Saturday 7 November 2020

The challenge of Covid for Southend High Street

Having been invited by Oracle to submit an article I thought that I would further expand on my growing concerns about the High Street. For those who do not receive the Oracle this is what I said:

“As we struggle to combat this horrendous pandemic there is little doubt that even before its outbreak Southend High Street was already “vulnerable” and that covid has made the situation worse with less footfall and increasing numbers of void properties. 

We all know many of the underlying problems to include the influence of internet buying, failing businesses and over large units with rents and business rates to match. Southend has further and more specific challenges with an overlong High Street with shopping centres at both ends, high car parking charges and concerns about security.

The investment by Primark in the old BHS site is a beacon of positivity but with concerns as to its existing site, particularly with Debenhams still struggling. The plan to develop Seaway seems to be further stretching the length of the shopping. 

We now hear that the owners of the Victoria Shopping Centre are seeking to sell and there are rumours that Southend Council may be considering acquiring the site. I can only hope that these rumours are unfounded. The Victoria has been transformed over the years from the unwelcoming wind tunnel open to the elements and yet even with this investment it has clearly remained a struggle to attract tenants. Perhaps this is in part due to the factors I have already mentioned. 

I believe that it would be misguided for public money to be used to acquire the development for three main reasons. Firstly whilst council officers have many skills these are in the areas of the public sector. They do not have the experience or expertise to take on responsibility for a large and challenging commercial development, particularly in trying times such as these. They have more than enough to concentrate on improving and delivering council services in a reactive and cost effective manner. 

Secondly investments of this kind are driven by the correct analysis of risk. Private entrepreneurs are risking their own money and reputations. Council officers and members are risking the money of Southend residents and businesses and if it all goes horribly wrong most if not all of them will be long gone with the rest of us left to pick up the pieces and the bill. 

Finally the Council needs to get a grip on the problems facing the High Street. It would be very difficult if the Council had made a significant investment in a commercial centre at one end of the High Street to view future decision making on the High Street without factoring in this “special interest”. 

There are a number of actions which can be taken to support the High Street, some of which are reasonably short term, but these need to be in the context of a sensible overall plan. In my view the first challenge is the central section under the railway bridge which has an important role in connecting the two ends, but faces issues with empty units and a feeling of being unsafe, particularly at night. Perhaps that is the ideal location for the encouragement of cafĂ© culture rather than at the northern end, improving footfall and creating the required bridge. I would like to see the reintroduction of traffic at both ends of the High Street – even if only in the evenings - to address the “safety” issue. 

As others have said we need to encourage housing back into the High Street to take advantage of the current vacant units which are available above ground floor level. Who knows with more people living and shopping in the centre of town it might be possible to encourage a supermarket back to the High Street with all the benefits that would bring.

I would like to see a reversal of the apparent anti-car policy being pursued by the current Administration and demonstrated by elements of the Queensway plan and the reality remains that parking charges are too high and this also needs to be addressed. 

Whilst if we can increase those living in the Town Centre they may feel that a car is not necessary the reality remains that many of those millions of visitors who come to the Town come by car and that is not going to change anytime soon. 

We need to continue to encourage and support the seafront and our seafront traders which give us such an important advantage over many other Towns and cities of our size. 

Finally I would like to see the encouragement of an area for the provision of smaller and affordable units to encourage the return of small independent traders and the arts to build on another area of the Town’s strength. The challenge is there – let us hope that the Council is capable is standing up and delivering.”

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