Queens Market FAQs - Traders

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Q1) Will the market retain the same number of stalls as before?
A) Yes. There will be at least the same number of market pitches as before.

Q2) Will the rent on the stall increase?
A) The developers have agreed to freeze pitch fees for a few years but service charges will however need to reflect the actual costs of maintaining a quality environment.

Q3) Will the market pitches be allocated in an open and fair way?
A) The council in consultation with representatives from the traders and shopkeepers will produce an allocation and relocation policy, which will ensure that new pitches are made available on a fair basis. Once agreed, the strategy will be placed on the council's website.

Q4) Will pitch fees increase?
A) There will be freeze on the stall fee for several years. Service charges will reflect the actual costs of maintaining the new environment so will not be static.

Q5) What can market stallholders 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.

Q6) What will happen to the market 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 if anything do traders have to gain from the redevelopment of the market?
A) The developers in partnership with the council are exploring ways in which the market traders can be offered greater security by possibly moving away from licences to leases instead. This must surely be good news for traders.

Q8) 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. There will be further displays of the revised plans and consultation as part of the planning process. Our plan is to engage as much of the community as possible and to reach as many people as possible. See the Mayoral Report.

Q9) 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 bare all the development risks.

Q10) 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 it's "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.

Q11) Is it safe to trade in?
A) The area is safe to trade in and weekly inspections are carried out 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).

Q12) 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, that are required to ensure the 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.

Q13) 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.

Q14) There will not be licences according to St. Modwen. Is this acceptable to the council if the traders wish to keep them?
A) St Modwen will be the Landlord of the new Queens Market and will need to decide its own letting and licensing policy. St Modwen has pledged that each market trader will be granted a 'flexi-lease' over three or five years or possibly longer. Under this lease, any trader wishing to cease will have the right to serve one months notice to terminate. This notice procedure is for the trader only and not the developer, which gives total flexibility. In these circumstances, there is no reason for a trader to wish to retain a licence.

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 - Traders

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