Docstoc

Untitled - Blackburn with Darwen Borough Council

Document Sample
Untitled - Blackburn with Darwen Borough Council Powered By Docstoc
					New
Blackburn
market
fit for the
21  st century
Welcome

Blackburn’s new market will be the first continental style
market in the country. Costing £8 million, the modern new
market hall will offer high quality food and non-food stalls.




Blackburn with Darwen Council has         Connected by escalators and 2 lifts
worked in partnership with the Mall       to the department stores and car
to create a modern home for the           parking above – the new market will
town’s market on the ground floor         offer traditional values, in an exciting
of the new three-storey £66 million       modern and bright setting.
shopping centre on Church Street.
                                          The new market will feature a wide
The new shopping centre and market        range of high quality, fresh and locally
will provide a major shopping boost       sourced food, goods and services, six
for the borough, making it the            days a week.
retail centre of Pennine Lancashire.
Shoppers and visitors will benefit from   It will comprise 68,000sq ft gross
a wide range of retailers including       floor area and include 127 stalls. Of
national chains coming to the town        these, 61 will be food, 50 non-food,
for the first time.                       one cafe, nine cafe/catering stalls with
                                          shared seating and six mini shops.
The new market is placed directly in
the heart of the new shopping centre,     Facilities also include:
with entrances from Church Street,
Ainsworth Street and from within the      •	   Specialist	food	outlets
shopping centre itself.                   •	   Preparation	areas
                                          •	   Café/bistro	and	food	court
                                          •	   Secure	storage	facilities
                                          •	   Supervisors	office
                                          •	   Public	toilets
                                          •	   Separate	staff	and	trader	toilets,	
                                               mess	rooms	and	changing	rooms
                                          •	   Designated	recycling	area
                                          •	   Cold	room	for	animal	waste	
                                               products
                                          •	   Several	retail	merchandise	units
                                          •	   Cash	dispenser
New Blackburn market fit for the 21st century
History

Blackburn has a long history as a vibrant market town.
The origin of Blackburn market has been lost in time
but the earliest known date for a market was 567 AD.
It was usual at that time for markets to be held within
the grounds of the church.



                                                     In 1101, the market moved to an area
                                                     bounded by Church Street, Darwen
                                                     Street, Mill Lane, Market Street Lane
                                                     and Astley gate. In 1848, a new
                                                     market hall was built within an open
                                                     market adjacent to the Town Hall.
                                                     A clock tower was built at the King
                                                     William Street side of the market hall.
                                                     In 1872, a second market hall and a
                                                     fish market were added.

                                                     In the early 1960s, the market moved
                                                     to a site under cover. The River
                                                     Blakewater was culverted and the new
                                                     market opened in 1964.

                                                     Our	new	market	is	set	to	open	in	the	
                                                     Spring	of	2011.
Blackburn market stalls, King William Street, 1964




                                                                       Six day market, 1966
Designing
a market fit for the 21st century



Existing traders have worked closely with the Council on the
design and layout of the new market. Drop-in sessions have
been held to get traders input and traders representatives are
also part of the new market hall design team to ensure the
new market meets the needs of traders.



The new market hall will be fitted      Non-food stalls will have an ambient      The relocation of the Market in the
out with the latest display and sales   display counter adaptable for serve-      Mall will free up one of the largest
methods. Funding of £1.5million has     over, self-serve or walk-through sales.   development sites in the town centre.
been allocated for equipment fit-out.   The counter will be modular to enable     The Council is already working hard to
Tenants will be able to choose their    easy positioning for different sales      maximise the potential of this site for
own purpose-built stalls, counter and   methods and two main types of stalls      a major new mixed use development,
display walls.                          adaptable to allow for glass counter-     which is likely to include a new bus
                                        top, multi deck stand and integral        interchange.
There will be two types of stall        lighting etc.
design – fresh food or non-food.
All designated fresh food stalls will
be equipped with a preparation
station including hot and cold water,
drainage, a utensil sink and handwash
basin, plus a refrigerated display
counter.
Unique

This	is	a	unique	opportunity	-
don’t miss your chance to join
Blackburn’s new market.




Not all existing traders will choose to   For further information relating to
make the move into the new market.        the Traders Information Pack or the
Therefore, there will be exciting         application form, please contact:
opportunities for new businesses to
join the market.                          Debra	Houldsworth,
                                          Blackburn with Darwen Council,
Traders will also benefit from a          Regeneration and Environment
customised Blackburn market website       department (Property),
which will include details of all         Room 419,
traders, a map of the market and          4th Floor,
description of all the goods on sale.     Old Town Hall,
                                          Blackburn,
                                          BB1 7DY.
                                          tel: (01254) 585441
                                          email:
                                          debra.houldsworth@blackburn.gov.uk

                                          or

                                          Cindy	Rhodes,
                                          Capita Symonds,
                                          Castleway House,
                                          17 Preston New Road,
                                          Blackburn,
                                          BB1 1AU.
                                          tel: (01254) 273245
                                          email: cindy.rhodes@capita.co.uk

                                          The application form can be made
                                          available in alternative formats such
                                          as audio and the Council also offers
                                          an interpretation service if required.
                                Blackburn with Darwen Borough Council

                            Application for a Market Stall (Blackburn)
      As part of complying with the Proceeds of Crime Act 2002, Terrorism Act 2000 and
      Money Laundering Regulations 2007 (as amended) the Council requires personal
      documents and information from all applicants.

      This means you will have to produce some personal documents which may be copied
      by the Council that can include: a current signed passport; Photo-card driving licence;
      National Insurance details; recent gas, electricity or other household bill; Insurance
      Policies

      The information supplied shall remain confidential and shall only be used in connection
      with the allocation and management of stalls in the new Market Hall.

      Please complete all the questions in the form. If you have nothing to record, please
      state “Not applicable” or “None”.


1     Applicant Personal Details

      Applicant No 1

1.1   Name and Title



1.2   Address




1.3   Telephone No., Fax, e-mail, web addresses




1.4   National Insurance No.

1.5   Date of Birth

1.6   Place of Birth


2     Further details about the applicant

2.1   Former name(s)




2.2   Home address (if different)




                                                                         Page 1 of 14
                          If a joint application please also complete the section below.

3       Applicant Personal Details

        Applicant No. 2

3.1     Name and Title



3.2     Address




3.3     Telephone No., Fax, e-mail, web addresses




3.4     National Insurance No.

3.5     Date of Birth

3.6     Place of Birth



4       Further details about the applicant

4.1     Former name(s)




4.2     Home address (if different)




      If more than two applicants please use a separate sheet for the additional applicant details

5       Application details

        Business Owner

        This section is to establish whether the persons owning the business are different from the applicant(s)

5.1     Name(s) of owner(s) of business



5.2     Address(es) of owner(s) of business




                                                                                        Page 2 of 14
5     Application details

      Business Owner

5.3   Telephone No., Fax, e-mail, web addresses




6.0   Business Information

      Please provide the following details as relevant to the business applying for the Market stall(s)


6.1   Business name:

6.2   Business Type – please tick below:

          -   Sole Trader

          -   Partnership

          -   Private Limited Company (Ltd)

          -   Public Limited Company (Plc)



6.3   Is this a New Business?                                                                 Yes / No



6.4   Is the business a former trader of Blackburn or Darwen Market?                          Yes / No



6.4   Is the applicant an existing trader of Blackburn or Darwen Market?                      Yes / No


6.6   Is the applicant an existing trader of a market outside of Blackburn with Darwen?        Yes / No
      If yes please provide details:


6.7   Contact:   Name

                 Address




                                                                                        Page 3 of 14
       Business Information Required

6.8    Please provide:
           - Last three years accounts (audited where applicable)
           - Up to date management accounts for the period from the last set of accounts above to current
           - Contact details of potential referees – 2 required e.g. Bank, Landlord, Accountant

6.9    Referee 1 Name

                   Address




6.10   Referee 2 Name


                   Address




       Please also provide below the name and address of two potential Guarantors. Required if it is a new
       business, if the information requested above is not available, or the information provided is inadequate
       (i.e. insufficient trading history, recent trading losses etc).

6.11   Guarantor 1     Name

                      Address




6.12   Guarantor 2     Name


                      Address




7      What you want to trade

7.1    Please specify items/goods you wish to sell.




7.2    If the business includes selling food or drink,
       are you registered as a food business?




7.3    Local Authority where you are registered.




                                                                                       Page 4 of 14
8      Details of vehicle

8.1    Will you be using a vehicle in connection with     Yes / No
       your work as a trader?

       If yes, please provide details of the vehicle

8.2    Make

8.3    Model

8.4    Colour

8.5    Registration number



9      Public liability insurance

9.1    Do you have public liability insurance?            Yes / No                      If no, go to question
                                                                                        6.1

       If yes, please provide details of the policy

9.2    Insurance company

9.3    Policy number

9.4    Period of cover

9.5    Extent of cover (£m)



10     Previous applications

10.1   Has the applicant, or any person named in this     Yes / No   If yes, please provide details
       application, previously applied for a lease or
       licence of a market stall elsewhere and been
       rejected?




11     Convictions

11.1   Has the applicant or any person named in         Yes / No     If no, go to 12.
       this application been convicted of any
       criminal offence?

                Please provide details – subject to the Rehabilitation of Offenders Act 1974
                                     All unspent convictions must be declared
11.2   Name of person

11.3   Date




                                                                                    Page 5 of 14
11.4   Court

11.5   Offence

11.6   Penalty

11.7   Add another conviction?                      Yes / No              If yes, this section will be repeated



12     Additional details

       In responding to Questions 12 A – C please use separate sheets of paper

       This section of the Application Form asks you to submit details of your business and to show that
       you understand how it will develop over the next few years in the new Market. Ideally this should
       take the form of a Business Plan but not all traders will be able to present their business
       information in this way. If this is the case please submit with your application whatever
       information you have available to satisfy the criteria of A. Business Development, B. Customer
       and Product, and C. Staff Information and the Council will use the interviews to find out any
       additional information needed to assess your application.

A.     Business Development

       The Council is keen to promote a sustainable Market and a key element in this is the financial stability of
       the businesses applying for space in the Market. All businesses should provide evidence of an ability to
       plan ahead and to forecast income and expenditure.

       You should also include in your application:

           •     Any proposals to develop the business over the next five years e.g. by expanding, diversifying or
                 specialising.

           •     How you plan to reinvest in the business.

           •     An awareness of any new techniques to create added value.

           •     An awareness of changing shopping habits and the need for new technology e.g. Electronic
                 Funds Transfer (EFT), telephone and internet sales.




                                                                                         Page 6 of 14
12   Additional details

     In responding to Questions 12 A – C please use separate sheets of paper

     This section of the Application Form asks you to submit details of your business and to show that
     you understand how it will develop over the next few years in the new Market. Ideally this should
     take the form of a Business Plan but not all traders will be able to present their business
     information in this way. If this is the case please submit with your application whatever
     information you have available to satisfy the criteria of A. Business Development, B. Customer
     and Product, and C. Staff Information and the Council will use the interviews to find out any
     additional information needed to assess your application.


B.   Customer and product

     This section is designed to enable the applicant to demonstrate their awareness of issues relating to
     product/service quality and their experience of presentation and display.

     You should indicate in your application:

         •   Which products you will sell and which new ones might you wish to introduce in the future; why
             have you selected this range? Please list example products/services you will be offering.

         •   Evidence that there is demand for these products/services or a gap in the market.

         •   Who your customers are and how can the customer base be expanded.

         •   That you understand the importance of product quality and presentation. Photographs will help to
             demonstrate this.

         •   An understanding of where your products are sourced and have a clear strategy for sourcing and
             buying-in stock.

         •   How the business will be advertised and promoted and how new shoppers might be attracted to
             the new Market Hall.



C.   Staff Information

     This section should offer information about individuals who might be employed by the business, their
     awareness of the products/services offered by the business.

     You should indicate:

         •   How many staff will the business employ and how many are full time or part time?

         •   What training have staff had and what proposals are there for future staff training?

         •   An understanding of the legislation relevant to your product/service and how staff are made aware
             of the requirements? Also, where appropriate, an understanding of any requirements to comply
             with food safety standards.

         •   How you might improve Customer service standards.




                                                                                      Page 7 of 14
13   Stall Requirements



     The Information Pack includes a layout plan of the new Market Hall and a Schedule of Stalls. Applicants
     are invited to identify their preference for a particular location setting out their preferences below:-




                        PREFERENCE                                               STALL NO.

                             No. 1

                              No.2

                              No.3

                              No.4

                              No.5



     Mini-shop units: applicants for one of the mini-shop units should indicate their rental offer for the unit
     below. Rental offers must be in excess of the base rental for the unit (or units) shown on the
     Schedule of Stalls.



                    MINI-SHOP UNIT NO.                               RENTAL OFFER (£ PER ANNUM)

                               M1

                               M2

                               M3

                               M4

                               M5

                               M6



     Please see layout plan and Schedule of Stalls including rent and indicative service charge within
     the Trader Information Pack.

     Where more than one trader has expressed a preference for the same stall scores may be taken
     into account when allocating stalls. However, the Council reserves the absolute right to allocate
     stalls at its discretion as a function of its management of the new Market Hall.

     The Council does not guarantee to allocate any of the preferences identified in this application.




                                                                                        Page 8 of 14
13.1   How many stalls are you applying for?

13.2   Do you have special requirements for the
       stall and its fit out?




13.3   Will there be any tenant’s fixtures/fittings?
       If so, what will these be?




14     Standard declaration and signature section


       I certify that the information given on this Application Form is, to the best of my knowledge, correct and
       complete, and I understand that by deliberately giving false or incomplete answers, I will render myself
       liable to have my Agreement with the Council terminated



       Signature:



       Date:-




                                                                                      Page 9 of 14
Guidance Notes

General

BwD Borough Council welcomes applications from individuals and businesses
interested in taking occupation of stalls in the New Market Hall. Those interested must
complete this form in full.

Please Note

No application will be accepted from any person or company with rent arrears for the
Markets or any Council property except where an agreed schedule of payment is in
place and being adhered to.

Assessment of Applications

Applications will be considered by a panel of a minimum of 3 persons. The panel
members will comprise suitably qualified officers having the range of skills to enable
reasonable evaluation. The panel members will have the ability to obtain assistance
from specialists should they feel it necessary.

The criteria that will be used to assess the applications is explained below and will be
based upon the information put forward in the Application Form, the Interview and
management records held by the Markets Office.

The assessment will be carried out in two stages. The first part will look at the
applicant’s financial status and record as an individual; all applicants will be the subject
of a credit check, and where relevant, a trader will be analysed under the general heads
of:
                                   Arrears and Bad Debt
                                    Behavioural Record
                                    Operational Record

Secondly, the Business Plan details. The questions relating to the business are
grouped into 3 categories; each answer will be marked out of 5 and totalled within its
group. A weighting factor will then be applied to each group and the resultant 3
weighted totals added together. See attached scoring sheet.

Where there are more applicants offering particular lines or services than there are
stalls available those scoring the highest will be selected. An applicant rejected on this
ground will be asked for interview and invited to explore the possibilities of modifying the
range of products or services.

Where more than one trader has expressed a preference for the same stall scores may
be taken into account when allocating stalls. However, the Council reserves the
absolute right to allocate stalls at its discretion as a function of its management of the
new Market Hall.

The Council does not guarantee to allocate any of the preferences identified in
this application.




                                                                     Page 10 of 14
Application for Mini-Shops

Applications for one (or more) of the 6 Mini-Shops will be allocated according to the
highest rental offer received, providing the applicant satisfies the Council’s normal
financial criteria for a lease of commercial premises.

Timescales

Applications for the initial phase of stall allocations must be submitted by the 16th April
2010.

No applications will be accepted after the 16th April 2010 and late applications will be
held and may be considered if there are unallocated stalls following the initial allocation
process.

Applications for unallocated stalls will be invited from new traders to Blackburn Market
once the initial allocation of existing traders is complete; the Application Form is
designed to deal with both situations.

During the first week all Application Forms will be assessed for completeness and
where necessary the applicant will be contacted in order to clarify missing or incomplete
information. All applicants from Blackburn Market will be invited for interview and
will be advised of the date of interview within 10 days of the closing date for
applications.

Applicants will be advised of the outcome of their application during the week
commencing 7th June 2010.

Where traders have not already had the benefit of discussion with the design team
regarding fit out the letter of acceptance will ask the trader to make contact in order to
arrange such an interview.

                                      TIMETABLE

Dates                         Programme
10th March 2010               Trader meeting at 5.45pm in the Windsor Suite at King
                              Georges Hall.
16th April 2010               Return date for Application Forms for stalls in the new
                              Market Hall.
5th-28th May 2010             Trader interviews

4th June 2010                 Trader selection process completed.

w/c 7th June 2010             Traders notified regarding successful applications.

Indicative Dates subject
to future confirmation:
5th March 2011                Market fit-out works completed and possession available
                              for traders to fit-out of stalls.

5th April 2011                Market in the Mall opens for trading.




                                                                      Page 11 of 14
If you need help in completing the Application Form you may seek assistance from:-

Debra Houldsworth
Blackburn with Darwen Borough Council
Regeneration and Environment (Property)
Room 419, 4th Floor
Old Town Hall
Blackburn
BB1 7DY

Tel: 01254 585441
Email: debra.houldsworth@blackburn.gov.uk

or:

Cindy Rhodes
Capita Symonds
Castleway House
17 Preston New Road
Blackburn
BB2 1AU

Tel: 01254 273245
Email: cindy.rhodes@capita.co.uk

Please use the enclosed label for return of the Application Form

This Application Form can be made available in alternative formats such as audio if
required. The Council also offers an interpretation service if required.




                                                                  Page 12 of 14
     Scoring Sheet
     Each of the questions below is to be marked out of 5 subsequently you should apply a weighting factor to
     the total marks for each of A, B and C. A x 3: B x 2; C x 1.
A.   Business Development
a1   A clear vision for the future of their business
a2   An outline business plan for the next five years including proposals to develop their business e.g. by
     expansion, diversification or specialisation.
a3   A strategy to plan for and reinvest in the business.
a4   Awareness of any new techniques to create additional value-added & increase profit margins.
a5   An awareness of changing shopping habits and the need for new technology e.g. Electronic Funds
     Transfer (EFT), telephone and internet sales.
     Total
     Weighted Total
B.   Customer and product
b1   Which lines will be sold, which new ones might they wish to introduce in the future; Why have you
     selected this range? Please list example products/services you will be offering.
b2   What evidence do you have for the demand for these products/services or to show that there is a gap for
     such?
b3   A knowledge of your customer base and how it can be expanded.
b4   Awareness of the importance of product quality and presentation. Please include photographic evidence
     of how they would be displayed/presented.
b5   Are you aware of where your products are grown, sourced, produced and do you have a clear strategy for
     sourcing and buying-in stock?
b6   What is the unique selling point of the business?
b7   An awareness of current trends in retailing and anticipated competition.
b8   How the business will be advertised and promoted, how they intend to attract new shoppers and how their
     offer might be seen to complement other stalls within the new Market Hall.
     Total
     Weighted Total
C.   Staff Information
c1   How many staff will the business employ and what is the ratio of full time to part time?
c2   What training have staff had and what proposals for staff training are there.
c3   What (where applicable) is your understanding of any requirement to comply with food safety standards?
     What legislation is relevant to the presentation of your product/service and how are staff made aware of
     the requirements.
c4   Any suggestions on how to improve Customer service standards.
     Total
     Weighted Total



     Weighted Total




                                                                                                Page 13 of 14
References Sheet




                   Page 14 of 14
               NEW MARKET HALL SCHEDULE OF STALLS
                                                                       Total (Rent,
                                               Indicative * Indicative                Total (Rent,
                                                                         Service
Stall ID (block No   Area   Area sq. Rent (Per  Service    Business                 Service Charge
                                                                       Charge and
       & ref)        sqm       ft     annum) Charge (Per Rates (per                  and Rates per
                                                                        Rates per
                                                annum)       annum)                     month)
                                                                         annum)
 SF1 - Serviced
     Food
        1            38       409    £13,493     £6,951      £2,596      £23,040       £1,920
        2            36       387    £12,783     £6,585      £2,459      £21,827       £1,819
        3            45       484    £15,979     £8,231      £3,074      £27,284       £2,274
        4            39       420    £13,848     £7,134      £2,664      £23,646       £1,971
        5            32       344    £11,363     £5,853      £2,186      £19,402       £1,617
 SF2 - Serviced
     Food
        1            36       387    £12,783     £6,585      £2,459      £21,827       £1,819
        2            35       377    £12,428     £6,402      £2,391      £21,221       £1,768
        3            29       312    £10,297     £5,305      £1,981      £17,583       £1,465
        4            30       323    £10,652     £5,488      £2,049      £18,189       £1,516
        5            44       473    £15,624     £8,048      £3,006      £26,678       £2,223
      F3 -
 Food/Produce
        1            21       226    £7,457      £3,841      £1,435      £12,733       £1,061
        2            24       258    £8,522      £4,390      £1,639      £14,551       £1,213
        3            24       258    £8,522      £4,390      £1,639      £14,551       £1,213
        4            25       269    £8,877      £4,573      £1,708      £15,158       £1,263
        5            23       247    £8,167      £4,207      £1,571      £13,945       £1,162
        6            33       355    £11,718     £6,036      £2,254      £20,008       £1,667
        7            23       247    £8,167      £4,207      £1,571      £13,945       £1,162
      F4 -
 Food/Produce
        1            11       118     £3,906     £2,012       £751       £6,669         £556
        2            16       172     £5,681     £2,927      £1,093      £9,701         £808
        3            13       140     £4,616     £2,378       £888       £7,882         £657
        4            11       118     £3,906     £2,012       £751       £6,669         £556
        5            11       118     £3,906     £2,012       £751       £6,669         £556
        6            16       172     £5,681     £2,927      £1,093      £9,701         £808
        7            13       140     £4,616     £2,378       £888       £7,882         £657
        8            11       118     £3,906     £2,012       £751       £6,669         £556
      F5 -
 Food/Produce
        1            11       118     £3,906     £2,012       £751        £6,669        £556
        2            16       172     £5,681     £2,927      £1,093      £9,701         £808
        3            11       118     £3,906     £2,012       £751        £6,669        £556
        4            17       183     £6,036     £3,110      £1,161      £10,307        £859
        5            11       118     £3,906     £2,012       £751        £6,669        £556
        6            11       118     £3,906     £2,012       £751        £6,669        £556
        7            11       118     £3,906     £2,012       £751        £6,669        £556
        8            16       172     £5,681     £2,927      £1,093      £9,701         £808
        9            15       161     £5,326     £2,744      £1,025      £9,095         £758
               NEW MARKET HALL SCHEDULE OF STALLS
                                                                        Total (Rent,
                                               Indicative * Indicative                 Total (Rent,
                                                                          Service
Stall ID (block No   Area   Area sq. Rent (Per  Service    Business                  Service Charge
                                                                        Charge and
       & ref)        sqm       ft     annum) Charge (Per Rates (per                   and Rates per
                                                                         Rates per
                                                annum)      annum)                       month)
                                                                          annum)
      10             13       140     £4,616     £2,378       £888        £7,882         £657
      11             11       118     £3,906     £2,012       £751        £6,669         £556
      12             11       118     £3,906     £2,012       £751        £6,669         £556
     F6 -
 Food/Produce
      F6             10       108     £3,551     £1,829       £683        £6,063         £505
     F7 -
 Food/Produce
       1             11       118     £3,906     £2,012       £751        £6,669         £556
       2             24       258     £8,522     £4,390      £1,639      £14,551        £1,213
       3             11       118     £3,906     £2,012       £751        £6,669         £556
       4             11       118     £3,906     £2,012       £751        £6,669         £556
       5             11       118     £3,906     £2,012       £751        £6,669         £556
       6             12       129     £4,261     £2,195       £820        £7,276         £606
       7             24       258     £8,522     £4,390      £1,639      £14,551        £1,213
       8             11       118     £3,906     £2,012       £751        £6,669         £556
       9             11       118     £3,906     £2,012       £751        £6,669         £556
      10             11       118     £3,906     £2,012       £751        £6,669         £556
     F8 -
 Food/Produce
       1             24       258     £8,522     £4,390      £1,639      £14,551        £1,213
       2             13       140     £4,616     £2,378       £888        £7,882         £657
       3             16       172     £5,681     £2,927      £1,093      £9,701          £808
       4             24       258     £8,522     £4,390      £1,639      £14,551        £1,213
       5             18       194     £6,391     £3,293      £1,230      £10,914         £909
       6             16       172     £5,681     £2,927      £1,093      £9,701          £808
       7             16       172     £5,681     £2,927      £1,093      £9,701          £808
       8             17       183     £6,036     £3,110      £1,161      £10,307         £859
     F9 -
 Food/Produce
      F9             20       215     £7,102     £3,658      £1,366      £12,126        £1,011
     F10 -
 Food/Produce
     F10             32       344     £11,363    £5,853      £2,186      £19,402        £1,617
     F11 -
 Food/Produce
       1             28       301     £9,942     £5,122      £1,913      £16,977        £1,415
       2             32       344     £11,363    £5,853      £2,186      £19,402        £1,617
       3             38       409     £13,493    £6,951      £2,596      £23,040        £1,920


      C1 -
Catering/Shared
      Café
       C1            29       312     £12,482    £6,085      £1,981      £20,547        £1,712
              NEW MARKET HALL SCHEDULES OF STALLS
                                                                        Total (Rent,
                                               Indicative * Indicative                 Total (Rent,
                                                                          Service
Stall ID (block No   Area   Area sq. Rent (Per  Service    Business                  Service Charge
                                                                        Charge and
       & ref)        sqm       ft     annum) Charge (Per Rates (per                   and Rates per
                                                                         Rates per
                                                annum)      annum)                       month)
                                                                          annum)

      C2 -
Catering/Shared
      Café
        1            37       398     £15,925    £7,763      £2,527      £26,216        £2,185
        2            47       506     £20,229    £9,862      £3,211      £33,301        £2,775
        3            38       409     £16,355    £7,973      £2,596      £26,924        £2,244
      C3 -
Catering/Shared
      Café
        1            11       118     £4,734     £2,308       £751        £7,794         £649
        2            23       247     £9,899     £4,826      £1,571      £16,296        £1,358
        3            13       140     £5,595     £2,728       £888        £9,211         £768
        4            20       215     £8,608     £4,196      £1,366      £14,171        £1,181
        5            16       172     £6,886     £3,357      £1,093      £11,336         £945
  CA4 - Café
   (Including
    seating)
      CA4            218     2346     £93,827    £39,877     £14,892     £148,595       £12,383

 N1 - Non-food
       N1             5       54      £1,506      £915        £342        £2,763         £230
 N3 - Non-food
       N3            14       151     £4,218     £2,561       £956        £7,735         £645
 N4 - Non-food
       N4             5       54      £1,506      £915        £342        £2,763         £230
 N5 - Non-food
        1            12       129     £3,615     £2,195       £820        £6,630         £553
        2            16       172     £4,820     £2,927      £1,093      £8,840          £737
        3            26       280     £7,833     £4,756      £1,776      £14,092        £1,174
        4            22       237     £6,628     £4,024      £1,503      £12,155        £1,013
        5            13       140     £3,917     £2,378       £888        £7,183         £599
 N6 - Non-food
       N6            16       172     £4,820     £2,927      £1,093       £8,840         £737
 N7 - Non-food
        1            14       151     £4,218     £2,561       £956        £7,735         £645
        2            12       129     £3,615     £2,195       £820        £6,630         £553
        3            12       129     £3,615     £2,195       £820        £6,630         £553
        4            18       194     £5,423     £3,293      £1,230       £9,945         £829
        5            14       151     £4,218     £2,561       £956        £7,735         £645
        6            13       140     £3,917     £2,378       £888        £7,183         £599
 N8 - Non-food
        1            12       129     £3,615     £2,195       £820        £6,630         £553
        2            18       194     £5,423     £3,293      £1,230       £9,945         £829
               NEW MARKET HALL SCHEDULE OF STALLS
                                                                        Total (Rent,
                                               Indicative * Indicative                 Total (Rent,
                                                                          Service
Stall ID (block No   Area   Area sq. Rent (Per  Service    Business                  Service Charge
                                                                        Charge and
       & ref)        sqm       ft     annum) Charge (Per Rates (per                   and Rates per
                                                                         Rates per
                                                annum)      annum)                       month)
                                                                          annum)
        3            24       258     £7,231     £4,390      £1,639      £13,260        £1,105
        4            12       129     £3,615     £2,195       £820        £6,630         £553
        5            17       183     £5,122     £3,110      £1,161      £9,393          £783
        6            16       172     £4,820     £2,927      £1,093      £8,840          £737
        7            21       226     £6,327     £3,841      £1,435      £11,603         £967
 N9 - Non-food
       N9            22       237     £6,628     £4,024      £1,503      £12,155        £1,013
 N10 - Non-food
        1            12       129     £3,615     £2,195       £820        £6,630         £553
        2            17       183     £5,122     £3,110      £1,161      £9,393          £783
        3            23       247     £6,929     £4,207      £1,571      £12,708        £1,059
        4            23       247     £6,929     £4,207      £1,571      £12,708        £1,059
        5            18       194     £5,423     £3,293      £1,230      £9,945          £829
        6            18       194     £5,423     £3,293      £1,230      £9,945          £829
        7            20       215     £6,026     £3,658      £1,366      £11,050         £921
        8            19       204     £5,724     £3,475      £1,298      £10,498         £875
        9            19       204     £5,724     £3,475      £1,298      £10,498         £875
 N11 - Non-food
        1            21       226     £6,327     £3,841      £1,435      £11,603         £967
        2            25       269     £7,532     £4,573      £1,708      £13,813        £1,151
 N12 - Non-food
        1            25       269     £7,532     £4,573      £1,708      £13,813        £1,151
        2            21       226     £6,327     £3,841      £1,435      £11,603         £967
        3            17       183     £5,122     £3,110      £1,161      £9,393          £783
        4            25       269     £7,532     £4,573      £1,708      £13,813        £1,151
        5            14       151     £4,218     £2,561       £956        £7,735         £645
 N13 - Non-food
        1            12       129     £3,615     £2,195       £820        £6,630         £553
        2            32       344     £9,641     £5,853      £2,186      £17,680        £1,473
        3            24       258     £7,231     £4,390      £1,639      £13,260        £1,105
        4            34       366     £10,244    £6,219      £2,323      £18,785        £1,565
        5            21       226     £6,327     £3,841      £1,435      £11,603         £967
        6            15       161     £4,519     £2,744      £1,025      £8,288          £691
 N14 - Non-food
        1            14       151     £4,218     £2,561       £956        £7,735         £645
        2            15       161     £4,519     £2,744      £1,025      £8,288          £691
        3            22       237     £6,628     £4,024      £1,503      £12,155        £1,013
        4            25       269     £7,532     £4,573      £1,708      £13,813        £1,151
        5            19       204     £5,724     £3,475      £1,298      £10,498         £875
                NEW MARKET HALL SCHEDULE OF STALLS
                                                                        Total (Rent,
                                               Indicative * Indicative                 Total (Rent,
                                                                          Service
Stall ID (block No   Area   Area sq. Rent (Per  Service    Business                  Service Charge
                                                                        Charge and
       & ref)        sqm       ft     annum) Charge (Per Rates (per                   and Rates per
                                                                         Rates per
                                                annum)      annum)                       month)
                                                                          annum)
                                       Rental
                                       offers
                                      over the
 M1 - Mini-shop
                                       figure
                                       listed
                                       below
        1            33       355      £9,942      £6,036       £2,254       £18,233    £1,519
        2            28       301      £8,436      £5,122       £1,913       £15,470    £1,289
        3            17       183      £5,122      £3,110       £1,161       £9,393      £783
        4            19       204      £5,724      £3,475       £1,298       £10,498     £875
        5            17       183      £5,122      £3,110       £1,161       £9,393      £783
        6            48       516     £14,461      £8,780       £3,279       £26,520    £2,210



* Indicative NNDR based on the Business Rate of 41.1p in the £ for 2010/11

   02/03/2010
           DRAFT HEADS OF TERMS
    NEW MARKET HALL, BLACKBURN SHOPPING
                  CENTRE

    OCCUPATIONAL AGREEMENT FOR STALL HOLDERS

                     (Subject to Contract Without Prejudice)

Landlord:                          Blackburn with Darwen Borough Council

Superior Landlord:                 The property is subject to a draft Underlease granted
                                   between The Mall Limited Partnership and
                                   Blackburn with Darwen Borough Council
Tenant:                            [Name and Address of proposed stall holder]

Guarantor(s):                      [Name(s) and Address(es) to be advised]

Premises:                          Stall No. [    ] Blackburn Market Hall edged red on
                                   the attached plan comprising [ sq ft] and including
                                   all Landlords and Tenants fixtures and fittings,
                                   internal wall and floor coverings, the stall being
                                   located within the Market Hall (edged blue on the
                                   attached plan) together with all rights and easements
                                   in common over all other areas within the Market
                                   Hall.
Term:                              Tenants will be offered the choice of taking a 3 year
                                   or 6 year term. Tenancies will be outside the
                                   protection offered by sections 24 to 28 the Landlord
                                   and Tenant Act 1954.
Rent and outgoings                 The Tenant is required to pay rent, insurance rent,
                                   service charge, water and business rates and will be
                                   required to pay any other outgoings either directly to
                                   the Landlord or otherwise in connection with the use
                                   or enjoyment of the premises.

                                   The payment days are yet to be determined.

                                   The indicative rental levels are set out below. Please
                                   note this does not include Service Charge or VAT.

                                   £28.00 per sq.ft per annum for non-food stalls
                                   £33.00 per sq.ft per annum for fresh food and
                                   produce stalls
                                   £20.00 per sq.ft per annum for the café areas
                                   £40.00 per sq .ft per annum for catering units (with
                                   shared seating)
                                   £Xper per sq ft. per shop unit.

                                   The tenant will also be required to pay Value Added
                                   Tax, or any tax of a similar nature that may be
                                        1
                                substituted or levied upon the landlord or the tenant
                                in respect of rent or other consideration


Rent Review:                    The rent will be subject to an annual rent review
                                which will be determined in accordance with the
                                Retail Price Index. After 3 years the rents will be
                                reviewed to market value.
Rent Commencement Date:         The Landlord will grant to the Tenant the equivalent
                                of a 3 month rent free period from the
                                commencement date.

Rental Deposit:                 The Tenant will be required to pay to the Landlord a
                                rental deposit equivalent to three months rent which
                                will be held by the Landlord for the duration of the
                                lease. This deposit will be refundable to the Tenant at
                                the end of the term, subject to the Tenant complying
                                to all terms and conditions of the Agreement,
                                including without limitation, the payment of rent
Service Charge:                 The Tenant will be required to pay by way of
                                additional rent a proportional charge based on the
                                floor area of the unit in relation to the total floor area
                                of the Mmarket Hhall for services relating to the
                                common parts. Please see attached Service Charge
                                sheet for information on Service Charge contained in
                                I the Traders Information Pack.

                                Indicative Service Charge £13.5013.80 per sq ft per
                                annum (subject to review). Catering areas will incur a
                                Supplementary Service Charge of £ …. per sq ft
                                per annum (subject to review).
Insurance Rent:                 The Tenant will be required to reimburse the
                                Landlord by way of additional rent a fair proportion
                                of the Landlord’s insuranceLandlord’s insurance for
                                buildings and fixtures and fittings provided by the
                                landlord.
Invoicing                       Stall holders shall pay all rents and service charges
                                and other feeds and payments by direct debit
                                together with any VAT or other taxes due on the
                                same. Late payments will attract interest of 3% per
                                annum above the Royal Bank of Scotland base rate.
Repairs:                        The Tenant is required to keep the premises including
                                the Landlord’s fixtures and fittings in good tenantable
                                repair throughout the term and make good any
                                damage occasioned by the tenant or replace any
                                Landlord’s fixtures and fittings which are beyond
                                repair.
Tenant Fixtures and Fittings:   The Tenant will be permitted where necessary to fit
                                out their own stall (subject to formal written approval
                                of the Landlord) with machinery or equipment or
                                apparatus used in connection with the permitted use.

                                      2
                         The Tenant is required to keep the tenant’s fixtures
                         and fittings in good tenantable repair throughout the
                         term and make good any damage or replace any such
                         fixturessuch fixtures and fittings which are beyond
                         repair.

Decorations              The Tenant is also required to redecorate the
                         premisesthe premises at the end of the term (whether
                         3 or 6 years)- which ever is earlier to a quality and
                         specification approved directly by the Head of
                         Markets .
Signage:                 All signs shall comply with the conditions set out by
                         the Landlord. Stallholders shall at their own cost
                         clearly display on their stall|(s) a sign indicating their
                         name and business address in clearly legible letters
                         no less than 50mm high together with an A4 size
                         laminated notice showing their trading name and stall
                         number
Contents Insurance:      The Tenant is required to provide an appropriate
                         amount of insurance cover throughout the term to
                         cover damage as a result of fire or accidental damage
                         to all the Tenant’s fixtures and fittings and contents.
Third Party/ Liability   The Tenant is required to provide £5,000,000 (Five
Insurances:              Million Pounds) of Third Party Liability and Product
                         LiabilityProduct Liability Cover. In addition to
                         providing £10,000,000 (Ten Million Pounds) of
                         Employer’s Liability Cover.
                         The tenant will if required by the Landlord produce
                         to the Landlord for inspection a copy of all Insurance
                         policies.
Trading Hours:           Unless formally approved by the Landlord in writing
                         the Tenant is required to trade each day Monday to
                         Saturday inclusive, from 9.00 – 17.30.
Alienation:              The Tenant is not permitted to sub-let part or whole
                         of the subject premises.

                         The Tenant may be allowed after 18 months to assign
                         the whole subject to obtaining Landlord’s prior
                         written consent, such consent not to be unreasonably
                         withheld or delayed.

                         The Tenant must not assign the whole without first
                         offering the landlord the right to match any bonae
                         fide offer the tenant has had in respect of the
                         proposed assignment.
Alterations:             The Tenant is required to seek the Landlord’s formal
                         written consent to any proposed alterations by
                         providing, full plans, elevations and specifications of
                         the intended changes.
User:                    The premises are to be strictly used in accordance
                         with the permitted planning uses. The Tenant is

                               3
                         prohibited from selling items which are not formally
                         approved by the Markets Management staff or which
                         may contravene any Planning Statute or law.
                         Goods can only be displayed within the boundary of
                         the stall.

                         Retail of Fresh Food Produce: (A1 Planning Consent)
                         Retail of Non Food Items:       (A1 Planning Consent)
                         Café Premises                   (A3 Planning Consent)
Servicinge Provisions:   The Tenant will be obliged to comply with the
                         Service Yard Protocol which can be found on
                         www.blackburnmarket.com/new-market/service-
                         yard-protocol.html
Statutory Obligations    Tenants will be required to comply with any
                         Statutory Obligations in force throughout the term.
                         These include Health and Safety at Work Act 1974,
                         The Food Safety Act 1990 and the Town and Country
                         Planning Act 1990, and any amendments thereto.
Trader Conduct:          At all time during the term to keep the Unit in a
                         clean, neat and tidy condition with suitably dressed
                         counters displaying goods to enhance the visual
                         amenities of the Mmarket and not to do anything
                         which may be detrimental to the same. Traders shall
                         also comply with the Please see Market Management
                         Regulations from time to time in forcefor further
                         details which can be found at
                         www.blackburnmarket.com/new-market..
Market Management        The Tenant shall comply with all Market
Regulations              Management Regulations from time to time in force.
                         Any breach of those regulations may lead to the
                         tenancy being terminated forthwith.

Yielding Up:             The Tenant is required at the end of the term to yield
                         up the premises in a good and tenantable repair.
Solicitors:              To be advised.

Costs:                   Each party to bear their own.




                               4
                            NEW MARKET HALL

        SUPPLEMENTARY DESIGN AND LAYOUT INFORMATION



A.     SALES FLOOR LAYOUT:

The layout and design of the new Market hall is a blend of the traditional personal
service and unashamedly modern retail techniques. It is not prescriptive and allows
tenants the choice of using either the traditional serve-over counter or the
increasingly popular self-serve basket sales seen in new Market halls.

The Market Hall is branded as a whole with a commonality of stall design, colours
and graphics from which tenants can choose to personalise their stall. Much of the
equipment provision is by the landlord but individuality will be encouraged by allowing
adaptation to dress stalls to personal preferences. Modern retail facilities are pre-
installed to help tenants increase sales turnover through debit and credit cards and
attract a wider customer base.

Stalls are grouped according to usage. Circulation aisles are aligned to give sightlines
between the external doors, perimeter stalls and escalators to encourage even
circulation. Individual stalls are designed to maximise the ratio of sales frontage to
floor area and positioned to ensure double-sided retailing i.e. display counters facing
each other across the aisles.

 High-level stall signage is allowed but not POS or hanging displays so as to maintain
lateral sightlines. Landlords branding, zoning and directional signage is located at
height above the aisles.

B.     SALES METHODS:

Imaginative and varied product displays are positively encouraged to attract
comparison-shopping across the sales floor. Innovative sales methods developed
from the traditional Market hall “serve-over” counter are equally favoured. Mixed sales
techniques e.g. self-serve displays of spices either side of a serve-over butchers
counter, are acceptable. Self-serve basket sales for greengrocery and walk-
through/self-select fabrics are examples of increasingly-common methods used to
reduce staff costs.

Seasonal changes in product lines and regular re-dressing of stalls will be
encouraged. The Market Hall displays Christmas decorations and awards an annual
prize for “Best-dressed Stall”.

C.      LANDLORDS EQUIPMENT PROVISION:

The landlords equipment fit-out will be individually-tailored to the requirements of
traders and their product lines. A standard palette of colours, finishes and graphics
will be available shortly with facing panel colours by selection. Refrigerated display
counters will share a common design of compressor and glazed screen with ready-
use spares stored on site for use by the maintenance engineer. Individual adaptations
e.g. sliding till counters, a handbag shelf to the front and different surface materials
for wrapping counters can be specified. Counters are fabricated from a stainless steel
carcase with facings and display trays adapted and strengthened for Market Hall use.

C.1    Perimeter fresh food stall:

For a perimeter fresh food stall (e.g. a butcher with “serve-over” sales) landlords
equipment provision typically comprises a sales counter to a single frontage with:

       •   Refrigerated display counter (integral compressor) in stainless steel with
           glazed screen and integral lighting below the serving counter. Facings and
           graphics in a range of colours to suit tenant. Standard range of
           adaptations e.g. handbag shelf to suit the tenant.

       •   On-stall walk-in coldroom with hanging rails and local high / low
           temperature control (-10C / + 5C) served from a landlords condenser
           water supply.

       •   Wet preparation station with utensil sink, lockable knife drawer, and
           separate handwash basin in stainless steel. Electric hot water heater with
           waste and condensate drainage to suit.

       •   3-phase power (if required) for cutting etc machinery. Small power for
           scales and tills.

       •   Task lighting over the prep. stations with circuit at high-level circuit for
           supplementary product lighting.

       •   Dry storage cupboard with telephone ordering point and IT cabling above
           ready to receive PDQ terminal

       •   Sheet vinyl foodsafe finish to the walls.

C.2 “Island” fresh food stall:

For a “standalone” island fresh food stall (e.g. a delicatessen with serve-over sales)
landlords equipment provision typically comprises a sales counter on three frontages
with:

       •   Refrigerated display counter (integral compressor) in stainless steel with
           glazed screen and integral lighting below the serving counter. Facings and
           graphics in a range of colours to suit tenant.

       •   Below-counter refrigerated storage drawers.

       •   Wet preparation station with utensil sink, lockable knife drawer, and
           separate handwash basin in stainless steel. Electric hot water heater with
           waste and condensate drainage to suit.

       •   3-phase power (if required) for cutting etc machinery. Small power for
           scales and tills.

       •   Task lighting over the prep. stations with circuit at high-level circuit for
           supplementary product lighting.
       •   Dry storage cupboard with telephone ordering point and IT cabling above
           ready to receive PDQ terminal.

C.3 Greengrocery stall:

For a fresh food stall not requiring refrigeration (e.g. a greengrocer with “self-serve”
sales) landlords equipment provision typically comprises:

       •   Ambient multideck self-serve vegetable display counter with open basket
           display shelving beneath. In mild steel to an industry-standard system
           ready to accept tenants display shelving. Finished in a range of colours
           and graphics to suit tenant.

       •   Back or side walls fitted with interchangeable slatwall or pegwall display
           panelling to a range of colours and graphics to suit the tenant.

       •   Till counter with lockable storage beneath and IT cabling ready to receive
           PDQ terminal.

       •   Dry preparation station with waste storage cupboard beneath.

       •   Small power for scales and tills.

       •   Task lighting over the prep. station with circuit at high-level circuit for
           supplementary product lighting.

C.4 Non-food stalls

For a non-food stall (e.g. cosmetics or fabrics with serve-over sales) the landlords
provision typically comprises:

       •   Ambient serve-over counter in MDF carcase with laminate facings in a
           range of colours and graphics to suit tenant. With lockable storage
           cupboards beneath and available with a standard range of adaptations e.g
           flap counter or open display front.

       •   Back or side walls fitted with interchangeable slatwall or pegwall display
           panelling to a range of colours and graphics to suit the tenant.

       •   Till counter with lockable storage beneath and IT cabling ready to receive
           PDQ terminal.

       •   Small power for scales and tills and high-level circuit for product lighting.

       •   An open grid ceiling system useable for hanging display (weight
           restrictions will apply).

       •   Basic lighting is provided at high level within the stall but product display
           lighting is by tenants.

   If a tenant wishes to trade as a walk-through stall and sell product off hanging
   rails (e.g. self-serve for fashion items) then display counters are omitted. Further
   adaptations to the standard landlords provision e.g. glass fronts and tops for a
   Jewellers serve-over counter are available by agreement.
Out of hours security is by curtains drawn around the stall and roller shutter grilles
are not available. Imperforate ceilings are not available because of sprinkler
requirements. Further adaptations such as raised floors behind serve-over
counters are available by agreement.

D.     PRODUCT DISPLAY METHODS:

Tenants are expected to supply and install product-specific sales fittings and
operational equipment e.g. hanging rails for a clothing stall, shelving for a fancy
goods stall, chopping blocks and small fridges for a butchers stall, scales and tills.
Tenants are reminded of the need for ergonomic design and compliance with
Workplace, Health and Safety and Accessibility Regulations when finalising their
stall design layout e.g. positioning tills to minimise staff movement and ensuring
wrapping stations either face or are positioned side-on to the customer.

Tenants are expected to install individual stall signage. Variety and individuality in
design will be encouraged but flashing signs or internally-illuminated lightboxes
are not acceptable.

Good quality product display lighting is essential to maximise sales. The
Landlords fit-out incorporates a lighting circuit to which tenants are expected to
add purpose-designed fittings e.g. “Baro”-type colour-balanced lighting over a
greengrocery or meat counter and low voltage halogen spots over a jewellery
counter.

Fittings which create a sense of theatre will be encouraged e.g. “Viveur”-type
displays of live lobsters on a shellfish stall or rotating glass display cases on a
giftware stall.

To ensure quality in design and application all display and sales methods are
subject to management approval. Further guidance can be found in the Market
Management regulations which will be available shortly.




02/03/2010

				
DOCUMENT INFO
Shared By:
Categories:
Tags:
Stats:
views:6
posted:8/11/2011
language:English
pages:37