Memorandum by the Royal Borough of Kensington
and Chelsea (MARKETS 21)
SUMMARY
— RBKC currently has traditional markets
in Portobello Road, Golborne Road and Portobello Green and farmer's
markets in Bute Street in South Kensington, Notting Hill Gate
and Duke of York's Square. The creation of a further farmer's
market at World's End is also currently under consideration.
— The traditional market in Portobello
Road has declined in terms of the number of pitches in recent
years; although three new farmer's markets have opened in the
borough. Pitches are available and affordable but there appears
to be a problem in attracting the next generation of fruit and
vegetable and antiques traders.
— Traders have been adversely affected
by vehicle emissions legislation, and the western extension of
the London congestion charge, while the national fraud initiative
has pushed some traders away from council run markets.
— Traditional markets are particularly
important in providing access to affordable healthy food and the
opportunity for local people to set up stalls to meet the needs
of their own communities. These markets have a major role to play
in promoting healthy eating, however to achieve the real potential
it will be necessary to re-think market opening times and how
healthy eating is promoted through markets.
— The ability of the council to proactively
develop and promote markets is limited by the London Local Authorities
Act that prevents the council from charging traders to establish
a fund to promote the markets or improve facilities.
— Central government could consider how
Business Improvement District (BID) legislation could be applied
to market traders.
1. How has the picture changed over the last
10 years?
1.1 In Portobello Road, over the last six
years, there has been a significant reduction in the number of
market pitches in regular use on a Saturday, the busiest day,
from around 212 to an average of 180. From Monday to Friday
the numbers have also been significantly reduced.
2. Are the number and types of markets in
decline? If so, why?
2.1 The number of markets in the Royal
borough has actually increased in recent years with the creation
of new farmer's markets in Bute Street South Kensington, Notting
Hill Gate and Duke of York's Square.
3. Are there obstacles preventing the creation
of more markets?
3.1 Planning policies can be used to create
a positive framework within which new markets can be permitted.
However, the process allows people to object to applications,
and, in this borough, as public open space is limited, there can
be resistance to any development that could reduce, even temporarily,
access to open space. There are also real issues of residential
amenity.
4. Are there obstacles hindering the successful
business of existing market operators and traders?
4.1 Availability and affordability of pitches
is not an issue for the markets run by the council. As detailed
above demand for pitches has declined and the cost of a pitch
has been reduced from £54 to £52 per week
for a six day licence and casual licences during the week have
dropped from £22 to £12.
4.2 There is an issue with market trader
succession particularly in the antique and fruit and vegetable
stalls, where younger people are less keen to go into these trades.
In contrast younger people are actively selling "vintage"
second hand clothing, new clothing and innovative gadgets in our
markets.
4.3 Some recent legislative changes have
adversely impacted our traders. The new vehicle emissions legislation
has required them to outlay for new vehicles, which may not be
affordable for these often quite marginal businesses. As a result
of the National Fraud Initiative the council now collects National
Insurance details on all our market traders. While this is an
entirely legitimate increase in bureaucracy it has had the effect
of pushing some traders away from council run markets to less
stringent private markets and car boot sales.
4.4 Employees on the markets do not benefit
from some Health and Safety and Employment legislation like requirements
on rest breaks and hours of working etc., they are generally employed
on a temporary cash in hand basis because their employers are
unable to afford to provide these benefits.
4.5 The western extension of the London
congestion charge has adversely affected our week day traders
who were reliant on passing traffic, and it has increased their
overheads.
5. What has been the impact of specialist
markets eg continental and farmers markets, and do such markets
integrate successfully with older markets?
5.1 Farmer's markets are quite popular with
our residents and supported in principle by our Councillors. As
detailed above three new farmers's markets have opened in the
borough and another is currently under consideration. These markets
are privately run and physically separate from the traditional
markets so integration is not an issue.
5.2 The council has recently reviewed the
performance of Bute Street farmer's market. This market is privately
run but was established through the instigation of the council
in May 2008. The market is performing acceptably and the majority
of customers are sufficiently local to walk to the market.
5.3 Visiting speciality markets have been
held in Kensington Town Hall forecourt (every two months excluding
Dec-March) and Portobello market where five different operators
have visited on an ad hoc basis. Generally these take place on
a Friday and Saturday, they are popular but relatively expensive,
so they have not performed as well as could have been expected.
There was no objection from the Portobello traders to the speciality
market because it filled unused space and increased footfall for
the whole of the market.
6. What social and economic effects do traditional
retail markets have on their local communities?
6.1 Portobello and Golborne Road markets
are unusual in that the serve some of both the richest and the
poorest wards in Britain. These markets are particularly important
in providing access to affordable healthy food and the opportunity
for local people to set up stalls to meet the needs of their own
communities, for example Moroccan food traders are particularly
strong in Golborne Road. Socially these markets are places where
the different communities in the borough can meet and shop.
6.2 The market plays a particularly important
part in supporting the transient population of the area, and has
changed over the years to reflect the arrival of different nationalities.
6.3 Through the consultations that have
taken place as part of the preparation of planning policies in
the LDF, we have received clear feedback that there are fears
about "market gentrification". However, as stated elsewhere
in this paper, the markets are in decline in terms of stall take
up. Some form of innovation would therefore seem to be needed—but
any innovation that caters more fully for the affluent residents
would be perceived to be "gentrification" and thus seen
to undermine the current character of the market. This is a conundrum
to which there is no easy answer.
7. What qualities contribute to a successful
market delivering social and economic benefits, and are there
examples of best practice that have a wider application?
7.1 Easy availability of pitches and the
active support of the Markets Office have helped to maintain the
success of the markets. The Markets Office have found that maintaining,
good links with the local Islamic Centre can help to resolve any
difficulties that may arise. The market is open to all customers
and traders and the Markets Office has a can do—open door
attitude.
8. Does local government support markets effectively?
8.1 The Council invested in electric bollards
for the pitches in Portobello Road and Golborne Road through the
North Kensington Redevelopment in the 1980s. The Markets Office
is self-funding.
8.2 The ability of the Council to proactively
develop and promote markets is limited by the London Local Authorities
Act that prevents the council from charging traders to establish
a fund to promote the markets or improve facilities. Attempts
to create a London Markets brand are now only emerging under the
auspices of the Mayor's office.
9. What are the advantages and disadvantages
of local authorities having powers to operate markets?
9.1 The advantages of local authorities
operating markets are that the council exercises democratically
controlled powers to protect the interests of the residents, shoppers
and traders. The legislation, the fees and all paper work is open
to public scrutiny preventing corruption, nepotism etc.
9.2 In contrast private operators have a
freer hand, they can invest in developing specialist skills and
assembling an attractive mix of niche traders and in promoting
their markets. Budgetary, consultation and approval constraints
make it more difficult for the council to take this kind of proactive
approach.
10. Does central government support markets
effectively? If not, what additional support should be provided?
10.1 We are not aware of any specific central
government support for markets. There is a serious problem for
markets across much of the country in controlling pedlars, although
this is not an issue in London, because of the London Local Authorities
Act 1990 (as amended).
10.2 Central government could consider how
Business Improvement District (BID) legislation could be applied
to market traders who do not pay business rates and therefore
cannot be charged a BID levy in the same way as retailers.
11. Could central government make better use
of markets to achieve national goals, particularly with regard
to social cohesion, health and regeneration?
11.1 Markets have a major role to play in
promoting healthy eating, however to achieve the real potential
it will be necessary to re-think market opening times and how
markets promote themselves and healthy eating. There is also a
potential to develop isolated trading sites to encourage wider
access to affordable healthy food.
11.2 In terms of social cohesion markets
clearly have a significant role to play as the focus of their
local communities; this has been discussed in more detail under
social and economic effects.
11.3 In terms of regeneration the market
at Bute Street was developed to provide for the needs of local
residents and support local shops by increasing the draw of the
area.
12. Do local and national planning regulations
support or hinder the development of markets?
12.1 Planning policies recognise the importance
of markets and retail diversity, which the council supports. However,
there can be an issue with consideration of residential amenity
in establishing new markets.
13. Do licensing regulations support or hinder
the development of markets?
13.1 The licensing regime is quite flexible;
it did not present any difficulties in establishing the new market
in Bute Street. However, the licensing requirements do ensure
that traders only pay for directly attributable services like
street cleansing and market management. This makes it difficult
to establish funds to develop and promote the market. This means
that any funds for this must come from general council resources,
for which there are many competing demands.
14. What improvements could be made to the
planning and licensing regimes to aid the development of markets?
14.1 Greater powers to control the amalgamation
of units could help promote the independent retail character of
unique areas like Portobello Road which in turn would support
the market.
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