Rayleigh Town Centre Area Action Plan - Issues and Options

Comment

Representation ID: 23829

Received: 24/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

I would like to raise Rayleigh Windmill as another issue to be considered. Sadly, the Mill is hardly mentioned in the text of the conservation document, so I have to bring it up under this catch all question.
Now that the Windmill has accredited museum status, it should be easier to obtain grant funding for improvements. Therefore, I would like the council to consider the provision of an education centre to operate in conjunction with the Windmill.
When school groups visit the mill, there is nowhere where the whole class can be assembled and addressed. The class has to be split into small groups and distributed onto the various floors of the Windmill.
If a demountable classroom (or similar building)could be sited close to the Windmill, this would make encouraging school visits (both the Mill and Mount) much more viable. A possible site may be 23/25 London Hill, which is a piece of land backing onto the sensory garden, and owned by the District Council, but not currently used.
Such a demountable classroom would have many advantages. Apart from being a better teaching space, the walls could be used to display work done by pupils (the Windmill, being a listed building, is very restricted in terms of display opportunities). It could also provide some storage space for equipment, etc. (again, the Windmill itself has almost negligible amounts of storage space).
In addition to educational uses, such a building could, for instance, house larger temporary exhibitions than can be accommodated in the Windmill, and would be a reasonable sized meeting space. It might be a suitable venue for small functions/events. In short, it would be a valuable adjunct to the Windmill, greatly increasing the flexibility of uses.
As the Windmill is generally opened by volunteers, an education centre would have to be covered by the same arrangement. However, it might occasionally also be staffed by the council- for children's events during the school holidays, perhaps?
In the longer term, we have to make the Windmill area a greater draw for visitors, and this should be something addressed by the area action plan.
As far as the Windmill itself is concerned, it has proved it can win awards- which must be an indication it has potential. There are quite a lot of volunteers associated with it, and their loyalty and determination is commendable.
The main drawback is that it is only open for limited periods. This is a problem that needs to be addressed. Effectively, it is the symbol of the town, but, if it is to play a greater role in attracting people to the town centre, more resources need to go into it.
Having to have a steward on each floor of the Windmill, makes opening by volunteers extraordinarily labour-intensive, which restricts how often it can open ( although on the plus side it means visitors can always find a steward to answer questions, explain exhibits, etc.).
However, perhaps a lot more thought should be given to getting just the ground floor open much more often. This, of course, would depend on there being sufficient to interest visitors on the ground floor (which is not the case at present). New interpretive boards on the walls on the ground floor, and a greater range of material that could be shown on the TV screen would be a good start.
The Windmill also needs to be advertised much more prominently in the High Street (and promoted more effectively as a visitor attraction).

Comment

Representation ID: 23929

Received: 06/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

One minor issue is the lack of adequate notice boards for displaying posters about community events, etc. The triangular boards near the town clock are always full (mostly with town council/ district council information). The larger boards outside the civic suite are right on the edge of the town centre and seen by fewer people, except, perhaps, on market day. A few public spirited shops will display posters, but have little space to do so.
I wonder if an alternative would be for a shop to have a TV in its window showing posters, notices, etc. from a DVD or similar media format. Even if the council does not have the technology to produce such a thing, there must be a local business that could do so? If a few adverts were included, it might even pay for itself. In this way, a large number of community posters could be shown in a very limited space.
It would be useful, for instance, to inform people about things like this present town centre consultation which, I am sure, is taking place without the majority of Rayleigh residents even being aware of its existence.
(Additional DVD copies would allow showing on the TV screen in the Windmill, maybe a screen at the railway station? Or in the library? Or maybe in Somerfields/Co-op supermarket?)
A rather more major issue not addressed is that of car parking charges and the charging structure. How a consultation document as thick and as detailed as this can mention parking charges only once (to indicate that it was an issue raised at the 'place check' event) almost beggars belief. Given that it is widely accepted that a real competitor for customers consists of out-of-town shopping centres, where ample free parking is provided (In Rayleigh High Street's case particularly the stores at the weir), parking charges are a crucial issue.
There is free parking on Saturday afternoons at Websters Way, etc. - but you have to read the small print on the parking signs to realise this. Time and again, I have seen visitors to the town putting money into the machines when they don't need to. If the council is serious about encouraging the High Street to thrive, big signs in the car parks advertising free parking concession would be one of the easiest ways of doing so. It would actually be very worthwhile having bold signage in the High Street itself pointing this out, and along Websters Way, so that through traffic was encouraged to make a stop off.
In terms of charging structure, a low charge for a very short stay (say half an hour) would be most helpful for people only wanting to nip in for a small amount of shopping. It would also encourage rapid turnover in the car parks, freeing up spaces more quickly.
The council could experiment with an additional free parking concession (say one weekday afternoon), coupled with a co-ordinated and concerted advertising campaign by the High Street shops. (I am surprised the shops do not do more to advertise free Saturday parking themselves- even a poster in a every shop window would have some effect).
Incidentally, paragraph 2.7.12 (pages 25), suggests the possibilities of some areas of existing parking being lost. I am sure this would be counterproductive, and have the out-of-town shopping stores laughing all the way to the bank. The proposed large new area of housing for Rayleigh, off of the London Road, would be too far away for most of the prospective residents to consider walking to the High Street. If they are to be encouraged to use it for shopping, the council will need to have particular regard to public transport links, and also the provision of adequate town centre parking spaces. Would a free council mini bus service to the High Street (and railway station) be too adventurous to consider? (The housing developers might be prepared to contribute towards the cost of this, at least for the first year or two , as a way of helping to sell the houses).
[Free Saturday parking up to Christmas this year, by the way, is an excellent initiative- but not publicised enough.]

Comment

Representation ID: 23955

Received: 06/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

I think objective one should include the need to consider including the High Road end of the High Street in a Conservation Area (and indeed, part of the High Road itself). At present, very attractive buildings such as the old Post Office, the British school and the Salvation Army Citadel have no protection at all- yet they are the gate way into the town centre from the A127 (and thus the M25, A130 and A13).
In the High Road, the Paul Pry, Rayleigh House and the Colonial House also have absolutely no protection. The wonderful tree-lined High Road, with its many late 19th century / early 20th century houses are the most attractive of all the roads in the town centre. It fully merits being considered for Conservation Area status.
I am aware that the council is intending to reintroduce the local list of buildings worth preserving, but this will give little real protection for anywhere outside of a Conservation Area.
The High Road was part of the old London stage coach route, and there is archaeological evidence of medieval occupation of at least part of it, so it is a part of Rayleigh rich in history, and it deserves to be regarded as a heritage area in the town

Comment

Representation ID: 23960

Received: 30/06/2010

Respondent: The National Trust Rayleigh Mount Local Committee

I feel there should be an additional objective of encouraging more visitors/ tourists into the town centre (and on into the district as a whole).
In my view, the Windmill is the key to this, as I think it should become much more of a visitor centre, promoting the town and, indeed, the entire district. For instance the interpretive boards on the ground floor could be replaced with ones featuring various local visitor attractions. One board could be about Cherry Orchard County park with photos, location maplet, and text, for instance. Others could highlight Hockley Woods, the Dutch Cottage, Wallasea Island Wetland area. One board could feature attractive churches in the district, another some of the smaller open spaces (Magnolia park, Rochford Reservoir, Sweyne Park, Kingley Woods etc).
The TV screen on the ground floor could also show a DVD promoting the district.
The council should give consideration to basing a member of staff at the Windmill, at least on a part-time basis, to allow the ground floor to be open more often to the public ( thus
enhancing the work done by dedicated team of volunteers). It seems such a shame that this iconic building is not, at present, being used to its full potential. It needs to much more boldly signposted from the High Street as well.

Comment

Representation ID: 23970

Received: 09/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

Issue 1 -
Low Option-
Removing the 'clutter' is fine, so long as the clutter isn't stuff people need, such as bench seats and litter bins. I would support a review of planning policy. I would support shop front improvements.
Medium Option-
I would support façade treatments (but some buildings need to be replaced, not just tidied up). Most of the street furniture, paving, etc. is in reasonably good condition- so I would not regard its replacement or alteration as a high priority.
High Option-
The old Tesco building and the Police station should be demolished and replaced with sympathetic new build. I am not in favour of shared space schemes, which I feel would be unsuitable for the High Street, and dangerous for pedestrians.
Higher Option-
I oppose pedestrianisation of the High Street. I would rather see 2- way traffic through it, to facilitate the maximum amount of passing trade, and to ensure passers-through see our attractive High Street (which might persuade them to come back again), rather than pig ugly Websters Way ( which will probably encourage them to keep going and never return).

Issue 2-
Low Option-
I would support a review of planning policy. I would support the extension of the market license. I would support a proactive approach to reusing vacant units.
Medium Option-
'Infill' sites currently used for private parking should, perhaps, be council controlled and used for public parking to avoid any need for a multi-storey car park. I am not convinced there is a need to relocate the market into the High Street. The Police station should be demolished and replaced by a more attractive building ( this could be a community hub).
High Option-
I would agree with the strategic redevelopment ( but I do not favour reducing the amount of parking areas available). I would not support relocating the taxi rank. For people without a private car, particularly the elderly and infirm, the taxi rank is a valuable facility. It's central location in the High Street is very convenient. As someone who uses the High Street daily, I am very aware that many of regular shoppers are elderly people. Their custom keeps the High Street going.
Higher Option-
I would very much support redevelopment of the Southern end of this High Street, including residential development ( people living in, or near, the High Street are most likely to shop there. Also, they help prevent it being a deserved area when the shops are not open). I oppose pedestrianisation. It would just push traffic onto surrounding residential roads, such as Love Lane, Castle Road, and London Hill. Websters Way would become more congested, as would Crown Hill.

Issue 3 -
Low Option-
In terms of way finding , the brown sign in the High Street reading 'Rayleigh Mount and Castle' should be replaced with one saying 'Rayleigh Mount and Windmill' (as referring to a Castle raises false expectations). I have not noticed servicing along Bellingham Lane being a particular problem for pedestrians. Some improvements to the rear of properties in the road would vastly increase its attractiveness.
Medium Option-
Landscaping of the car park would improve it, although it is largely framed by trees and hedges already. Redevelopment of sites could create additional public parking areas as an alternative to the courtyard shopping areas, or in conjunction with them.
High Option-
I would oppose any form of shaped space treatment, as I feel it would be dangerous for pedestrians (particularly school groups walking to the mount and the Windmill). As above, redevelopment of High Street frontage could create some additional public parking spaces (possibly with shops around the edges) as an alternative to courtyard shopping areas. However, because a , potentially, relatively large area of frontage could be looked at for redevelopment in this area, there may be scope for considering quite adventurous new build instead. A really iconic building in the central part of the High Street could hugely improve it.

Comment

Representation ID: 23981

Received: 18/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

Issue 4-
Low Option-
Screening the backs of buildings, along Websters Way is a high priority, but I would think creating a new footway would only be needed if new retail units were provided there.
Medium Option-
There may be scope for creating some retail use at the rear of a few properties ( e.g. 'Martins'?). If an extension to the public car park can be achieved it would be worthwhile.
High Option-
The old Tesco building could certainly be re-developed, giving scope for a retail use fronting on to Websters Way.
Higher Option-
I would oppose the creation of a multi storey car park. I would support some redevelopment in Eastwood Road, provided it meant more attractive buildings replacing non descript ones. Some of the small shops along there, though, do seem to be doing well. Although it may be possible to make a multi storey car park look OK on the outside, they are soulless, rather menacing places inside. Websters Way car park may not be wonderfully attractive, but it is better than a multi-storey - at least it gives the feeling of openness.

Issue 5-
Low Option-
There is certainly scope for better signposting, so that visitors to the town can find their way around more easily. I think the Pedestrian guard railing serves a useful purpose, and is actually quite attractive in the street scene, so I would oppose its removal. The on street parking is very useful for those who only want to pop into the shops for a short time, and for disabled people, and should be retained.
High Option-
There seems to be a determination to push bus stops and taxis out of the town centre- but these are valuable facilities for people without a private car. For the old and infirm, their central location is a boon. The council should be supporting public transport (not just paying up service to it). Buses going through the High Street ensure many people see our town centre. They are a convenient way for visitors to access the High Street.
Higher Option-
I think pedestrianisation would be a huge mistake. We have a very wide High Street, with considerable pavement space already. There is a feeling of spaciousness about it. The hustle and bustle of traffic makes it feel reassuringly busy at all times.

Issue 6 -
Low Option-
I think that conditions for pedestrians are satisfactory.
Medium/High Option-
Making it easier for traffic to turn right at the top of Crown Hill would reduce congestion in that road. A light-controlled pedestrian crossing might also help there.
Higher Option-
I think this would be totally the wrong approach. Our High Street has been a through route for as long as anyone can remember. I believe this has been an aid to it's viability as a shopping centre, because the traffic brings trade. So I would favour encouraging as much traffic as possible through the High Street, and ensuring there is every opportunity (through plentiful, low cost, convenient parking) for drivers to stop-off for shopping/refreshment/ or exploring on their way through. The more people who see the High Street the better, because some of them will be encouraged to come back. Getting the look of the High Street right is essential to this. It has to be somewhere that people want to explore.

Comment

Representation ID: 23985

Received: 06/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

The eyesore buildings (e.g. the old Tesco store) should be demolished and replaced by more sympathetically designed developments, consistent with the Conservation Area.
Other buildings (e.g. The Old Mann's Grocery store on the corner of the High Street/ Bellingham Lane) could be improved by altering the facades/shop fronts.
I would prefer to see new buildings/facades that were in keeping with the styles from an earlier age, rather than ultra modern designs which often sit uneasily with older buildings. Where modern designs are preferred they should at least be beautiful in their own right. The shop front to what was Mann's for instance, is incongruously modern in relation to the building, and quite inappropriate. It is simply unattractive in relation to this old building.
I quite like the bollards along the edges of the pavements in various places along the High Street. Character details like this could be used to enhance the street scene in conjunction with shop front improvements.

Support

Representation ID: 23988

Received: 06/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

The answer to this question is: yes. However, the appearance of any new retail/leisure buildings would be crucial. They must enhance the area, not add to the long list of monstrosities we have had forced on us already.
Probably reasonably large scale redevelopments would be most likely to produce satisfactory effect, rather than a piecemeal approach.
I am particularly concerned that the police station should be replaced by a more attractive new building, which will sit better in the street scene and be more sympathetic to the scale and style of other buildings in the High Street. I fear that if an attempt is made to retain the existing utterly hideous building, just tarting it up with a bit of recladding it will continue to dominate and overbear that end of the High Street to the detriment of any other improvements that may be made.

Support

Representation ID: 23989

Received: 06/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

It is certainly true that once the shops close, there is a period in the early evening when the High Street is all but deserted ( apart from knots of rather unsavoury-looking teenagers lurking around bench seats etc.).
Perhaps encouraging some late night shopping occasions would help, with the town council/ District council promoting activities to try to bring people into the High Street in the evenings (maybe using empty shops for temporary exhibitions, etc.).
No-one wants to feel menaced by an empty High Street, with small gangs of youths. Some activities to entice youngsters off of the street are clearly needed.
At least traffic going through the High Street provides some measure of security. A near-empty pedestrian precinct in the evening would feel a lot less safe.

Comment

Representation ID: 23990

Received: 19/12/2009

Respondent: The National Trust Rayleigh Mount Local Committee

Not so many years ago, the market was thriving, with many stalls, a throng of customers. Now it is a pale shadow of itself. This is very sad, because Rayleigh developed as a market town.
Given that the market is currently more or less dead on its feet, I cannot see the point of altering the High Street to relocate the market there. Of course, it might pick up if economic conditions recover, but the half dozen or so stalls are probably best left where they are at present, or we may lose them altogether.
A couple of years ago there was an attempt to start a market on the car park at the rear of Rayleigh Lanes. It lasted less than a month. The market next to the Civic Suite probably survives because it has been there so long most people know about it.
If the market had to be re-located, I think it would prefer it to go to Bellingham Lane (around the Windmill and the Mill arts and events centre), rather than into the High Street, because this would help to bring people into an area which at present is underused (it could also tie in with the little market-type event run by the
Women's institute at their Hall in Bellingham Lane on Wednesday mornings.