Errm...P.O.I: It's not in SE23, it's in SE6 according to my google search on 294 Stanstead Rd, anyway).

Still a bit close... developing monopoly in the area, what with one in FH town centre, one on Perry Vale, and (I think?) only Paddy Power at the old Spar to provide 'choice' for gambling consumers (such as there is one for those who have become addicts).