A PLANNING inspector has delivered a scathing judgment on a proposed multimillion- pound shopping and cultural quarter in Southend town centre.

The controversial St John's Quarter development, which would take in the Seaway car park and Herbert Grove area, is the brainchild of regeneration company Renaissance Southend and is designed to breathe new life into the town centre.

Renaissance bosses had submitted a statement to the planning inquiry into Southend United's 22,000-seater stadium, warning the large shopping area planned for the out-of-town complex could cause the St John's project to collapse.

They feared high street chains such as Next, H&M and Zara would not buy large units in both shopping areas.

But inspector Simon Gibbs, who last week approved the stadium plans in principle, said the town centre quarter was a "radical" plan whose viability was in serious doubt.

In his report, he said: "It is very important to note the (St John's) scheme is very radical, involving major surgery to this part of the town and including extensive demolition of commercial and residential properties, new highway layouts and the removal of York Road market.

"These highly controversial matters have not even been addressed by Southend Council. As yet the scheme does not have any approval, even in principle.

"It is pure speculation at this stage as to whether the St John's Quarter will even be promoted by the borough council."

Mr Gibbs said there was no evidence to show the proposal was viable and, even if it were to go ahead, it would take a long time to achieve.

He said: "It is, particularly, most unusual for such an extent of good and fully occupied housing to be swept aside.

"The compulsory purchase order processes for such a scheme will plainly be protracted."

Mr Gibbs said it was plain St John's Quarter could not be looked at as an alternative that could defeat the Fossetts Farm proposals.

Renaissance Southend chairman Theo Steel said the group always recognised Fossetts Farm was the best location for the stadium, but had hoped its impact on town centre shops would not be as great.

He said: "We will now work with the council and the club to ensure the retail development is completed quickly and has the minimal impact on plans for the town centre."

John Lamb, councillor in charge of regeneration, said he had not read Mr Gibbs's report in detail and was not yet in a position to comment on it.

Abandon these plans

RESIDENTS of a road in the centre of the planned St John's Quarter have called on Southend Council to abandon the scheme.

The council has already bought three properties it plans to demolish in future to make way for the quarter - the Rossi ice cream factory and adjoining boarded-up house in Herbert Grove, and the Elizabeth Guest House at the other end of the road.

But Steve Tomlin, secretary of the Herbert Grove Residents' Association, said the council should admit the concept of St John's was badly planned and it should produce something that would improve the area without "wholesale demolition of property".

He said: "I would totally agree that this scheme should not even be thought about at the moment.

"It is a massive idea and probably a badly thought out one. It seems the council and Renaissance Southend are blighting our properties for no good reason.

"There is an empty property next to the Rossi factory which is boarded up and could easily be refurbished and made into a decent home for someone.

"The current situation in Herbert Grove makes it very difficult for everyone living here.

"Because of what has been said already, it could be difficult for any of us to sell our properties on the open market."

Urban beach design team hired

ARCHITECTS and designers have been appointed to draw up two integral regeneration schemes for Southend town centre.

Southend Council and regeneration company Re-naissance Southend have appointed landscape architects to prepare designs for the planned "urban beach" on the seafront and making the area around Victoria Circus more user friendly.

Designs for the seafront public areas will be produced by Gillespies, while Chris Blandford Associates will take on the Victoria Circus project.

The cash for the design phase has come from the Government via Thames Gateway, as part of an £8million package ann-ounced in November last year.

However, it is not yet known how much the two landscape design companies will be paid for the work.

There is also no guarantee the two schemes will be carried out, as more cash will be needed to see them through.

Renaissance Southend chairman Theo Steel said: "This marks a further step towards implementing an ambitious programme of change and improvement for our town centre.

"Better access and environment in the Victoria Circus area will open up new business and leisure opportunities and improvements to the seafront, an important feature of Southend, will support new and increasing levels of private investment."

John Lamb, councillor responsible for regeneration, said: "We have to go through this exercise before we have any chance of funding from the Government."