Changing times at Newport Market
A multi-million pound redevelopment of Newport Market is on the horizon. But there’s a mixture of heartbreak, sadness, and hope as some traders begin preparations to leave the historic market. Marcus Hughes reports
MIKE Turner was 12 years old the first time he donned an apron behind the counter at his butcher shop in Newport Market.
AD Turner & Sons is an old-fashioned family business in every sense of the word and Mike got his start by helping his grandmother wrap produce for display in his father’s fridges.
The 51-year-old remembers a market bustling with activity, where you could scarcely cut a clear path through the dense crowds of shoppers.
But now, almost 60 years after his father first opened the shop, Mike is preparing to find a new premises and say farewell to the market for good.
After years of decline, a multi-million-pound redevelopment project is on the horizon for the market.
And Mike said the terms he has been offered by the new landlord would prevent his business from remaining financially viable.
“I’m absolutely heartbroken,” Mike said. “My colleagues will tell you the phones have been going with people asking, ‘Where are you going to go?’
“I still want to find accommodation and I want to supply my customers. I have been doing this all my life.
“I did butchering in Australia. But I missed this market. I love the market and everything that goes on with it.”
Mike’s father, Tony Turner, opened his shop in 1961 and the family have traded within the market’s walls ever since.
The shop has seen a decline in footfall over the past few years, but Mike has adapted the business to suit the needs of the modern consumer.
He said one of the main issues has been the pedestrianisation of streets surrounding the city centre market, which he said prevents shoppers accessing the building.
Mike also has ongoing issues with accepting deliveries from his suppliers, and loading his own van to deliver to customers.
“Our customers ask us, ‘How do we get to you?’” said Mike.
“I find it impossible to explain because there’s no roads into it. And you need somewhere to park outside where you are going to do your retail.
“The market was the heart of the town and they cut off every single artery into it. Every single one.”
Property developer Loft Co launched a pre-application consultation, outlining plans for a £12m redevelopment of the Grade II-listed market in June.
The project promises Newport a “market for the 21st century”, along with flats, office space and a food court. A full planning application is expected later this year.
Newport City Council recently served termination notices to all traders in the market to hand over management of the building to Loft Co.
Licence holders have until August 30 to vacate the premises, while those with a tenancy have been given until January 2021.
Any traders wishing to remain must sign a contract with Loft Co, but Mike said the terms of the contract he was offered were untenable.
He said the rent he pays on his current collection of units would essentially double under Loft Co’s terms and would introduce a new service charge.
Loft Co said it has offered traders rent free periods and staggered rents over the first three years to help adjust to the cost increase.
“I wouldn’t sign a five-year lease,” Mike said . “The rent is far too much and the service charge could be open to change.”
Colette Davies, 45, has been running Chilly’s sweet shop for about
four years. Before that, her father had managed it for about 27 years.
Colette has also decided to look into premises elsewhere since receiving notice from the council.
“The rent for me would be more than tripled and the shop size would be halved,” she said . “So I would lose a lot of stock and store room.
“We are not getting the footfall at the moment and it makes you wonder if we will once it has been done.”
Colette explained how she has been offered free rent for the first year of her contract, but a service charge will be in place.
She is also concerned about the cost of moving during construction work.
“When my dad gave me this shop four years ago he said you have got lots of years to go here,” said Colette .
“And when I first started it was still pretty busy. There was a fishmonger, two fruit and veg stalls, and five cafés. There was quite a bit in here.
“The thing I say to everybody is that nobody ever listens to the people of the town. It’s their way or no way.”
Tim Rees owns Friendly Neighbourhood Comics in the centre of the market.
The 52-year-old said he found the terms of Loft Co’s contract favourable, and is prepared to sign up to remain.
“Although the rent is going to go up, it’s going up from what is already a very low starting point,” he said .
“The rents in the revamped market would be closer to what you would pay on Commercial Street or the high street with the advantage of being brand new and more or less purposebuilt.”
Tim said he has already benefited from a rent holiday from the council during lockdown, something he was very grateful to receive.
With further rent-free periods on the horizon, he anticipates he will be able to pay an increased rate on completion using the savings he’s made.
“I’m going to have a unit in the front part of the market and that’s a year’s free rent,” he said .
“The first few months will also be rent free. By the time the revamped market is open and running we will have 19 months’ free rent.
“If I was to move, I would be paying from day one.”
Simon Baston, managing director of Loft Co, said: “Unfortunately the full development of the market, which is absolutely needed, is hugely expensive and we as a company are fully aware of this and trying our best to accommodate via a three-month rent free period and staggered rents over the first three years.
“Also, we want to create the critical mass that is needed to make this a 24/7 sustainable and low carbon environment, and to create this scheme unfortunately means that there may be some rent increase, but ultimately we anticipate at least five times the footfall and the largest redevelopment of any market in the UK, placing the community at the forefront.”
A Newport City Council spokeswoman said: “Potentially the largest market redevelopment in the UK, the multi-million-pound revitalisation project is designed to give the historic building a brighter and more sustainable future, complement the existing offer in the High Street area and act as a catalyst for further regeneration.
“Loft Co is an award-winning specialist in SME incubation and community collaboration. It intends to create a 24-hour working/living space with a tech hub, 80 apartments and a performance space while retaining market units and a food hall.
“The scheme could attract 100 new businesses and create over 300 sustainable jobs.
“The agreement with Loft Co included the company taking over the management of the market and becoming the new landlord.
“As part of the transfer process, the council is legally obliged to sever its existing tenancies and leases. Tenants have had the opportunity to agree new leases, including periods of rentfree and stepped rent.
“If they have chosen not to remain part of Newport Market, licence holders will have to leave by 30 August while leaseholders have six months’ notice.
“Loft Co offered to meet tenants on two occasions before serving the notices to discuss the redevelopment plans.
“Those who agreed to sign up to a new lease would be given the opportunity to trade, rent free, while refurbishment works are undertake.
“They would have been aware that if they did not want to be part of the new scheme, they would have to leave.
“Any tenant that needs advice in relation to relocation can contact the council’s business support team.”