Unlocking Exmouth - A Framework for Discussion
On Monday, 20 September 2004, East Devon District Council put forward for public consultation a framework that could be the first step towards unlocking Exmouth and giving the town a brighter future.
The proposals within the framework are intended to capitalise on the potential in the town and help it to become a vibrant community, with a thriving shopping centre and a revitalised leisure and tourist industry.
Among the ideas within the framework are:
- A new supermarket on the Estuary site
- A new leisure centre and swimming pool
- Additional shopping units in the town centre
- Shopper and public car parking
- Restaurants and a Bowling Centre
- Residential units, including affordable housing
- Better public transport facilities
- Community benefits – possibly to include a library
- Exe Wildlife and World Heritage Coast Interpretation Centre
- A Waterside Centre
- Regeneration of the seafront area, including Improvements to Mamhead Slipway
- Careful use of the town’s assets to provide funding and attract private investment
An important social and economic report on Exmouth was published by the University of Exeter in 2000, when residents and business-people were asked their views on a number of important issues.
It revealed that Exmouth:
- Has enjoyed a significant growth in population
- Is an attractive location
- Is an important social and economic centre
- Offers water sports and sailing - enjoyed by a quarter of its residents
The report also found that Exmouth:
- Lacks lustre and community pride
- Has suffered a decline in economic vitality
- Is not as prosperous and vibrant as it was
- Has a reduced role as a resort
- Has lost its sense of identity
And the report concluded that Exmouth:
- Needs investment and vision to reverse the trend
The Council has made a careful study of this report, as well as listening to the views of elected representatives, key stakeholders and others in the town.
Retailing is considered by many to hold the key to Exmouth’s future prosperity. As well as providing facilities and employment to the local population, it can encourage tourists and day-trippers to visit the town
Couple this with unlocking the potential of several important sites on the seafront and within the town and you have the means to enable Exmouth to take its rightful place as a modern, vibrant seaside resort
Mr Karime Hassan, East Devon District Council’s Corporate Director, Environment, told a meeting of town representatives and key stakeholders on Monday: “It’s all a question of investing our resources wisely, by using public assets to attract private sector funding”.
Mr Hassan said that retailing is a major aspect of commercial life in Exmouth and is considered to have a key economic function in the town. As well as providing facilities and employment to the local resident population, it can encourage tourists and day-trippers to visit the town. Also, the general ambience of the town centre can be important for attracting new businesses to the area, as quality of life becomes increasingly important in the decision as to where businesses should locate.
The vitality and viability of Exmouth town centre is vital to the well being of the town. There is a common perception among most of Exmouth’s various stakeholders that the town centre is not as prosperous and vibrant as it once was. Although the town centre is generally healthy, with few vacancies and on many indicators performing well, there has been a significant decline in the amount of floor space in the town centre devoted to convenience shopping,for example food, drink and cleaning products; it is now 50% below the national average.
The impact of out-of-town retailing, such as Tesco’s at Salterton Road, and the draw of Exeter means that a significant amount of potential spending that could be spent in Exmouth Town centre leaks outside. The Council believes action should be taken to “claw back” this spending to the town centre.
For the same reasons, national retailers also believe there is a need for an additional food supermarket in Exmouth town centre and a number have expressed interest in building a new supermarket there.
Town centre development sites
The emerging East Devon Local Plan has identified two sites in the town centre as being potentially suitable for redevelopment:
- London Inn Car Park/ former Gas Holder site
- The Estuary area.
The first, London Inn Car Park, Post Office and Service Yard, (2.25 acres) and the former Gas Depot and Gas Holder sites and builders yard (2.1acres) makes up a single development site identified in the emerging Local Plan.
The second, known as the Estuary site comprises a single, distinct, triangular area of land located about 100 metres from the town centre, running along the bank of the estuary, and along the northern boundary with The Royal Avenue. The site is bordered to the east by Imperial Way, linking the site to the town centre, and to the south by Marine Way. In total, the development covers as site area of c.3.5 hectares (c.8.75acres) and incorporates a range of uses including the Imperial Road Car Park, British Rail Club, Bus and Rail Stations, Estuary Car Park and Lorry Park. This site has vehicular access from Imperial Way, with pedestrian linkages to the town centre and Chapel Street from a number of points.
The District Council has employed consultants to assess the potential for both sites to support a new supermarket that could provide effective competition for Tesco’s at Salterton Road - which currently holds a monopoly over main bulk food shopping provision in Exmouth. This study has concluded that the London Inn site is too heavily constrained in physical, access, ownership and viability terms to accommodate a major supermarket development, and that the Estuary site is the most appropriate site for a new supermarket.
On 29 September, the Executive Board of EDDC will therefore consider a report recommending that the Council promote the Estuary site as the preferred site for a mixed use development. This would comprise a food store of some 75,000 ft² gross, with a net sales area of 40,000ft² net.
It is likely that the development mix would also contain:
- Additional smaller retail units
- Car parking spaces for shoppers
- Public car parking
- Restaurants
- Residential units, including affordable housing
- Reconfigured public transport facilities
- Community benefits.
The report also recommends that the composition of the development, including elements of community gain, should be addressed by a planning brief that should be produced by the District Council in collaboration with key stakeholders. These would include Exmouth Town Council, Exmouth Town Centre Management Board, Exmouth Residents’ Association and Devon County Council. There have been various suggestions in the past about the nature of community gain - including a new library.
A Project Appraisal will be required to test what is possible in physical and financial terms.
Exe Wildlife and World Heritage Coast Interpretation centre
In recent months, interest has been growing in the development of an Exe Wildlife and World Heritage Coast Interpretation Centre. It is recognised that the Estuary site has the potential to provide an excellent location for such a centre, with excellent public transport links and proximity to the town centre. Work has commenced by local champions and key stakeholders in developing the idea and business case behind such a facility. Such a project is likely to have wide appeal and it is appropriate that the opportunity be considered as part of the overall project appraisal.
Leisure centre
The Estuary site is separated from the town centre by Marine Way and the physical barrier of the road will need to be addressed so as to improve pedestrian linkages from the development and the town centre. The most appropriate location for a new supermarket would be in the approximate position of the existing leisure centre.
The redevelopment of the Estuary site will provide funding for a new leisure centre, including swimming pool. A key question to be addressed is whether this should be provided within the development of the Estuary site or whether it would be beneficial to provide it elsewhere within the Town. There will be a requirement that there is continuity of use of a leisure centre.
The Executive Board is being recommended to agree a consultation exercise with the key stakeholders on the preferred location for a new leisure centre.
Land ownership
Development of the Estuary site will require agreement with a limited number of landowners:
- East Devon District Council
- Devon County Council
- Stagecoach
- South West Water
- South Western Electricity Boad
The latter two parties hold minor operational interests. Asda has an option agreement over Stagecoach’s interest. In addition, the acquisition of two minor leasehold interests may also need to be negotiated.
Benefits
- Provide a new purpose-built leisure centre/swimming pool
- Employ 300 to 350 full and part time staff (supermarket alone)
- Improve the quality of shopping offer
- Draw significant additional expenditure to the town centre through linked trips.
- Strengthen the profile of the town centre and increase confidence in the town.
- Improve the linkage between Estuary and town centre
- Improve the appearance of the entrance to the town centre
- Provide residential units and affordable units
- Provide potential delivery vehicle for Exe Wildlife and World Heritage Coast Interpretation Centre
- Improvement to public transport bus/rail facilities
Timing *
- EDDC’s Executive Board will consider report on 29 September
- Consultation with stakeholders to prepare planning brief and project appraisal - October to November
- Key decision on marketing the site would be taken by Executive Board in January/February 2005. This would consider planning brief and marketing options
- Submission of detailed planning application would be at the earliest June 2005
- Determination of planning application December 2005
- Development could commence June 2006 with a two-year build programme
- Opening of retail development at the earliest summer 2008
* This
would be a typical development programme and timings can only be approximate
Seafront regeneration
The Council believes that the development of the estuary site should be seen as the catalyst for the wider regeneration of Exmouth Seafront, and a re-branding of the town with greater emphasis on water-based activities, the World Heritage Coast and the Internationally recognised Exe-Estuary. The development of the Estuary site provides the potential to inject a significant investment into the seafront area – which is desirable.
A new swimming pool/leisure facility could provide a first class facility for residents and visitors to the resort. We would like to explore with key stakeholders whether this is an opportunity that should be grasped.
The District Council is currently considering an offer from the operator of a bowling centre to implement a scheme for the redevelopment of the former pool site on the seafront as a bowling centre, with restaurant, café and shops. This scheme was granted planning permission in October of last year.
Commercial advisors have been instructed to assess the offer made to the Council in terms of best price and we are hopeful of being able to reach a decision on this very shortly. A new leisure centre, in addition to a bowling centre, would represent a significant public and private investment in the Exmouth seafront.
However, we believe there are further opportunities for investment and regeneration that can, and should, be taken.
Waterside Centre
It has long been recognised that there is a need for a home/focus for boating and water activities in Exmouth. The Exmouth Waterside Group has been working for some time on the idea of developing a waterside centre in Exmouth that would promote Exmouth as a destination place for water-based sports. This has the potential to re-brand the town for water sports.
The proposal had enjoyed widespread support, but was very heavily dependent on public sector financial support to pay for the construction of the centre. It is being recommended that the District Council should consider funding the major part of this project through capital receipts that would follow from marketing land for development. This would allow the Waterside Group to submit a planning application and make bids for additional funding.
The Waterside Centre is estimated to cost £1.5million and would involve an application for Sports Lottery funding. The Waterside Group was hoping to secure public sector support of £1million, plus the gifting of a site at Foxhole car park on the sea front.
Improvements to Mamhead Slipway
Mamhead slipway is the most popular slipway for launching boats, but the current arrangements are less than satisfactory - with cars and trailers experiencing difficulty in waiting to launch. The highway at Mamhead is subject to parking restrictions but inevitably vehicles park on the street waiting to use the slipway.
There is also the difficulty experienced by coaches associated with Stuart Line Cruises being able to board or set down passengers. The area currently used by coaches will not be available in the long term. A significant number of visitors to the town are attracted by the Stuart Line Cruises and there is a pressing need for improvements to these facilities.
It is proposed that part of any capital receipt from marketing the Council’s assets be dedicated to improvements to Mamhead Slipway. The area adjoining the slipway currently laid out as a grassed amenity area is the obvious location to provide an area for trailers and vehicles wishing to launch from the slipway. Planning permission would be required for any change to this area and it is recommended that as part of the strategy this be taken forward.
The Executive Board is being recommended to consider disposing of two under-performing sites in the town:
- Elizabeth Hall
- The Maer Car Park.
Elizabeth Hall
Elizabeth Hall occupies a prime location on the seafront at the start of the leisure and recreation area. It is a single-storey Victorian pavilion with domed portico set back from the Esplanade.
The Elizabeth Hall site has the potential to lift and consolidate the commercial frontage between Imperial Hotel and the former pool site. The main activity that takes place at the site is car boot sales, which are held on Saturdays and Sundays, and occasionally on Wednesdays. Total income last year from the car boot sales was £6,708. Activities within the building generated a further £5,197.
The building is used by Exmouth Art Group and the occasional drama class. All these activities could be accommodated elsewhere in the town.
This is an opportunity site on the waterfront that should maximise its potential for visitors to the resort and this is not best achieved by car boot sales.
The Executive Board is being recommended to declare Elizabeth Hall surplus to requirements and to market the site with the benefit of a planning brief.
The Maer Car Park
The Maer Car Park is primarily an over-spill car park used during the peak season. As a car park, it benefits visitors to the town. However its value is limited by reason of its relative remoteness to the waterfront and because of the distance it tends to be used in the main only during the peak season.
It is being recommended to the Executive Board that a consultation exercise be carried out to test whether there is support to develop the Maer car park for residential purposes to generate a capital receipt that can allow the Exmouth waterside centre to be delivered.
Councillor Miss Sara Randall Johnson, Leader of East Devon District Council, said of the planning framework for Exmouth: “At this early stage of consultation, we want to share the proposed package with you. We are inviting Exmouth to decide if it wants to move forward to take up its rightful place as an important West Country resort.
“Ask a town with a population of 33,000 what it wants and you could get 33,000 different answers. What we are doing with this package of improvements is offering the town an integrated plan for the future.
“Over the coming weeks and months, it will be up to the people and businesses in Exmouth to decide whether they want to grasp this opportunity. We hope very much that the answer will be a resounding YES! If that is so, we need to make a decision as soon as possible and get on with it. Even if we start now, delivery will be several years ahead”.
Councillor Miss Jill Elson, an Exmouth member and Portfolio Holder for Community, said: “We are totally committed to consulting Exmouth on these proposals and letting the town decide what it wants. The key stakeholders have a direct role and we also welcome Exmouth Town Council and Town Centre Management Board taking a significant role in the consultation exercise, which will be formally launched in October”.
The Executive Board of East Devon District Council meets on 29 September 2004 at 5.30 p.m.
Links to the Presentation
Please use the following link to view a "Flash"(swf) version of the presentation made at the Unlocking Exmouth launch on Monday, 20 September.
Presentation on Unlocking Exmouth in "Flash" format (1241KB) (Shockwave file 1.25MB). As a guide, this file should take approximately 4 minutes to download over a 56K dial up connection.
Please use the link below to view a PDF version of the power point presentation given on Monday, 20 September.
Unlocking
Exmouth Presentation from 20 September 2004 (10240KB - PDF Help)
Please note that, although this is an exact representation of the presentation, it is a very large file (10MB) and you should consider your internet connection speed before attempting to download the file. As a guide, this file will take approximately 30 minutes to download over a 56K modem.
