A new era dawns on the once bustling business quarter, Victoria Avenue in Southend - so run down that council officials admitted it was actively putting off investors.

The looming Heath House and Carby House tower blocks, the focal point of the main road into Southend, have stood empty since the mid nineties and remain products of a bygone era.

But, now, for the first time in well over a decade, there is genuine optimism around Victoria Avenue.

Local developers Randall Watts have bought up the two offices, and are turning them into the new vision for Southend living: swanky apartment blocks.

Elsewhere, developers now taking advantage of Government legislation that makes it easier to convert office blocks, are redeveloping the Pinnacle, Victoria House, and Baryta House, while the long-awaited demolition of the former South Essex College in nearby Carnavon Road is also underway.

Southend Council believes these developments, plus other sites between East Street and the T-junction at the bottom of Victoria Avenue can yield 1,084 homes.

Independent Ron Woodley, leader of Southend Council, said: “It is great that a number of projects are now starting to gather pace, and we are finally starting to see a real change to Victoria Avenue.

“We also recently announced proposed capital funding to replace the existing car park that served the former library building which will create more spaces in this location close to the town centre.

“Alongside this we are also looking at the redevelopment of the Civic East car park with 52 new homes which would follow on from the on-going regeneration of the former college, help with our ambition to create more housing for local people and also generate sustainable income.

“All of these projects will have a positive impact on the area and improve what is a key gateway into the town, bring new people into the area and boost the local economy.”

But is it all good news?

 

Echo: Going, going? The Civic Centre in Victoria Avenue

Southend Council Civic Centre in Victoria Avenue


Some current and veteran politicians have said that the town needs to beware of the extra strain these developments could have on Victoria Avenue, with the road heavily congested at peak times now.

Former Conservative frontbencher turned Ukip politician, Roger Weaver, said: “I have no problem per se with the unused and derelict buildings in Victoria Avenue being turned into flats as I recognise that we need to provide more dwellings both for our residents now and future generations.

“However, this comes with a strong warning that infrastructure must be provided at the same time to enable these residents to be able to access health care, schooling and not create a pinch point for the road system which is already creaking at the seams.

“Successive administrations both nationally and locally have failed to provide the much needed upgrade to the town’s basic infrastructure causing many of the day to day problems that we see on our streets today.”

Labour’s Ian Gilbert, who is deputy leader on Southend Council says that his council does not have much choice but to accept developers who are looking to convert office blocks, as they can use Government legislation which is geared to bringing empty buildings back into use.

He said: “In an ideal world, we would have preferred a mixed use scheme, with some commercial, especially for Heath and Carby, but this is something the council has no discretion over. It is a good thing that these blocks are being developed.

“We can’t just say ‘we don’t like this’ because they will happen anyway.

“We need to make sure that we solve the problems they create, and we work out the consequences well in advance to address them.”

The former Conservative administration at the council became so fed up with the inaction on Heath and Carby it set aside millions to forcibly buy up the land from the owners to kickstart development there.

And the current council continued that stance, and even had a planning application approved for a redevelopment of the site, which included space for a GP surgery and primary school on the site.

But Randall Watts bought up the buildings, which saved the council millions, but the proposals do not include either a school or a surgery, with primary places at a premium and regular complaints about waiting times to see a doctor in Southend.

While Randall Watts took advantage of a previous planning permission in its £30million project, developers for The Pinnacle, Victoria House, and Baryta House, used the Government legislation to quickly get planning approval for their conversions.

But is this legislation skewed in favour of developers?

And Tory Mark Flewitt, who represents St Laurence and is a former cabinet member for transport on Southend Council, believes so.

He said: “To a degree, it is set against local councils. The Government, whatever its colours, has a persona that says ‘we want houses being built.’ “Housebuilding is at the top of every Government’s agenda and there’s every chance developers will go to appeal and have that appeal granted, if they were refused planning permission.

“Victoria Avenue is a very, very important thoroughfare for the town. There are legitimate concerns over the development there litmus test would be to close it and see how the town closes. It is essential it stays free-flowing.”

Echo:

CGI of the proposed Victoria House redesign

 

Developers have no obligation to offer up affordable housing when they convert office blocks.

In any major housing development, the firm doing it has an obligation to make around 30 per cent of its scheme “affordable housing” – ie properties that are priced lower than the private market and usually under local authority control.

However, developers in office block conversions have no obligation to hand over some of their properties as affordable.

Critics argue there is a housing crisis in Southend, with several pockets of the borough in deprivation, heavy demand for homes, and Southend Council feeling the effects of being forced to get rid of properties under Right to Buy legislation – and not getting much income from them.

Street pastor Del Thomas, who is standing for the Conservatives in St. Luke’s this May, said: “On the one hand, it is good that we’re getting this development, but on the other, we have a huge affordable housing shortage in the borough.

“As someone who works closely with the homeless in the borough, I can see how hard it is to get into the private sector.

“I also have concerns that there isn’t the infrastructure to cope with all these extra people coming in. Roads and parking are already a nightmare in the area.”