Queens Market FAQs - Shop owners

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Q1) Will all the shops be replaced?
A) Following the Mori Poll and other consultation, the number of proposed shop units has increased substantially from the original proposals. The proposal will now reprovide approximately 60 retail units subject to planning.

Q2) Will the market pitches and shop units be allocated in an open and fair way?
A) The council, in consultation with representatives for the traders and shopkeepers, will produce an allocation and relocation policy which will ensure that new pitches and shop units are made available on a fair basis. Once agreed, the strategy will be placed on the council's website.

Q3) Will shop rents increase?
A) The rents for the shops will be in line with the prevailing open market rents. Service charges will reflect the actual cost of maintaining the new environment so will not be static.

Q4) What can shop owners expect in terms of compensation?
A) If the issue of compensation arises, compensation will be subject to negotiation following the good practice guidelines laid down in legislation. The council will be prepared to offer reasonable assistance to any displaced tenants in terms of finding alternative accommodation. The council has asked McDowalls to speak to shop tenants about their future aspirations which may include expansion of business, retirement or a potential unit in the new scheme. Shopkeepers and market traders are encouraged to seek their own independent professional advice.

McDowalls
54/56 Barking Road
London E6 3BP
Tel: 0208 472 4422
Fax: 0208 471 5052
The Royal Institution of Chartered Surveyors can assist in finding professional help. Their helpline is 0870 333 1600.

Q5) Will small businesses suffer?
A) Small businesses will not suffer as priority will be given to relocating existing shop tenants into the new scheme. The new superstore will also attract additional customers, increasing trading levels for all businesses in the area.

Q6) What will happen to the market and shops while the works are happening?
A) It is anticipated that the development will be built in several phases which will enable shopping provisions to be maintained. It is intended that there will be a seamless crossover whereby the market will not have to lose out on business when it moves to the new facilities.

Q7) What consultation has there been about this proposal?
A) Initial consultation commenced in November 2004 with exhibitions in several locations, presentations, a Mori Poll and developer questionnaire. In addition, there were newsletters, which were delivered to traders, tenants, residents in and around the locality and made available at Green Street Library and the local service centre. See the Mayoral Report.

Q8) How much will the development cost/how much do the council stand to make from the development?
A) At present it is very difficult to say what the costs will be as this will depend on the outcome of the planning process. One thing that can be said is that it will be a multi million pound development and will socially and economically regenerate Upton Park. The developers, St Modwen, will bear all the development risks.

Q9) What is the timescale for this? When will the final plans be ready?
A) Once the proposals are firmed up, the developers must apply for planning permission, which could take several months. There will be a period of statutory consultation during when members of the public are able to inspect the plans and make formal comments to Newham Council as the local planning authority. These will then be considered when determining the planning application. Should planning permission be granted, the development will proceed over a 19 month period.

Q10) How will the council ensure that the market will not further decline?
A) The council intends to retain an interest in the land which will ensure that the council will continue to have a say in what happens on the site. It would not be in anyone's interest to have a failing market and the council in partnership with the developer will ensure that the proposals for the market are sustainable.

Q11) What is the actual condition of the building at present?
A) The "building" at present consists of a number of components e.g. shops, car park, roof above market etc. A full structural and condition survey would need to be commissioned to provide the detail of its "actual" condition. The council's quantity surveyor has inspected the buildings and estimated that it will require in the region of £5.7m to improve and repair the various components.

Q12) Is it safe to trade in?
A) The area is safe to trade in and weekly inspections are carried out to determine any health and safety works or repairs that may be required. However, the longer the matter remains unresolved, major works may be required to ensure health and safety (e.g. works to the market roof).

Q13) Will the council agree to limited refurbishment (designated by agreement) while the planning etc goes through?
A) The council is not planning to carry out a refurbishment scheme. Only the works, which are required to ensure health and safety of customers and traders, as well as the repairs, has already been carried out. Any works in excess of this would need to be considered in terms of value for money and the council tax payers' interest. Weekly inspections of the physical condition of the market and shops are carried out, and any health and safety works or repairing obligations the council already has will be carried out.

Q14) What is the timescale for this? When will the final plans be ready?
A) Once the proposals are firmed up, the developers must apply for planning permission, which could take several months. There will be a period of statutory consultation during when members of the public are able to inspect the plans and make formal comments to Newham Council as the local planning authority. These will then be considered when determining the planning application. Should planning permission be granted, the development will proceed over a 19 month period.

Do you want an answer to a question that is not written above? Then drop us an email at queens.market@newham.gov.uk or pop into Unit 72 at the rear of the market and speak to one of the information officers who will pass your query onto the relevant people.

Queens Market FAQs - Shop owners

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