Opposition Grows to Shepherd's Bush Market Application
Residents and market traders express concerns about redevelopment plan
The building seen from Lime Grove and Pennard Road. Picture: Yoo Capital
July 17, 2023
Pushback against a scheme for the redevelopment of the Shepherd’s Bush Market area is increasing with both traders and local residents expressing concern.
Yoo Capital recently submitted its plans (2023/01093/FUL) and it is still possible to submit comments on the designs even though the stated deadline for comments in 30 June.
Some market tenants are objecting to the plans because they feel they are being coerced to leave their pitches either immediately or in the short term and that they are being offered inadequate compensation to relinquish their current leases with Transport for London and to adopt rental agreements that offer far weaker terms and conditions. They fear that the new arrangement will give the developer scope in the medium term to escalate the rent, service charges, and other overheads and this puts their livelihoods and the historic legacy of the market under threat.
A petition to save businesses in the market has attracted nearly 15,000 signatures although this was started in response to a previous planning application for the market.
There is also concern that neighbouring sites such as the former St Mungo’s Drug & Rehabilitation Centre which is owned by the applicant, and the Former Laundry Site Area, owned by the Hammersmith & Fulham Council could be utilised in ways not necessarily to the benefit of the market.
An earlier application to develop the market failed after a legal challenge but opponents say the current bid shares many of the same features and drawbacks of the original scheme.
During the consultation period the applicant is accused of approaching individual traders individually, ostensibly to talk to them about the designs for the market but then pressuring them to sign Heads of Terms for new leases. Traders were asked to sign documents on the spot without being allowed to take them away for consideration by their legal representatives. The new lease terms are believed to give tenants less protection against rising rents during the term of the lease.
Over half the 137 tenancies in the market have ended since it fell into private ownership and it is feared that rising costs and uncertainty about business location will mean that more will depart resulting in the market bearing little resemblance to what it used to be.
A visualisation of the entrance to the new market. Picture: Yoo Capital
However, The Shepherd's Bush Market Tenants Association (SBMTA), said, “Since Yoo Capital became the owners of our market in 2020 they have shown strong support to the traders both financially and practically and continue to work with us on a daily basis. The SBMTA trust this collaboration will continue throughout the development and beyond, resulting in a new, thriving and vibrant market, supporting our members and their businesses for another 100 years.”
A spokesperson for the association added, "The market today is a dying, dismal spot in need of much investment and the footfall in the market is not what it once was impacting our trade."
It disputes that most traders are quitting the market due to unfavourable lease terms saying that many have departed due to personal issues and age, and also economic reasons where businesses are not sustainable with rising prices and decreasing revenue. Of those that remain, the association says that the majority are in favour of the proposals.
Yoo Capital says it has committed £5.4m of financial support to the traders and has worked with the SBMTA to determine where this aide is required. This has included a freeze on rents until at least 2031, the cancellation of rent and services charges during construction with business rates paid and a minimum of £7,500 compensation for those traders staying during construction
as well as an allowance of up to £3,000 per month for traders wishing to take a sabbatical during construction. In addition is provided £10,000 to invest in upgrades to units or a move to a new unit within the market.
Neighbours of the market, particularly those in Pennard Road, are objecting to the plans for a different set of reasons. The Greenside Residents’ Action Group (GRAG) says it has favoured development of the market, but with sensitivity to its historical contact in the local community, and to impact of any development on local amenities and quality of life.
The 8 storey main commercial building situated bottom of market and laundry site will be the highest building for quite some distance to the west of Shepherd’s Bush Town Centre. Situated near to a Conservation Area it is feared that it will negatively impact on homes in the area with large brick buildings backing onto rear gardens. Yoo Capital have responded to concerns by saying that its proposals are within planning guidelines. The five-floor building containing 40 flats is considered by some residents are being too large in its local context and visualisation submitted with the application are misleading. The residents of the flats will have direct views over the rear of Pennard properties, in a complex about double the height of the existing houses. There is also concern about loss of light due to the new buildings on the former Laundry site.
The building from Old Laundry Yard. Picture: Yoo Capital
There is also concern about the renewed access for vehicles using the original Laundry entrance located at 15 Pennard Road. It is feared this will increase traffic and the risk of accidents particularly due to the counter-flow arrangement for bicycles. The GRAG contends that access to the new market area should be via Goldhawk Road only..
GRAG does share the market tenants’ worries about the way the market will be developed saying, “We … are very concerned that the nature of the development will quickly become a magnet for branded outlets of multiple retailers. Smaller private traders are likely to be put off by higher trading costs. And if the branded retail operations come to dominate (cafes, coffee shops, whatever) they will provide unwelcome competition for the mass of small privately operated traders on Goldhawk Road and Uxbridge Road. That will impact very negatively on the ethnic diversity of trading in Shepherd's Bush Town Centre.”
The market with commercial building from Goldhawk Road entrance. Picture: Yoo Capital
Lloyd Lee, Managing Partner, Yoo Capital, said at the time of the submission of the application, “Shepherd’s Bush Market, which is steeped in history and heritage, is an important part of the fabric of the local community, but investment is needed to ensure its continued success.
“Our proposals preserve the area’s rich sense of culture and identity, while revitalising the infrastructure and buildings in a way that can attract more footfall and support local traders to grow their businesses. From day one of development, we will stand side by side with local traders and provide generous support to ensure the market remains the thriving heart of the local community.”
To submit your comments on the scheme to the Hammersmith & Fulham Planning Department you can write to planning@lbhf.gov.uk quoting the Planning Application Reference 2023/01093/FUL and the Application Address: Shepherd’s Bush Market, Former Old Laundry Yard, 42 And 48 Goldhawk Road London W12.
Alternatively, you submit your views via the Hammersmith & Fulham Council’s website by searching for using the planning application reference 2023/01093/FUL in the planning section.
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