Hockley Area Action Plan Options Report

This option represents 'minimal' intervention in the context of redevelopment. This is supported by Barratt Eastern Counties for the following reasons.

* The Eldon Way Industrial Estate is in a highly sustainable location. The employment area is adjacent to the railway station and located a short distance from the main bus routes which run along Spa Road. The residential areas of the town are also within walking distance, providing a potential for sustainable travel by employees. The Eldon Way Industrial Estate is therefore right at the heart of the Town and provides an opportunity to meet sustainable transport objectives by reducing the need to travel by car. Consequently, the option to retain the bulk of the employment floor space is compliant with PPS4 and sustainability objectives;
* The Eldon Way Industrial Estate performs an important economic function and its retention provides for the needs of existing businesses that require industrial and light industrial floor space. The units are nearly all fully occupied and their type and nature is necessary to providing a mixed economic base for the town and helps underpin the viability of the Town Centre through employee spending. The retention in employment floor space considered by option 1 would help underpin the viability of the centre and the modest retail development;
* There is currently no funding available for any wholesale redevelopment and this is likely to be the case for the foreseeable future. Option 1 is therefore a measured and more acceptable option for development, which focuses on the core issues of improvements to public realm and pedestrian access, junction improvements, and some larger retail units which are considered necessary in the report. Alternative proposals are not widely supported as demonstrated by the previous consultations and public funding cannot therefore be justified on schemes that require significant public purse investment.
* There is no reason why the health facility and new library considered under option 2 and 3 should not be considered within this option. These may be seen as necessary community facilities and their proposed location on the south side of the main Town Centre would be appropriate given the principal function of the industrial estate and retail frontages. Linkages could be created as noted under option 2 and 3.

Option 2 and 2a

* The greater intervention proposed under option 2 and 2a would reduce the number and type of employment units. Whilst replacement offices are envisaged and may potentially offset some job losses this would be at the expense of smaller units and units suitable for industrial/light industrial purposes. Eldon Way performs an important role in terms of the mix of units suitable for different commercial operations. The loss of these in favour of office uses would mean that the industrial type uses would have no suitable alternative accommodation. The report does not explain what alternative accommodation is available for the occupiers and this in itself indicates that delivery is unproven.
* The proposals include a number of new uses such as leisure, and ice skating. There is no evidence in the report to suggest that such uses are necessary or in demand. In any event, Hockley is not a centre where large scale leisure uses should be directed. It is a small market town and the centre provides for daily and weekly shopping needs together with employment. It is not considered that the regeneration for the mix proposed is suitable in that context.
* The report indicates that a key objective is to provide more housing thus avoiding the need to identify Green Belt land for housing. The recent changes to Government policy and the proposed alterations to the Core Strategy now mean that that policy objective is already being met. In any event, by removing much needed industrial floor space in favour of offices and housing, the stock of industrial units is being undermined;
* There is no evidence of how the proposals will be funded. Whilst reference is made in the report to various funds, reference is also made to the fact that these are changing and that funding will be more restrictive. It would be wrong to put forward options which cannot be realistically funded or do not have any prospect of funding. A scheme on the scale of Option 2 would require tenant and landowner agreement, neither of which are forthcoming. In those circumstances the authority would need to engage CPO powers to advance the site assembly. AAP will need to outline how the compulsory purchase order process will affect delivery, including an explanation of the process, how long it will take, how it will be funded, whether the Council will pump prime the project and whether a development partner will be sought. It is likely that EIA will be necessary with an urban regeneration project of this size. In the absence of this assessment in the report Option 2 should not be considered

* The scale and scope of regeneration under this option would significantly erode the ability of Eldon Way to act as an industrial estate. The quantum of housing, retail and leisure uses would result in a dramatic change in the form and function of Hockley Town Centre and elevate it beyond its current market town role. Whilst replacement offices are envisaged and may potentially offset some job losses this would be at the expense of smaller units and units suitable for industrial/light industrial purposes. Eldon Way performs an important role in terms of the mix of units suitable for different commercial operations. The loss of these in favour of office uses would erode the estate as a site for industrial type uses. The report does not explain what alternative accommodation is available for the occupiers and this in itself indicates that delivery is unproven.
* The proposals include a number of new uses such as leisure, and ice skating. There is no evidence in the report to suggest that such uses are necessary or in demand. In any event, Hockley is not a centre where large scale leisure uses should be directed. It is a small market town and the centre provides for daily and weekly shopping needs together with employment. It is not considered that the regeneration for the mix proposed is suitable in that context.
* The report indicates that a key objective is to provide more housing thus avoiding the need to identify Green Belt land for housing. The recent changes to Government policy and the proposed alterations to the Core Strategy now mean that that policy objective is already being met. In any event, by removing much needed industrial floor space in favour of offices and housing, the stock of industrial units is being undermined;
* There is no evidence of how the proposals will be funded. Whilst reference is made in the report to various funds, reference is also made to the fact that these are changing and that funding will be more restrictive. It would be wrong to put forward options which cannot be realistically funded or do not have any prospect of funding. A scheme on the scale of Option 3 would require tenant and landowner agreement, neither of which are forthcoming. It would also require much wider support from various agencies including regional bodies and the County Council. The authority would almost certainly need to engage CPO powers to advance the site assembly and the options would need to investigate whether this was a viable strategy. AAP will need to outline how the compulsory purchase order process will affect delivery, including an explanation of the process, how long it will take, how it will be funded, whether the Council will pump prime the project and whether a development partner will be sought. It is likely that EIA will be necessary with an urban regeneration project of this size. In the absence of this assessment in the report Option 3 should not be considered

When the Area Action Plan is published for consultation, it will be necessary to explain what the costs of the improvements are, how the proposed transport works are to be funded and the programme for delivery. Without this the Area Action Plan will not be able to demonstrate delivery.