access to the centre for car drivers. Additionally, conditions for pedestrians, cyclists and bus users as well as the quality of the public realm will be adversely affected by increased volumes of traffic. These in turn could reduce the attractiveness of the centre and discourage economic growth;
the necessary transport assessments and programming of delivery of impact mitigation for any proposed changes to junction operation and layouts. In particular, the removal of highway guard railing should only be undertaken after the necessary public risk and safety assessments have confirmed its practicality at appropriate locations;
how cyclists would use, and could be better accommodated by the local network, including improved provision for cycle access and parking within the High Street;
how the Area Action Plan may assist enhancement of walking and cycling routes and links through the town centre to other parts of the town. The Issues and Options document (page 50) considers the need to improve routes between the town centre and the railway station. However, the town centre also includes routes used by pupils on their way to and from school. Proposals for the town centre should analyse and incorporate cross town routes to the two secondary schools, which with improved pedestrian priority, especially at key junctions, could reduce school-run traffic and town centre congestion without the need for major infrastructure schemes;
the implications of any proposals to provide a more attractive series of spaces through provision of shared surfaces within the High Street for,
the location of bus stops in regard to accommodating high kerbs that assist access to low floor buses by the disabled and the elderly;
the requirements for accessible Blue Badge disabled people's parking spaces;
provision of clearly delineated routes to assist accessibility by, for example, the visually impaired and those using mobility aids, to minimise the risk of accident/collision in congested areas or adjacent to pavement cafes;
the role of the town centre taxi rank in providing accessibility to the centre. Taxi ranks are an important form of public transport and improve accessibility for disabled and elderly people and those without access to a car. They are also an important support to any desire to provide more evening leisure facilities in the town centre;
any relocation of the market would need careful consideration in relation to transportation issues in the town centre, in particular the operation of bus services;
the potential survival of extensive urban archaeological deposits, particularly in the area of Rayleigh Mount and Mill, and at potential development sites in the town centre (including the Police Station/Somerfield, Rayleigh Mount and Mill, Rayleigh Lanes and Websters Way sites) and the impacts that any future development will have upon this resource.
the measures necessary to ensure that high quality design is evident throughout and that accessible routes to and within the town centre, together with inclusive access points to premises, are addressed sufficiently.

D. DETAILED COMMENTS

1. Accessibility and Inclusion

The following detailed comments on the text of the Issues and Options document should inform further progress of the Area Action Plan,

Paragraph 2.2.7 - the second sentence should be amended to read, 'Direct, safe, accessible and well-signed routes should be considered.'
Paragraph 2.3.5 bullet 4 - should refer to provision of Blue Badge disabled people's parking;
Paragraph 2.3.11 - should refer to the area being as accessible and inclusive as possible while seeking to preserve the historic value of the town centre;
Paragraph 2.5.6 - should refer to 'accessibility' in line with the requirement within the same RSS Policy ENV7 (paragraph 2, bullet5) to 'have regard to the needs and well being of all sectors of the community'.
Paragraph 2.5.13 - should also refer to the need for Lifetime homes.
Paragraphs 2.7.8 to 2.7.12 (Parking) - do not address the requirements for Blue Badge disabled people's parking spaces.
Paragraph 2.8.1(5) - pavement parking causes obstruction and danger to certain sectors of the community, for example, the visually impaired, and, as a known and current issue, should be addressed through other available enforcement measures. Other examples of obstruction can arise through the use of shared space in town centres (see following two bullets) and the further preparation of the Area Action Plan should include measures to secure the safety of all visitors to the town centre.
Page 39, Issue 1 (High Option) - suggests a 'shared space scheme along High Street' which could be a concern, particularly to the visually impaired, in the current absence of national best practice guidance. If implemented it would be necessary for clear delineated routes to be provided.
Pages 42 and 49 - are illustrated with photographs of pavement cafés with no guard rails around seated customers and/or in congested areas. Both situations increase the risk of accident/collision for the visually impaired and those using mobility aids. This well illustrates the amount of detailed thought required within the Area Action Plan to ensure that the town centre becomes accessible for, and inclusive of, all sectors of the community.

2. Highways and Transportation

The following detailed comments on the text of the Issues and Options document should inform further progress of the Area Action Plan,

Paragraph 2.7.23 - the approach to cycling is very prescriptive in the Issues section of the document and, if carried forward, could limit future cycle improvements in the town, especially those funded by developers. Paragraph 2.7.23 should be deleted and replaced by, 'The approach to cycling in the town will be to manage traffic speeds and focus on the provision of improved facilities for cyclists including appropriate signage, routes and of cycle parking in the town and at the station.'

Question 1 - cycling and pubic transport are discussed as key issues in Section 2 of the document but they do not appear in the summaries at the end of the Issues section. This gives the perception that these two topics are less important than those highlighted in the Summary of Issues. It is suggested that reference could be made to cycling and public transport within the pedestrian and public realm part of the Summary of Issues, although mention in a new separate paragraph would be more appropriate.

Question 11 - in respect of 'Opportunities between the High Street and Mount' Option 2, bullet 2 should also refer to facilities for cyclists and so should be amended to read '... with formalised pedestrian and cycling routes....'

Para 4.2.22, bullet 1 - it should be noted that delivery of other improvements could be delayed by procedures to formalise routes involving third-party land, such as through pub gardens etc.

Para 4.3.4 - the word 'appropriate' should be inserted into the last sentence as follows, 'Similarly, the appropriate removal of guard railing...'. Increased permeability and legibility of the town centre is supported but it must be balanced with pedestrian safety. The removal of highway guard railing should only be undertaken after necessary public risk and safety assessments have confirmed its practicality at appropriate locations.

3. Urban Design

Where appropriate, the subsequent Area Action Plan should ensure inclusion of guidance on the form and character of future developments. Such guidance should include schematic layouts and perspectives, in separate Design Briefs where appropriate. It would be an important element in achieving acceptable forms of development and helping to ensure that the aims of the Area Action Plan are achieved.

In addition, the following detailed comments on the text of the Issues and Options should inform further progress of the Area Action Plan,

Table 1, Urban design principles, Legibility - within the option statements the application of the principle/objective of 'Legibility' application to Rayleigh seems to cover 'access' rather than 'legibility'. Legibility in urban design terms is more to do with finding one's way around, assisted by landmarks, clear views, clear routes and gateways.

Paragraph 3.2.3 - refers to the Urban Place Supplement 'being adopted by most district and borough councils in Essex' but it would be more appropriate to clearly state Rochford District Council's position on the Supplement.

Figure 35, Rayleigh Town Centre Concept Plan - it is not clear how the content of this Figure fits into the complete structure of the document or the preparation of the options for the town centre. For instance, it shows green links between The Mount and King Georges Field but these are not listed or mentioned in the objectives. Also, the 'gateways' identified in Figure 35 do not correlate with the Nodes/Gateways identified elsewhere in the document, for example, Figure 30.

Figure 22, Broad structuring plan - the purpose of this figure, and its relationship to the remainder of the document, is not clear; especially given that the same features are illustrated more elegantly elsewhere in the document.

General - The document's use of aspirational illustrations from other town centres is welcomed but it is questionable whether all are applicable to, or present appropriate images for Rayleigh.

4. Historic Environment

The inclusion of a section on 'Heritage and Conservation' in the Issues and Options document is welcomed. However, the section principally relates to issues regarding the conservation area and the built environment with little reference to the significant archaeological resource surviving as below ground deposits within the historic medieval core of Rayleigh. It is essential that the Area Action Plan includes reference to these important deposits as they form an essential part of the history of the town and its development. Consideration of the 'Heritage and Conservation' should be broadened to explicitly address the archaeological element of the Historic Environment. Suggested wording to cover this concern is,

'The Historic Environment lends significant character to settlements such as Rayleigh and can provide a positive template for new development. It can also play a key role in creating a 'sense of place' and identities as existing towns/settlements are enhanced. It is important the protection, promotion and enhancement of the historic character and extensive surviving archaeological deposits associated with the development of historic Rayleigh are fully considered so that the adverse impacts of future development can be minimised. Any developments within the town centre and its immediate hinterland will need to fully consider the cultural assets and the high potential for the survival of significant archaeological remains.'

In addition, to ensure that the historic environment is appropriately considered the following amendments to the existing text are suggested,

Paragraph 1.3.3 - amend the final sentence to read 'Holy Trinity Church, Rayleigh Mount and the windmill are distinctive local landmarks.'

Paragraph 2.3.2 - add to the end of the paragraph 'and the Rochford District Historic Environment Characterisation Project'

Paragraph 2.3.3
Amend the first sentence to read, 'Rayleigh is an attractive medieval market town with a strong cultural heritage and a number of attractive and important listed buildings.'
Delete the final sentence of the paragraph and replace with, 'The Rayleigh Historic Town Assessment and the Rochford District Historic Environment Characterisation Project both highlight the extent and character of the heritage/cultural assets within historic Rayleigh. The medieval street pattern including the remains of the market place close to the church, the wide High Street and the castle survive well. Archaeological investigations within the castle and historic town have uncovered a high potential for wide ranging deposits dating from the early medieval period onwards. Both the surviving medieval town morphology and the buried archaeological deposits are particularly sensitive to change.'

Paragraph 2.3.4 - amend the paragraph (noting that the term 'scheduled ancient monuments' has been officially replaced by the term 'scheduled monuments') to read,

'The Rayleigh Conservation Area (designated in 1969 and extended in 2009 - see Figure 9) covers the historic centre of the town and also takes in Rayleigh Mount (the site of the Motte and Bailey Castle), a scheduled monument, on a spur to the north west of the High Street. The conservation area was designated partly in response to rapid development taking place in the High Street. The Rayleigh Conservation Area identifies some of the key features in Rayleigh, including:
24 listed buildings in the historic town area of Rayleigh, all of which are Grade II listed except Holy Trinity Church which is Grade II*.
The most notable of the listed buildings are the Holy Trinity Church, the Windmill (19th century), Kingsleigh House (18th century red brick building on the High Street which has been converted into offices) and Francis House (now Lloyds Bank on the High Street)
The core elements of the original medieval street pattern/morphology of the town and its association to the castle still remains legible today
Rayleigh has an exceptionally wide High Street (a feature of its development as a market town in the medieval period), presided over at one end by Holy Trinity Church and the remains of the market place.
Rayleigh Mount, the site of a Norman castle, given to the National Trust in 1923 and designated a scheduled monument. Rayleigh Mount is a site of national importance because it survives as one of the earliest Motte and Bailey Castles in England. Built between 1066 and 1086 it is one of the very few castles mentioned in Domesday. The castle lost its importance in the 13th century, was used as a stone quarry for the construction of Hadleigh Castle, a Royal Stud and latterly a farmyard. It is now a key area of open space and is a popular venue for recreational purposes.
A High Street which consists largely of 20th century buildings but also includes significant buildings from the late medieval and post medieval periods ( 16th-18th centuries) which represent an important historic, archaeological and architectural resource, which continue to contribute to the town's historic character and sense of place.
Attractive views looking up and down the High Street (in contrast to the unattractive ones looking up and down Websters Way).
Attractive views over the surrounding countryside from the top of London Hill.

Paragraph 2.4.1 - amend the second sentence to read, 'The Y shaped High Street, incorporating a fossilised market place at its northern end, remains intact...'

1.3.2

I agree that some gateways to the town are uninspiring: Crown Hill Gateway, Eastwood Road Gateway, The High Street and Hockley Road gateway. For further details see paper copy.

1.3.3

I agree. We are blessed with an attractive town centre, especially between Eastwood Road and Websters Way. The Large Plane trees play a major role in creating this pleasant ambience. Also the width of the section from roughly Crown Hill to Bellingham Lane. How many know that we have this width because Rayleigh was a market town? The wide section is where traders had their stalls?

1.3.4 I agree

1.3.5 I do not know what 'comparison' floor space is, so I cannot comment.

1.3.6 The 'arrangement of buildings' along Webster Way does not worry me. Facades on the same building line are boring. Those on Webster's way create a relief from monotony - like the Library building. We need half a dozen or more Plane Trees along the street boundary, and within the car park itself. What a delightful picture they make, how well they soften the impact of cars.

The multitude of services equipment and signage which has been allowed to go up on walls is an eyesore. It is my understanding that this is within the Conservation Area. Another eyesore is the rear elevations of the buildings fronting Eastwood Road. At the Bull Lane end of Websters Way we have the two ugliest buildings in Rayleigh. Ideally they should be demolished and start again. Proposal formulated to redeem the situation; please see paper copy to view.

Congratulations to those who were responsible for the improvements to the car park. They have done an excellent job. I like the soft red brick, the simple railings and best of all the metal 'arches' at the ends of the pedestrian crossing. Little things like that, well designed, can make a big difference.

1.3.7 Stop tinkering with the traffic flow. There is no perfect answer to all problems. What we have is the best that I have known. Leave it alone.

I agree we should rationalise signs and street clutter, especially on Websters Way.

1.4.1 I am happy to give my views.

1.4.2 Noted

2.1.1 Noted

2.2.2 I was unaware of the letter drop and Placecheck.

2.2.3 I believe I was deliberately excluded from this event. I received no notification of it.

2.2.4 I share the first three concerns. Solving the traffic congestion problem is a pipe dream. It is simply not possible - without providing a new network of roads around the town to divert through traffic. I am not convinced we need more car parking. If we do, it must be sensitively designed. Simply masking a raised car parking deck with residential accommodation, as suggested elsewhere in the booklet, is not the answer. There are better and honest ways of dealing with the design problem.

2.2.5 I agree. I will put forward proposals for dealing with the buildings mentioned and several others also. There is a simple solution to the former Tesco building. Replace the blanked out part at 1st floor level with the same fenestration as elsewhere. Another building which needs attention is the new red brick High Street building opposite Grouts. It is excellent in broad concept, but a tragedy in detail. The red brick is in blatant violation of the Essex Design Guide. It should be rendered over as was successfully done to the Mill Hall. Brick Arches over horizontal lintols are the product of a confused mind. Someone couldn't make up his mind! A very heavy parapet coping. And cosmetic brackets attached to the building. Brackets are meant to hold things up. Non functional embellishment is an admission of failure. But there is no need to worry. Most problems have solutions.

2.2.6 Surely, we have more restaurants and cafes than the town needs. How those we have make a viable profit is a mystery to me. I do not think it is realistic to hold arts and cultural events in the high street. We do not need an expanded market. A market with unsightly stalls will mar the appearance of the town, and cause traffic mayhem.

2.2.7 I would like to see the pedestrian link to the Mount. An excellent idea. A pedestrianized High Street will only cause traffic mayhem. Our existing footpaths easily accommodate pedestrians.

2.2.8 I agree with free short term parking. We should reinstate free parking for disabled driver.

2.3.1 I agree

2.3.2 Noted. I will peruse these document if I can spare the time.

2.3.3 Interesting

2.3.4 Kingsleigh House is not a red brick building. I agree we are lucky to have attractive views up and down the High Street. Lloyds building deserves listing although most of the façade details are crude.

2.3.5 I agree with all the proposals, except the crazy idea of a multi storey car park. How do we justify the need for more car parking?

2.3.6 Noted

2.3.7 Para 1 Noted.
Para 2 Agreed. 'Modern' buildings can be designed to sit very comfortably in Conservation Areas. Like the Library Building and Barclays Bank. Both very modern buildings but they blend into the Conservation Area without a murmur.

2.3.8 Noted and agreed.

2.3.9 Noted

2.3.10 Agreed

2.3.11 Agreed

2.3.12 Agreed

2.3.13 Agreed

2.4.1 Agreed

2.4.2 Agreed

2.4.3 Noted

2.4.4 I have no problem with the buildings not being on 'an even line'. The uneven building line is interesting and preferable, like the Library building. We can vastly improve the first impression of Rayleigh by carrying out my simple proposal to transform the two ugliest buildings in Rayleigh, and my other simple recommendations. A tree or trees on the grassed bank outside the newish red brick building at the start of Websters Way, at the Bull Lane end, will also help. Trees soften any unpleasant view.

2.4.5 Noted. I agree these are valuable assets.

2.4.6 Agree

2.4.7 Noted

2.4.8 Noted. But there are now 'rooms n the roof' blocks of flats being built after I first introduced it at Brooklands, in order to achieve 3 storeys with a 2 storey look.

2.5 Policy Content All noted

2.6.1 I am totally unaware of the proposal to replace the snooker hall over 'The Lanes' with residential units. Interesting. I hope the high level windows at the rear will become proper windows - and that the ugly ventilation plant etc will disappear. Little balconies with canopies will help.

2.6.2 I could not find 'either redevelopment or façade improvements to the Rayleigh Lanes site' in Section 4.

2.7 Transport and Movement

I do not understand our preoccupation with a transport situation which we cannot improve. If there was a better way we would have found it ages ago. It is time to accept reality.

2.7.12 I cannot see what there is to review in the walking connection between the Station and the High Street. Crown Hill is there. There is no alternative.

2.7.22 If diagonal crossings are what is suggested, that would be crazy. What's wrong with the present arrangement?

2.8 Summary of Issues

2.8.1 I agree that recent developments in and around the High Street undermine the quality of the High Street. I have in mind the monster flats near the top of Crown Hill, with its amputated stump in full view, and the red brick building opposite Grouts.

I agree there should be more disable parking spaces and less spaces for taxis in the lagoon.

I agree that the quality of part of Bellingham is depressing. All we can do is pretty up the facades. I will produce a drawing to show what might be done. Don't expect miracles.

While still on Bellingham Lane, there is the delightful W.I. Hall, but still with the ugly ramp and railing which spoils a pretty picture. Why the ramp? Because they set the floor 18 inches above footpath level. Why? A mistake!? Anway, I came up with a simple - but brilliant way of making the ramp disappear. But no one wanted to know. And then there are the windows on the boundary wall which our Building Regulations department wrongfully would not allow in the rebuild. That was totally unjustified. Those windows had a Right of Light. They can be reinstated whenever. Rights of Light exist forever even if blanked out.

Question 1 Apart from the obsession with traffic, I agree with the issues identified.

03 Vision and Objectives

Q2 I agree

Q3 No comment. There is too much to read.

04 The Options

Q4a I prefer options Low and Medium but not relocation of the market.
Q4b I prefer options Low and Medium but not removal of pedestrian guardrailing, and certainly not aligning the real walls facing Websters Way.

Q5 Promote shopfront improvement and façade treatments.

Q6 No. There is no demand for new retail surely.

Q7 No.

Q8 No no no.

Q9 It seems the police station has been vacated. I did not know. I would not like to see Somerfields or the Library relocated there. They are fine where they are. Use the ground floor for community purposes, the upper floors for offices or flats. I support Option 2, but not relocation of the Library or Somerfields.

Q10 I support Option 1. But the reduced Taxi Rank spaces to be converted to disabled parking spaces. We must keep some taxi spaces for shoppers. I am totally opposed to market stalls.

I am now beginning to think that we are day-dreaming. Pictures like figure 49 are a clear indicuation of that. What do we want street frontages like that for? We are not Chichester or London. Rayleigh is a small country town. We don't want flat facades like on the figure 49 picture. We need set backs like the library and the McCarthy & Stone flats next to St. Georges Playing Field. Interrupt facades like on Websters Way. That is more interesting.

Q11 I strongly support Option 2. But modified to include a much smaller trade unit area thereby allowing for sitting area and some trees. What about the existing private car parking and servicing access to the shops? I think Option 3 is a day dream. The pedestrian link to the mount is a brilliant idea.

Q12 The Options presented display a lack of imagination, vision, inspiration and inventiveness in responding to the situation we have at Websters Way. We do not need massive intervention to create as pleasing picture. We do not need to screen the 'blank' facades. Phony facades as on Fig 42 are silly. An admission of failure. We might consider some well proportioned windows on the blank walls, but that is not necessarily essential. What we do need is to have all the external services which have been allowed to happen, removed. I agree with screening as we have to the car park, and most importantly we need trees, as along the car park. That is all we need to create a pretty picture. Wait till you see my proposals. There is an unkempt piece of land at the end nearest to Bull Lane. It should be tidied up and another tree planted there.

Q13. Option 2. See also my comments under 1.3.6.

Q14. Any two tier - and no more than two tier - car park does not need to be screened off with any sort of building. It can be pleasingly 'screened' behind the existing Plane trees, and softened with planning boxes along the perimeter. That is all we need. The attempt at Colchester to screen a multi-storey car park with false building facades is a dismal failure. There is no substitute for honesty, coupled with inventiveness. How do we justify more building floor space which would encroach on the new car parking deck? It is all counterproductive. I will produce a design for an elevated car park at Websters Way in due course.

Q15 Leave well alone, including guard railing. The guardrailing is there for safety reasons. We cannot seem to stop tinkering with the traffic flow arrangement and spend vast sums of money periodically. There is no need for pedestrianization. The only pinch point is the Eastwood Road/High Street corner where the tiny single storey estate agent office is located. That little building should have a deeper chamfer at the corner, and the loss of floor space made up by making it two story. It needs to be two story anyway.

4.4 Spatial Options

Comments are not asked for, but I make the following brief observations anyway.

Change Level 1 - Screening needs to be minimal like the car park 'screen'. More Plane trees will make the big difference visually.

Change Level 2 - Keep rear elevations of buildings along Webster's Way where they are. Just remove the ugly services. Minor improvements to the elevations is all that is necessary.

Change Level 3 - I am amazed there is no mention so far of the (listed?) painted brick building behind the Town Clock. It was admittedly in a sorry state before it was painted purple of all colours. We should have hired a firm of brick restorers and improvers who I am told can work miracles. So let's investigate that as a priority. And incidentally, as we are near the clock, I like it. But can someone make is stop playing its out of tune melody?

Change Level 4 - This is all unreaslistic and cannot be justified. There is no call for it. Rayleigh is a small Country Town. Its attraction is its very pretty High Street. We don't need expansion. Why move things around? Just pretty things up. Use what we have, like the redundant Police Station....and the empty Woolworths. Maybe a small Tesco store there, although that will see off the newish small greengrocer and food store nearby.

The redundant Police Station building might be best used, on the upper floors, for residential use (flats) but it has a deep foot print, front to back. An open area might be needed centrally to provide natural light and ventilation to the flats. Also the dreadful massive looking elevational treatment needs to be 'dealt with.

In conclusion I am bound to say that proposals/objectives which require massive upheaval in the town are not only unnecessary, they are unrealistic. We cannot rebuild the town or even parts of it. Minor projects like the pedestrian link from the High Street to the Mount are excellent, if achievable. Lets keep our objectives down to what we need. We need an attractive and viable town centre. Do we need more? Why?

Footnote

I take this opportunity to comment on the tragic pavilion building in St. George's Playing Field. It is a dismal failure. Why it received a commendation is a mystery to me. There are four major elements on the main elevation. They do not fit into any discipline. They have been allowed to happen. Cantilevered beams sit on lintols that clearly cannot carry the load thrust down on them. One lintol had a crack and the other had clear signs of been repaired, when I last had a close look. Heavy barge boards and eaves facias dominate the elevations in an admission that the rest is a failure. And of course the green roof tiles are silly, sorry. I realise the building is in a playing field, but building materials must look natural, not phony. But even this building can be rescued. When I can find the time I will show how. Pity we did not have the new building proposed by the Lib Dems during their last days in power. The political decision to abandon it is Rayleigh's loss.