BRIEFING NOTE: COFFEE KIOSK AND OUTDOOR TERRACE: STOCKTON HIGH STREET

Information for Markets Forum members

Background

As part of its objectives for the regeneration of Stockton town centre, the Council is supporting the development of a street café culture which will increase footfall, dwell and spend in Stockton town centre, thereby encouraging other types of retail and associated businesses to invest in Stockton town centre and creating a sense of activity and ‘busy-ness’ during and outside core retail hours.

The Proposal

In June 2006, Regeneration and Economic Development officers were approached by Red Adair Event Catering with a proposal to site a unit selling high quality coffees, panninis etc., in a town centre location on a permanent basis. This innovative proposal, if successful, would be the first of a proposed chain of similar outlets in prime town and city centre locations across the UK (the company is currently also in negotiations with Manchester City Council).

Added Value

Officers negotiated with Red Adair Catering to provide two additional outlets in non-High Street locations, which it is believed will support the regeneration objectives described above. These are a seasonal kiosk vending similar products, on Riverside (a temporary unit), to attract additional footfall across the river from Teesdale during the summer months; and a small coffee pod or cart in a key regeneration focus, Green Dragon Yard, the purpose of which would be to attempt to increase and vary the customer base in that area during the day, currently dominated by high turnover, inexpensive alcohol sales and its associated challenges. These two additional units, being non-permanent, do not require planning permission. The latter would very likely be a ‘loss leader’ for Red Adair but the company is willing to work with the Council towards achieving wider objectives and ultimately, increasing sales for all retailers by attracting a wider range of shoppers and visitors to the town centre.

Description of unit

The unit is a large portable vending outlet (known in the catering trade as a kiosk) which would be sited aligned east-west between the Shambles and the monument, backing onto the existing telephone boxes and facing towards the town hall.

Immediately in front of the kiosk and forming the rest of the footprint of the proposed outlet will be a decked terrace, constructed of high quality materials, with Perspex panels to all sides and with large umbrellas and patio heaters. On the terrace will be tables and chairs for customers to the kiosk.

Impact on market traders

Understandably, traders located in the area shown on the planning application are concerned to establish how their business will be affected. This will be discussed in detail with each of the traders concerned; however the points below summarise the position:

  • The market is currently undergoing a redevelopment programme, part of which will be to realign the market to achieve a unified, aligned layout with the creation of spaces for other, complementary uses including for example, street theatre, a more formal performance space, children’s’ amusements, and areas where street café can be introduced. Under proposals currently out for consultation, the area in question would be kept clear for the above uses, regardless of whether or not the application is successful, and one of the primary uses proposed for that area (formerly the site of the underground toilets and now a pleasant and very central plaza) would be street café.
  • Under the new layout proposed, the aim is to keep traders as close as possible to their current trading locations without compromising the achievement of the overall objective – a more uniform layout. This will be the case regardless of the success or otherwise of the kiosk proposal.
  • No traders will be asked to leave the market either as a result of the new alignment or to accommodate the proposed kiosk.
  • Should the application be successful, detailed discussions will be held with traders located in the immediate area to ensure all parties operate to mutual benefit. This will include any existing hot food vendors.
  • The food sales from the kiosk are more akin to the range of products found at Caffe Nero and other, similar coffee bars and will not therefore detract from the customer base currently enjoyed by fast food vendors on the market, nor fast food outlets situated in the immediate vicinity of the kiosk. Indeed, it is anticipated that the kiosk would act as a draw for the type of customer to which the Council wishes the market to aspire following redevelopment, to increase its existing customer base thereby justifying the £250,000 investment it is making in the market.

Viewing the Planning Application and Layout proposals

The planning application is a public document and may be viewed on the Council’s planning website, or by visiting the Planning office in person. The latter is situated in Gloucester House on Church Road, next door to the Splash sports complex.

Bob Allen, consultant engineer working with the town centre manager on the markets redevelopment project, will visit as many stallholders as possible in the ten day period prior to the meeting of the Markets Forum set for 14th March, with copies of the new layout for discussion. In addition, a copy of the proposed new layout will be posted on the window of the Shambles markets office for public viewing.