Shepherds Bush Market plans approved

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Shepherds Bush Market plans approved

Thursday February 9, 2012

Plans to revitalise Shepherds Bush Market and the surrounding area have been approved by Hammersmith & Fulham (H&F) Council’s planning applications committee.

The market has been in existence for 100 years but many traders feel that it has been in decline for some time. Now, developer Orion Shepherds Bush Ltd (OSBL) will give the market a complete facelift and ensure that it  thrives for another 100 years.

At last night’s (Wednesday, February 8) planning applications committee meeting, OSBL was granted outline approval to regenerate and widen the market to create more space for larger pitches. There will also be an increased number of market stalls to create an even more diverse mix and  lighting and security will be improved.

At the Uxbridge Road end of the market, a new public square will provide the setting for the refurbished Bush Theatre which has moved into the Old Shepherds Bush Library building.

OSBL has promised to maintain the independent character of the market by building on the individuality of businesses that have traditionally traded at Shepherds Bush. Their strong, local character is a vital ingredient of the market’s appeal.

The developer believes that the improvement plans will bring about approximately £3.2m a year in increased retail expenditure.

Several market squares will be created and new homes will be built. The Market Square will feature different types of national cuisines. This new square will accommodate pop-up shops and temporary trading space for start up or small businesses. There will also be spaces for open air events, seated areas and toilets.

New shops will be built on the east side of the market for traders whose premises have become dilapidated and crowded.

OSBL is committed to protecting and maintaining market trading during the construction period.

In addition, the entrance to the market from Goldhawk Road will be extended.

All businesses based at 30 to 52 Goldhawk Road have been offered the opportunity to return to the new Goldhawk Road shop units that will be delivered through a phased construction programme. The new shops will be set back from the road to make the market entrance more visible.

OSBL investigated refurbishing the existing Goldhawk Road premises  but concluded this would not meet the wider regeneration targets as the properties fall far short of modern standards.

Each Goldhawk Road business has been contacted by OSBL on a number of occasions to ascertain their preferred arrangements for moves that will accommodate their business requirements.

H&F Council Leader, Cllr Stephen Greenhalgh, said: “There is very little doubt that Shepherds Bush Market needs significant improvement if it is to survive. People have been telling the council for many years that it needs to be protected and enhanced and these plans will ensure that it will flourish, with more people visiting and market traders enjoying a more secure and prosperous future. We fully recognise the market’s rich heritage and character and this scheme will build upon its diversity to reaffirm the market as one of London’s leading tourist destinations.

“Shepherds Bush really is on the up as a place to live, work and visit. The town was recently named as one of London’s most desirable places to live and that is partly due to the market regeneration and the Shepherds Bush Green revamp that is due to start imminently.”

Richard Olsen of Orion Shepherds Bush Limited said: “We’re very pleased with the outcome; it’s good news for the market and the area. The proposals will see the market regenerated and enhanced by introducing much needed investment and positioning it at the heart of a new high-quality mixed-use scheme. Our proposals seek to build upon its historic legacy, maintaining the diversity but at the same time implementing essential improvements to ensure the market becomes a destination in its own right.” 

The Bush Theatre’s move forms the centrepiece of the council’s exciting vision of creating a new cultural quarter to complement the extended market.

The new public square at the Uxbridge end of the market will become a venue for outdoor performances, generating cultural activity and attracting more customers to the market.

Madani Younis, artistic director of the Bush Theatre, said: "The regeneration of Shepherds Bush Market will act as a catalyst for the future prosperity of the area and I'm delighted that this exciting scheme will be taking place on the doorstep of our new home on Uxbridge Road. As the company enters a new phase and the building evolves, we look foward to fostering an ever closer relationship with the market and embracing the opportunites this generates for culture in the Shepherd's Bush area."

OSBL will build an elegant terrace of modestly sized houses that will protect Pennard Road residents from any noise that the enhanced market creates. ‘Pennard Mews’ as it will be known will create a private and attractive space to the rear of homes along the west side of Pennard Road in the manner of a traditional West London Mews.
 
In total and including Pennard Mews, 212 residential units will be built.

OSBL has given written assurances across a range of key areas of concern for the traders. These include:

  • A phased programme of work so that the market remains open at all times
  • Fixed rent levels for the first three years of the project
  • All existing leases honoured and a service charge cap
  • A business continuity fund of £500,000 for market traders to promote trade, support businesses and compensate for losses during the construction period
  • A specialist market management company will be appointed and a market management strategy adopted to support existing traders and encourage new ones as well as protecting the market itself
  • Further discussion with market traders on designs of new stalls
  • The new stalls will be of no less size and value than the current ones and be within the character of the market

Market traders have been quick to give their support to the plans:

Hamid Tipu runs a fruit and vegetable stall in the market and said: “I am really looking forward to an improved market. Overall, the market is dying and the traders just sit here all day long waiting for customers. The regeneration will bring the market up-to-date and give it the kick-start that it really needs.”

Aslam Malik of Moon Foods Cash and Carry, which is situated close to the Goldhawk Road entrance to the market, said: “I have been in the market for 29 years and it is in desperate need of regeneration if it is going to survive. All of the traders here are looking forward to the future now that these plans have been approved – it is really excellent news.”

The plans have also been commended by one of Shepherds Bush’s leading estate agents.

Simon Waller, sales manager at Winkworth on Uxbridge Road, said: “There is a real sense that Shepherds Bush is an up-and-coming place to live at the moment and we are seeing many people trying to move into the area from the traditionally more affluent areas on Holland Park and Notting Hill.

“The planned regeneration will give the market the shot in the arm that it so desperately needs. I know that all of the local businesses are in favour of the improvement scheme and are talking about it amongst themselves. It really is an extra feather in the Shepherds Bush cap.”

These outline plans will be further developed by OSBL over the coming months, with a more detailed application likely to be submitted later in the year. OSBL will be continuing to meet stall holders, local businesses, residents and visitors in order to inform their proposals.

If the detailed application receives approval, construction work is likely to commence in Summer 2013. There is likely to be some early start on improvement works to the market

OSBL is a joint venture between Orion Land and Leisure and Development Securities PLC.

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» Send us your comments now

I have used the market since I was a schoolboy in the 60s. The Goldhawk Road properties are full of character and this will be deliberately destroyed by you. Why do you not refurbish the fabric and retain the character? Is it profit? Or is it a housing scheme thinly disguised?
From do not understand on 22/05/2012 at 23:18
What excellent news that the market is being redeveloped. As all the shops, including the much loved Cooke will be integrated in the new scheme, I really don't know what all this fuss is about. And lets be honest the only shop on the Goldhawk Road that is always full is Tesco. They are the real killers of small shops and not a redevelopment of an exsisting market, which should insure the shops stays relevant.
From Sebastian on 10/05/2012 at 12:47
Why not leave our market alone and just fix what is necessary. I grew up around the market traders in the 60s & 70s with my grandmother Nancy, Peggy and all the other ladies who used to have stalls there. Several of my friends & myself are appalled that you are going to move shops such as the Pie & Mash shop, Zippy's, Websters records etc.
How many local residents such as myself will be offered any of the new accommodation that is being planned, is it going to be affordable housing or private sector housing??? I am disabled & live on the 2nd floor with no lift, Will I or others in situations like mine be offered a ground floor property??? or will it just be for the benefit of those who can afford it, i.e. non locals looking to move into the area for ease of commuting and a cheaper price than the city??? You tore down Queen Charlottes. You tore down the old hammersmith broadway and built the new one, which is literally falling to bits less than 50 years after being built, You tore down the co-op on King St and built the monstrosity that sits there now... How long will it take for the new market to fall into oblivion?
From Lynda on 28/04/2012 at 08:56
Keep the Old victorian buildings in place, Just restore the fronts of the buildings, clean them up, decent sash windows and decent shop fittings. With the buildings restored to their former glory then you can attract more people to the area, nothing more than some cleaning up is needed! Don't tear down parts of london which are disappearing far too fast! London is all about been quirky and old! I'm only 20 and even I know this!
From cameron on 19/04/2012 at 23:02
H&F Council says: "The Pie and Mash Shop and the other niche businesses on this block will always remain an integral part of Shepherds Bush. Their strong, local character is a vital ingredient of the town centre and the market's appeal.

That is exactly why Orion is offering them brand new, larger premises on the new Goldhawk Road block."

I am pretty sure they (or the public) don't want 'brand new', or will want to pay rent after being freeholders, or will want to be rehoused while the work is being carried out.

Also, the 'strong, local character' is embodied in the very fabric of the buildings and interiors which have been shaped over the decades. If you knock down these buildings the 'strong, local character' will have disappeared.

I'll add my name to the long list who are very much against including this row of shops in the redevelopment plans.
From Dee on 09/04/2012 at 23:00
I am absolutely disgusted that we are tearing down historical buildings to replace them with modern atrocities that have no personality or character and housing that is not affordable to the average person. I teach history to children and I am now ashamed to be British. Stop destroying our heritage and culture to line the pockets of greedy developers and fat politicians. Take a tip from the past and preserve what little we have left, leave something for our children to be proud of. We should be supporting local traders, not forcing them to relocate. You should be utterly ashamed of yourselves.
From Claudia on 01/04/2012 at 22:06
I can't believe people, including Pete Townshend (who starred in a movie about the area, rather than spending any time here) are so short-sighted as to comment on their pie and mash shop closing down without recognising the (much needed) benefits. The development is great news for both the immediate and wider area, and I support it entirely.
From John R on 01/04/2012 at 17:00
The council and Boris Johnson should seriously consider the opposition to the project. The local people have not been properly consulted. The impact of the ''improvements'' will result in another bland development which may be a health & safety dream but will remove the identity from the area - all in the name of profit for outsiders. Local people will not benefit and the market''s current visitors will no longer be attracted to a plastic setting or the new, made over, petrified Pie & Mash shop. Leave what you Don''t understand alone!
From Carol Sheridan on 24/03/2012 at 10:46
I HAVE BEEN COMING TO COOKES PIE AND MASH SHOP SINCE I WAS A SMALL CHILD, I HAVE CONTINUED THE TRADITION AND TAKEN MY CHILDREN THERE SINCE THEY WERE SMALL AND I THINK ITS A TERRIBLE SHAME THAT SUCH AN INSTITUTION IS BEING FORCED OUT OF BUSINESS TO MAKE WAY FOR MORE HOUSING AND SHOPS FOR PEOPLE THAT CANT AFFORD TO BUY IT IN THE AREA, THIS HOUSING WILL NOT BE AFFORDABLE FOR THE PEOPLE THAT HAVE GROWN UP THERE, ISNT IT A SHAME THAT MONEY HAS TO DICTATE EVERYTHING. SHAME ON THE DEVELOPERS FOR JUST LOOKING FOR A WAY TO MAKE A PROFIT. HOPE YOU CAN ALL SLEEP WELL IN YOUR PENTHOUSES AND COUNRTY MANSIONS WHILE THE REST OF US WONDER HOW WE''RE GONNA MAKE ENDS MEET.
From TRACY on 06/03/2012 at 14:50
We need to keep our heritage intact. I do not want to see the Pie and Mash shop moved ANYWHERE. It is integral to the local area, and has been there for over 100 years. Shame on the council for trying to update such a place, that thrives perfectly well as it is and is part of the charm of the area. I always go here once a week and I love it as many do. I do not want to see it in a modern canteen setting-it just would not be the same. SAVE THE PIE AND MASH SHOP. PLEASE!
From jane on 05/03/2012 at 18:26
Do NOT touch the pie and mash shop. I cant believe that this building is not listed and protected. It is of real local and historical importance, with families using it for generations now. The shop has real cultural importance too, and sadly that is disappearing from all areas as we get ''identikit'' towns. Please leave the character and history of these shops intact, a facelift, maybe, but do not destroy the whole lot. That would be unjust and offend many locals, who in their outrage would not bother to visit any replacements. Westfields is enough for the area. Please leave it ALONE.
From j law on 05/03/2012 at 18:21
Every body knows that there has to some redevelopment in certain areas but defiantly not at the expense of traditional buildings that have served the local people a traditional dish for over one hundred years !!!there will be no going back once it has gone!!! Then again for the re developers who will be making a large profit and the councilors who will be making a name for themselves they don't really care, but the people who use this establishment day in day out or people on return visits who no longer live in the area do but wont be listened too !!typical of what London has become a place with no real heart!!!!!
From Amanda on 05/03/2012 at 11:20
The very essence of Shepherds Bush Market is it's character and charm, by being a hotchpotch of stalls and archways. To replace this with uniform shop units and flats, at the same time as losing local history / buildings such as Cookes is criminal. What the developers want is a bland money-spinner. What future generations need is live history - too much of our heritage across the UK has been lost for the sake of quick gain. I'm all for regenerating areas full of empty derelict buildings - Shepherds Bush Market and its environs is alive and has a heritage worth saving. Say "NO and GO" to these get rich quick people.
From H. Green on 27/02/2012 at 01:16
I have lived in Hammersmith since 1985, and worked at Hammersmith Depot in Lena Gardens for 32yrs. The Pie n Mash shop is a place close to the heart of the community, and has been around for donkeys years, therefore should be listed as "protected". It`s a disgrace that it should even be suggested that Cooksies should be removed from our Shepherds Bush. Think again Mr. Developer, the cultural epicentre is potentially being lost!
From Steve C on 26/02/2012 at 09:45
I have visited Shepherds Bush regularly for nearly 20 years and love the diversity of culture and surroundings. Sadly the plans for its future as I have seen and read here, while deemed improvements, seem to ignore the very things that make the area unique. Yes, the market is rundown, but your illustration showsit being replaced by a bland shopping centre with none of the character of the present market. I can't even see any stalls! As for the proposed residential block, fronting directly onto the Goldhawk Road, I fail to see how anyone - except those looking for redevelopment profit - could see it as anything other than oversized, bland and at odds from its Victorian/Edwardian neighbours. Is the only way to improve an area such as this to sell out to unsympathic development? There has to be a better way.
From Tina on 23/02/2012 at 17:37
I am a Londoner who has lived here on the Goldhawk Road for 22 years and been a weekly user of the Market and a regular user of the fabric shops.

I can see no proper thought in these plans and I see so market either.

The height of the building will restrict light into the market area and the over-hanging balconies with prime views of the passing tube trains show scant consideration for the comfort of the private buyers of these properties. What happened to the recessed elevation at the front of the property?The building it'self bares no relation to the rest of the local Victorian architecture, oh and is that a shopping centre underneath?

Lynette is right. This is all part of a huge LBHF asset stripping campaign of Council land and property that will include all our main council estates, with little or no additional capacity for new social or even affordable housing.

I am all for renovation and improvement, but neither of those appear to be prime considerations in this instance.
From Lucy on 23/02/2012 at 17:36
The Pie & Mash shop is an Institution
If this goes you lose a great shop where people meet and eat enjoyable traditional Pie & mash.
From Drummer on 23/02/2012 at 15:09
2 iconic landmarks destined to be demolished, lets just flatten them all and then when you walk around London town you would'nt know if you were in north,south,east or west london, shame on you hammersmith& fulham council!
From Dan on 21/02/2012 at 17:35
The Pie and Mash Shop and the other niche businesses on this block will always remain an integral part of Shepherds Bush. Their strong, local character is a vital ingredient of the town centre and the market's appeal.

That is exactly why Orion is offering them brand new, larger premises on the new Goldhawk Road block.

The businesses are also being offered aassistance to make a temporary or permanent move to an available street-based shop unit in, or near, to Goldhawk Road during the construction process and access to a business continuity fund.

These proposals are about ensuring that more people visit the market and local businesses in order to bring more prosperity to the area. Orion believe that the improvement plans will bring about approximately 3.2million a year in increased retail expenditure so this really is a fantastic deal for these businesses.
From Hammersmith & Fulham Council on 21/02/2012 at 14:10
One of the key functions of local government is to ensure the well-being of the communities they serve. Whilst certain aspects of the plan seem to deliver in this regard (improved lighting and safety, for instance) it seems almost impossible to justify- other than for the purposes of securing private developers' finance- demolishing the row of shops on Goldhawk Road which are so highly valued by the local community and beyond. I sincerely hope that the council is able to reconsider the plans in their present form in order to ensure they really are supporting local businesses and valuing the economic and cultural assets that they already have.
From Phil on 20/02/2012 at 20:21
I cannot believe that the council is considering allowing the fantastic fabric shops and Cookes Pie and Mash shop, to be demolished, and redeveloped into flats. It makes me ill, in a time when we should be championing our high streets. Yes, the market is in need of sprucing up, but it is not necessary to develop flats on a well loved and much used local high street. University of the Arts London have been sending their students to Goldhawk road for fabric for decades now. Culturally, Goldhawk Rd is a wonderful place. If we allow this unnecessary development to go ahead we will be taking a step towards yet another generic high street that flanks Westfield. H&F Council are not in their right minds. Local people stopped the town hall and riverside development, so it IS possible to STOP this!
From Alice on 20/02/2012 at 20:11
Simply a disgrace to be thinking of touching Cooks pie and mash shop at all. This is an OUTRAGE. Historic venue, been in films and is part of not only the fabric of the area, which can NEVER be replaced when knocked down, but it is integral to thousands of peoples lives fomr the rEA AND ALL those who support QPR
LEAVE COOKS ALONE
From The Colonel on 20/02/2012 at 20:05
Where is the understanding for heritage and authenticity anywhere here. You don't understand the value of what you have here. Shortly, between the mayor of London and councils like yourselves London will cease to exist and other capital cities will laugh at our ignorance and love for all things disposable, fake and utterly without merit. You have cheated the shop owners of Goldhawk Road.
From emma bannister on 20/02/2012 at 20:04
I can't wait for this to start.

There will always be people opposed to change, but I think this is fantastic news for Shepherds Bush.

The market is a sleazy blight at the moment and the whole place needs to be brought up to a civilised standard.

Congratulations to the Council for taking the bull by the horns and getting this off the ground.
From Ricky on 20/02/2012 at 17:49
In reply, to the information on your web site, regarding the regeneration of Shepard's Bush.Yes, it does need some kind of regeneration but NOT and I reply NOT, at the expense of locals and local business's. No doubt this has been brought up at your meetings, regarding this issue but no doubt the Fat Cats along with yourselves and Politicians, will not and do not care about this. As long as the rich get richer and the poor get poorer, that is all that matters. Take a look at Bluewater and centres such as this. Bluewater along with many other up and coming, so called shopping areas have put loacl business's out of business and people cannot afford to live near these " so called up and coming areas " due to the high expense involved. Not just the type of business these areas attract but also due to the very high cost of living, therefore more homeless and higher morgages and higher rents and with a recession that is only going to get far worse, how on earth do you, along with these other fat cat idiots, expect the noRmal working class, to live?? you do not and why?? something called oh lets get richer and sod the average Joe blogs!! Our heritage too?? just being torn down !!
From Mrs S Jones on 20/02/2012 at 16:49
Cookes pie and mash shop has been part of my families lives for generations as it has been for thousands of other people, I cannot believe that it is being considered for removal to make way for housing for what is already an over populated and over crowded area........disgraceful!!!
From Kelly on 20/02/2012 at 14:18
I have enjoyed pie mash & liquor from Cooke''s pie and mash shop since I was little. Now I live in Devon and nothing changes.... I still visit the shop every time I am down and bring it back with me at every opportunity. It will be a shame to see something that has been there for generations and a part of our London upbringing go just for the sake of more housing and redevelopments!!! I would like to object to this application on the basis it does not take into account the fact that if this shop is relocated - it would not survive as well as it does now! This is not supportive to the smaller business and is only making way for bigger stores which do not give such an excellent personal touch as Cooke''s does.
From Sharon on 19/02/2012 at 16:16
I absolutely support the regeneration of the market and area and love the proposed open square near the theatre. The public space development is being welcome by everyone (including local residents like myself). I am yet to hear a single argument that indicates the local area can support more housing and an even denser population. It is overcrowded, traffic is already a nightmare and the local services are strained. And the answer - more housing???
From Elizabeth on 14/02/2012 at 16:35
Brilliant news. Look forward to the new look market. It will do the area a lot of good.
From zmg63 on 13/02/2012 at 11:32
Not word about the vehement objections of local residents, community groups, traders etc. This is a totally over-the-top, high-density scheme involving up to seven stories of luxury flats and it will completely ruin the quality of life of many existing residents in an already overcrowded area, as well as totally changing the character of the area and the market. There is no commitment to affordable housing at all. Twelve years ago the planners told us the Broadway Centre was essential. Now they are going to pull down that extremely expensive building to make way for luxury flats. And in ten years'' time, who knows? There is no coherence to any of this, no strategy, no consideration for community. It''s just pure greed. The views of existing residents do not seem to matter at all.
From Peter on 11/02/2012 at 11:57
At last we can now look forward to getting one of our last areas in need of regeneration, made fit for purpose. It has been an uphill struggle for all concerned, going back many years. I can remember when it was a very undesirable place, rife with crime, beggars, fly-pitching and other associated ASB. We still have a long way to go in getting it right in the market. There needs to be an urgent review on the tenant mix, the biggest concern is the replication of goods being sold throughout both markets. This has been seen to cause the demise of the adjacent market. The landlords (non TfL side), were (are) reluctant to invest any funds in the safety, or even lighting, it was up to the London Fire Brigade to force them to have the lighting fixed a few years back. Should anyone complain about the lack of health & safety enforcement by the local authority - Public Protection & Safety Section, it appears to fall on deaf ears, they send someone, write a report, and issue a notice for the landlords to make good the electrical wiring, it did not happen until a fire office enforced it. Anyone from the Traders Association complaining, was immediately ostracized by the management.
From J on 11/02/2012 at 09:15
Once again the planners and property giants get their way - a massive carbuncle at the heart of a community that will suffer in consequence. Well done Hammersmith & Fulham - bulldozing your way through a century of local life.
From Jane Thurston-Hoskins on 11/02/2012 at 08:09
please leave our pie and mash shop alone i drive from buckinghamshire to cooks shepherds bush just for the best pie and mash,other people i know go from berkshire go to get the same i hope it can be saved
From j dixon on 11/02/2012 at 00:01
It seems inevitable that the unique feel of the Shepherd''s Market area will be lost to the homogenisation this development will bring. I expect we''ll see more branches of high street names rather than the wide range of independent shops that currently inhabit the area.
From Bob on 10/02/2012 at 23:20
This is a disguise for what is a SUBSTANTIAL REDEVELOPMENT of the area. Whilst not opposed to redevelopment of Shepherds Bush Market, I feel that it conceals other agendas. All we hear about is what the market traders think, how it'll potentially improve their livelihoods, and what is being done to assist them. WHAT ABOUT LOCAL TAX PAYING RESIDENTS whose lives are affected? Our views are being side stepped and tossed aside. Who cares what effect it will have on us? WE DON'T COUNT! The proposed buildings on Goldhawk road are too high, at several stories they are too overwhelming for the area. The so-called 'modest' Pennard Mews houses are in fact 3 stories high, scarcely modest and shall overwhelm the rear of our Pennard Road houses. They are Mews Houses because there is no room for gardens. They are scheduled to be built and squeezed into a small area just a stone's throw away from the rear of our homes. We will all feel like sardines. No open spaces for us. Our small rear gardens will be completely overshadowed and become dark troughs of gloom with no privacy. No more sunny westerly aspect for us. Someone stands to make a profit!
From Lynette on 10/02/2012 at 19:15
It needs redeveloping. People should embrace progress. We shouldn''t live in the past.
From Stella on 10/02/2012 at 19:09
This is excellent news. The market desperately needs updating and this project looks like a huge step in the right direction.
From H on 10/02/2012 at 16:26
I hope at least some of the 212 Residential units will be ''affordable'' as most people who already live in the Shepherds Bush area are being priced out of the housing market as it is.
From Janet on 09/02/2012 at 10:56

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