Employment & Retail Needs Assessment

Castle Point Borough Council

August 2012

13011/MS/JR

APPENDICES

Nathaniel Lichfield & Partners 14 Regent's Wharf All Saints Street N1 9RL nlpplanning.com

Castle Point: Employment & Retail Needs Assessment

Contents

Appendix 1: Consulted Organisations

Appendix 2: Reference Documents

Appendix 3: Definition of B Class Sectors

Appendix 4: Site Assessment Criteria

Appendix 5: Site Assessment Sheets

Appendix 6: Retail Study Area

Appendix 7: Convenience Retail Capacity

Appendix 8: Comparison Retail Capacity

Appendix 9: Household Shopper Survey

Appendix 10: Centre Health Checks

2953799v1

Castle Point: Employment & Retail Needs Assessment

P2 2953799v1

Castle Point: Employment & Retail Needs Assessment

Appendix 1 Consulted Organisations

2953799v1 P5

Castle Point: Employment & Retail Needs Assessment

List of Consultees

Individual Consultees Amanda Raffaelli, Senior Planning Policy Officer, Castle Point Borough Council Kevin Wright, Regeneration Officer, Castle Point Borough Council Roy Horton, Dedman Gray, Southend (Commercial Property Agents) Joanne Harwood, Ayers & Cruiks, Southend (Commercial Property Agents) Daniel Wink, Glenny, (Commercial Property Agents)

Businesses PWS Group Marine Garage Robert Michael Estate Agents Spicer McColl Canvey Motor Bodies Eurograin UK MA Electrical Wholesale Thomas Stafford W Farthing & Sons Riverside Printers Fearnwood Products Chandu Toolmakers & Mouldings JR Consultants Mark Stephen Beckford & Co Hennessey & Co Internet Pipelines UK JDL Business Services South Eastern Road Tanker LW Distribution Services Homebase DA Scarli RB Moulding Products HSM Services Wards International Enterprise Security Technologies

P6 2953799v1

Castle Point: Employment & Retail Needs Assessment

Appendix 2 Reference documents

2953799v1 P7

Castle Point: Employment & Retail Needs Assessment

Reference documents

National Planning Policy Framework, CLG, March 2012

Employment Land Reviews Guidance Note, ODPM, 2004

South East Planning Partnership Board, 2010

Employment Land Reviews Guidance Manual, , 2008

Castle Point District Local Plan, 1998

Annual Monitoring Reports Castle Point Borough Council, 2006-10

Southend-on-Sea Borough Council Employment Land Study, Baker Associates, 2010

Rochford District Council Employment Land Study, GVA Grimley, 2008

Basildon Employment Capacity Study, R. Tym & Partners, 2008

London Southend Airport & environs Joint area Action Plan, Southend-on-Sea and Rochford Councils, 2008

Thurrock Council Employment Study, Bone Wells, May 2005

Thurrock Council Employment Land Review Update, GVA, March 2012

Castle Point Borough Council Retail Needs Assessment Study, GVA Grimley, October 2007

Greater Demographic Forecasts, Phase 2: Scenario development incorporating Phase 1: Model development, Edge Analytics, March 2012

Castle Point Regeneration Framework to 2021, Phase 1 Delivery programme

Essex Economic Assessment Districts, Boroughs, Unitaries and Partnerships Mini-Assessments

HCA/Offpat Employment Densities Guide, 2010

Essex County Council Business Survey, 2010

P8 2953799v1

Castle Point: Employment & Retail Needs Assessment

Appendix 3 Definition of B Class sectors

2953799v1 P9

Castle Point: Employment & Retail Needs Assessment

Definition of B Class Sectors

The method used for re-categorising the employment forecasts by sector into B- Class uses is summarised below.

Apportionment of B Class Sectors to Land Uses

Experian Sector Proportion of Jobs by Use Class B8 B1 office B2 industrial warehousing Agriculture, Forestry & Fishing Non B-Class Extraction & Mining Non B-Class Food, Drink & Tobacco 0% 100% 0% Textiles & Clothing 0% 100% 0% Wood & Paper 0% 100% 0% Printing and Recorded Media 0% 100% 0% Fuel Refining 0% 100% 0% Chemicals 0% 100% 0% Pharmaceuticals 0% 100% 0% Non-Metallic Products 0% 100% 0% Metal Products 0% 100% 0% Computer & Electronic Products 0% 100% 0% Machinery & Equipment 0% 100% 0% Transport Equipment 0% 100% 0% Other Manufacturing 0% 100% 0% Utilities Non B-Class Construction 0% 63% 0% Wholesale 0% 20% 80% Retail Non B-Class Accommodation & Food Services Non B-Class Transport 0% 0% 59% Recreation Non B-Class Media Activities 100% 0% 0% Telecoms Non B-Class Business Services 100% 0% 0% Administrative & Supportive Services Non B-Class Other Private Services Non B-Class Public Administration & Defence 10% Education Non B-Class Health Non B-Class Residential Care & Social Work Non B-Class

Source: Experian / NLP analysis

2953799v1 P11

Castle Point: Employment & Retail Needs Assessment

Appendix 4 Site Assessment Criteria

P12 2953799v1

Castle Point: Employment & Retail Needs Assessment

Site Assessment Criteria

The criteria for assessing the quality/condition of protected and other existing sites, reflecting the particular circumstances of the Borough are set out below. These criteria mainly relate to the inherent value of a site rather than current conditions on it, although such characteristics have been noted. Additional criteria apply to undeveloped allocated/development sites although ownership and availability information has not been possible to obtain in many cases and a judgement has been made on these.

Each site is given a score of between 1 and 5 against each criterion (1 = poor, 5 = very good). No individual weightings are attached to different criteria.

Scorings can reflect a combination of different factors applying to the same criteria and a balanced judgment has to be made on an appropriate overall score.

Existing Developed Employment Areas

Strategic Access:

5 = Very good: within 2 Km of strategic road junction/ via good unconstrained roads

1 = Poor: over 5 Km from strategic road junction/access, and/or through constrained/local roads, and/or though town centre or residential areas etc.

Local Accessibility:

5 = Very good local access: via free moving good roads avoiding residential areas/difficult junctions; unconstrained vehicle access to the site with good visibility/lack of queuing; close access to range of town centre public transport services

1 = Poor: difficult/narrow road access, via residential roads, difficult site access junction, congested local roads; low level/limited range/infrequent public transport services nearby;

Proximity to Urban Areas and Access to Labour and Services:

5 = Very good: near centre of urban area with wide range of services nearby; proximity to sizeable residential areas providing local labour supply.

1 = Poor: remote isolated site, no local services or residential areas nearby;

Site characteristics and development constraints:

5 = Very good: generally level site, regular shape, over 3 ha in size; low flood risk (Zone 1); no conservation or landscape constraints on scale of development; no adverse ground conditions or abnormal development costs; no other significant constraints on new development,

2953799v1 P13

Castle Point: Employment & Retail Needs Assessment

1 = Poor: sloping/uneven site; under 0.5 ha, irregular/narrow shape, other severe constraints; within flood risk Zone 3; conservation or landscape constraints on scale of development; adverse ground conditions or abnormal development costs

Proximity to incompatible uses:

5 = Within larger employment area/no incompatible surrounding land use

3-4 = B1 use adjoining residential/other sensitive uses;

1 = B2/B8 adjoining residential/other sensitive uses;

Market Attractiveness:

5 = Very good: high profile/high quality appearance, managed site; good environment and quality of occupiers; under 10% vacant; viewed as attractive by agents/occupiers; recent investment/development activity, strong demand, units rarely available

1 = Poor: run-down unattractive appearance/location; attracts lower end users and over 25% vacant space/buildings; vacant units not marketed; no recent investment; units remain vacant for lengthy period;

Sequential Status:

Applies to existing/potential office sites only – identifies whether site is in town centre, edge of centre or out-of-centre location in PPS4 terms

Barriers to Delivery:

Identify any factors that would constrain development of the site for employment uses e.g. site occupied, need for infrastructure

Planning Factors:

Identify any planning designations or policy constraints that could affect development of the site for employment uses.

P14 2953799v1

Castle Point: Employment & Retail Needs Assessment

Appendix 5 Employment Site Assessment Sheets

2953799v1

Site Name Canvey Supply Reference 1

Total site area (ha) 1.65 Current uses Small industrial estate Undeveloped land (ha) 0 Number of units Less than 10

Site status Existing employment site; Allocated as Sequential status Out-of-centre new residential site in Local Plan (offices only) Density Medium-High

Criteria Comment Score (out of 5) Strategic access Located at far Eastern point of , approx 5km to nearest main road (A130), accessible only by one-way narrow residential B road 1 (B1014) Local accessibility Remote location on far eastern tip of residential area in Canvey Island; (local road access and wide entrance to site immediately off mini roundabout; plenty of car public transport) parking and haulage space; nearest train station (Benfleet) approx 4km; 3 Canvey Island bus station approx 2 km; located on 6 bus routes to Canvey Island centre, , and Hadleigh Proximity to urban areas Relatively detached from Canvey Island town centre (approx 2km) and and access to labour & services although situated within large residential area / potential pool 3 services of labour Compatibility of adjoining Adjacent to another similar industrial estate (Prout and Point Industrial uses Estate) and Smallgains Creek. Residential use across the road although 4 not considered any conflict Development and Relatively small, flat site which has been fully developed for a number of environmental years; close proximity to Smallgains Creek may pose risk of flooding 4 constraints Market attractiveness Isolated location away from main/strategic roads; reasonable quality 3 older units, no evidence of vacancy Planning factors Allocated as new residential site in Local Plan (as yet no decision made on recent planning application for residential); Close proximity to Thames estuary posing possible flood risk issues, although area is protected by flood defences; Located in Flood Risk Zone 3; adjacent to coastal protection belt Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued industrial use or residential (as allocated in Local Plan) Timescale/availability Occupied units in reasonable condition limit scope for redevelopment to medium - longer-term Total Score: 18 [Scoring : 5 = best, 1 = worst]

Site Name Prout and Point Industrial Estates Reference 2

Total site area (ha) 1.0 Current uses Small industrial estate Undeveloped land (ha) 0 Number of units Approx 10

Site status Existing employment site; Allocated as Sequential status Out-of-centre new residential site in Local Plan (offices only) Density High

Criteria Comment Score (out of 5) Strategic access Located at far Eastern point of Canvey Island, approx 5km to nearest main road (A130), accessible only by one-way narrow residential B road 1 (B1014) Local accessibility Remote location on far eastern tip of residential area in Canvey Island; (local road access and good, wide access to site of B1014; nearest train station (Benfleet) public transport) approx 4km; Canvey Island bus station approx 2 km; located on 6 bus 3 routes to Canvey Island centre, South Benfleet, Thundersley and Hadleigh Proximity to urban Relatively detached from Canvey Island town centre (approx 2km) and areas and access to services although situated within large residential area / potential pool of 3 labour & services labour Compatibility of Adjacent to another similar industrial estate (Canvey Supply) and adjoining uses Smallgains Creek. Adjacent to residential use although site is long 3 established and no conflicts are envisaged Development and Relatively small, flat site which has been fully developed for a number of environmental years; close proximity to Smallgains Creek may pose risk of flooding 4 constraints Market attractiveness Isolated location away from main/strategic roads; well maintained older 3 units, no evidence of vacancy Planning factors Allocated as a new residential site in Local Plan; Close proximity to Thames estuary posing possible flood risk issues, although area is protected by flood defences; Located in Flood Risk Zone 3; adjacent to coastal protection belt Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued industrial use or residential (as allocated in Local Plan) Timescale/availability Occupied units in reasonable condition limit scope for redevelopment to medium - longer-term Total Score: 17 [Scoring : 5 = best, 1 = worst]

Site Name Corner Club and Yards Reference 3

Total site area (ha) 0.27 Current uses Drinking establishment and small industrial units Undeveloped land (ha) 0 Number of units 3

Site status Existing employment site; Allocated as Sequential status Edge of centre residential in Local Plan (offices only) Density High

Criteria Comment Score (out of 5) Strategic access Located within North East residential area of Canvey Island, approx 3km from nearest large strategic road (A130); accessible by narrow 2 residential B road (B1014) Local accessibility Good access to site immediately off B1014; narrow internal access (local road access and road in poor condition; nearest train station (Benfleet) approx 3km 3 public transport) located on 6 bus routes to Canvey Island centre, South Benfleet, Thundersley and Hadleigh Proximity to urban areas Situated in large residential area with good access to labour supply; and access to labour & Canvey Island town centre and services within easy walking distance 3 services (approx 1km) Compatibility of adjoining Residential uses on 2 sides posing potential conflicts with site 2 uses Development and Small flat site which is part developed, no obvious constraints to environmental development 4 constraints Market attractiveness Located on prominent position on B1014, although 1km away from nearest main road (A130); part of the site currently to let and being 3 actively marketed by Hair & Son; new, modern building fronting the site (occupied by Corner Club) but poor quality, derelict state at back of site Planning factors Site allocated as residential in Local Plan; Planning permission recently granted for continued use by drinking establishment; Close proximity to Thames estuary posing possible flood risk issues, although area is protected by flood defences; Located within Flood Risk Zone 3. Barriers to Fully developed and occupied, limited scope for redevelopment in the short term; (re)development allocation for residential use in Local Plan may pose barrier to (re)development Potential uses B1 use - or residential (as allocated in Local Plan) Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 17 [Scoring : 5 = best, 1 = worst]

Site Name 125 High Street (Canvey Island) Reference 4

Total site area (ha) 0.19 Current uses Small industrial units and secure lock-up Undeveloped land (ha) 0 Number of units 4

Site status Existing employment site; Allocated as Sequential status Town centre shopping in Local Plan (offices only) Density High

Criteria Comment Score (out of 5) Strategic access Located within North East residential area of Canvey Island, approx 3km from nearest large strategic road (A130); accessible by narrow 2 residential B road (B1014) Local accessibility Access to site immediately off B1014 is relatively tight; narrow internal (local road access and access road; nearest train station (Benfleet) approx 3km located on 6 2 public transport) bus routes to Canvey Island centre, South Benfleet, Thundersley and Hadleigh Proximity to urban areas Situated in large residential area with good access to labour supply; and access to labour & Canvey Island town centre and services within easy walking distance 3 services (approx 1km) Compatibility of adjoining Adjacent to petrol station/car cleaning garage and residential uses uses which may pose conflict, although nature of industrial use (secure lock- 3 up/storage) relatively neutral Development and Fully developed site, no obvious constraints identified environmental 4 constraints Market attractiveness Located immediately adjacent to B1014 but approx 1km away from nearest main road (A130); some of the secure lock-ups currently to let 2 and being actively marketed; reasonably old units but appear fit for use purpose Planning factors Site allocated as shopping in Local Plan; Planning permission recently granted for retrospective change of use from car retail to car wash site; Close proximity to Thames estuary posing possible flood risk issues, although area is protected by flood defences; Located within Flood Risk Zone 3. Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued industrial use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 16 [Scoring : 5 = best, 1 = worst]

Gas and oil Receptor and Storage Site Name Reference 5 Facilities

Total site area (ha) 68.7 Current uses Hazardous gas and oil receptor and storage Undeveloped land (ha) 10 Number of units n/a

Site status Existing employment site, not Sequential status Out-of-centre designated in Local Plan (offices only) Density Low

Criteria Comment Score (out of 5) Strategic access Situated in isolation adjacent to Thames estuary, accessible only by purpose-built access roads (Haven Rd and Thames Rd) and jettys; 3 approx 1km from main in/out of Canvey Island Local accessibility Purpose built internal access roads throughout the site; linked to (local road access and Canvey Island by 2 narrow roads (Haven Rd and Thames Rd); 1km from 3 public transport) nearest bus route/bus station and approx 4km to nearest train station (Benfleet) Proximity to urban areas Due to operational nature of site use (hazardous gas and oil and access to labour & receptor/storage) it is located approx 500m from nearest urban/ services residential area; however local labour supply in reasonably close 3 proximity; situated 2km from Canvey Island town centre and 1km from Charfleets Industrial Estate/Morrisons retail development Compatibility of adjoining Adjoining Greenfield land and Thames estuary pose no constraints; 4 uses adjacent caravan/leisure park may pose conflict Development and Large, flat site which is fully developed; potential constraints on environmental scale/form of redevelopment from location adjacent to Thames estuary 5 constraints Market attractiveness Purpose built hazardous receptor and storage facility in strategic 3 location on Thames estuary; no evidence of vacancy Planning factors Close proximity to Thames estuary posing possible flood risk issues, although area is protected by flood defences; Located in Flood Risk Zone 3; adjacent to coastal protection belt; Hazardous consent granted Jan 2012 to alter type of substance being stored and location in which certain substances are stored Barriers to Suited to large scale operations seeking direct access to estuary (re)development Potential uses Continued industrial use (B2.B8) Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 21 [Scoring : 5 = best, 1 = worst]

Corner of Brook Road and Hall Farm Site Name Reference 6 Road

Total site area (ha) 0.23 Current uses Cleared/levelled former industrial site Currently vacant Undeveloped land (ha) 0.23 Number of units n/a

Site status Cleared/levelled former employment Sequential status Town centre site; Allocated for shopping in Local (offices only) Plan Density n/a

Criteria Comment Score (out of 5) Strategic access Situated just off B1006 near South Benfleet high street; 3km from 3 nearest main road (A130 -Canvey Island road) Local accessibility Relatively poor access down narrow residential road backing off (local road access and B1006/high street road; nearest train station (Benfleet) within walking 2 public transport) distance (1km); located 100m from 9 bus routes to Canvey Island centre, South Benfleet, Thundersley and Hadleigh Proximity to urban areas Located 500m from South Benfleet urban centre and services; and access to labour & surrounded by residential area and potential local labour pool 4 services Compatibility of adjoining Adjacent to other industrial use and residential units; opposite large 2 uses care home which may provide conflict if site is developed Development and Relatively small, slightly sloping site which has been cleared; site environmental surrounded on 3 sides by narrow, congested residential roads 3 constraints Market attractiveness Site holds planning permission for residential use; arguably too big for office development within local market and unlikely to be developed for industrial use in current market; relatively unattractive site for developers given poor access off residential road, surrounding 1 residential uses; relatively isolated site, not near to any other significant industrial uses; care home opposite the site likely to object to development proposals Planning factors Allocated for shopping in Local Plan; Planning permission granted for residential development in 2008 (now expired); appeal for sheltered flats scheme dismissed in 2012 Barriers to Cleared/levelled site which is currently vacant; site holds planning permission for (re)development residential use (now expired), making industrial development very unlikely Potential uses Office (B1), retail (as allocated in Local Plan) or residential (as granted by planning permission) use Timescale/availability Available for redevelopment in the short-term (immediate to 5 years) Total Score: 15 [Scoring : 5 = best, 1 = worst]

Site Name Various Depots and Workshops Reference 7

Total site area (ha) 0.66 Current uses Mixed – kitchen showroom; fishing tackle shop; creative media; trichologist; skills support Undeveloped land (ha) 0 Number of units More than 10

Site status Existing employment site; Allocated Sequential status Town centre for shopping in Local Plan (offices only) Density High

Criteria Comment Score (out of 5) Strategic access Fronting onto B1006 (High Rd) and Kents Hill Rd near South Benfleet high street; 2.5km from nearest main road (A130 Chelmsford-Canvey 3 Island road) Local accessibility Narrow internal access roads with limited parking space; relatively (local road access and congested site; nearest train station (Benfleet) within walking distance 2 public transport) (1.5km); located on 9 bus routes to Canvey Island centre, South Benfleet, Thundersley and Hadleigh Proximity to urban areas Located within South Benfleet urban centre with good access to local and access to labour & services; surrounded by residential area and potential local labour pool 4 services Compatibility of adjoining Surrounded to the South and East by other industrial/retail uses; uses however surrounded to the North and West by housing which could pose 3 a risk of conflict Development and Relatively small, flat site which is fully developed, no obvious environmental constraints 4 constraints Market attractiveness Whilst located on a busy road junction in South Benfleet town centre, main access and frontage of site is off adjacent smaller roads; majority of units appear to be in good condition, although unit occupied by 3 Fishing tackle shop is in poor condition. Vacant units are being actively marketed with visible signage. Planning factors Allocated for shopping in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses B1 uses, B2 industrial use or retail (as allocated in Local Plan) Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 19 [Scoring : 5 = best, 1 = worst]

Site Name Shafers Arcade Reference 8

Total site area (ha) Current uses Single mixed use arcade – ground floor 0.07 retail units, first floor office accommodation Undeveloped land (ha) Number of units Multiple small units 0

Site status Sequential status Town centre Existing employment site; Allocated (offices only) for shopping in Local Plan Density High

Criteria Comment Score (out of 5) Strategic access Adjacent to High Road (B1006) and within 100m of the A13 London- Southend road; less than 1km from the A130 Chelmsford-Canvey Island 4 road Local accessibility No internal access roads or on-site space for parking (although there is (local road access and a public car park across the road); opposite bus stop with frequent 4 public transport) services to South Benfleet, Thundersley, Hadleigh and Canvey Island; approx 3km from nearest train station (Benfleet) Proximity to urban areas Within Tarpots town centre, good access to local services; surrounded and access to labour & by large residential area of Tarpots and Thundersley 5 services Compatibility of adjoining Lies between convenience store (Tesco), other industrial uses and 5 uses retail/restaurant uses; no obvious conflicts with adjoining uses Development and Small flat site which is fully developed, comprising a single arcade environmental building; no obvious constraints to development 5 constraints Market attractiveness Refurbished building in reasonable condition; good quality first floor office units recently refurbished but appear to be vacant; prominent position near busy junction of A13/B1006 and proximity to town centre 4 could be attractive to developers; however, no direct road/vehicle access to site Planning factors Allocated for shopping in Local Plan; Planning permission approved in 2010 for ground and 1 st floor alterations and residential development at 2nd floor Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued B1(a) office use or retail (as allocated in Local Plan) Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 27 [Scoring : 5 = best, 1 = worst]

Site Name Canvey Supply, Benfleet Reference 9

Total site area (ha) 0.65 Current uses Modern industrial unit (builders merchants) Undeveloped land (ha) 0 Number of units 3

Site status Existing employment site; Allocated as Sequential status Edge of centre residential in Local Plan (offices only) Density Medium

Criteria Comment Score (out of 5) Strategic access Adjacent to the main A13 London-Southend road and smaller Waverley and Linden Roads; approx 1km from the A130 Chelmsford-Canvey 4 Island road Local accessibility Good, wide access to site from residential Waverley Road; separate ‘in’ (local road access and and ‘out’ entrance; plenty of parking and loading space on-site, public transport) including loading yard to the rear of site; located on 6 bus routes to 4 Southend, Hadleigh and Canvey Island; approx 2.5km to nearest train station (Benfleet) Proximity to urban areas 500m from Tarpots town centre and local services; site is surrounded and access to labour & by residential urban area of Thundersley therefore good access to local 5 services labour force Compatibility of adjoining Adjacent to other industrial unit and residential/housing (could provide 3 uses a potential conflict depending upon nature of industrial use) Development and Small flat site which is fully developed – no obvious constraints environmental identified 4 constraints Market attractiveness Good quality, reasonably modern building in good condition and fully 5 occupied. Good corner frontage on main A13 thoroughfare Planning factors Allocated as residential in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued industrial (B1c, B2, B8) use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 25 [Scoring : 5 = best, 1 = worst]

Site Name Beaver DIY Reference 10

Total site area (ha) 0.05 Current uses Single industrial unit (joiners and door manufacturers) Undeveloped land (ha) 0 Number of units 1

Site status Existing employment site; Allocated as Sequential status Edge of centre residential in Local Plan (offices only) Density Medium-High

Criteria Comment Score (out of 5) Strategic access Adjacent to the main A13 London-Southend road; approx 1km from the 4 A130 Chelmsford-Canvey Island road Local accessibility Good direct access to site from ; on-site parking and loading (local road access and space at front of site; located on 6 bus routes to Southend, Hadleigh 4 public transport) and Canvey Island; approx 2.5km to nearest train station (Benfleet) Proximity to urban areas 500m from Tarpots town centre and local services; site is surrounded and access to labour & by residential urban area of Thundersley therefore good access to local 5 services labour force Compatibility of adjoining Adjacent to other industrial use and block of flats to the west – no 4 uses compatibility issues identified Development and Small, flat site which is fully developed – no obvious constraints environmental identified 3 constraints Market attractiveness Prominent position directly on main A13 thoroughfare; older building but 4 in reasonable condition; site fully occupied Planning factors Allocated as residential in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued industrial (B1c, B2, B8) use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 24 [Scoring : 5 = best, 1 = worst]

Site Name Hobson and Sons Reference 11

Total site area (ha) 0.27 Current uses Single industrial unit – uniform manufacturers and offices Undeveloped land (ha) 0 Number of units 1

Site status Existing employment site; Allocated as Sequential status Out-of-centre residential in Local Plan (offices only) Density Medium

Criteria Comment Score (out of 5) Strategic access Adjacent to the main A13 London-Southend road; approx from A129 Brentwood-Hadleigh road; 3km from the A130 Chelmsford-Canvey 3 Island road Local accessibility Located on the junction of main A13 and Kenneth Road with direct (local road access and access (‘in’ and ‘out’ entrance) onto Kenneth Road. Plenty of on-site public transport) parking and loading space; located on 8 bus routes to Southend, 4 Hadleigh and Canvey Island with 2 bus stops directly opposite the site; approx 3km to nearest train station (Benfleet) Proximity to urban areas Although slightly detached from Tarpots and Hadleigh town centres, site and access to labour & is located within a large residential area housing potential local 4 services workforce; approx 500m from Council offices and adjacent leisure/recreational facilities and local college Compatibility of adjoining Site is adjacent to residential units (office rather than industrial part of 3 uses the unit) Development and Relatively small, flat site which is fully developed – no obvious environmental constraints identified 4 constraints Market attractiveness Prominent corner position adjacent to main A13 London-Southend road; site fully occupied at present; 2 storey unit with offices on first floor and 4 low ceiling height of industrial premises/low eves may put off some potential occupiers; relatively old building but in good condition Planning factors Allocated as residential in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued industrial (B1c, B2, B8) use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 22 [Scoring : 5 = best, 1 = worst]

Site Name Ex Social Services Building Reference 12

Total site area (ha) 0.21 Current uses Cleared/levelled former industrial site Currently vacant Undeveloped land (ha) 0.21 Number of units n/a

Site status Cleared/levelled former industrial site; Sequential status Out-of-centre Allocated as residential in Local Plan (offices only) Density n/a

Criteria Comment Score (out of 5) Strategic access Adjacent to the main A13 London-Southend road; approx from A129 Brentwood-Hadleigh road; 3km from the A130 Chelmsford-Canvey 3 Island road; located in the middle of built up urban area Local accessibility Located on the junction of main A13 and Kenneth Road; located on 8 (local road access and bus routes to Southend, Hadleigh and Canvey Island with 2 bus stops 4 public transport) directly opposite the site; fairly remote from nearest train station (Benfleet – approx 3km) Proximity to urban areas Slightly detached from Tarpots and Hadleigh town centres, although site and access to labour & is located within a large residential area housing potential local 4 services workforce; approx 500m from Council offices and adjacent leisure/recreational facilities and local college Compatibility of adjoining Adjacent to residential/housing and church – may pose a conflict if site 3 uses is redeveloped Development and Cleared, levelled site, no obvious constraints environmental 4 constraints Market attractiveness Prominent corner position adjacent to main A13 London-Southend road; appears to have been vacant for a while, doesn’t appear to be actively 4 marketed to potential developers; adjoining residential use may object to redevelopment on site Planning factors Allocated as residential in Local Plan; Planning permission granted 2009 on appeal for office building and staff gym with associated parking Barriers to Adjoining residential uses may pose conflict to (re)development; allocation for (re)development residential use in Local Plan Potential uses Continued B1 use Timescale/availability Likely to be available for redevelopment in the short-term (5 years) Total Score: 22 [Scoring : 5 = best, 1 = worst]

Site Name Council Offices inc. White House Reference 13

Total site area (ha) 1.64 Current uses Council Offices and other temporary office units Undeveloped land (ha) 0 Number of units 3

Site status Existing employment site; Allocated as Sequential status Out-of-centre Local Government in Local Plan (offices only) Density Medium

Criteria Comment Score (out of 5) Strategic access Adjacent to the main A13 London-Southend road; approx 1km from A129 Brentwood-Hadleigh road; situated within the centre of a large 2 built up urban area Local accessibility Adjacent to main A13 road running through the Borough; purpose-built (local road access and internal access roads in good condition; plenty of parking/loading 4 public transport) space; located on 8 bus routes to Southend, Hadleigh and Canvey Island; fairly remote from nearest train station (Benfleet – approx 4km) Proximity to urban areas Surrounded by large residential area with good access to local labour and access to labour & force; detached from Tarpots and Hadleigh town centres (approx 1.5km 2 services walk to each) and associated services Compatibility of adjoining Adjacent to various community facilities/uses including leisure centre, 4 uses community hall and college – no obvious conflicts identified Development and Medium sized, level site which is fully developed – no obvious physical environmental constraints to development although sequential approach may limit 4 constraints scope for commercial office use Market attractiveness Prominent position on main A13 thoroughfare through Castle Point Borough, attractive landscaping and surrounding area; however not a proven office location and large purpose-built office block may be difficult to re-let based on current low demand in the Borough; site relatively remote from local services and facilities; while Council offices 3 appear to be in good condition, temporary office units at back of site are of significantly lower value Planning factors Allocated as Local Government in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued local government or potentially B1 office use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 19 [Scoring : 5 = best, 1 = worst]

Site Name 533 Rayleigh Road Reference 14

Total site area (ha) 0.26 Current uses Mixed use industrial units – gallery, fencing merchants, surgical equipment manufacturers; furniture dealers Undeveloped land (ha) 0 Number of units 4

Site status Existing employment site; Allocated Sequential status Out-of-centre for employment in Local Plan (offices only) Density Medium

Criteria Comment Score (out of 5) Strategic access Good strategic location – directly fronting onto A129, within 100m of 4 the A127 London-Southend road Local accessibility Purpose-built internal access roads, although turning into the site from (local road access and busy A129 is relatively tight; ‘in’ and ‘out’ entrance and adequate public transport) parking/loading space; located on 8 bus routes to Southend, Canvey 4 Island and South Benfleet; approx 1.5km from nearest train station (Rayleigh) Proximity to urban areas Close proximity to Thundersley and Rayleigh residential areas; and access to labour & immediately opposite Stadium Way Trading Estate and Sainsbury’s 4 services retail park Compatibility of adjoining Adjoined to one side by Halfords retail unit, to the other by residential uses units – small scale nature of the units on site suggest and negative 4 impact would be low Development and Fully developed site so no obvious constraints to development or environmental redevelopment (apart from potential objections from residential 4 constraints neighbours) Market attractiveness Prominent road frontage, good strategic road access and close proximity to Stadium Way Trading Estate; relatively old buildings on site, 4 not in great condition; one of the two units at the front of the site is vacant and being actively marketed Planning factors Allocated for employment in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued office and industrial (B1a, B1c, B8) use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 24 [Scoring : 5 = best, 1 = worst]

Site Name Brickfields Industrial Estate Reference 15

Total site area (ha) 2.03 Current uses Marble and granite works and storage Undeveloped land (ha) 1.5 Number of units 15

Site status Workshops/storage units on largely Sequential status Out-of-centre greenfield land; Allocated as Green (offices only) Belt in Local Plan Density Low

Criteria Comment Score (out of 5) Strategic access Site accessible via narrow minor road (Burches Rd) through woodland and built up housing estate which is not suitable for large vehicles; 1 1.5km from nearest main road (A129) Local accessibility Poor access on minor road away from urban centre of Thundersley; (local road access and steeply sloping access slip to site from Burches Rd; internal site access public transport) road constrained to Southern edge of site – other parts of the site are 2 only accessible on foot/over rough terrain; site away from public transport routes/bus stops Proximity to urban areas Relatively remote from urban and residential areas (and therefore labour and access to labour & supply); site largely inaccessible via public transport 2 services Compatibility of adjoining Surrounded by woodland and Greenfield land – no obvious conflict of 5 uses uses Development and While the site is partly developed, constraints to further (re)development environmental could include: site located within greenbelt, steep slope access to site 2 constraints from road and unevenness of the rest of the site; surrounding woodland which may be protected Market attractiveness Remoteness of site from main urban areas, poor quality of existing industrial premises on site (in state of disrepair) and greenbelt 2 allocation may influence appeal to developers; site (land and buildings) currently for sale and being actively marketed by Ayers & Cruiks Planning factors Allocated as Green Belt in Local Plan; Site located within Great Burches Landscape Improvement Area; Failed appeal in 2006 for replacement of existing business units and open storage, residential and landscaping; Permission refused in 2010 for removal of existing buildings and replacement with business (B1) floorspace, parking and associated development Barriers to Green Belt status and previous planning refusals for office/industrial use may pose (re)development barrier to (re)development Potential uses Continued B1c, B2 use Timescale/availability May be available for redevelopment in the short-term (5 years) Total Score: 14 [Scoring : 5 = best, 1 = worst]

Site Name Lychgate Industrial Estate Reference 16

Total site area (ha) 2.98 Current uses Low value industrial estate Undeveloped land (ha) 0.5 Number of units More than 10

Site status Existing employment site; Allocated as Sequential status Out-of-centre Green Belt in Local Plan (offices only) Density High

Criteria Comment Score (out of 5) Strategic access Good strategic access – directly fronts onto main A127 London- Southend dual-carriageway road; 500m from junction of A127 with A130 4 (Chelmsford-Canvey Island) road Local accessibility Direct access off A127 via wide slipway (poor condition in places); (local road access and limited parking and loading space on site; poor access within site, public transport) congested with vehicles; despite good local road access, site is 3 relatively remote from public transport – approx 3km to nearest train station (Rayleigh) and no bus stops nearby Proximity to urban areas Situated on Northern edge of Thundersley urban area and approx 1km and access to labour & to the west of Rayleigh built up urban area; 2km from Thundersley and services Rayleigh town centres and local services; relatively close to residential 3 areas of Tarpots, Thundersley and Rayleigh and local workforce; café/catering facilities adjacent to site Compatibility of adjoining Adjacent to farmland and other industrial uses (inc cattery) – no obvious 5 uses conflict identified Development and Medium sized, flat site which is fully developed, however the site is environmental surrounded in places by woodland (may be protected) 4 constraints Market attractiveness Although the site has direct access onto main A127 road, it sits back from the road and lacks prominence. The site is characterised by low quality, low value units/containers creating poor environment; poor access within site with limited parking/loading space and poor condition 4 of internal access roads; poor amenities and relatively remote from local services and facilities. However, site has low vacancy level and site conditions appear to suit such low value activity Planning factors Allocated as Green Belt in Local Plan; Site located within Great Burches Landscape Improvement Area Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued industrial use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 23 [Scoring : 5 = best, 1 = worst]

Site Name Woodside Garden Centre and Nursery Reference 17

Total site area (ha) 1.60 Current uses Garden nursery and timber merchants Undeveloped land (ha) 0 Number of units More than 10

Site status Existing employment site; Allocated as Sequential status Out-of-centre Green Belt in Local Plan (offices only) Density Medium-High

Criteria Comment Score (out of 5) Strategic access Good strategic access – directly fronts onto main A127 London- Southend dual-carriageway road; 1km from junction of A127 with A130 4 (Chelmsford-Canvey Island) road Local accessibility Direct access off A127 via steep, short slipway although turning onto (local road access and the A127 is relatively tight, particularly for large vehicles; plenty of public transport) parking and loading space on site; internal access roads within site in 3 reasonable condition; despite good local road access, site is relatively remote from public transport – approx 3km to nearest train station (Rayleigh) and no bus stops nearby Proximity to urban areas Situated on Northern edge of Thundersley urban residential area and and access to labour & approx 1km to the west of Rayleigh built up urban area; 2km from 3 services Thundersley and Rayleigh town centres and local services Compatibility of adjoining Surrounded by woodland and farmland – no obvious conflict identified 5 uses Development and Medium sized, flat site which is fully developed; however further environmental (re)development may be constrained by woodland surrounding parts of 4 constraints the site (may be protected), stream running through the site and steep access slipway connecting A127 with the site Market attractiveness Good strategic location, prominent position on main A127 London- Southend road, existing units modern and in good condition, no 5 evidence of vacancy Planning factors Allocated as Green Belt in Local Plan; Site located within Great Burches Landscape Improvement Area Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Nursery, B1c, B2, B8 use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 24 [Scoring : 5 = best, 1 = worst]

Site Name Slatford Nursery Reference 18

Total site area (ha) 1.58 Current uses Garden Centre and Nursery Undeveloped land (ha) 0.5 Number of units 6

Site status Existing employment site; Allocated as Sequential status Out-of-centre Green Belt in Local Plan (offices only) Density Low

Criteria Comment Score (out of 5) Strategic access Good strategic access – direct access onto main A127 London- Southend dual-carriageway road; 1.5km from junction of A127 with 4 A130 (Chelmsford-Canvey Island) road; 1km from junction of A127 with A129 ( Brentwood-Hadleigh road) Local accessibility Direct access off A127 via tight, narrow short slipway although turning (local road access and on/off the A127 into site is relatively tight with poor visibility from main public transport) road; adequate parking and loading space on site; internal access 3 roads within site in reasonable condition; despite good local road access, site is relatively remote from public transport – approx 2km to nearest train station (Rayleigh) and no bus stops nearby Proximity to urban areas Situated on Northern edge of Thundersley urban residential area and and access to labour & approx 500m to the west of Rayleigh built up urban area; 1km from 3 services Thundersley and Rayleigh town centres and local services; Compatibility of adjoining Adjacent to farmland, woodland, other industrial uses and petrol station 5 uses – no obvious conflicts identified Development and Medium sized site which is partly developed – slight slope up from environmental A127 road may pose issue for larger vehicles 4 constraints Market attractiveness Relatively high profile site directly adjoining A127 (although visibility 4 from main road is poor); good quality nursery units Planning factors Allocated as Green Belt in Local Plan; site located within Great Burches Landscape Improvement Area Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Nursery, B1c, B2, B8 use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 23 [Scoring : 5 = best, 1 = worst]

Site Name Various Workshops and Businesses Reference 19

Total site area (ha) 0.91 Current uses Mix of retail and industrial units, leisure/restaurant Undeveloped land (ha) 0 Number of units More than 10

Site status Existing employment and retail site; Sequential status Edge of centre Allocated for shopping in Local Plan (offices only) Density High

Criteria Comment Score (out of 5) Strategic access Adjacent to roundabout junction between A13 London-Southend road and A129 Brentwood-Hadleigh road; approx 2.5km from A127 Arterial 2 road Local accessibility Site adjacent to busy roundabout with heavy traffic; poor access into (local road access and site; narrow internal access road leading to part of site only; limited 3 public transport) parking space beside busy roundabout; proximity to a number of local bus routes; approx 2.5km to nearest train station (Benfleet) Proximity to urban areas Site lies to the west of Hadleigh urban area and in close proximity to and access to labour & local services and facilities; surrounded by large residential area and 5 services potential labour force Compatibility of adjoining Surrounded to the west by residential uses which could pose conflict; uses however some of these residential units appear to be very new and 3 deemed compatible with adjoining industrial use Development and Relatively small, flat site which is fully developed – no obvious environmental constraints identified 4 constraints Market attractiveness Prominent location adjacent to busy roundabout/junction of A129 and A13; no evidence of vacant units; relatively modern units in reasonable 4 condition; appears to be suited to low value uses Planning factors Allocated for shopping in Local Plan; Planning permission approved in 2009 for change of use from retail shop to funeral directors facility, extension to covered yard, replacement workshop; Permission approved in 2008 for new warehouse Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued B1/retail use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 21 [Scoring : 5 = best, 1 = worst]

Site Name Thames Loose Leaf Reference 20

Total site area (ha) 0.17 Current uses Modern industrial unit (stationery manufacturers) Undeveloped land (ha) 0 Number of units 2

Site status Existing employment site; Allocated as Sequential status Edge of centre residential in Local Plan (offices only) Density Medium

Criteria Comment Score (out of 5) Strategic access Site fronts onto main A13 London-Southend road; 100m from 2 roundabout junction of A13 and A129 Brentwood-Hadleigh road Local accessibility Proximity to busy roundabout junction and tight turning/entrance into (local road access and site reduce ease of access; purpose-built internal access road in good public transport) condition; adequate off-road parking and loading space (although could 3 be tight for large vehicles); situated on 8 local bus routes; approx 2.5km to nearest train station (Benfleet) Proximity to urban areas Although slightly detached from Hadleigh urban area, local services and and access to labour & facilities (1km from site), site is situated within Hadleigh and 4 services Thundersley residential areas with good access to local labour force Compatibility of adjoining Surrounded by residential uses, however nature of industrial use 3 uses suggests broad compatibility Development and Small flat site which is fully developed – no obvious constrains environmental identified 4 constraints Market attractiveness Prominent position on main A13 road, close proximity to roundabout junction with A129; site fully in use; good quality modern units; 2 storey 4 unit with offices on first floor and low ceiling height of industrial premises/low eves may put off some potential occupiers Planning factors Allocated as residential in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued B1c, B2, B8 use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 20 [Scoring : 5 = best, 1 = worst]

Site Name Endway and Crucible Houses Reference 21

Total site area (ha) 0.03 Current uses Modern industrial/office units Undeveloped land (ha) 0 Number of units 2

Site status Existing employment site; Allocated as Sequential status Town centre Car Park in Local Plan (offices only) Density High

Criteria Comment Score (out of 5) Strategic access Within 100m of main A13 road; 3.5km from A127 Arterial London- 2 Southend road Local accessibility Access to site via one-way side road off A13 and Castle Lane (not (local road access and suitable for larger vehicles); very limited on-site parking, although site is 3 public transport) adjacent to free public car park; within 100m of 7 local bus routes; relatively remote from nearest train station (Benfleet, approx 4km) Proximity to urban areas Adjacent to Hadleigh town centre and local services; site backs onto and access to labour & fast food restaurant; located on the western fringe of Hadleigh urban 5 services area with good access to local work force Compatibility of adjoining Adjacent to public car park and fast food restaurant, so no obvious uses conflicts with adjoining uses; residential block immediately opposite 4 side road, although nature of office units suggests uses are largely compatible Development and Small, flat site which is fully developed – no obvious constrains environmental identified 4 constraints Market attractiveness Low profile of site, on side road off main A13 route; very close proximity to Hadleigh town centre and services; both units appear to be occupied; 4 modern industrial/office units in good condition Planning factors Allocated as car park and shopping in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued B1 use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 22 [Scoring : 5 = best, 1 = worst]

Site Name Johnsons Apparel Reference 22

Total site area (ha) 0.40 Current uses Older industrial unit (clothing manufacturer) Undeveloped land (ha) 0 Number of units 3

Site status Existing employment site; Allocated Sequential status Town centre for shopping in Local Plan (offices only) Density High

Criteria Comment Score (out of 5) Strategic access Direct access to A13 London-Southend road; within 1.5km of junction 2 with A129; 4km to main A127 Arterial route Local accessibility Good access to local area; situated on corner of main A13 road and (local road access and Meadow Road (residential street); adequate parking and haulage space public transport) at rear of site (access onto Meadow Road); situated on 7 local bus 4 routes with frequent services passing the site; relatively remote from train stations (nearest station at Benfleet approx 4 km from site) Proximity to urban areas Within 500m of Hadleigh town centre and local services; located within and access to labour & the centre of Hadleigh urban area with good access to local work force 4 services Compatibility of adjoining Adjacent to retail uses (west of site) and residential uses (north of site) 3 uses which could pose conflict if site was to be redeveloped Development and Small, slightly sloping site which is fully developed – no obvious environmental constraints identified 4 constraints Market attractiveness Prominent, high profile position on main road; site appears to be fully occupied; older building in reasonable condition; unlikely to be 4 redeveloped as industrial use if current occupier moves out Planning factors Allocated for shopping in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued B1c, B8 use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 21 [Scoring : 5 = best, 1 = worst]

Undeveloped Site – South of Site Name Reference 23 Roscommon Way

Total site area (ha) 10.52 Current uses Undeveloped greenfield site Undeveloped land (ha) 10.52 Number of units n/a

Site status Proposed employment site; Allocated Sequential status Out-of-centre for long term employment in Local (offices only) Plan Density n/a

Criteria Comment Score (out of 5) Strategic access Adjacent to Roscommon Way (new road linking Charfleets Industrial Estate and Morrisons retail park with A130); within 1 km of A130 4 (Chelmsford-Canvey Island road); proposed extension to existing Charfleets industrial Estate Local accessibility Good local access to site via Roscommon Way; entrance/exist slipway (local road access and has been constructed in advance of potential development on the site; public transport) site currently has relatively poor access to public transport - within 1km 3 of local bus route to Canvey Island, Benfleet and Hadleigh; approx 3km from nearest train station (Benfleet) Proximity to urban areas Site lies on the western edge of Canvey Island urban area between and access to labour & Charfleets Industrial Estate and Thames estuary; apart from nearby 3 services Morrisons retail park and Charfleets Industrial estate, the site is relatively isolated from local services and facilities Compatibility of adjoining Adjacent to green belt land fronting onto Thames estuary; Charfleets 5 uses Industrial estate is opposite/ to the north of the site Development and Large, flat site currently undeveloped; evidence of drainage issues environmental throughout the site; close proximity to Thames estuary 3 constraints Market attractiveness Proximity to established Charfleets Industrial Estate could make site high profile if developed; however its relatively remote location could act 4 as a barrier for some occupiers/tenants Planning factors Close proximity to Thames estuary posing possible flood risk issues, although area is protected by flood defences; located in Flood Risk Zone 3; adjacent to coastal protection belt Barriers to Environmental constraints (potential drainage issues, proximity to Thames estuary); (re)development current market conditions make speculative development unlikely Potential uses Range of industrial uses (B1c, B2, B8) Timescale/availability Available for development in the short-term (0 - 5 years) Total Score: 22 [Scoring : 5 = best, 1 = worst] Site Name Manor Trading Estate Reference 24

Total site area (ha) 30.04 Current uses Mixed use industrial estate Undeveloped land (ha) 0 Number of units More than 50

Site status Existing employment site; Allocated Sequential status Out-of-centre for employment in Local Plan (offices only) Density Medium-High

Criteria Comment Score (out of 5) Strategic access Within 2km of A13 and junction of A13 and A130; however access to site from these strategic roads is via smaller B1006 road through built 3 up urban area of Thundersley (which becomes congested at peak times) Local accessibility Access to Manor Trading Estate is via B1006 through Thundersley; (local road access and purpose-built internal access road network serving the whole estate but public transport) in poor condition in places; adequate parking and haulage/loading space throughout the site; main entrance/exit on 1 local bus route; 3 relatively remote from train stations (both Benfleet and Rayleigh stations approx 4 km from site); single access point in/out of site could generate congestion and constrain operations Proximity to urban areas Slightly detached from Tarpots town centre although it is within walking and access to labour & distance (1km); located on the north eastern edge of 4 services Tarports/Thundersley residential urban area with good access to local labour force Compatibility of adjoining Adjoined to the west by residential uses; to the east by a school and 3 uses green belt Development and Large, fully developed site; while most of the site is flat, the north west environmental point is characterised by a moderate slope – this could act as a 4 constraints constraint if redeveloped Market attractiveness Part of the site that fronts onto the B1006 contains reasonably modern industrial units in good condition; however quality of environment in the rest of the site is poor, no landscaping, poor condition of internal access road; collection of old buildings in varying states of repair, largely low value uses such as scrap metals and vehicle repair; some evidence of vacancy (one particularly large development site vacant and 3 being actively marketed) but overall lower than 5% vacancy rate across the site; Agent’s view this site as serving the middle of the market – more preferable/higher end than Charfleets but not as preferable as Stadium Way – also believe the site may be developed for residential use, with industrial uses relocated nearer to A127 Planning factors Allocated for employment in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued B1 – B8 industrial use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 20 [Scoring : 5 = best, 1 = worst]

Undeveloped site – South of Northwick Site Name Reference 25 Road

Total site area (ha) 21.38 Current uses Part undeveloped/part cleared former industrial site Undeveloped land (ha) 21.38 Number of units n/a

Site status Proposed employment site; Allocated Sequential status Out-of-centre for employment in Local Plan (offices only) Density n/a

Criteria Comment Score (out of 5) Strategic access Adjacent to Northwick Road and Roscommon Way (new road linking Charfleets Industrial Estate and Morrisons retail park with A130); within 4 1km of A130 (Chelmsford-Canvey Island road) Local accessibility Good local access to site via Roscommon Way and Northwick Road; (local road access and entrance to the site would be from 2 roundabouts recently constructed; public transport) plenty of space for on-site parking/haulage/loading; site currently has 4 relatively poor access to public transport – adjacent to 1 local bus route to Canvey Island, Benfleet and Hadleigh; approx 3km from nearest train station (Benfleet) Proximity to urban areas Site lies on the western edge of Canvey Island urban area beyond and access to labour & Morrisons retail development and Charfleets Industrial Estate; relatively 3 services isolated from local services and facilities; reasonably close proximity to local labour force in Canvey Island Compatibility of adjoining Site is surrounded by green belt land and to the east by Morrisons retail 5 uses development – no obvious conflicts identified Development and Large, flat site; partly undeveloped, partly former industrial site which environmental has been cleared; evidence of drainage issues throughout the site 3 constraints which would need addressing prior to development Market attractiveness High profile site with prominent position on Roscommon Way; proximity to Morrisons retail development and Charfleets Industrial Estate; relative remote location could act as a barrier for some 4 occupiers/tenants; site acquired by East of England Development Agency and being actively marketed for redevelopment Planning factors Close proximity to Thames estuary posing possible flood risk issues, although area is protected by flood defences; located in Flood Risk Zone 3; adjacent to coastal protection belt; north edge of site adjacent to ancient landscape area Barriers to Environmental constraints (potential drainage issues, proximity to Thames estuary); (re)development current market conditions make speculative development unlikely Potential uses Range of industrial uses (B1c, B2, B8) Timescale/availability Available for redevelopment in the short-term (0- 5 years) Total Score: 23 [Scoring : 5 = best, 1 = worst]

Site Name Charfleets Industrial Estate Reference 26

Total site area (ha) 27.84 Current uses Mixed use industrial estate Undeveloped land (ha) 0 Number of units More than 50

Site status Existing employment site; Allocated Sequential status Out-of-centre for employment in Local Plan (offices only) Density Medium-High

Criteria Comment Score (out of 5) Strategic access Adjacent to main A130 Chelmsford-Canvey Island road; easy access to rest of the Borough (inc Canvey Island, Benfleet, Thundersely and 4 Hadleigh) Local accessibility Purpose-built internal road in good condition access linking all parts of (local road access and the estate; several access roads in and out of estate to A130, public transport) Northwick Road and Roscommon Way avoiding local congestion; located 4 on 8 local bus routes linking site with rest of the Borough; 2.5km to nearest train station (Benfleet) Proximity to urban areas Site lies on the western edge of Canvey Island urban area close to large and access to labour & residential area; apart from nearby Morrisons retail park, the site is 3 services relatively isolated from local services and facilities (Canvey Island town centre approx 2km) Compatibility of adjoining Adjoined to the south and west by green belt land, to the north and east uses by residential uses; however industrial estate is long established and 4 largely compatible with adjoining uses Development and Large, flat site which is fully developed; proximity to Thames estuary environmental may pose a constraint to future (re)development 4 constraints Market attractiveness High profile site on one of the 2 main routes in/out of Canvey Island; mix of good and poor quality units of varying ages; appears to be low level of vacancy; Agent’s view Charfleets as serving lower end of 3 industrial market and least preferable of the 3 main industrial estates in Castle Point Planning factors Close proximity to Thames estuary posing possible flood risk issues, although area is protected by flood defences; northern tip of site adjacent to ancient landscape area; located within Flood Risk Zone 3; adjacent to coastal protection belt Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued B1 - B8 industrial use Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 22 [Scoring : 5 = best, 1 = worst]

Site Name Stadium Way Industrial Estate Reference 28

Total site area (ha) 8.48 Current uses Modern, mixed use industrial estate Undeveloped land (ha) 0 Number of units c. 50

Site status Existing employment site; Allocated Sequential status Out-of-centre for employment in Local Plan (offices only) Density Medium

Criteria Comment Score (out of 5) Strategic access Good strategic location adjacent to main A127 Arterial London- Southend road and A129 Brentwood-Hadleigh road; within 3km of 4 strategic junction of A127 and A130 Local accessibility Access to majority of site via wide service road off A129 (shared with (local road access and Sainsburys retail park); units fronting the A127 are accessed directly off public transport) A127 via slipway; purpose-built internal access roads in good condition; 4 located on or within 100m of 9 local bus routes (bus stop opposite A129 entrance); 1.5km from Rayleigh train station Proximity to urban areas Site located on the edge of Thundersley and Rayleigh residential areas; and access to labour & immediately opposite Sainsbury’s retail park; within walking distance 4 services (1km) of Rayleigh town centre and services; good access to local labour supply Compatibility of adjoining Compatible with adjoining uses – green belt land and other industrial 5 uses uses other side of A129 Development and Relatively large, flat site which is fully developed – no obvious environmental constraints to (re)development 5 constraints Market attractiveness High profile, prominent location adjacent to main A127/A129 roads; buildings in a range of ages (most pre 1970) and sizes but all in generally good condition; low levels of vacancy and high occupation; 5 local commercial agents view this as Castle Point’s most preferable industrial site; particular demand for trade counter/builders merchants activity on site Planning factors Allocated for employment in Local Plan Barriers to Fully developed and occupied, limited scope for redevelopment in the short term (re)development Potential uses Continued B1 – B8 uses including offices Timescale/availability Only likely to be available for redevelopment in the long-term (15+ years) Total Score: 27 [Scoring : 5 = best, 1 = worst]

Castle Point: Employment & Retail Needs Assessment

Appendix 6 Retail Study Area

2953799v1

Castle Point: Employment & Retail Needs Assessment

2953799v1

Castle Point: Employment & Retail Needs Assessment

2953799v1

Castle Point: Employment & Retail Needs Assessment

Appendix 7 Convenience Retail Capacity

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 1B : Population Projections

Catchment Area 2010 2012 2016 2021 2026 2031

RSS - 200 dwellings per annum 1 - Canvey (west) 22,944 23,015 23,157 23,334 23,512 23,689 2 - Canvey (east) 17,321 17,375 17,482 17,616 17,750 17,884 3 - Hadleigh 27,857 27,943 28,116 28,331 28,547 28,762 4 - South Benfleet (east) 27,387 27,472 27,641 27,853 28,065 28,277 5 - South Benfleet (west) 19,877 19,939 20,062 20,215 20,369 20,523 115,386 115,743 116,457 117,350 118,242 119,135 ONS 2010 - High Population 1 - Canvey (west) 22,944 23,150 23,613 24,307 25,053 25,825 2 - Canvey (east) 17,321 17,476 17,826 18,350 18,913 19,496 3 - Hadleigh 27,857 28,107 28,669 29,512 30,418 31,355 4 - South Benfleet (east) 27,387 27,633 28,185 29,014 29,905 30,826 5 - South Benfleet (west) 19,877 20,055 20,456 21,058 21,704 22,373 115,386 116,421 118,749 122,242 125,993 129,874

Sources: 2010 Population (obtained from Experian for postcode areas) ONS 2010 based projections RSS based projections assuming 200 dwellings per annum

Table 2B: Convenience Goods Expenditure Per Capita (2010 Prices)

Catchment Area 2012 2016 2021 2026 2031

1 - Canvey (west) £1,732 £1,745 £1,786 £1,826 £1,873 2 - Canvey (east) £1,778 £1,792 £1,834 £1,875 £1,923 3 - Hadleigh £1,933 £1,948 £1,993 £2,038 £2,090 4 - South Benfleet (east) £1,959 £1,974 £2,021 £2,066 £2,119 5 - South Benfleet (west) £1,882 £1,897 £1,941 £1,985 £2,036

Sources: Experian local estimates of 2011 convenience goods expenditure per capita Excluding special forms of trading. Experian Business Strategies - forecast annual growth rates up to 2013. Experian Business Strategies - mid-point between Experian's low forecast rates and trend projections adopted beyond 2013 (0.55% pa).

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 3B: Total Available Convenience Goods Expenditure (£M - 2010 Prices)

Catchment Area 2012 2016 2021 2026 2031

Baseline Population 1 - Canvey (west) £39.86 £40.41 £41.68 £42.93 £44.36 2 - Canvey (east) £30.89 £31.33 £32.31 £33.28 £34.39 3 - Hadleigh £54.00 £54.76 £56.47 £58.17 £60.11 4 - South Benfleet (east) £53.82 £54.57 £56.28 £57.97 £59.90 5 - South Benfleet (west) £37.53 £38.06 £39.25 £40.43 £41.77 Total £216.10 £219.12 £225.98 £232.78 £240.54 High Population 1 - Canvey (west) £40.09 £41.21 £43.41 £45.74 £48.36 2 - Canvey (east) £31.08 £31.94 £33.65 £35.46 £37.49 3 - Hadleigh £54.32 £55.83 £58.82 £61.98 £65.53 4 - South Benfleet (east) £54.13 £55.65 £58.62 £61.77 £65.30 5 - South Benfleet (west) £37.75 £38.80 £40.88 £43.08 £45.54 Total £217.37 £223.43 £235.40 £248.04 £262.22

Sources: Table 1B and Table 2B

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 4B: Convenience Floorspace and Benchmark Turnover

Town/Facilities Net Sales % Convenience Conveneince Average Benchmark Floorspace Sq Goods Goods Sq M Turnover Density £ Turnover £M M per Sq M Canvey Sainsbury's 2,288 80% 1,830 £12,599 £23.06 Iceland 551 95% 523 £6,697 £3.51 Morrison's, Northwick Rd. 2,666 75% 2,000 £12,400 £24.79 Welcome (Co-op Group) 121 95% 115 £7,279 £0.84 Other Canvey 750 100% 750 £4,000 £3.00 Sub-Total 6,376 5,218 £10,578 £55.20 Hadleigh Morrison's (replacement store) 2,546 80% 2,037 £12,400 £25.26 Iceland 414 95% 393 £6,697 £2.63 Lidl 929 85% 790 £3,030 £2.39 Other Hadleigh 300 100% 300 £4,000 £1.20 Sub-Total 4,189 3,520 £8,945 £31.48 South Benfleet Co-op, 289-291 High Road 257 95% 244 £7,279 £1.78 Co-op, 246-250 High Road 279 95% 265 £7,279 £1.93 Other South Benfleet 163 100% 163 £4,000 £0.65 Sub-Total 699 672 £6,484 £4.36 Tarpots Co-op 255 95% 242 £7,279 £1.76 Tesco Express 160 95% 152 £12,432 £1.89 Other Tarports 165 100% 165 £4,000 £0.66 Sub-Total 580 559 £7,712 £4.31 Sainsbury's, Stadium Way 6,294 60% 3,776 £12,599 £47.58 Other Castle Point Thundersley local parades 344 100% 344 £4,000 £1.38 Hadleigh local parade 66 100% 66 £4,000 £0.26 South Benfleet local parades 142 100% 142 £4,000 £0.57 Canvey Island local parades 518 100% 518 £4,000 £2.07 Sub-Total 1,070 1,070 £4,000 £4.28 Castle Point Total 18,138 13,746 £10,709 £147.21

Source: IGD Food Store Directory, Goad Plans, Verdict and NLP site surveys

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 5B: Convenience Shopping Market Shares 2012

Town/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Canvey (west) Canvey (east) Hadleigh South Benfleet South Benfleet Inflow east west Canvey Sainsbury's 19.2% 29.3% 0.0% 0.4% 0.0% 5.0% Iceland 7.1% 3.5% 0.0% 0.0% 0.6% 5.0% Morrison's, Northwick Rd. 42.9% 36.8% 0.4% 7.3% 14.9% 5.0% Other Canvey 7.3% 6.4% 0.0% 0.0% 0.0% 5.0% Sub-Total 76.5% 76.0% 0.4% 7.7% 15.5% Hadleigh Morrison's 0.7% 0.0% 34.1% 17.8% 7.5% 5.0% Iceland 0.0% 0.0% 4.7% 0.9% 1.0% 5.0% Lidl 1.0% 0.0% 5.1% 2.0% 0.6% 5.0% Other Hadleigh 0.0% 0.0% 2.5% 0.7% 0.5% 5.0% Sub-Total 1.7% 0.0% 46.4% 21.4% 9.6% South Benfleet Co-op, High Road 0.0% 0.0% 0.4% 1.5% 9.8% 5.0% Co-op, High Street 0.0% 0.0% 0.0% 2.4% 1.2% 5.0% Other South Benfleet 0.0% 0.0% 1.9% 2.8% 5.9% 5.0% Sub-Total 0.0% 0.0% 2.3% 6.7% 16.9% Tarpots Co-op 0.0% 0.0% 0.0% 1.0% 6.1% 5.0% Other Tarports 0.0% 0.0% 0.0% 0.2% 0.9% 5.0% Sub-Total 0.0% 0.0% 0.0% 1.2% 7.0% 10.0% Sainsbury's, Stadium Way 0.4% 1.0% 14.6% 28.1% 11.3% 30.0% Other Castle Point 5.4% 0.0% 0.0% 2.2% 1.5% 5.0% Castle Point Sub-Total 84.0% 77.0% 63.7% 67.3% 61.8% Baslidon/Pitsea 7.3% 12.0% 2.5% 11.7% 27.0% n/a Chelmsford 0.7% 0.3% 0.0% 0.2% 0.5% n/a Rayleigh 1.3% 0.0% 0.2% 8.2% 0.5% n/a Southend/Leigh 1.8% 1.4% 26.9% 3.4% 2.1% n/a Grays 4.2% 8.3% 6.7% 8.8% 7.6% n/a Other 0.7% 1.0% 0.0% 0.4% 0.5% n/a Sub-Total 16.0% 23.0% 36.3% 32.7% 38.2% Market Share Total 100.0% 100.0% 100.0% 100.0% 100.0% n/a

Source: NEMS household surveys 2012

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 6B: Convenience Expenditure 2012 £Million

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Total Canvey (west) Canvey (east) Hadleigh South Benfleet east South Benfleet west Inflow Expend Expenditure 2012 £39.86 £30.89 £54.00 £53.82 £37.53 n/a Canvey Sainsbury's £7.65 £9.05 £0.00 £0.22 £0.00 £0.89 £17.81 Iceland £2.83 £1.08 £0.00 £0.00 £0.23 £0.22 £4.35 Morrison's, Northwick Rd. £17.10 £11.37 £0.22 £3.93 £5.59 £2.01 £40.22 Other Canvey £2.91 £1.98 £0.00 £0.00 £0.00 £0.26 £5.14 Sub-Total £30.49 £23.48 £0.22 £4.14 £5.82 £3.38 £67.52 Hadleigh Morrison's £0.28 £0.00 £18.41 £9.58 £2.81 £1.64 £32.72 Iceland £0.00 £0.00 £2.54 £0.48 £0.38 £0.18 £3.58 Lidl £0.40 £0.00 £2.75 £1.08 £0.23 £0.23 £4.69 Other Hadleigh £0.00 £0.00 £1.35 £0.38 £0.19 £0.10 £2.02 Sub-Total £0.68 £0.00 £25.06 £11.52 £3.60 £2.15 £43.01 South Benfleet Co-op, High Road £0.00 £0.00 £0.22 £0.81 £3.68 £0.25 £4.95 Co-op, High Street £0.00 £0.00 £0.00 £1.29 £0.45 £0.09 £1.83 Other South Benfleet £0.00 £0.00 £1.03 £1.51 £2.21 £0.25 £5.00 Sub-Total £0.00 £0.00 £1.24 £3.61 £6.34 £0.59 £11.78 Tarpots Co-op £0.00 £0.00 £0.00 £0.54 £2.29 £0.15 £2.98 Other Tarports £0.00 £0.00 £0.00 £0.11 £0.34 £0.02 £0.47 Sub-Total £0.00 £0.00 £0.00 £0.65 £2.63 £0.17 £3.45 Sainsbury's, Stadium Way £0.16 £0.31 £7.88 £15.12 £4.24 £11.88 £39.60 Other Castle Point £2.15 £0.00 £0.00 £1.18 £0.56 £0.21 £4.10 Castle Point Sub-Total £33.48 £23.79 £34.40 £36.22 £23.19 £18.37 £169.45 Baslidon/Pitsea £2.91 £3.71 £1.35 £6.30 £10.13 n/a £24.40 Chelmsford £0.28 £0.09 £0.00 £0.11 £0.19 n/a £0.67 Rayleigh £0.52 £0.00 £0.11 £4.41 £0.19 n/a £5.23 Southend/Leigh £0.72 £0.43 £14.53 £1.83 £0.79 n/a £18.29 Grays £1.67 £2.56 £3.62 £4.74 £2.85 n/a £15.44 Other £0.28 £0.31 £0.00 £0.22 £0.19 n/a £0.99 Sub-Total £6.38 £7.11 £19.60 £17.60 £14.34 n/a £65.02 Total £39.86 £30.89 £54.00 £53.82 £37.53 n/a £234.47

Sources: Table 3B and 5B

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 7B: Convenience Expenditure 2016 £Million

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Total Canvey (west) Canvey (east) Hadleigh South Benfleet east South Benfleet west Inflow Expend Expenditure 2016 £40.41 £31.33 £54.76 £54.57 £38.06 n/a Canvey Sainsbury's £7.76 £9.18 £0.00 £0.22 £0.00 £0.90 £18.06 Iceland £2.87 £1.10 £0.00 £0.00 £0.23 £0.22 £4.41 Morrison's, Northwick Rd. £17.34 £11.53 £0.22 £3.98 £5.67 £2.04 £40.78 Other Canvey £2.95 £2.00 £0.00 £0.00 £0.00 £0.26 £5.22 Sub-Total £30.92 £23.81 £0.22 £4.20 £5.90 £3.42 £68.47 Hadleigh Morrison's £0.28 £0.00 £18.67 £9.71 £2.85 £1.66 £33.18 Iceland £0.00 £0.00 £2.57 £0.49 £0.38 £0.18 £3.63 Lidl £0.40 £0.00 £2.79 £1.09 £0.23 £0.24 £4.75 Other Hadleigh £0.00 £0.00 £1.37 £0.38 £0.19 £0.10 £2.04 Sub-Total £0.69 £0.00 £25.41 £11.68 £3.65 £2.18 £43.61 South Benfleet Co-op, High Road £0.00 £0.00 £0.22 £0.82 £3.73 £0.25 £5.02 Co-op, High Street £0.00 £0.00 £0.00 £1.31 £0.46 £0.09 £1.86 Other South Benfleet £0.00 £0.00 £1.04 £1.53 £2.25 £0.25 £5.07 Sub-Total £0.00 £0.00 £1.26 £3.66 £6.43 £0.60 £11.94 Tarpots Co-op £0.00 £0.00 £0.00 £0.55 £2.32 £0.15 £3.02 Other Tarports £0.00 £0.00 £0.00 £0.11 £0.34 £0.02 £0.48 Sub-Total £0.00 £0.00 £0.00 £0.65 £2.66 £0.17 £3.49 Sainsbury's, Stadium Way £0.16 £0.31 £7.99 £15.33 £4.30 £12.04 £40.15 Other Castle Point £2.18 £0.00 £0.00 £1.20 £0.57 £0.21 £4.16 Castle Point Sub-Total £33.95 £24.12 £34.88 £36.73 £23.52 £18.63 £171.82 Baslidon/Pitsea £2.95 £3.76 £1.37 £6.38 £10.27 n/a £24.74 Chelmsford £0.28 £0.09 £0.00 £0.11 £0.19 n/a £0.68 Rayleigh £0.53 £0.00 £0.11 £4.47 £0.19 n/a £5.30 Southend/Leigh £0.73 £0.44 £14.73 £1.86 £0.80 n/a £18.55 Grays £1.70 £2.60 £3.67 £4.80 £2.89 n/a £15.66 Other £0.28 £0.31 £0.00 £0.22 £0.19 n/a £1.00 Sub-Total £6.47 £7.21 £19.88 £17.84 £14.54 n/a £65.93 Total £40.41 £31.33 £54.76 £54.57 £38.06 n/a £237.75

Sources: Table 3B and 5B

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 8B: Convenience Expenditure 2021 £Million

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Total Canvey (west) Canvey (east) Hadleigh South Benfleet east South Benfleet west Inflow Expend Expenditure 2021 £41.68 £32.31 £56.47 £56.28 £39.25 n/a Canvey Sainsbury's £8.00 £9.47 £0.00 £0.23 £0.00 £0.93 £18.62 Iceland £2.96 £1.13 £0.00 £0.00 £0.24 £0.23 £4.55 Morrison's, Northwick Rd. £17.88 £11.89 £0.23 £4.11 £5.85 £2.10 £42.05 Other Canvey £3.04 £2.07 £0.00 £0.00 £0.00 £0.27 £5.38 Sub-Total £31.88 £24.55 £0.23 £4.33 £6.08 £3.53 £70.61 Hadleigh Morrison's £0.29 £0.00 £19.26 £10.02 £2.94 £1.71 £34.22 Iceland £0.00 £0.00 £2.65 £0.51 £0.39 £0.19 £3.74 Lidl £0.42 £0.00 £2.88 £1.13 £0.24 £0.25 £4.90 Other Hadleigh £0.00 £0.00 £1.41 £0.39 £0.20 £0.11 £2.11 Sub-Total £0.71 £0.00 £26.20 £12.04 £3.77 £2.25 £44.97 South Benfleet Co-op, High Road £0.00 £0.00 £0.23 £0.84 £3.85 £0.26 £5.17 Co-op, High Street £0.00 £0.00 £0.00 £1.35 £0.47 £0.10 £1.92 Other South Benfleet £0.00 £0.00 £1.07 £1.58 £2.32 £0.26 £5.23 Sub-Total £0.00 £0.00 £1.30 £3.77 £6.63 £0.62 £12.32 Tarpots Co-op £0.00 £0.00 £0.00 £0.56 £2.39 £0.16 £3.11 Other Tarports £0.00 £0.00 £0.00 £0.11 £0.35 £0.02 £0.49 Sub-Total £0.00 £0.00 £0.00 £0.68 £2.75 £0.18 £3.60 Sainsbury's, Stadium Way £0.17 £0.32 £8.24 £15.81 £4.43 £12.42 £41.40 Other Castle Point £2.25 £0.00 £0.00 £1.24 £0.59 £0.21 £4.29 Castle Point Sub-Total £35.01 £24.88 £35.97 £37.88 £24.25 £19.21 £177.19 Baslidon/Pitsea £3.04 £3.88 £1.41 £6.58 £10.60 n/a £25.51 Chelmsford £0.29 £0.10 £0.00 £0.11 £0.20 n/a £0.70 Rayleigh £0.54 £0.00 £0.11 £4.61 £0.20 n/a £5.47 Southend/Leigh £0.75 £0.45 £15.19 £1.91 £0.82 n/a £19.13 Grays £1.75 £2.68 £3.78 £4.95 £2.98 n/a £16.15 Other £0.29 £0.32 £0.00 £0.23 £0.20 n/a £1.04 Sub-Total £6.67 £7.43 £20.50 £18.40 £14.99 n/a £67.99 Total £41.68 £32.31 £56.47 £56.28 £39.25 n/a £245.19

Sources: Table 3B and 5B

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 9B: Convenience Expenditure 2026 £Million

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Total Canvey (west) Canvey (east) Hadleigh South Benfleet east South Benfleet west Inflow Expend Expenditure 2026 £42.93 £33.28 £58.17 £57.97 £40.43 n/a Canvey Sainsbury's £8.24 £9.75 £0.00 £0.23 £0.00 £0.96 £19.18 Iceland £3.05 £1.16 £0.00 £0.00 £0.24 £0.23 £4.69 Morrison's, Northwick Rd. £18.42 £12.25 £0.23 £4.23 £6.02 £2.17 £43.32 Other Canvey £3.13 £2.13 £0.00 £0.00 £0.00 £0.28 £5.54 Sub-Total £32.84 £25.29 £0.23 £4.46 £6.27 £3.64 £72.73 Hadleigh Morrison's £0.30 £0.00 £19.84 £10.32 £3.03 £1.76 £35.25 Iceland £0.00 £0.00 £2.73 £0.52 £0.40 £0.19 £3.85 Lidl £0.43 £0.00 £2.97 £1.16 £0.24 £0.25 £5.05 Other Hadleigh £0.00 £0.00 £1.45 £0.41 £0.20 £0.11 £2.17 Sub-Total £0.73 £0.00 £26.99 £12.41 £3.88 £2.32 £46.32 South Benfleet Co-op, High Road £0.00 £0.00 £0.23 £0.87 £3.96 £0.27 £5.33 Co-op, High Street £0.00 £0.00 £0.00 £1.39 £0.49 £0.10 £1.98 Other South Benfleet £0.00 £0.00 £1.11 £1.62 £2.39 £0.27 £5.38 Sub-Total £0.00 £0.00 £1.34 £3.88 £6.83 £0.63 £12.69 Tarpots Co-op £0.00 £0.00 £0.00 £0.58 £2.47 £0.16 £3.21 Other Tarports £0.00 £0.00 £0.00 £0.12 £0.36 £0.03 £0.51 Sub-Total £0.00 £0.00 £0.00 £0.70 £2.83 £0.19 £3.71 Sainsbury's, Stadium Way £0.17 £0.33 £8.49 £16.29 £4.57 £12.80 £42.65 Other Castle Point £2.32 £0.00 £0.00 £1.28 £0.61 £0.22 £4.42 Castle Point Sub-Total £36.06 £25.62 £37.05 £39.02 £24.98 £19.79 £182.53 Baslidon/Pitsea £3.13 £3.99 £1.45 £6.78 £10.92 n/a £26.28 Chelmsford £0.30 £0.10 £0.00 £0.12 £0.20 n/a £0.72 Rayleigh £0.56 £0.00 £0.12 £4.75 £0.20 n/a £5.63 Southend/Leigh £0.77 £0.47 £15.65 £1.97 £0.85 n/a £19.71 Grays £1.80 £2.76 £3.90 £5.10 £3.07 n/a £16.64 Other £0.30 £0.33 £0.00 £0.23 £0.20 n/a £1.07 Sub-Total £6.87 £7.65 £21.12 £18.96 £15.44 n/a £70.04 Total £42.93 £33.28 £58.17 £57.97 £40.43 n/a £252.57

Sources: Table 3B and 5B

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 10B: Convenience Expenditure 2031 £Million

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Total Canvey (west) Canvey (east) Hadleigh South Benfleet east South Benfleet west Inflow Expend Expenditure 2031 £44.36 £34.39 £60.11 £59.90 £41.77 n/a Canvey Sainsbury's £8.52 £10.08 £0.00 £0.24 £0.00 £0.99 £19.82 Iceland £3.15 £1.20 £0.00 £0.00 £0.25 £0.24 £4.85 Morrison's, Northwick Rd. £19.03 £12.65 £0.24 £4.37 £6.22 £2.24 £44.76 Other Canvey £3.24 £2.20 £0.00 £0.00 £0.00 £0.29 £5.73 Sub-Total £33.94 £26.13 £0.24 £4.61 £6.48 £3.76 £75.16 Hadleigh Morrison's £0.31 £0.00 £20.50 £10.66 £3.13 £1.82 £36.42 Iceland £0.00 £0.00 £2.83 £0.54 £0.42 £0.20 £3.98 Lidl £0.44 £0.00 £3.07 £1.20 £0.25 £0.26 £5.22 Other Hadleigh £0.00 £0.00 £1.50 £0.42 £0.21 £0.11 £2.24 Sub-Total £0.75 £0.00 £27.89 £12.82 £4.01 £2.39 £47.87 South Benfleet Co-op, High Road £0.00 £0.00 £0.24 £0.90 £4.09 £0.28 £5.51 Co-op, High Street £0.00 £0.00 £0.00 £1.44 £0.50 £0.10 £2.04 Other South Benfleet £0.00 £0.00 £1.14 £1.68 £2.46 £0.28 £5.56 Sub-Total £0.00 £0.00 £1.38 £4.01 £7.06 £0.66 £13.11 Tarpots Co-op £0.00 £0.00 £0.00 £0.60 £2.55 £0.17 £3.31 Other Tarports £0.00 £0.00 £0.00 £0.12 £0.38 £0.03 £0.52 Sub-Total £0.00 £0.00 £0.00 £0.72 £2.92 £0.19 £3.83 Sainsbury's, Stadium Way £0.18 £0.34 £8.78 £16.83 £4.72 £13.22 £44.07 Other Castle Point £2.40 £0.00 £0.00 £1.32 £0.63 £0.23 £4.57 Castle Point Sub-Total £37.26 £26.48 £38.29 £40.32 £25.82 £20.45 £188.61 Baslidon/Pitsea £3.24 £4.13 £1.50 £7.01 £11.28 n/a £27.16 Chelmsford £0.31 £0.10 £0.00 £0.12 £0.21 n/a £0.74 Rayleigh £0.58 £0.00 £0.12 £4.91 £0.21 n/a £5.82 Southend/Leigh £0.80 £0.48 £16.17 £2.04 £0.88 n/a £20.36 Grays £1.86 £2.85 £4.03 £5.27 £3.17 n/a £17.19 Other £0.31 £0.34 £0.00 £0.24 £0.21 n/a £1.10 Sub-Total £7.10 £7.91 £21.82 £19.59 £15.96 n/a £72.37 Total £44.36 £34.39 £60.11 £59.90 £41.77 n/a £260.99

Sources: Table 3B and 5B

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 11B: Convenience Floorspace Capacity

Centre/Facilities 2012 2016 2021 2026 2031 Available Expenditure Canvey £67.52 £68.47 £70.61 £72.73 £75.16 Hadleigh £43.01 £43.61 £44.97 £46.32 £47.87 South Benfleet £11.78 £11.94 £12.32 £12.69 £13.11 Tarpots £3.45 £3.49 £3.60 £3.71 £3.83 Stadium Way £39.60 £40.15 £41.40 £42.65 £44.07 Other Castle Point £4.10 £4.16 £4.29 £4.42 £4.57 Total £169.45 £171.82 £177.19 £182.53 £188.61 Benchmark Turnover of Existing Facilities Canvey £55.20 £55.20 £55.20 £55.20 £55.20 Hadleigh £31.48 £31.48 £31.48 £31.48 £31.48 South Benfleet £4.36 £4.36 £4.36 £4.36 £4.36 Tarpots £4.31 £4.31 £4.31 £4.31 £4.31 Stadium Way £47.58 £47.58 £47.58 £47.58 £47.58 Other Castle Point £4.28 £4.28 £4.28 £4.28 £4.28 Total £147.21 £147.21 £147.21 £147.21 £147.21

Turnover of Focus Commitment n/a £17.13 £17.13 £17.13 £17.13

Surplus Expenditure Canvey £12.33 £10.70 £12.84 £14.97 £17.39 Hadleigh £11.52 £7.84 £9.20 £10.56 £12.10 South Benfleet £7.42 £4.16 £4.53 £4.90 £5.33 Tarpots -£0.87 -£1.68 -£1.57 -£1.46 -£1.33 Stadium Way -£7.98 -£13.43 -£12.17 -£10.92 -£9.50 Other Castle Point -£0.18 -£0.12 £0.01 £0.14 £0.29 Total £22.24 £7.48 £12.85 £18.19 £24.27

Turnover Density New Floorspace £ per sq m £10,709 £10,709 £10,709 £10,709 £10,709

Sales Floorspace (Sq M Net) Canvey 1,151 999 1,199 1,398 1,624 Hadleigh 1,076 732 859 986 1,130 South Benfleet 693 388 423 458 497 Tarpots -81 -157 -146 -136 -125 Stadium Way -745 -1,254 -1,136 -1,020 -887 Other Castle Point -16 -11 1 13 27 Total 2,077 698 1,200 1,698 2,267 Gross Floorspace (Sq M) Canvey 1,644 1,427 1,713 1,996 2,320 Hadleigh 1,537 1,046 1,228 1,408 1,614 South Benfleet 990 555 605 654 711 Tarpots -116 -224 -209 -195 -178 Stadium Way -1,065 -1,791 -1,623 -1,457 -1,268 Other Castle Point -23 -16 2 19 38 Total 2,967 998 1,715 2,426 3,238

Sources: Tables 4B, 6B to 10B Note : Proposed food store in former Focus Store (2,478 sq m gross - 1,600 sq m net @ £10,709 psm Trade draw of new store - 15% Canvey, 25% Hadleigh, 20% S.Benfleet, Tarpots 5%, Stadium Way 35%.

2953799v1

Castle Point: Employment & Retail Needs Assessment

Appendix 8 Comparison Retail Capacity

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 1C: Comparison Goods Expenditure Per Capita (2011 Prices)

Catchment Area 2012 2016 2021 2026 2031

1 - Canvey (west) £2,621 £2,865 £3,318 £3,846 £4,459 2 - Canvey (east) £2,635 £2,880 £3,335 £3,866 £4,482 3 - Hadleigh £2,984 £3,262 £3,777 £4,379 £5,076 4 - South Benfleet (east) £3,078 £3,364 £3,896 £4,516 £5,236 5 - South Benfleet (west) £2,889 £3,159 £3,657 £4,240 £4,915

Sources: Experian local estimates for 2011 comparison goods expenditure per capita Excluding special forms of trading. Experian Business Strategies - forecast annual growth rates

Table 2C: Total Available Comparison Goods Expenditure (£M - 2010 Prices)

Catchment Area 2012 2016 2021 2026 2031

Baseline Population 1 - Canvey (west) £60.14 £65.94 £76.83 £89.75 £105.63 2 - Canvey (east) £45.64 £50.04 £58.30 £68.11 £80.15 3 - Hadleigh £83.13 £91.15 £106.20 £124.06 £146.00 4 - South Benfleet (east) £84.29 £92.43 £107.69 £125.79 £148.05 5 - South Benfleet (west) £57.43 £62.98 £73.37 £85.71 £100.88 Total £330.63 £362.54 £422.39 £493.42 £580.71 High Population 1 - Canvey (west) £60.68 £67.66 £80.65 £96.36 £115.15 2 - Canvey (east) £46.05 £51.34 £61.20 £73.12 £87.38 3 - Hadleigh £83.87 £93.52 £111.47 £133.20 £159.17 4 - South Benfleet (east) £85.05 £94.83 £113.04 £135.06 £161.39 5 - South Benfleet (west) £57.95 £64.61 £77.02 £92.03 £109.97 Total £333.59 £371.96 £443.37 £529.76 £633.06

Sources: Table 1B and Table 1C

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 3C: Comparison Retail Floorspace

Centre/Facilities Gross Floorpsace Sales Floorspace SQ M SQ M Net Canvey town centre 9,130 6,391 Comparison sales in Canvey food stores n/a 1,158

South Benfleet town centre n/a 851 Comparison sales in South Benfleet food stores n/a 27

Hadleigh town centre 4,090 2,863 Comparison sales in Hadleigh food stores n/a 669

Stadium Way Retail Park 18,320 15,572 Comparison sales in Sainsbury's store Stadium Way n/a 2,518

Tarpots town centre n/a 1,964 Thundersley local parades n/a 357 Hadleigh local parades n/a 0 South Benfleet local parades n/a 120 Canvey Island local parades n/a 517

Castle Point Total 31,540 33,007

Sources: Goad Plans and NLP site surveys

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 4C: Comparison Shopping Market Shares and Available Expenditure 2012

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Inflow Total Canvey west Canvey west Hadleigh S.Benfleet east S.Benfleet west Expenditure 2012 £60.14 £45.64 £83.13 £84.29 £57.43 n/a £330.63 Market Share Canvey town centre 24.5% 23.4% 0.1% 0.8% 2.6% 5.0% South Benfleet town centre 0.5% 0.5% 0.2% 2.7% 5.9% 5.0% Hadleigh town centre 0.3% 0.4% 11.0% 5.5% 1.0% 5.0% Stadium Way Retail Park 5.8% 6.8% 17.6% 24.3% 11.5% 30.0% Other Castle Point 0.3% 0.1% 0.4% 1.7% 4.5% 5.0% Castle Point Sub-Total 31.4% 31.2% 29.3% 35.0% 25.5% Basildon/Pitsea 43.9% 39.5% 6.4% 19.4% 35.5% n/a Chelmsford 1.6% 1.6% 1.0% 0.6% 1.3% n/a Lakeside 12.1% 15.9% 9.0% 13.6% 16.4% n/a Rayleigh 0.9% 0.7% 3.1% 7.6% 4.4% n/a Southend/Leigh 7.7% 7.7% 44.2% 16.9% 10.3% n/a Other 2.4% 3.4% 7.0% 6.9% 6.6% n/a Total 100.0% 100.0% 100.0% 100.0% 100.0% n/a Turnover £M Canvey town centre £14.73 £10.68 £0.08 £0.67 £1.49 £1.46 £29.12 South Benfleet town centre £0.30 £0.23 £0.17 £2.28 £3.39 £0.33 £6.69 Hadleigh town centre £0.18 £0.18 £9.14 £4.64 £0.57 £0.77 £15.49 Stadium Way Retail Park £3.49 £3.10 £14.63 £20.48 £6.60 £20.70 £69.01 Other Castle Point £0.18 £0.05 £0.33 £1.43 £2.58 £0.24 £4.82 Castle Point Sub-Total £18.88 £14.24 £24.36 £29.50 £14.65 £23.51 £125.14 Basildon/Pitsea £26.40 £18.03 £5.32 £16.35 £20.39 n/a £86.49 Chelmsford £0.96 £0.73 £0.83 £0.51 £0.75 n/a £3.78 Lakeside £7.28 £7.26 £7.48 £11.46 £9.42 n/a £42.90 Rayleigh £0.54 £0.32 £2.58 £6.41 £2.53 n/a £12.37 Southend/Leigh £4.63 £3.51 £36.74 £14.25 £5.92 n/a £65.05 Other £1.44 £1.55 £5.82 £5.82 £3.79 n/a £18.42 Total £60.14 £45.64 £83.13 £84.29 £57.43 n/a £479.27

Sources: Table 2C NEMS Household Survey 2012

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 5C: Comparison Shopping Market Shares and Available Expenditure 2016

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Inflow Total Canvey west Canvey west Hadleigh S.Benfleet east S.Benfleet west Expenditure 2016 £65.94 £50.04 £91.15 £92.43 £62.98 n/a £362.54 Market Share Canvey town centre 24.5% 23.4% 0.1% 0.8% 2.6% 5.0% South Benfleet town centre 0.5% 0.5% 0.2% 2.7% 5.9% 5.0% Hadleigh town centre 0.3% 0.4% 11.0% 5.5% 1.0% 5.0% Stadium Way Retail Park 5.8% 6.8% 17.6% 24.3% 11.5% 30.0% Other Castle Point 0.3% 0.1% 0.4% 1.7% 4.5% 5.0% Castle Point Sub-Total 31.4% 31.2% 29.3% 35.0% 25.5% Basildon/Pitsea 43.9% 39.5% 6.4% 19.4% 35.5% n/a Chelmsford 1.6% 1.6% 1.0% 0.6% 1.3% n/a Lakeside 12.1% 15.9% 9.0% 13.6% 16.4% n/a Rayleigh 0.9% 0.7% 3.1% 7.6% 4.4% n/a Southend/Leigh 7.7% 7.7% 44.2% 16.9% 10.3% n/a Other 2.4% 3.4% 7.0% 6.9% 6.6% n/a Total 100.0% 100.0% 100.0% 100.0% 100.0% n/a Turnover £M Canvey town centre £16.16 £11.71 £0.09 £0.74 £1.64 £1.60 £31.93 South Benfleet town centre £0.33 £0.25 £0.18 £2.50 £3.72 £0.37 £7.34 Hadleigh town centre £0.20 £0.20 £10.03 £5.08 £0.63 £0.85 £16.99 Stadium Way Retail Park £3.82 £3.40 £16.04 £22.46 £7.24 £22.70 £75.67 Other Castle Point £0.20 £0.05 £0.36 £1.57 £2.83 £0.26 £5.28 Castle Point Sub-Total £20.71 £15.61 £26.71 £32.35 £16.06 £25.78 £137.21 Basildon/Pitsea £28.95 £19.77 £5.83 £17.93 £22.36 n/a £94.84 Chelmsford £1.06 £0.80 £0.91 £0.55 £0.82 n/a £4.14 Lakeside £7.98 £7.96 £8.20 £12.57 £10.33 n/a £47.04 Rayleigh £0.59 £0.35 £2.83 £7.02 £2.77 n/a £13.56 Southend/Leigh £5.08 £3.85 £40.29 £15.62 £6.49 n/a £71.33 Other £1.58 £1.70 £6.38 £6.38 £4.16 n/a £20.20 Total £65.94 £50.04 £91.15 £92.43 £62.98 n/a £525.53

Table 6C: Comparison Shopping Market Shares and Available Expenditure 2021

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Inflow Total Canvey west Canvey west Hadleigh S.Benfleet east S.Benfleet west Expenditure 2021 £76.83 £58.30 £106.20 £107.69 £73.37 n/a £422.39 Market Share Canvey town centre 24.5% 23.4% 0.1% 0.8% 2.6% 5.0% South Benfleet town centre 0.5% 0.5% 0.2% 2.7% 5.9% 5.0% Hadleigh town centre 0.3% 0.4% 11.0% 5.5% 1.0% 5.0% Stadium Way Retail Park 5.8% 6.8% 17.6% 24.3% 11.5% 30.0% Other Castle Point 0.3% 0.1% 0.4% 1.7% 4.5% 5.0% Castle Point Sub-Total 31.4% 31.2% 29.3% 35.0% 25.5% Basildon/Pitsea 43.9% 39.5% 6.4% 19.4% 35.5% n/a Chelmsford 1.6% 1.6% 1.0% 0.6% 1.3% n/a Lakeside 12.1% 15.9% 9.0% 13.6% 16.4% n/a Rayleigh 0.9% 0.7% 3.1% 7.6% 4.4% n/a Southend/Leigh 7.7% 7.7% 44.2% 16.9% 10.3% n/a Other 2.4% 3.4% 7.0% 6.9% 6.6% n/a Total 100.0% 100.0% 100.0% 100.0% 100.0% n/a Turnover £M Canvey town centre £18.82 £13.64 £0.11 £0.86 £1.91 £1.86 £37.20 South Benfleet town centre £0.38 £0.29 £0.21 £2.91 £4.33 £0.43 £8.55 Hadleigh town centre £0.23 £0.23 £11.68 £5.92 £0.73 £0.99 £19.79 Stadium Way Retail Park £4.46 £3.96 £18.69 £26.17 £8.44 £26.45 £88.17 Other Castle Point £0.23 £0.06 £0.42 £1.83 £3.30 £0.31 £6.15 Castle Point Sub-Total £24.12 £18.19 £31.12 £37.69 £18.71 £30.04 £159.87 Basildon/Pitsea £33.73 £23.03 £6.80 £20.89 £26.05 n/a £110.49 Chelmsford £1.23 £0.93 £1.06 £0.65 £0.95 n/a £4.82 Lakeside £9.30 £9.27 £9.56 £14.65 £12.03 n/a £54.80 Rayleigh £0.69 £0.41 £3.29 £8.18 £3.23 n/a £15.80 Southend/Leigh £5.92 £4.49 £46.94 £18.20 £7.56 n/a £83.10 Other £1.84 £1.98 £7.43 £7.43 £4.84 n/a £23.53 Total £76.83 £58.30 £106.20 £107.69 £73.37 n/a £612.29

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 7C: Comparison Shopping Market Shares and Available Expenditure 2026

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Inflow Total Canvey west Canvey west Hadleigh S.Benfleet east S.Benfleet west Expenditure 2026 £89.75 £68.11 £124.06 £125.79 £85.71 n/a £493.42 Market Share Canvey town centre 24.5% 23.4% 0.1% 0.8% 2.6% 5.0% South Benfleet town centre 0.5% 0.5% 0.2% 2.7% 5.9% 5.0% Hadleigh town centre 0.3% 0.4% 11.0% 5.5% 1.0% 5.0% Stadium Way Retail Park 5.8% 6.8% 17.6% 24.3% 11.5% 30.0% Other Castle Point 0.3% 0.1% 0.4% 1.7% 4.5% 5.0% Castle Point Sub-Total 31.4% 31.2% 29.3% 35.0% 25.5% Basildon/Pitsea 43.9% 39.5% 6.4% 19.4% 35.5% n/a Chelmsford 1.6% 1.6% 1.0% 0.6% 1.3% n/a Lakeside 12.1% 15.9% 9.0% 13.6% 16.4% n/a Rayleigh 0.9% 0.7% 3.1% 7.6% 4.4% n/a Southend/Leigh 7.7% 7.7% 44.2% 16.9% 10.3% n/a Other 2.4% 3.4% 7.0% 6.9% 6.6% n/a Total 100.0% 100.0% 100.0% 100.0% 100.0% n/a Turnover £M Canvey town centre £21.99 £15.94 £0.12 £1.01 £2.23 £2.17 £43.46 South Benfleet town centre £0.45 £0.34 £0.25 £3.40 £5.06 £0.50 £9.99 Hadleigh town centre £0.27 £0.27 £13.65 £6.92 £0.86 £1.16 £23.12 Stadium Way Retail Park £5.21 £4.63 £21.83 £30.57 £9.86 £30.90 £102.99 Other Castle Point £0.27 £0.07 £0.50 £2.14 £3.86 £0.36 £7.19 Castle Point Sub-Total £28.18 £21.25 £36.35 £44.03 £21.86 £35.09 £186.75 Basildon/Pitsea £39.40 £26.90 £7.94 £24.40 £30.43 n/a £129.07 Chelmsford £1.44 £1.09 £1.24 £0.75 £1.11 n/a £5.64 Lakeside £10.86 £10.83 £11.17 £17.11 £14.06 n/a £64.02 Rayleigh £0.81 £0.48 £3.85 £9.56 £3.77 n/a £18.46 Southend/Leigh £6.91 £5.24 £54.83 £21.26 £8.83 n/a £97.08 Other £2.15 £2.32 £8.68 £8.68 £5.66 n/a £27.49 Total £89.75 £68.11 £124.06 £125.79 £85.71 n/a £715.25

Table 8C: Comparison Shopping Market Shares and Available Expenditure 2031

Centre/Facilities Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 % Inflow Total Canvey west Canvey west Hadleigh S.Benfleet east S.Benfleet west Expenditure 2031 £105.63 £80.15 £146.00 £148.05 £100.88 n/a £580.71 Market Share Canvey town centre 24.5% 23.4% 0.1% 0.8% 2.6% 5.0% South Benfleet town centre 0.5% 0.5% 0.2% 2.7% 5.9% 5.0% Hadleigh town centre 0.3% 0.4% 11.0% 5.5% 1.0% 5.0% Stadium Way Retail Park 5.8% 6.8% 17.6% 24.3% 11.5% 30.0% Other Castle Point 0.3% 0.1% 0.4% 1.7% 4.5% 5.0% Castle Point Sub-Total 31.4% 31.2% 29.3% 35.0% 25.5% Basildon/Pitsea 43.9% 39.5% 6.4% 19.4% 35.5% n/a Chelmsford 1.6% 1.6% 1.0% 0.6% 1.3% n/a Lakeside 12.1% 15.9% 9.0% 13.6% 16.4% n/a Rayleigh 0.9% 0.7% 3.1% 7.6% 4.4% n/a Southend/Leigh 7.7% 7.7% 44.2% 16.9% 10.3% n/a Other 2.4% 3.4% 7.0% 6.9% 6.6% n/a Total 100.0% 100.0% 100.0% 100.0% 100.0% n/a Turnover £M Canvey town centre £25.88 £18.76 £0.15 £1.18 £2.62 £2.56 £51.14 South Benfleet town centre £0.53 £0.40 £0.29 £4.00 £5.95 £0.59 £11.76 Hadleigh town centre £0.32 £0.32 £16.06 £8.14 £1.01 £1.36 £27.21 Stadium Way Retail Park £6.13 £5.45 £25.70 £35.98 £11.60 £36.36 £121.21 Other Castle Point £0.32 £0.08 £0.58 £2.52 £4.54 £0.42 £8.46 Castle Point Sub-Total £33.17 £25.01 £42.78 £51.82 £25.72 £41.29 £219.79 Basildon/Pitsea £46.37 £31.66 £9.34 £28.72 £35.81 n/a £151.91 Chelmsford £1.69 £1.28 £1.46 £0.89 £1.31 n/a £6.63 Lakeside £12.78 £12.74 £13.14 £20.13 £16.54 n/a £75.34 Rayleigh £0.95 £0.56 £4.53 £11.25 £4.44 n/a £21.73 Southend/Leigh £8.13 £6.17 £64.53 £25.02 £10.39 n/a £114.25 Other £2.54 £2.73 £10.22 £10.22 £6.66 n/a £32.35 Total £105.63 £80.15 £146.00 £148.05 £100.88 n/a £841.79

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 9C: Comparison Retail Capacity and Floorspace Projections 2012 2016 2021 2026 2031 A - Available Expenditure £M Canvey town centre £29.12 £31.93 £37.20 £43.46 £51.14 South Benfleet town centre £6.69 £7.34 £8.55 £9.99 £11.76 Hadleigh town centre £15.49 £16.99 £19.79 £23.12 £27.21 Stadium Way Retail Park £69.01 £75.67 £88.17 £102.99 £121.21 Other Castle Point £4.82 £5.28 £6.15 £7.19 £8.46 Total £125.14 £137.21 £159.87 £186.75 £219.79 B - Turnover Existing Floorspace £M Canvey town centre £29.12 £31.15 £33.89 £36.87 £40.11 South Benfleet town centre £6.69 £7.16 £7.79 £8.48 £9.22 Hadleigh town centre £15.49 £16.57 £18.03 £19.62 £21.34 Stadium Way Retail Park £69.01 £73.83 £80.32 £87.38 £95.07 Other Castle Point £4.82 £5.15 £5.61 £6.10 £6.64 Total £125.14 £133.86 £145.64 £158.44 £172.38 C - Turnover of commitments £M Retail warehouses adjacent to Canvey n/a £11.43 £12.44 £13.53 £14.72 D - Surplus Expenditure £M A - B - C Canvey town centre n/a -£4.94 -£2.91 -£0.18 £3.67 South Benfleet town centre n/a £0.18 £0.76 £1.51 £2.54 Hadleigh town centre n/a £0.41 £1.76 £3.50 £5.87 Stadium Way Retail Park n/a -£3.87 £1.63 £8.85 £18.79 Other Castle Point n/a £0.13 £0.55 £1.09 £1.82 Total n/a -£8.08 £1.79 £14.78 £32.69

E - Sales Density for New Floorspace £ PSM Net £5,000 £5,349 £5,819 £6,331 £6,888

F - Retail Sales Floorspace Capacity Sq M Net Canvey town centre n/a -923 -499 -28 533 South Benfleet town centre n/a 33 131 239 368 Hadleigh town centre n/a 78 303 554 852 Stadium Way Retail Park n/a -723 280 1,397 2,728 Other Castle Point n/a 24 94 172 265 Total n/a -1,511 308 2,334 4,746 G - Gross Retail Floorspace Capacity Sq M Canvey town centre n/a -1,230 -666 -37 711 South Benfleet town centre n/a 45 174 319 491 Hadleigh town centre n/a 103 404 738 1,136 Stadium Way Retail Park n/a -964 374 1,863 3,637 Other Castle Point n/a 32 126 229 353 Total n/a -2,014 411 3,112 6,329

Sources: Tables 4C to 8C Notes: Turnover efficiency of 1.7% per annum applied. Retail warehouse commitment (5,378 sq m GEA - 4,571 sq m net @ £2,500 psm) Retail warehouse commitment (50% turnover diverted from Canvey and 50% from Stadium Way)

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 10C: Comparison Retail Capacity and Floorspace Projections (increased Canvey and Hadleigh Market Shares) 2012 2016 2021 2026 2031 A - Available Expenditure £M Canvey town centre £29.12 £39.22 £45.70 £53.38 £62.83 South Benfleet town centre £6.69 £7.34 £8.55 £9.99 £11.76 Hadleigh town centre £15.49 £25.20 £29.36 £34.30 £40.37 Stadium Way Retail Park £69.01 £75.67 £88.17 £102.99 £121.21 Other Castle Point £4.82 £5.28 £6.15 £7.19 £8.46 Total £125.14 £152.72 £177.94 £207.86 £244.63 B - Turnover Existing Floorspace £M Canvey town centre £29.12 £31.15 £33.89 £36.87 £40.11 South Benfleet town centre £6.69 £7.16 £7.79 £8.48 £9.22 Hadleigh town centre £15.49 £16.57 £18.03 £19.62 £21.34 Stadium Way Retail Park £69.01 £73.83 £80.32 £87.38 £95.07 Other Castle Point £4.82 £5.15 £5.61 £6.10 £6.64 Total £125.14 £133.86 £145.64 £158.44 £172.38 C - Turnover of commitments £M Retail warehouses adjacent to Canvey n/a £11.43 £12.44 £13.53 £14.72 D - Surplus Expenditure £M A - B - C Canvey town centre n/a £2.36 £5.59 £9.75 £15.36 South Benfleet town centre n/a £0.18 £0.76 £1.51 £2.54 Hadleigh town centre n/a £8.63 £11.33 £14.69 £19.03 Stadium Way Retail Park n/a -£3.87 £1.63 £8.85 £18.79 Other Castle Point n/a £0.13 £0.55 £1.09 £1.82 Total n/a £7.43 £19.87 £35.89 £57.54

E - Sales Density for New Floorspace £ PSM Net £5,000 £5,349 £5,819 £6,331 £6,888

F - Retail Sales Floorspace Capacity Sq M Net Canvey town centre n/a 441 961 1,540 2,230 South Benfleet town centre n/a 33 131 239 368 Hadleigh town centre n/a 1,614 1,948 2,320 2,763 Stadium Way Retail Park n/a -723 280 1,397 2,728 Other Castle Point n/a 24 94 172 265 Total n/a 1,389 3,414 5,669 8,353 G - Gross Retail Floorspace Capacity Sq M Canvey town centre n/a 588 1,281 2,053 2,973 South Benfleet town centre n/a 45 174 319 491 Hadleigh town centre n/a 2,151 2,597 3,093 3,684 Stadium Way Retail Park n/a -964 374 1,863 3,637 Other Castle Point n/a 32 126 229 353 Total n/a 1,852 4,552 7,558 11,138

Sources: Tables 4C to 8C Notes: Turnover efficiency of 1.7% per annum applied. Retail warehouse commitment (5,378 sq m GEA - 4,571 sq m net @ £2,500 psm) Retail warehouse commitment (50% turnover diverted from Canvey and 50% from Stadium Way)

2953799v1

Castle Point: Employment & Retail Needs Assessment

Appendix 9 Household Shopper Survey

2953799v1

Castle Point: Employment & Retail Needs Assessment

Survey Structure

NEMS Market Research carried out a telephone survey of 600 households across the Castle Point study area in April 2012. The study area was split into five zones, based on postcode sectors.

The number of interviews undertaken reflects the population in each zone in order to provide statistically reliable sub-samples. The main aims of the survey were to establish patterns for the following: • Main food and top up grocery shopping; • Non-food shopping, including: • clothing and footwear; • domestic electrical appliances; • other electrical goods (TV, Hi-Fi and computers); • furniture, soft furnishing or carpets; • DIY/hardware items and garden items; • chemist, health and beauty items; and • Other non-food items (e.g. books, CDs, DVDs, toys and gifts).

Main Food Shopping

Large food stores are the main destination for respondents’ last main food shopping trip across the study area. Overall, the Morrisons at Canvey Island was the most popular shopping destination (27.3%), followed by Morrisons in Hadleigh (17.1%) an Sainsbury’s at Rayleigh (16.3 %) for the study area as a whole, though different zones recorded different responses as the most popular destination for their main food shopping trip:

Zone 1 – Canvey Island West: Morrisons, Canvey Island (63.2%), followed by Sainsbury’s, Canvey Island (13.7%), and Tesco Extra, Pitsea (4.3%)

Zone 2 –Canvey Island East: Morrisons, Canvey Island (51%), followed by Sainsbury’s, Canvey Island (23%), and Tesco Extra, Pitsea (7%)

Zone 3 –Hadleigh: Morrisons, Hadleigh (44.1%), followed by Sainsbury’s, Rayleigh Weir (19.6%) and Waitrose, Leigh on Sea (5.6%).

Zone 4 –Central Castle Point: Sainsbury’s, Rayleigh Weir (36.7%), followed by Morrisons Hadleigh (21.6%), Morrisons Canvey Island (10.8%), and Tesco Extra, Pitsea 7.9%).

Zone 5 – Benfleet: Tesco Extra, Pitsea (30.4%), followed by Morrisons, Canvey Island (22.5%), Sainsbury’s, Rayleigh Weir (15.7%) and Morrisons, Hadleigh (8.8%).

2953799v1

Castle Point: Employment & Retail Needs Assessment

Mode of Travel for Main Food Shopping

In the whole study area, 89.1% of respondents indicated that they travel to do their main food shopping by car (both driver and passenger) which is significantly higher than the NLP average derived from similar surveys across the country (74.6%). A much lower proportion walk to their main food shopping destination (5.3%) compared to the NLP average of 11.7%, and again a lower proportion of households travel by bus (3.4%) compared to the NLP averages derived from other surveys of 8.6%. The number of all respondents (0.3%) using a bike to travel to their last main shopping location is also lower than the NLP average of 0.5%. These differences when compared with NLP’s national average generally reflect lower levels of public transport usage when compared with major cities and metropolitan authorities.

Top-Up Food Shopping

Top-up food shopping trips are normally made to supplement main food shopping trips and are undertaken on a more frequent basis for staples such as bread and milk. Overall 98.5% of households across the catchment area indicated that they undertake small-scale or top-up shopping trips in addition to their main food shopping trips.

The overall results show that, while the main food stores remain dominant, top- up shopping trips are dispersed over a larger number of stores, with the most popular three stores overall – Morrisons at Canvey Island and Hadleigh, and Sainsbury’s at Rayleigh Weir– accounting for just 6.5%, 6.5% and 4.0% of trips respectively. “Local shops” in the Study Area account for 16% of all responses.

Non-Food Shopping Destinations

The household survey asked specific questions to probe which destinations respondents last visited to undertake particular types of non-food shopping.

Clothing/footwear : the most popular destination was Basildon (25.5%), followed by Southend-on-Sea (21.5%) and Lakeside Shopping Centre (18.5%).

Electrical goods : the most popular destinations where respondents last purchased domestic electrical appliances such as fridges or kitchen items were Rayleigh Weir (16.8%) and on the internet (15.3%), followed by Basildon (10.5%).

The internet was the most popular response as the location respondents last bought other kinds of electrical goods, such as TVs, Hi-Fis and computers, with 17.3% of all respondents, followed by Rayleigh Weir (14.1%) and Basildon (10.5%).

Furniture/Furnishings/Floor coverings : Basildon was the most popular destination for furniture, furnishings and floor coverings (13.8% of all respondents), followed by Rayleigh Weir (8.7%) and Lakeside Shopping Centre

2953799v1

Castle Point: Employment & Retail Needs Assessment

(6%). 5.2% of respondents last bought furniture, soft furnishings or floor coverings on the internet/mail order.

DIY/Hardware/Garden items: the most popular destination in the study area respondents last shopped at for DIY/hardware and garden items was Rayleigh Weir (36.3% of all respondents), followed by Basildon (8.3%) and Canvey Island (6.7%). Only 1% of respondents last bought DIY/hardware and garden items on the internet/mail order.

Pharmaceutical/Health/Beauty items: Canvey Island was the most popular destination (27.8%), followed by Hadleigh (13.5%), Brecon (8.3%) and Southend-on-Sea (7.7%). 2.2% of respondents last bought pharmaceutical, health and beauty items on the internet/mail order.

Books, CDs, toys and gifts : 33.3% of all respondents last bought “other” items such as books, CDs, toys and gifts on the internet. The next most popular destination was Basildon (12.1%), followed by Southend-on-Sea (9.7%).

Table 9.1 shows the shopping destination with the highest proportion of respondents for each comparison goods category in each zone. This indicates broadly where people prefer to shop for each type of goods and allows comparison between each zone.

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table 9.1 Destinations with Highest Proportion of Response

Zone 1 2 3 4 5

Clothing/Footwear Basildon Basildon Southend-on-Sea Basildon Basildon

Domestic Appliances Basildon Basildon Rayleigh Weir Rayleigh Weir Rayleigh Weir/ Internet

Electrical Goods Basildon Basildon Rayleigh Weir Rayleigh Weir Internet

Furniture/Carpets Basildon Basildon Rayleigh Weir Rayleigh Weir Basildon

DIY/Hardware Canvey Island Basildon Rayleigh Weir Rayleigh Weir Rayleigh Weir

Chemist/Beauty Canvey Island Canvey Island Hadleigh Hadleigh South Benfleet

Books/CDs/Toys/ Gifts Internet Internet Internet Internet Internet

Source: NEMS Household Survey, April 2012

2953799v1

Castle Point: Employment & Retail Needs Assessment

Rating of Centres

Respondents were asked to rate centres using a range of different factors, and the average score for each centre is shown in Table 9.2. Scores of under 2 suggest an overall rating of “poor” to “very poor” (shown in red). Scores of 4 to 5 suggest an overall rating of “good” or “very good”. Scores 2 to 4 suggest a neutral rating with equal proportions rating the centre as “good” or “poor”. The centres were rated as follows:

Canvey Island – no factors rated as “good” or “poor”;

South Benfleet – two factors rated as “good”, no factor rated as “poor;”

Hadleigh – two factors rated as “good”, no factor rated as “poor;”

Tarpots – one factor rated as “good”, one factor rated as “poor”;

Respondents were least satisfied with traffic congestion, which scored “poor” in Tarpots and relatively lowly in the other three centres. Personal safety was a factor that was rated as “good” in two centres. Parking charges scored well in Tarpots, and the quality of supermarkets scored “good” in Hadleigh. Overall South Benfleet had the highest score (3.42) and Tarpots had the lowest (3.13).

Town/District Centre Performance

Residents were asked if there was anything that would make them visit the town centres in the borough more often.

Canvey Island

Just under half of respondents (49.6%) stated that “a better choice of shops in general” would make them visit Canvey more often. Specifically, 18.% stated that a “better choice of clothing shops” would make them visit more frequently, and 14% stated “better quality shops”. Other responses to this questions included “more car parking” (6.3%), “better cleanliness” (5%), “more large shops” and “more traffic free areas” (both 4.5%). 18.5% responded “nothing in particular”.

South Benfleet

Over 43% of respondents stated that “nothing in particular” or that they did not know what would make the visit South Benfleet more often. Issues relating to the number, type, range and quality of shops were raised by 37.9% of all respondents, the highest number of which stated the need to “a better choice of shops in general” (24.2%). 11.3% respondents states that more car parking would make them visit the centre more often.

Hadleigh

Just under half of all respondents states that issues relating to the number, type, range and quality of shops would make them visit the centre more often, the highest number of which responded that a “better choice of shops in

2953799v1

Castle Point: Employment & Retail Needs Assessment

general” (31.8%). 41.6% of respondents stated “nothing in particular” or that they did not know what would make them visit Colliers Wood more often. Having more places to eat was given as a reason by 5.1% of respondents.

Tarpots

41.1% of all respondents stated that “nothing in particular” or that they did not know what would make them visit Tarpots more often. Having a better choice of shops in general was given as a reason by 23.4% of respondents. Other issues raised when asked this question included “more car parking” (10.3%), “more traffic free areas” (11.2%) and “having better roads” (4.7%).

Table 9.2 Centre Ratings

Centre Canvey Island South Benfleet Hadleigh Tarpots

Availability of parking 3.42 3.09 3.46 2.94

Parking charges 3.49 4.32 3.24 4.62

Traffic congestion 2.73 2.55 2.43 1.76

Bus services/facilities 3.6 3.85 3.84 3.56

Personal safety 3.83 4.22 4.02 3.66

Range of shops and 2.42 3.08 3.08 2.82 services available

Quality of shops and 2.67 3.33 3.29 3.03 services available

Quality/number of places 2.89 3.26 3.08 2.91 to eat/ drink

General shopping 2.91 3.42 3.31 3.02 environment

Size/quality of 3.66 3.10 4.06 2.96 supermarket(s)

Average Score 3.16 3.42 3.38 3.13

Source: NEMS Household Survey, April 2012

Based on a scoring system of -2 for very poor, -1 poor, 0 neutral, 1 good and 2 for very good

Green = Good to Very Good (4-5)

Black = Neutral (2-4)

Red = Poor to Very Poor (0-2)

2953799v1

Castle Point: Employment & Retail Needs Assessment

Leisure Activities

Cinema

Respondents were asked if they went to the cinema and if so which cinema they last visited. 75.4% of respondents indicated that they visit the cinema, which was the second most popular leisure activity after going to restaurants. This is higher than NLP’s average derived from similar surveys across the Country (51%) which is likely to be due to the number of cinemas in proximity to Castle Point. Of those respondents that visited the cinema, the most popular destination was Basildon (31.3%), followed by Canvey Island (22.1%).

Pubs/Bars

The household survey asked respondents if and where they or their family last visited a pub/bar and 69.1% of respondents indicated that they visit pubs/bars, which is higher than the NLP average from other surveys (47.5%). Overall, Canvey Island was the most popular last destination for respondents who visit pubs and bars (15%), although generally the last destination for respondents who visit pubs and bars accords with the closest main centre within each zone.

Restaurants

Overall, 88.2% of respondents indicated they visit restaurants, which was the most popular leisure activity, and this is higher than the NLP average for other surveys (67.9%). Of all respondents who visited restaurants, Canvey Island attracted the highest proportion of respondents (13%) followed by Hadleigh and South Benfleet (9.7% for both).

Health and Fitness Clubs

29% of respondents indicated their household visit health clubs/gyms, which is higher than the NLP average participation rate from other surveys (25.6%). The main health club/gym destinations for respondents were facilities in Canvey Island (8.8%) and South Benfleet (3.8%).

Tenpin Bowling

Overall 35.6% of respondents indicated their household visit tenpin bowling facilities, which is higher than the NLP average for other surveys (18.1%). The main destination for tenpin bowling was Basildon (22.5%).

2953799v1

Castle Point: Employment & Retail Needs Assessment

2953799v1

Castle Point: Employment & Retail Needs Assessment

Appendix 10 Centre Health Checks

2953799v1

Castle Point: Employment & Retail Needs Assessment

A. Canvey Island Town Centre

Canvey Island is classified as a Town Centre and as such, is one of the main shopping and commercial centres within Castle Point. Located to the south of the borough, its primary catchment is other residents who reside on Canvey Island and those from the south of the borough. The centre has a variety of retail and service uses. Retail uses (Class A1 to A5) occupy 27,110 sq.m of gross floorspace (source: GOAD). The key roles of Canvey Island include: • convenience shopping: The Sainsbury’s supermarket is the largest foodstore within Canvey Island and acts as an anchor for the centre as a whole. Sainsbury’s is supported by an Iceland and a range of smaller units including newsagents, bakers and butchers; • comparison shopping : offers a small range of national multiple retailers for a town of this size as well as independent retailers The main retail provision is located within the Knightwick Centre which accommodates retailers including M&Co and Peacocks; and along the High Street, which includes retailers such as Boots and New Look • services : provides a range of services including a post office, high street banks, cafés, restaurants, takeaways, hairdressers, travel agents and beauty parlours; • entertainment : including a Bingo Hall, amusement arcade, a pub and a bar; • community facilities : provides a range of community services including a dentist, council offices, health centre, community centre and advice centre.

Mix of Uses and Occupier Representation

Canvey Island has a total of 164 retail/service uses. The diversity of uses present in Canvey Island in terms of the number of units is set out in Table A.1, compared against the national average.

Table A.1 Canvey Island Use Class Mix by Unit

% of Total Number of Units Type of Unit Units % National Average (1) Comparison Retail 64 39 41.4 Convenience Retail 9 5.5 8.6 A1 Services (2) 22 13.4 10.8 A2 Services 27 16.5 9.6 A3-A5 26 15.8 15.9 Vacant 16 9.8 13.7 Total 164 100.0 100.0 Source: Goad and NLP, 2012 (1) UK average for all town centres surveyed by Goad Plans (February2012). (2) incl. hairdressers, travel agents and other Class A1 uses not selling comparison/convenience goods.

2953799v1

Castle Point: Employment & Retail Needs Assessment

The centre has a lower proportion of comparison and convenience retail units than the national average, but a higher proportion of A1 and A2 service units. The proportion of Class A3-A5 services in line with the national average. Vacant units are also less than the national average.

Retailer Representation

Canvey Island has a good selection of comparison shops (64), reflecting its role in the retail hierarchy in the Borough. Table A.2 provides a breakdown of comparison shop units by category.

Table A.2: Canvey Island Breakdown of Comparison Units

Canvey Island % UK* Type of Unit Units % Average Clothing and footwear 13 20.3 26.3 Furniture, carpets and textiles 11 17.2 8.4 Booksellers, arts, crafts and stationers 2 3.1 10.7 Electrical, gas, music and photography 4 6.3 9.4 DIY, hardware and homewares 7 10.9 6.1 China, glass, gifts and fancy goods 0 0 3.9 Cars, motorcycles and motor access. 5 7.8 2.9 Chemists, drug stores and opticians 6 9.4 9.3 Variety, department and catalogue 0 0 1.4 Florists, nurserymen and seedsmen 2 3.1 2.2 Toys, hobby, cycle and sport 1 1.6 5.4 Jewellers 3 4.7 4.9 Other comparison retailers 10 15.6 9.1 Total 64 100.0 100.0 Source: Goad and NLP, 2012 * UK average for all town centres surveyed by Goad Plans (February 2012).

Two of the comparison categories are not represented in the centre: China, glass, gifts, fancy goods; and variety/department stores.

The centre provides a noticeably higher proportion of furniture, carpets and textiles than the national average with this trend also apparent for the categories of DIY, hardware and homewares; and cars, motorcycles and motor access. The proportion of clothing and footwear units is slightly lower than the national average, whilst the proportion of booksellers, arts, crafts and stationers is well below the national averages.

Service Uses

Canvey Island has a good range of service uses, with all categories represented (see Table A.3). The representation of categories is generally similar to the national average, with the exception of a lower proportion of restaurants/cafés/takeaways and a higher proportion of banks and other financial services.

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table A.3: Canvey Island Analysis of Selected Service Uses

Newtown % UK* Type of Unit Units % Average Restaurants/cafes/takeaways 27 36.0 45.2 Banks/other financial services 19 25.3 13.4 Estate agents/valuers 9 12.0 10.8 Travel agents 2 2.7 3.5 Hairdressers/beauty parlours 16 21.3 24.4 Laundries/dry cleaners 2 2.7 2.7 Total 75 100.0 100.0 Source: Goad and NLP, 2012 * UK average for all town centres surveyed by Goad Plans (February 2012).

Other uses within Canvey Island include post office, a bingo hall, a dentist, a community centre and advice centres.

Vacant Units

There were sixteen vacant retail units within Canvey Island at the time of the survey making the vacancy rate (9.7%) below the national average of 13.7%.

Vacant units are spread throughout the centre and are generally small. There is a concentration of vacant units within the Knightswick Centre (8 in total).

Summary of Canvey Islands Strengths and Weaknesses

Strengths

• Canvey Island has a good convenience offer with the provision of a large Sainsbury’s foodstore. • The centre has a good range and choice of national multiple and independent retailers, and is one of the main comparison shopping and leisure destinations in Castle Point. • The centre provides a good range of service facilities and uses complementary to its main shopping role. • There are a number of premises available to accommodate new operators looking to trade in Canvey Island including a possible investment into the Knightswick Centre. • The level of vacant units is lower than the national average. • The Centre has poor public transport accessibility.

Weaknesses

• There is a concentration of vacant units within the Knightswick Centre which accounts for 1,130 sq.m gross out of the 1,960 sq.m gross of total vacant floorspace within Canvey Island. • The centre has a good provision of car parking for shoppers.

2953799v1

Castle Point: Employment & Retail Needs Assessment

• The centre does not have any representation in the China, glass, gifts and fancy goods; nor variety, department and catalogue departments. • The one way system through the town centre makes it difficult to navigate for drivers.

2953799v1

Castle Point: Employment & Retail Needs Assessment

B. Hadleigh

Hadleigh is classified as a town centre and is one of the main shopping centres within Castle Point. Hadleigh serves the catchment of the north-east of the borough. The centre has a variety of retail and service uses. Retail uses (Class A1 to A5) occupy 17,600 sq.m of gross floorspace (source: GOAD).

The key roles of Hadleigh include: • convenience shopping : Hadleigh has three supermarkets within the centre being Morrisons, Lidl and Iceland. These are supported by a range of smaller units including newsagents, off-licence, butchers, baker and fishmonger; • comparison shopping : offers a small number of national multiple retailers for a town of this size alongside a number of independent retailers. The national multiple retailers include Boots, Shoe Zone and Stead and Stimpson. The majority of the comparison retailer shops are concentrated along London Road and the High Street. • services : provides a range of services including a post office, high street banks, cafés, restaurants, takeaways, hairdressers, estate agents and beauty parlours; • entertainment : limited entertainment facilities comprising a small number of pubs and bars; • community facilities : provides a range of community services including a church, dentist, dance school, medical centre and library.

Mix of Uses and Occupier Representation

Hadleigh centre has a total of 95 retail/service units. The diversity of uses present in Hadleigh in terms of the number of units is set out in Table B.1 which compares it against the national average.

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table B.1 Hadleigh Use Class Mix by Unit

% of Total Number of Units Type of Unit Units % National Average (1) Comparison Retail 33 34.8 41.4 Convenience Retail 10 10.5 8.6 A1 Services (2) 15 15.8 10.8 A2 Services 12 12.6 9.6 A3-A5 15 15.8 15.9 Vacant 10 10.5 13.7 Total 95 100.0 100.0 Source: Goad and NLP, 2012 (1) UK average for all town centres surveyed by Goad Plans (February 2012). (2) incl. hairdressers, travel agents and other Class A1 uses not selling comparison/convenience goods.

The centre has a lower proportion of comparison retail units than the national average. However, it has a higher proportion of convenience and retail service uses (A1 and A2). The proportion of Class A3-A5 is in line with the national average.

Retailer Representation

Hadleigh centre has a fairly good selection of comparison shops (33), reflecting its role in the retail hierarchy in the County. Table B.2 provides a breakdown of comparison shop units by category.

Table B.2: Hadleigh Breakdown of Comparison Units

Hadleigh % UK* Type of Unit Units % Average Clothing and footwear 10 30.4 26.3 Furniture, carpets and textiles 4 12.1 8.4 Booksellers, arts, crafts and stationers 4 12.1 10.7 Electrical, gas, music and photography 2 6.1 9.4 DIY, hardware and homewares 1 3.0 6.1 China, glass, gifts and fancy goods 0 0 3.9 Cars, motorcycles and motor access. 3 9.1 2.9 Chemists, drug stores and opticians 4 12.1 9.3 Variety, department and catalogue 0 0 1.4 Florists, nurserymen and seedsmen 1 3.0 2.2 Toys, hobby, cycle and sport 0 0 5.4 Jewellers 1 3.0 4.9 Other comparison retailers 3 9.1 9.1 Total 33 100.0 100.0 Source: Goad and NLP, 2012 * UK average for all town centres surveyed by Goad Plans (February 2012

All of the comparison categories are represented in the centre apart from china, glass, gifts, and fancy goods; variety, department and catalogue; and toys, hobbies, cycle and sport.

2953799v1

Castle Point: Employment & Retail Needs Assessment

The centre provides a noticeably higher proportion of units above the national average in the categories of clothing and footwear; furniture, carpet and textiles; and cars, motorcyles and motor access. The rest of the categories are largely reflective of national average figures.

Service Uses

Hadleigh has a good range of service uses, with all categories represented apart from travel agents, as shown in Table B.3. The representation of restaurant and cafes; and estate agents/ valuers is below the national average, whilst the proportion of banks/other financial services and hairdressers/beauty parlours is higher.

Table B.3: Hadleigh Analysis of Selected Service Uses

Hadleigh % UK* Type of Unit Units % Average Restaurants/cafes/takeaways 13 31.0 45.2 Banks/other financial services 9 21.4 13.4 Estate agents/valuers 3 7.1 10.8 Travel agents 0 0 3.5 Hairdressers/beauty parlours 12 28.6 24.4 Laundrettes/dry cleaners 2 4.8 2.7 Other 3 7.1 N/A Total 42 100.0 100.0 Source: Goad and NLP, 2012 * UK average for all town centres surveyed by Goad Plans (February 2012). N.B. ‘Restaurants, cafés and takeaways’ does not include drinking establishments in the centre.

Other uses within Hadleigh include a post office and several pubs and bars.

Vacant Units

There were ten vacant retail units within Hadleigh at the time of the survey. The vacancy rate (10.5%) is less than the national average of 13.7%. Vacant units are spread throughout the centre with a small clusters of vacant units along London Road, which are generally small, unattractive units.

Summary of Hadleigh’s Strengths and Weaknesses

Strengths

• Food and grocery provision in the centre is good and suitable for both main and top up food shopping. The centre contains three main supermarkets- Morrisons, Lidl and Iceland – together with a range of smaller convenience good units. • All of the comparison retailer categories represented in Hadleigh. • The centre provides a good range of service facilities and uses complementary to its main shopping role.

2953799v1

Castle Point: Employment & Retail Needs Assessment

• The vacancy rate is lower than the national average (10.5%) which suggests that the demand for premises remains relatively strong. • The environmental quality of the centre is good. • The centre has a good provision of car parking for shoppers.

Weaknesses

• The centre has a lower proportion of comparison retail units than the national average. • There are limited entertainment facilities in the centre. • The proportion of restaurants, cafes and takeaways is below the national average.

2953799v1

Castle Point: Employment & Retail Needs Assessment

C. Tarpots

Tarpots is classified as a Town Centre and is located serve the catchment of the north-east of the Borough. The centre has a variety of retail and service uses, spread across 41 retail units (source: NLP).

The key roles of Tarpots include: • convenience shopping : Tesco Express and Co-op form the main convenience offer at Tarpots, supported by a newsagents, smaller convenience store and a bakers. • comparison shopping : There are no national multiple comparison retailers within Tarpots but there is a range of independent retailers. The comparison retailers are spread throughout the centre; • services : provides a range of services including a post office, high street banks, cafés, restaurants, takeaways, hairdressers, tattooist, estate agents, travel agents and beauty parlours; • entertainment : including a snooker hall and Amusement Centre • community facilities : provides a library.

Mix of Uses and Occupier Representation

Tarpots has a total of 41 retail/service uses. The diversity of uses present in Tarpots in terms of the number of units is set out in Table C.1, compared against the national average.

Table C.1 Tarpots Use Class Mix by Unit

% of Total Number of Units Type of Unit Units % National Average (1) Comparison Retail 11 26.8 41.4 Convenience Retail 5 12.2 8.6 A1 Services (2) 9 22.0 10.8 A2 Services 5 12.2 9.6 A3-A5 7 17.0 15.9 Vacant 4 9.8 13.7 Total 41 100 100.0 Source: NLP, 2012 (1) UK average for all town centres surveyed by Goad Plans (February 2012). (2) incl. hairdressers, travel agents and other Class A1 uses not selling comparison/convenience goods.

The centre has a higher proportion of convenience, A1, A2 and A3-5 service units than the national average. Comparison units are under represented in the number of units.

2953799v1

Castle Point: Employment & Retail Needs Assessment

Retailer Representation

Tarpots has a poor selection of comparison shops (11). Table C.2 provides a breakdown of comparison shop units by category.

Table C.2: Tarpots Breakdown of Comparison Units

Llanidloes % UK* Type of Unit Units % Average Clothing and footwear 0 0 26.3 Furniture, carpets and textiles 3 27.3 8.4 Booksellers, arts, crafts and stationers 0 0 10.7 Electrical, gas, music and photography 0 0 9.4 DIY, hardware and homewares 0 0 6.1 China, glass, gifts and fancy goods 1 9.1 3.9 Cars, motorcycles and motor access. 0 0 2.9 Chemists, drug stores and opticians 3 27.3 9.3 Variety, department and catalogue 0 0 1.4 Florists, nurserymen and seedsmen 0 0 2.2 Toys, hobby, cycle and sport 2 18.15 5.4 Jewellers 0 0 4.9 Other comparison retailers 2 18.15 9.1 Total 11 100.0 100.0 Source: NLP, 2012 * UK average for all town centres surveyed by Goad Plans (February 2012).

Only the following GOAD comparison goods categories are represented in the centre: Furniture, carpets and textiles; china, glass, gifts and fancy goods; chemists, drug stores and opticians; toys hobbys, cycle and sport; and other comparison retailers. The categories represented in the centre are all higher than the national average.

Service Uses

Tarpots has a good range of service uses, with all categories represented apart from laundries/dry cleaners, as shown in Table C.3. The representation of categories is generally similar to the national average, with the exception of a noticeably higher proportion of hairdressers/beauty parlours.

Table C.3: Tarpots Analysis of Selected Service Uses Tarpots % UK* Type of Unit Units % Average Restaurants/cafes/takeaways 7 33.3 45.2 Banks/other financial services 4 19 13.4 Estate agents/valuers 1 4.8 10.8 Travel agents 1 4.8 3.5 Hairdressers/beauty parlours 5 23.8 24.4 Laundries/dry cleaners 1 4.8 2.7 Other 2 9.5 N/A Total 21 100 100.0 Source: NLP, 2012 * UK average for all town centres surveyed by Goad Plans (February 2012)

2953799v1

Castle Point: Employment & Retail Needs Assessment

N.B. ‘Restaurants, cafés and takeaways’ does not include drinking establishments in the centre.

Other uses within Tarpots include a solicitors’ office and a funeral directors.

Vacant Units

There were four vacant retail units within Tarpots at the time of the survey and the vacancy rate is below the national average in terms of the proportion of units. The vacant units are spread throughout the centre and are all relatively small units.

Summary of Tarpots’ Strengths and Weaknesses

Strengths

• Tarpots has a good range of convenience shops, although it lends itself more to top-up shopping with a Tesco Express, Co-op and a range of smaller convenience goods units. • The number of vacancies is lower than the national average which would suggest that demand for premises remains relatively strong. • The centre provides a good range of service facilities and uses, complementary to its main shopping role. • The centre has a good provision of car parking for shoppers both within car parks and via on-street parking.

Weaknesses

• The centre does not offer the same quality and range of facilities available in the larger centres of Canvey Island and Hadleigh. • There is a limited supply of premises available to accommodate new operators looking to trade in Tarpots. • There are few entertainment and leisure facilities within the centre.

2953799v1

Castle Point: Employment & Retail Needs Assessment

D. South Benfleet

South Benfleet is defined as a Town Centre. The centre has a variety of retail and service uses. The centre is linear in shape, with the majority of retail units fronting onto High Road.

Mix of Uses and Occupier Representation

The centre primarily provides a local shopping role to residents to the west of the borough, fulfilling their day to day shopping needs. The convenience and Class A1-A5 retail service provision is higher than the national average. The proportion of units in comparison retail use is lower.

Table D.1 South Benfleet Use Class Mix by Unit

% of Total Number of Units Type of Unit Units % National Average (1) Comparison Retail 29 31.5 41.4 Convenience Retail 11 11.9 8.6 A1 Services (2) 19 20.7 10.8 A2 Services 9 9.8 9.6 A3 and A5 17 18.5 15.9 Vacant 7 7.6 13.7 Total 92 100.0 100.0 Source: NLP May 2012 (1) UK average for all town centres surveyed by Goad Plans (Feburary2012). (2) incl. hairdressers, travel agents and other Class A1 uses not selling comparison/convenience goods.

Retailer Representation

The main convenience offer for the centre is provided by the Co-op Food store located along High Road, which is complemented by a number of small convenience stores, grocery, bakery, fishmongers and butchers. The centre also includes a specialist sweet shop.

The centre has a relatively good comparison offer for a centre of this size, and provides all of the comparison sectors as identified by GOAD excluding Cars, motor cycles; and motor access and variety, department and catalogue stores. The strongest offer provided is the furniture, carpets and textiles category, closely followed by the chemists, drug stores and opticians and jewellers, all of which are above the national average.

There are a limited number of national multiple comparison retailers within South Benfleet, which includes Lloyds Pharmacy, Sue Ryder Charity Shop.

2953799v1

Castle Point: Employment & Retail Needs Assessment

Table D2: South Benfleet Breakdown of Comparison Units

South Benfleet % UK* Type of Unit Units % Average Clothing and footwear 2 6.9 26.3 Furniture, carpets and textiles 5 17.2 8.4 Booksellers, arts, crafts and stationers 3 10.3 10.7 Electrical, gas, music and photography 1 3.5 9.4 DIY, hardware and homewares 1 3.5 6.1 China, glass, gifts and fancy goods 2 6.9 3.9 Cars, motorcycles and motor access. 0 0 2.9 Chemists, drug stores and opticians 4 13.8 9.3 Variety, department and catalogue 0 0 1.4 Florists, nurserymen and seedsmen 2 6.9 2.2 Toys, hobby, cycle and sport 2 6.9 5.4 Jewellers 3 10.3 4.9 Other comparison retailers 4 13.8 9.1 Total 29 100.0 100.0 Source: NLP May 2012 * UK average for all town centres surveyed by Goad Plans (February 20102).

Service Uses

All GOAD categories within the Retail Service sector are provided for in South Benfleet. The provision of restaurants, cafes and takeaways; and banks and other financial services is below the national average, but the provision of other GOAD retail service categories are higher than the average.

Table D3: South Benfleet: Analysis of Selected Service Uses

South Benfleet % UK* Type of Unit Units % Average

Restaurants/cafes/takeaways 16 35.6 45.2 Banks/other financial services 3 6.7 13.4 Estate agents/valuers 6 13.4 10.8 Travel agents 2 4.4 3.5 Hairdressers/beauty parlours 14 31.1 24.4 Laundries/dry cleaners 2 4.4 2.7 Other** 2 4.4 N/A

Total 45 100.0 100.0 Source: NLP May 2012 * UK average for all town centres surveyed by Goad Plans (February 2012). N.B. ‘Restaurants, cafés and takeaways’ does not include drinking establishments in the centre. ** Not included in the average figures.

The majority of the retail service providers are independent retailers; excluding the banks and betting office which includes Santander, Lloyds TSB and William Hill

2953799v1

Castle Point: Employment & Retail Needs Assessment

Vacant Units

There are 7 vacant units within the centre, which comprises 7.6% of all units. This is below the national average at 13.7%. The vacant units are spread sporadically throughout the centre.

Summary of South Benfleet’s Strengths and Weaknesses

Strengths

• The centre has a basic range of shops and services which serve day to day needs of local residents. • The centre benefits from an adequate selection of convenience retail outlets, namely the Co-op store, but lacks a superstore of over 2,500 sq.m. • The centre provides a good range of retail service units. • The centre provides some community facilities including a library. • Good accessibility to the centre via public transport with a rail station to the south.

Weaknesses

• South Benfleet has a low number of comparison retailers and national multiple retailers. The quality of comparison retailers is low. • The centre is linear in shape, with retail units fronting onto a main road, which acts as a barrier to pedestrian movement.

2953799v1

Castle Point: Employment & Retail Needs Assessment

E. Local Needs Index

Castle Point has 18 identified Local Centres (Local Plan 1998); although one of these centres has been lost to residential use.

Our analysis below splits these centres into large (more than 40 commercial units), medium (between 20-39 commercial units) or small (19 commercial units or less).

The key focus in auditing local centres has been in assessing the ‘needs’ of local residents and to what extent each is meeting these ‘needs’ . There is no clear definition of need, but it is considered that residents in the Castle Point Borough area could expect to find some or all of the following shops, services and community uses within easy walking distance of their home: 1 food or convenience store suitable for top-up shopping; 2 bank; 3 post office; 4 newsagent; 5 off licence; 6 takeaway, café or restaurant; 7 public house; 8 bookmakers; 9 laundrette/dry cleaners; 10 hairdressers/beauty salon; 11 florist; 12 estate agents; 13 community hall; 14 doctor’s surgery; 15 library; and 16 chemist.

Each centre has been allocated a score out of 16, based on the number of categories of shops and services listed above (one point per category represented) that are available in the centre. None of the centres have all of the identified categories of shops and services.

The local parade at Thundersley (159 – 173 (odd numbers) Church Road and 1 - 16 Rosemary Walk, Thundersley) is the best served local parade in the borough, providing 9 of the above-mentioned shops and services. This is also the largest local parade . This is closely followed by 286 - 302 Kiln Road (even numbers) and 2 - 52 (even numbers) Benfleet Road, Thundersley; and 179 - 189 (odd numbers) Long Road and 162 - 174 (even numbers) Long Road,

2953799v1

Castle Point: Employment & Retail Needs Assessment

Canvey Island which both score 7. These suggests that residents in these areas are being relatively well served in terms of their local needs being met.

By contrast, there are a number of centres which score less than 3. This would suggest a very limited level of local needs being met.

The local needs index is not a precise measure of whether a local shopping centre is meeting the needs of local residents, as there are many other factors to consider: • the relative size a centre will dictate the range of shops and services each centre can offer; • the close proximity of other town centres, local centres and ‘ stand alone’ shops means that local need may be met at an alternative location within walking distance and local needs are therefore still being met; • the quality of the shopping centre or parade, in terms of its environment, type and range of retailers will effect how it is perceived and used by local residents; and • the relative accessibility of each centre will be an important factor in how local people use the local shops and services. For example, a major traffic route, which is difficult for pedestrians to cross, may influence shopping patterns in the area.

It is considered that the local needs index provides a useful indicator of whether a centre is meeting some or all the needs of local residents.

2953799v1

Castle Point: Employment & Retail Needs Assessment

Local Needs Index Summary

Local Parade Size of Total No. Local No. of No. of Centre of Units Needs Conv. Vacant Index Stores Units 1: 159 – 173 (odd numbers) Medium 20 9 1 3 Church Road and 1 - 16 Rosemary Walk, Thundersley 2: 61 - 83 (odd numbers) Hart Small 13 4 0 1 Road, Thundersley 3: 76 - 130 (even numbers) Small 7 6 1 0 Hart Road, Thundersley 4: 357 - 363 (odd numbers) Small 6 4 0 0 Rayleigh Road and 297 Hart Road, Thundersley 5: 286 - 302 Kiln Road (even Small 18 7 0 1 numbers) and 2 - 52 (even numbers) Benfleet Road, Thundersley 6: 255 - 275 Kiln Road (odd Small 11 4 1 0 numbers), Thundersley 7: 85 - 99 (odd numbers) Small 3 3 1 0 Woodfield Road, Hadleigh 8: 8 - 10 (even numbers) Essex Small 8 4 1 0 Way and 1 - 27 (odd numbers) High Street, South Benfleet 9: 16 - 32 High Street, South Small 7 2 0 2 Benfleet 10: 15 - 33 (odd numbers) Small 2 2 1 0 Third Avenue, Canvey Island 11: Now residential 12: 1 - 5 (odd numbers) Haven Small 16 5 1 0 Road and 2 - 4 (even numbers) Haven Road, 1 - 9 (odd numbers) Canvey Road and 348 - 362 (even numbers) Long Road, Canvey Island 13: 353 - 365 (odd numbers) Small 7 3 0 0 Long Road, Canvey Island 14: 179 - 189 (odd numbers) Small 13 7 2 0 Long Road and 162 - 174 (even numbers) Long Road, Canvey Island 15: 188 - 200 (even numbers) Small 2 1 1 1 High Street, Canvey Island 16: 191 - 215 (odd numbers) Small 12 4 0 1 High Street, Canvey Island 17: 269 – 275 High Street, Small 8 5 1 0 286 - 290 High Street, 270 - 272 High Street, Canvey Island 18: 86 - 98 Point Road, Canvey Small 4 4 1 0 Island Total 157 Ave. = 4.4 12 9

2953799v1

Castle Point: Employment & Retail Needs Assessment

2953799v1