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Kirkgate Market Kirkgate Market NPS Group Feasibility Study (RIBA Stages A&B) for Leeds City Council Contents 1 Executive Summary P06 2 The Project and Constraints P18 3 Consultation & Stakeholder Engagement P26 4 Market Analysis and Concept Development P32 5 Development of Options based on Elements and Themes P54 - Phasing and Programme Considerations - Cost Estimates 6 Next Steps P104 7 Appendix P108 Rev Originator Approved Date 2 Paul Venn Ben Small 31.01.13 Paul Venn Director NPS Leeds Ltd Evolution House , Unit 3a, First Floor, © NPS Group Ltd. All rights reserved September 12. This document is 34-36 Springwell Road expressly provided to and solely for the use of Leeds City Council and must Leeds, LS12 1AW not be quoted from, referred to, used by or distributed to any other party without the prior consent of NPS Group Ltd who accept no liability of Tel 0113 320 1630 whatsoever nature for any use by any other party E-mail [email protected] Corn Exchange Post Office Westminster New York Building Building Multi Storey Carpark 1976 Hall Bus Station Open Market 1981 Hall 1904 Hall Vicar Lane Vicar 1875 Block Shop Market George Street Eastgate Quarters Development Aerial View of Leeds Kirkgate Market 1. Executive Summary 1. Executive Summary 1.1 Introduction The Council in setting out the brief for the feasibility study has stated its 12 Elements Vision for the market to be:- This Kirkgate Market Feasibility Study RIBA Stage A and B report is 1 Fixing the basics produced on behalf of Leeds City Council by the NPS Group and its • “the best market in the UK, highly successful, profitable, specialist partners. sustainable…. 2 Replacing the roof on the 1976 and 1981 halls Kirkgate Market is a unique and special place in Leeds and is located • a centre of excellence for independent retailers and 3 Heating and cooling in a prime retail location in the heart of the City of Leeds. The assets entrepreneurs… that comprise the overall site and buildings of Kirkgate Market come 4 Finding your way around with significant challenges, in particular, the Grade I listing. The • a top destination for residents and tourists” Heritage assets that comprise the oldest parts of the market are by 5 Creating Zones their nature a finite and irreplaceable resource. The need to give them In addition we have considered and responded to as part of and the overall market a long-term sustainable future is of fundamental this Feasibility Study the Leeds City Council Executive Board 6 Creating a Heart importance and this requirement has been carefully considered recommendations as set out at their meeting in February 2012, which throughout the course of developing this feasibility report. are appended to this report. 7 Creating a new route through the market In carrying out the feasibility study a professional and open minded 8 Layout approach has been taken to considering the needs of the market infrastructure in the short, medium and longer terms. Whilst the 9 Improving the look and feel of the market specific brief for this study, issued by Leeds City Council, has been responded to by the team in full, we have not been ‘straight jacketed’ 10 Reducing the size or restricted in our innovation and creative thinking as to how best to maintain, enhance and improve the overall market buildings and 11 Improving George Street retail environment. We have achieved this by adopting a Masterplan approach to assess the needs of the market buildings, site and 12 Improving public external spaces infrastructure and have drawn upon the extensive feedback from stakeholders and the public resulting from the Stage 1 and Stage These Elements individually are then arranged and assembled into 2 engagement and consultation processes, that took place during development and improvement proposals for the market which we have the period April to December 2012. By adopting a Master planning referred to as ‘Themes’. Within this feasibility study we have assembled approach we have ensured that any of the improvement and 4 Themes consisting of a mix of the ‘12 Elements’ to illustrate options as development proposals in this feasibility study could be taken forward to how the Council might tackle the range of infrastructure work needed by the Council in a series of incremental steps towards fulfilling its for the market. Cost estimates have been produced for 4 ‘Themes’, ultimate vision for the market. although each ‘Theme’ can be further developed to include more or less of the 12 Key Elements and therefore a reduced or increased level The approach to developing the feasibility study recognises that the of capital investment according to the Council’s priorities for the market Council cannot solve at once all of the challenges associated with the and available funding. This approach will assist the Council in deciding buildings and infrastructure that comprise Kirkgate Market. Therefore what the improvement and development priorities should be, how they the proposals in this report offer short and medium term improvement can be brought together into a capital investment scheme, or number proposals that will form robust foundation blocks upon which further of schemes, and how much funding and investment will be required longer term investment, within the context of a Masterplan, can be to take forward any of the proposals. It will also help the Council in the made, as and when funding becomes available further into the life of development of the Investment Case, which they are producing, to the market. We understand and support the Council’s desire to have underpin and inform decisions about investment in the market. a clear vision for the market and a considered and strategic approach has been taken to ensure that the feasibility proposals are built upon 1.2 Feasibility Study Overview a robust and thorough analysis of the existing infrastructure. The proposed ‘foundation blocks’ for investment in the market infrastructure, The Kirkgate Market Feasibility Study is structured as follows. which through discussion and agreement with the Council, have been identified and are defined as the ‘12 Key Elements’, are listed below: Section 2 - The Project and Constraints – Provides details on the Project and the requirements set out in the Leeds City Council client brief. Vicar Lane entrance 6 Leeds City Council Kirkgate Market Feasibility Study Executive Summary Section 3 - Consultation & Stakeholder Engagement – Outlines the permission next to the market, which will reconnect the current These include: Consultation and Stakeholder Engagement process undertaken to date indoor and outdoor markets with the core retail offer to the west along with the outcome of this detailed activity. and north. It has been recently announced that Phase 1 of this • Increase footfall; development is to proceed with completion reported as late 2016. Section 4 - Market Analysis – Outlines the Market Development • Increase new customers to the market; Concepts and strategies that underpin and inform this feasibility study. • The planned construction of the Eastgate Quarters scheme presents a significant opportunity for Kirkgate Market to harness • Increase frequency and duration of customers’ visits; reinvigorated interest in this area of the City and re-establish Section 5 - Elements & Themes – Includes an overview of the overall itself as a shopping destination and broaden its appeal to a • Increase income through new lets and business expansions; Elements and Themes along with the Theme cost estimates. wider demographic. The study has looked at Kirkgate Market as a component within the City centre Masterplan, with strong • Increase the range of and value for money of goods and services; Section 6 - Next Steps – Provides the recommendations and further links formed with the Eastgate Quarters retail development and considerations following completion of the Feasibility Study. the existing Kirkgate Quarter, which is the subject of a strategy • Reduce costs; Appendices include documentation, from baseline information for regeneration. It is important for long term sustainability that and detailed technical infrastructure survey reports, as well as, the Kirkgate Market and its neighbouring components react to their • Reconfiguration of the market halls to improve circulation stakeholder consultation and feedback responses and analysis that immediate setting within the City rather than continue to exist as throughout the market; has informed this study. single standalone entities. • Reduce number of empty units in the indoor market hall; Having received the brief for the feasibility study from the Council in • The Markets Service turns over between £3.5m and £4m per April 2012, the design team has considered the content, thoroughly annum. The overall operating surplus including overheads and • Reduce tenant turnover; read and researched supporting LCC Executive Board reports and capital charges is currently £1.5m. technical documentation to support the interpretation of the best way • Improve the overall look and feel of the market. to progress for the Kirkgate Market feasibility study. • The above assets come with significant associated liabilities; particularly in terms of the maintenance of the Grade I listed To address the issues Kirkgate Market faces and realise the Council’s Vision The design team have undertaken a comprehensive information buildings and infrastructure. The design team is grateful requires the combination of the work being undertaken by the Council and gathering process prior to and throughout the feasibility study to build for the detailed information and inputs made by the wider its technical advisers to consider the business, management and operational up a clear picture of the markets past, its present and what its future Council, market management team, English Heritage and requirements of the market and the proposals within this feasibility study. Our could be. Through an extensive series of stakeholder engagement the Design Review Panel in respect of the listed buildings team have consulted and worked closely with the Council and its advisers events our approach has included attention to ensuring that the and the proposals relating to them in this feasibility study.
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