Second Opinion - South-east Thurrock, south Essex

Andrew Delaney, head of regeneration at Lambert Smith Hampton, Regeneration & Renewal, 15 August 2008

Scope/purpose: To guide investment and development in South East Thurrock over the next 20 years. This plan is one of a series of documents produced by the Thurrock Thames Gateway Development Corporation and focuses on development in Tilbury, East Tilbury and Chadwell St Mary.

Andrew Delaney comments: Situated in the Thames Gateway in south Essex just to the east of London, the borough of Thurrock covers 64sq miles and has more than 18 miles of riverside stretching along the Thames Estuary. The study area covers the south east of Thurrock. Only a small proportion of the Thames Gateway's planned growth is intended for this area.

The preferred option document proposes a twin-track plan. I like this concept as it combines site-specific proposals for several of the main settlements with area-wide strategies focusing on broader economic development and environmental policies intended to improve the quality of life across the study area. It also looks to improve and enhance the transport and pedestrian links across south-east Thurrock.

Tilbury is identified in the document as the town with most potential for growth. The key to this growth will be the regeneration of the town centre and associated improvements to public transport throughout the area. The railway station is seen as a development hub and the plan suggests a sensible mix of commercial, residential and public realm projects that look to strengthen the town centre. As for the other underused asset, the riverfront, there are plans for a residential-led, mixed-use scheme, riverside walkways and a new public park. There are also plans to make more of the town's heritage, such as Tilbury Fort, where Queen Elizabeth I addressed her army prior to the Spanish Armada's attempted invasion of 1588.

In addition, the text addresses delivery and funding of the masterplan. Many of the schemes, such as a footbridge and improvements to open spaces, are to be cross-subsidised through section 106 planning gain deals generated by the residential and commercial developments, although the masterplan also highlights sources of public sector funding. There is no doubt that current market conditions will affect what is possible, but this is a long-term vision, and the regeneration, development and sustainability principles on which it is based will remain valid, regardless of the economic cycle. When the market picks up, the schemes will be an attractive proposition to development partners.

It will be interesting to see how this part of the Thames Gateway grows and develops over the next 15 years as moderate growth is delivered in conjunction with an improving quality of life.