Bringing the Wholesale Markets Together - London's Wholesale Markets
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Bringing the Wholesale Markets Together
Bringing the Wholesale Markets Together
Contents Foreword
The City of London’s three wholesale food markets at Billingsgate,
Foreword 3 New Spitalfields and Smithfield have been feeding London for
hundreds of years, and we are committed to their future.
The Opportunities and Challenges 4
Our number one priority is to maintain a top-quality market environment
The Search for a Site and why Dagenham Dock 6 serving London – not just for today’s Londoners and tenants, but also for
The Proposals 8 tomorrow’s.
Food supply, sustainability and environmental issues have never been so
Transport 10
important, and our wholesale markets provide the framework to create new
Skills and Education 12 ways of feeding London with more sustainable, fresh produce. For this
reason, I am passionate about investing in the future of our markets, as each
The Future of Food Wholesaling 13 market is facing a series of pressing challenges.
Existing Sites 14 The market buildings are deteriorating and risk falling below the standards
required of a modern wholesale market. Space is limited; maintaining
Summary of Benefits 16 food and health & safety standards is proving increasingly difficult and
expensive; operating costs will only increase; and there is little opportunity
Next Steps 18
to expand.
We have a duty to act, to reduce the unsustainable levels of traffic in central
London and improve the Capital’s air quality. Relocating our markets and
making the most of sustainable logistics means we will be able to have a
positive impact on these pressing concerns for London.
The move to Dagenham Dock will secure the future of the wholesale
markets, providing more modern facilities and space for our tenants to grow
so that they can continue to support London’s food economy for the next
generation.
The markets co-location will also help meet the City of London
Corporation’s wider policy objectives, ensuring that we improve air quality
in the Capital; support a thriving economy; freeing up land for new homes
and offices and achieving our Culture Mile ambitions.
I do hope that you will find this information helpful in explaining our
vision for co-locating the wholesale markets and we look forward to your
ongoing support.
Catherine McGuinness,
Chair of the Policy and Resources Committee
2 3
Bringing the Wholesale Markets Together
The Opportunities Billingsgate
and Challenges The UK’s largest inland fish market faces
some of the biggest challenges given the
stringent safety standards for handling fish.
A new facility would provide a temperature-
controlled environment.
Currently, tenants rely on ice to keep their
produce chilled on display in order to meet
their customers’ expectations for fresh fish
and to reduce the volume of food waste.
Smithfield
The Grade II* listed buildings means there
are limitations on the modifications that can
be made to improve trading conditions and
enhance the efficiency of the market.
One of the biggest challenges for Smithfield
Market comes from being an open
environment and the ongoing risk of mixing
Smithfield Market. HGV’s forklift trucks, market workers,
pedestrians, cars and cyclists.
We want our wholesale markets While there are limited spaces for While this move would positively impact The risk between market operations and the
to flourish but the current facilities existing businesses to grow, there are our air quality, it would also make the public is expected to become even more
and trading environments at the also few available spaces for potential current locations of the markets even challenging with the opening of the Elizabeth
three markets are outdated new businesses to trade. more unsustainable. The introduction of line and the Museum of London’s relocation to
and unsustainable. the Low Emissions Zone (LEZ) and the West Smithfield.
Co-locating the markets will lead to
Ultra-Low Emissions Zone (ULEZ) is
The condition and quality of the significant operational efficiencies and
already increasing costs for businesses
buildings are below what is expected of improvements to sustainability. The new
and customers and by 2021, the ULEZ New Spitalfields
a modern wholesale market and even markets will be created to offer a better,
will have expanded to encompass all
with significant investment, the markets safer environment for visitors. The UK’s largest wholesale fruit and
three sites.
would still be operating in old buildings vegetable market was built in the early 1990s,
The policy drive from the Mayor
in unsustainable locations. We believe the existing sites can be but some parts of the building are already
of London and the City of London
unlocked for better uses and the outdated and there is not enough room for
This along with the many constraints of Corporation is to improve London’s
City of London Corporation has a tenants to store and display their produce.
the buildings and the locations means air quality by reducing the number of
responsibility to ensure we make the
the ability for businesses to maintain vehicles, especially HGV’s coming into The restrictive site design, which has no
best use of
high standards is an ongoing concern. the capital. unloading bays or delivery docks, creates
the land.
substantial operating challenges, including
Meanwhile, the current layout and
The New Spitalfields and Billingsgate safety issues between pedestrians and forklift
space restrictions create substantial
sites could become mixed-use truck drivers, which drive through the main
operating challenges and act as barriers
developments which could provide new market floor.
to the expansion, and ultimately, the
homes and office spaces. In the new market, sufficient space and better
success of the businesses that buy and
sell there. Freeing up the Smithfield site will help facilities for deliveries and collections can be
us to realise our Culture Mile ambitions. integrated into the building, alleviating some
of the current logistical challenges.
In the current location, the market cannot
expand as the adjacent land is Metropolitan
Open Land.
4 5
Bringing the Wholesale Markets Together
The Search for a Site Why Dagenham Dock?
and why Dagenham Dock
Not only will the move to The location, which is in London, Co-locating the three wholesale markets
Dagenham Dock secure the future benefits from a direct link to the A13 onto this new site will lead to significant
of the wholesale markets, it will also road network as well as rail and bus operational, safety and sustainability
revive an abandoned industrial site. links. Access to the River Thames also improvements for businesses, allowing
presents a significant opportunity to use them to focus on providing the best offer
After a wide-ranging search and
the river for the movement of produce. for their customers and deliver wider
thorough assessment against other
5 benefits across the whole supply chain.
sites, Dagenham Dock – the site of a Early design work by architects,
12 Miles former power station – was identified as Chetwoods, has demonstrated how the The move will also provide an economic
the clear preference and most suitable three markets can be co-located on the boost to Barking and Dagenham. The
2
5.7 Miles site to co-locate the markets. 42-acre site. plan for the co-located markets has
already received support from the
leadership of the local authority.
1 7
1.3 Miles 4 11.7 Miles 6
3 6 Miles
27.7 Miles
4.8 Miles
Map showing the current markets and the sites assessed during the site search process. Distances are measured from central London (Charing Cross).
4. Silvertown, London Borough 7. Dagenham Dock, London Borough
Map Key
of Newham of Barking and Dagenham
1 Smithfield Market
Although the site was the closest to the This site was the former Barking Reach
2 New Spitalfields Market
existing markets, the relatively small Power Station and was acquired by
3 Billingsgate Market acreage (around 19 acres) meant the the City of London Corporation in
4 Silvertown, LB Newham market hall would be spread vertically December 2018. With 42 acres of
5 Fairlop, LB Redbridge over a number of levels, which is industrial land, connections to the rail
something that the tenants did not want. network and the River Thames, the site
6 Thames Enterprise Park, Thurrock
had a number of advantages.
7 Dagenham Dock, LB Barking and 5. Fairlop, London Borough
Dagenham of Redbridge
The site in Fairlop offered a good An assessment was also made about
In 2018, with the help of professional balance between the size and proximity expanding New Spitalfields Market in
property advisors, we started our to London. However, the land was Leyton to accommodate the other two
search for a suitable location for our designated as green belt, and had little wholesale markets. The only potential
markets. potential to embrace more sustainable land was adjacent to the market, but
transport solutions. this is designated as Metropolitan Open
Working with our tenants, an area broadly
to the east and north east of London 6. Thames Enterprise Park, Thurrock Land. Obtaining planning permission
emerged as the starting point of our on what is essentially green belt would
The site in the Thames Enterprise
search. have been contrary to the values of
Park was large, at well over 100 acres,
the City of London Corporation, and
Finding such a large piece of available and was accessible by rail or river at
consultation with stakeholders showed
land was a challenge and compromises the nearby Thames Gateway Port.
this option would not have been viable.
needed to be made to find a suitable site. However, its distance from central
London was a concern for tenants. In the spring of 2019, a full assessment
A variety of sites were ultimately identified was carried out of the potential
for further assessment, but most were a options, with the Dagenham Dock site
compromise between location and size. considered the preferred option for
realising our vision.
The former Barking Reach Power Station site at Dagenham Dock.
6 7
Bringing the Wholesale Markets Together
The Proposals
This is a concept design developed in consultation with tenants and reflects how the co-located market could look.
This scheme co-locates all three markets The buildings will be designed to target The design of each market supports A green corridor to the west of the site These entrances lead to an atrium which Our schematic layouts have also been
to a new location creating a 21st century, a high BREEM level and the plans will wholesale, retail and process driven links the scheme to the existing public provides daylight to the market below and carefully designed to adapt to the
wholesale food location for London and limit the upfront energy required during activities whilst allowing for future transport network and the River Thames. connects to an entrance on the east of ever-changing demands of the retail
the UK, providing market tenants with construction and when operational. flexibility to meet demand as required. the site. market, with the potential introduction of
From this route, visitors will be able to
modern facilities in a location that offers a mezzanine level providing space for a
Our aim is to create a scheme that places A multi-deck yard will provide parking access three individual market entrances. All three atria also serve as renewable
room for growth. future retail offering.
the health and wellbeing of occupants spaces for vans and cars at the front and Each entrance will be unique and identify energy generators, harnessing solar
The development will be built with and workers at its heart. rear which allows for the separation of with the history and tradition associated power through photovoltaic panels. These are early layouts which will
sustainable materials, using the latest vehicles with HGV deliveries taking place with these markets. form the basis of an outline planning
environmental technology. to the rear at ground floor level. application to the London Borough of
Barking and Dagenham.
8 9
Bringing the Wholesale Markets Together
Transport Case Study
Franprix: Supplying
Parisian Supermarkets
using the River Seine
In 2012, Franprix, a French food The ‘last mile’ delivery to each
retail company supported by XPO supermarket has also been improved
Logistics started using the river as since the 2012 launch. Delivery is
a transport mode to deliver produce carried out by vehicles complying
to 100 of their supermarkets in the with Euro VI emissions standards,
heart of Paris. and since the beginning of 2019,
around half of the truck fleet run on
The shipment is transported in a
compressed natural gas.
container, from the warehouse to a
river port in the outskirts of the city by XPO estimated that in 2019 the river
vehicle. From there it is shipped by barge solution equated to:
barge on the River Seine for 15 km
9,000 fewer truck trips annually.
to the Quai de la Bourdonnais,
located near the Eiffel Tower. 35% reduction in carbon
emissions (compared with an all
Since the launch in 2012, XPO has
Map showing the existing and proposed transport links to and from the Dagenham Dock site. road solution).
continued to increase the number
Co-locating three markets at Dagenham Dock requires a transport mix to ensure the markets are accessible, efficient and of containers transported by the XPO expects to add a second
promotes a more sustainable environment. river. Today, 250 Franprix stores barge on the Seine to service more
in the French capital are supplied Franprix stores and meet a projected
Road Rail River by mobile barges arriving at the increase to 11,000 containers.
Bourdonnais Quay.
We know that the reliability of the If the markets are to be less reliant on The Thames is one of London’s greatest
road network, in particular the A13, the road network, we need to explore assets, and in line with our commitment
is a concern and we recognise that a alternatives to road transport. to promote a more sustainable
congested and unreliable strategic road environment, we are looking at the use
One option we are looking at is using
network will be a challenge for the new of the river for transporting produce,
the rail network to deliver produce to and
markets opening at Dagenham Dock. reducing the number of market vehicles
from the market. The Dagenham Dock
on the road.
Our transport consultants and Be site benefits from a rail head (where
First are supporting Transport for goods are loaded and unloaded), which To turn river freight into a reality we are
London with a Strategic Plan for the branches off the main line and runs developing a strategy to pioneer using
road. The plan will seek to prioritise along the eastern side of the site. the river to transport food in the UK.
shorter-term improvements to the A13,
We are working with stakeholders to Our first milestone will be to purchase
to enable the co-located markets to
secure a deeper understanding of how a jetty, close to the Dagenham Dock
open around 2025/2026 – subject to
we could use the rail network and what site. We will also need facilities in
planning permission being achieved –
challenges we would need to overcome central London for dropping off produce.
and will also consider the longer-term
to make it successful. We are working close with the Greater
improvements required.
London Authority, Port of London
Rail Operations Group (UK) is
Authority and nearby landowners
planning to carry out a limited trial,
about a river consolidation centre
delivering small amounts of freight by
in Dagenham and also the potential
rail into central London. This work is of
to develop other wharves in central
great interest to us and could represent
London for use by the markets and
a model for transporting fresh
other logistics providers.
produce, providing important learning
opportunities for similar projects. Photo of Franprix using the River Seine to transport food to their supermarkets in Paris.
10 11
Bringing the Wholesale Markets Together
Skills and Education The Future of
Food Wholesaling
We know the future of retail is changing
and this also applies to food retail and 1. 2.
the hospitality sector.
The Future of Food Transport and Logistics
The move to the co-located market site
We are exploring how we meet the We know that finding new
will help to support our existing and
needs of food wholesaling now solutions for logistics and
future wholesale tenants in a changing
and in the future. transport is an important step to
retail environment. As a responsible
achieving a more sustainable and
landlord, we want to be at the forefront One of our challenges is how we
competitive wholesale market.
of this change so we can ensure our encourage small businesses, which
markets thrive. make up the majority of our tenants, Our second research topic is
to think ahead now about longer-term focused on broadening our
This is why we have been carrying out
challenges, such as electronic ordering understanding of logistics and how
research with partners and experts in
and 5G connectivity, while keeping using the river and rail network
a number of areas that we believe are
their businesses running day-to-day. could change the way produce is
vital to create a successful and modern
brought to and from the markets.
wholesale market at Dagenham Dock. More and more people rightly
want to know where their food is Industry experts from Eddie Stobart,
coming from, and creating the most Ocado, the Port of London Authority
sustainable market possible – not and Transport for London are
just in terms of produce, but also supporting our work as we look at
operations – is also high on our freight consolidation to reduce the
agenda. Feedback from this research volume of vehicles the markets
suggested we could consider the create and explore alternatives such
potential of growing produce on as rail and river.
Photo of the Billingsgate Seafood School. the roof, creating a vertical farm,
reducing the amount of waste
The co-location of our wholesale food Link with industry and provide direct What could this look like? and increasing the volume that is
markets at Dagenham Dock provides pathways into employment. Our proposals include potential future recycled in addition to establishing
a unique opportunity for the City of space to support apprenticeships, short an energy exchange.
Offer existing and new market
London Corporation to work with courses, classroom training, recreation
tenants access to bespoke courses
the London Borough of Barking and courses, and food preparation space.
aimed at supporting and growing
Dagenham on our shared commitment
their businesses. We continue to work closely with the
to education and business.
local borough and Be First to see
Encourage new businesses and
We will look to provide a new Food which elements could be best located
young entrepreneurs to establish
School that builds on the success within the new markets and which ones
themselves within the markets or
of established practices like the will thrive in Barking Town Centre.
within the local area, helping the
Smithfield Apprenticeship Scheme
main markets continue to thrive.
and the Billingsgate Seafood Training
School and activity supports the local Support the local community and
community. work with local schools and colleges
to teach cooking skills and increase
Opportunities
the understanding of food science
A range of stakeholders across the and the food chain.
London Borough of Barking and
Dagenham and the South East would Provide an environment where
benefit from the inclusion of a food skills, ground-breaking ideas and
education and training presence as it will: innovation flourish, helping the
markets stay relevant in a rapidly
Train tomorrow’s market traders, changing world.
providing the skills required to
develop our future butchers,
fishmongers, and fruiterers.
Photo example of a vertical farm.
12 13
Bringing the Wholesale Markets Together
Existing Sites Billingsgate
Plans for this site will be brought
forward by a developer and determined
by the London Borough of Tower
Hamlets, in line with Greater London
Authority planning policy. The draft
Local Plan, says the Billingsgate site
could become:
A mixed-use development to provide Billingsgate Market
new homes and office spaces.
Smithfield Market
Support uses such as gyms, open
space, hotels, restaurants and retail.
Opportunity to activate the docks that
front onto the water.
Map data ©2019 Google Earth.
Map data ©2019 Google Earth.
There are significant benefits of Smithfield New Spitalfields
releasing the existing market sites
for other uses, including delivering Culture Mile is a major destination We recognise the importance of these Plans for this site will be brought
on three of our corporate objectives: for culture and creativity in the City Market buildings, which have housed forward by a developer and determined
to contribute to a flourishing society; of London and the Smithfield Market Smithfield Market for over 150 years. by the London Borough of Waltham
to support a thriving economy; and buildings will form an integral part of this. Our aim is to protect their historic fabric Forest. Possibilities for the future of the
to shape outstanding environments. and enhance the overall structures. site include:
The Museum of London has exciting
The New Spitalfields and Billingsgate plans to move into the former General Architects, Studio Egret West, will help A mixed-use development with a
sites could become mixed-use Market, Annexe buildings and elements us to develop concepts for a vibrant, focus on delivering new homes,
developments which could provide of the Poultry Market buildings at West mixed-use development that fits at which reflects the site’s position
new homes and office spaces; while Smithfield, which will signal the start the core of Culture Mile. The plans within the borough’s key corridor for
Smithfield could be reimagined to house of a new chapter for the wider Market will maintain the historic character of economic growth and intensification.
uses that complement the City of London buildings. the existing buildings and ensure their New Spitalfields Market
An opportunity to accommodate
Corporation’s emerging Culture Mile. legacy for the next 150 years, serving
creative industries to retain
There are also opportunities to visitors and Londoners alike.
employment and respond to the
contribute positively to sustainability borough’s status as the first London
and reduced traffic. Borough of Culture.
Legislation will be required to complete A new railway station – Ruckholt
the formalities for relocating the Road on the edge of the site.
wholesale markets.
Map data ©2019 Google Earth.
14 15
Bringing the Wholesale Markets Together
Summary of Benefits
Bringing the wholesale markets together will secure the future of London’s wholesale markets by creating a modern,
sustainable food centre for London and the South East. Benefits of the move will be felt across the whole food supply Making use of the river to
chain, as well as for the boroughs and for Londoners. transport food, reducing the
pressure on the nearby road
network.
Align with existing and
emerging environmental
and transport policy to
remove the most polluting
vehicles from central
London.
Regenerate a disused
brownfield industrial site
and act as a catalyst for
further growth in the area.
Release land to enable
mixed-use developments
which could provide new
A modern and sustainable Create a single location for homes, offices, retail and
co-located food location, customers to purchase goods. cultural spaces.
which will serve existing
and future generations. Work with the London Pave the way to create a
Borough of Barking and new cultural destination at
Provide significant operational, Dagenham to provide a new West Smithfield, helping to
safety and sustainability training school, which will maintain London’s global
improvements to allow new train future market traders competitiveness.
and existing businesses and food workers across all
to flourish and grow. levels.
16 17
Bringing the Wholesale Markets Together
Next Steps Ongoing engagement
We held a public consultation in the summer of 2019 on our If you have any comments or would like to talk
plans for co-locating the markets to the Dagenham Dock site with the markets team, you can contact us at
Indicative timeline and subject to change with local residents, businesses and market tenants. marketsprogramme@cityoflondon.gov.uk.
Most recently, we have consulted with local residents and We are committed to continuing our engagement
businesses around the potential new location for the markets at with our tenants, local authorities, communities and
Dagenham Dock, with a view to submitting an outline planning other key stakeholders throughout the programme
application to the London Borough of Barking and Dagenham. to co-locate the markets.
Summer 2020 Spring 2024
Outline planning application Approximate date 2027 – 2028
submitted to the London Borough November 2021 Autumn 2023 for Royal Assent, if Businesses move in and
of Barking and Dagenham. Potential submission of Private Bill. Detailed Planning Application. Parliament is content. new markets open.
2020 2023 2023 2024 2025 2026 2027
January 2020 Spring 2021 2022 onwards Winter 2023 2024 – 2026 2027 onwards
Consultation on plans for the London Borough of Barking and Develop design for Detailed Planning Construction of the new Mixed-use
Dagenham Dock site launched. Dagenham’s Planning Committee Dagenham Dock. Approval. co-located markets. developments
expected to deliver planning decision. including homes,
offices, and retail
could start to be
delivered on the
old market sites.
18 19The City of London Corporation is the governing body of the Square Mile dedicated to a vibrant and thriving City, supporting a diverse and sustainable London within a globally-successful UK
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