Paddy's market closes

14 May 2009

Glasgow City Council is to take on a new lease for the arches in Shipbank Lane at Bridgegate - commonly known as Paddy's Market.  The Council has now identified the direction of the future development and management of the site and the existing market has closed.

The Council negotiated with Network Rail with a view to taking on the new lease at Shipbank Lane to allow the role and function of the market to be reviewed.  The expected outcome of this will be the development of a vibrant new market for the 21st Century.  Work on preparing for this will commence when the Council takes on the new lease.

The development of this site is seen as key to the continuing regeneration of the Merchant City, where long-term investment has delivered a significant improvement in the public environment, increased property investment and steady growth in the local investment base.

Despite the positive changes, crime and anti-social behaviour has increasingly become a significant problem in Shipbank Lane, and is seen to have a very detrimental impact on the area and the efforts to improve the Merchant City.  The multi-agency costs of tackling these problems totalled £277,000 in 2006/7.  The agencies who face these costs are Glasgow City Council, Glasgow Community and Safety Services, Network Rail, Strathclyde Police and British Transport Police.

There are plans to develop sites in the immediate vicinity of Shipbank Lane, such as two St Enoch developments and the creation of a cultural quarter stretching from Trongate to the Briggait, and the crime and anti-social behaviour at Shipbank Lane had to be tackled to allow the redevelopment of the wider area to continue.

Earlier this year, Glasgow City Council commissioned the National Association of British Market Authorities (NABMA) Consultancy Service to undertake a study of the options available for the future development and management of Shipbank Lane and Bridgegate.

The NABMA consultant visited the site, taking part in discussions with a number of the traders, and reviewed the history of the market, issues raised by the Council when preparing its original report, the layout of the arches in the markets area, the current leasing position, and considered 'headline' options for consideration and actions to be taken to implement the recommended option.

On completion of the study, NABMA identified a favoured option for the site.  This involved the complete closure of Shipbank Lane, the partial closure of Bridgegate - with appropriate tenants in Shipbank Lane being offered a relocation to Bridgegate and appropriate existing tenants in Bridgegate being allowed to continue trading - followed by repair and improvement to the Bridgegate frontage and the incremental reopening of Shipbank Lane.

This recommendation was based on the conclusion that this action would keep the tenants on the Bridgegate frontage, enabling a 'new start' for the market based on a quality trader base - and the problems experienced in the past being eliminated.  This provides the foundation for the development of a different form of market and offers the opportunity to develop the markets area in keeping with the longer term development aspirations for the wider area around the markets (eg Briggait, St Enoch's, Clyde Street and the river frontage).

As this option is in line with the recommendations previously approved by the Council's Executive Committee, it is now proposed to implement the recommendation of NABMA as soon as possible.

The Council will be taking the head lease from Network Rail for an initial period of five years at an annual rental of £100,000 per annum.  The market will be managed by Glasgow City Markets LLP, who will be responsible for the day-to-day management of the markets area.  Their responsibilities will include marketing the Arches and securing tenants, collecting rent and service charges, ensuring the provision of markets services (including cleansing, securing Shipbank Lane after trading, property maintenance etc).

The intention is to ensure that City Markets LLP puts in place an effective management regime that deals direct with individual traders rather than through intermediaries. When combined with new rules and regulations being introduced by City Markets LLP, the operations of the market will be more effectively managed.

There will be a number of actions needed to implement the recommendations outlined above, including: taking vacant possession of the Arches in Shipbank Lane at the Bridgegate on 15 May 2009; closing all of the Arches in Shipbank Lane; assisting existing traders to find alternative properties to allow them to continue trading; allowing appropriate tenants to remain in some of the Arches in the Bridgegate; developing new property allocation procedures, new rules/regulations for the operation of the market, and introducing standard trader agreements; developing service level agreement with Council Services (eg Cleansing); carrying out inspections of all of the Arches once vacated to identify a Schedule of Works to be carried out to bring them to an acceptable condition (undertaking works as financial  resources become available through the Better Glasgow Fund); recruiting new traders; and rebranding and remarketing the markets.

Progress in managing the markets would be reported on a quarterly basis to the Board of City Markets LLP and to the appropriate Councjl scrutiny committee, through the reporting regime in place for Council arms length external organisations.

Councillor George Ryan, Executive Member for Business and the Economy at Glasgow City Council, said: "The plan identified for the future development and management of the Paddy's Market and Bridgegate site offers a fresh start and the best opportunity to revitalise the area.  Traders who share the new vision for the market can participate in an exciting way ahead for this historic site.  Shipbank Lane and Bridgegate are parts of the city centre that can play a key role in linking the regeneration of the Merchant City and the Waterfront, and the improved facilities and a wider range of traders attracted by the redevelopment of this area will make this a more desirable destination for both the people of Glasgow and our visitors."

On completion of the study, NABMA identified a favoured option for the site.  This involved the complete closure of Shipbank Lane, the partial closure of Bridgegate - with appropriate tenants in Shipbank Lane being offered a relocation to Bridgegate and appropriate existing tenants in Bridgegate being allowed to continue trading - followed by repair and improvement to the Bridgegate frontage and the incremental reopening of Shipbank Lane.

This recommendation was based on the conclusion that this action would keep the tenants on the Bridgegate frontage, enabling a 'new start' for the market based on a quality trader base - and the problems experienced in the past being eliminated.  This provides the foundation for the development of a different form of market and offers the opportunity to develop the markets area in keeping with the longer term development aspirations for the wider area around the markets (eg Briggait, St Enoch's, Clyde Street and the river frontage).

As this option is in line with the recommendations previously approved by the Council's Executive Committee, it is now proposed to implement the recommendation of NABMA as soon as possible.

The Council will be taking the head lease from Network Rail for an initial period of five years at an annual rental of £100,000 per annum.  The market will be managed by Glasgow City Markets LLP, who will be responsible for the day-to-day management of the markets area.  Their responsibilities will include marketing the Arches and securing tenants, collecting rent and service charges, ensuring the provision of markets services (including cleansing, securing Shipbank Lane after trading, property maintenance etc).

The intention is to ensure that City Markets LLP puts in place an effective management regime that deals direct with individual traders rather than through intermediaries. When combined with new rules and regulations being introduced by City Markets LLP, the operations of the market will be more effectively managed.

There will be a number of actions needed to implement the recommendations outlined above, including: taking vacant possession of the Arches in Shipbank Lane at the Bridgegate on 15 May 2009; closing all of the Arches in Shipbank Lane; assisting existing traders to find alternative properties to allow them to continue trading; allowing appropriate tenants to remain in some of the Arches in the Bridgegate; developing new property allocation procedures, new rules/regulations for the operation of the market, and introducing standard trader agreements; developing service level agreement with Council Services (eg Cleansing); carrying out inspections of all of the Arches once vacated to identify a Schedule of Works to be carried out to bring them to an acceptable condition (undertaking works as financial  resources become available through the Better Glasgow Fund); recruiting new traders; and rebranding and remarketing the markets.

Progress in managing the markets would be reported on a quarterly basis to the Board of City Markets LLP and to the appropriate Councjl scrutiny committee, through the reporting regime in place for Council arms length external organisations.

Councillor George Ryan, Executive Member for Business and the Economy at Glasgow City Council, said: "The plan identified for the future development and management of the Paddy's Market and Bridgegate site offers a fresh start and the best opportunity to revitalise the area.  Traders who share the new vision for the market can participate in an exciting way ahead for this historic site.  Shipbank Lane and Bridgegate are parts of the city centre that can play a key role in linking the regeneration of the Merchant City and the Waterfront, and the improved facilities and a wider range of traders attracted by the redevelopment of this area will make this a more desirable destination for both the people of Glasgow and our visitors."

  • Paddy's Market in Shipbank Lane