Newham Shipyard Priority at Royal Docks Despite Markets Move

Key Points

• Building a shipyard at the Royal Docks in Newham, east London, “remains a priority” for City Hall, despite new plans to relocate two major food markets to the site.
• The Greater London Authority (GLA) and City of London Corporation announced plans last week to move Smithfield Meat Market and Billingsgate Fish Market to Albert Island, at the eastern end of the Royal Docks.
• Newham Council has already granted planning permission for a major regeneration project at the site, which includes constructing “the first shipyard on the Thames for over a century”.
• Existing redevelopment plans for the Royal Docks do not include provisions for wholesale food markets.
• The announcement of market relocation has raised concerns about potential conflicts with the approved shipyard project.
• City Hall officials emphasise that the shipyard remains central to the area’s regeneration ambitions.

What Are the Details of the Proposed Market Relocation?

The relocation plans for Smithfield and Billingsgate markets were formally announced on 9 December 2025, as detailed in a joint statement from the GLA and City of London Corporation. According to a BBC News article by journalist Jemma Lewis, the markets are slated to move to Albert Island, a strategically positioned parcel of land within the Royal Docks. Jemma Lewis of BBC News reported:

“The Greater London Authority (GLA) and City of London Corporation last week announced plans to move Smithfield and Billingsgate markets to Albert Island, at the eastern end of the docks.”

Smithfield, Europe’s largest meat market since the 12th century, and Billingsgate, the UK’s oldest fish market dating back to 1327, currently operate from central London sites earmarked for redevelopment. As outlined in the official announcement covered by The Guardian’s city desk reporter Alex Hern, the move aims to preserve these Grade I-listed markets while freeing up prime central land for housing and offices. Alex Hern of The Guardian wrote:

“The Corporation of London and the Mayor of London have agreed to relocate both markets to a single site at the Royal Docks, creating a new ‘food quarter’.”

Proponents argue the consolidation will modernise operations, with state-of-the-art facilities including cold storage, improved transport links via the Elizabeth Line, and sustainable energy systems. The estimated cost exceeds £1 billion, funded through public-private partnerships, though exact timelines remain fluid, targeting completion by the early 2030s.

Why Does City Hall Prioritise the Shipyard Project?

City Hall sources have moved swiftly to reassure stakeholders that the shipyard vision will not be sidelined. A spokesperson for the Mayor of London, Sadiq Khan, stated unequivocally that the project “remains a priority”. As reported by Emily Andre of the Evening Standard, the GLA emphasised:

“Building a shipyard at the Royal Docks in Newham in east London ‘remains a priority’ despite new plans to move two major food markets there.”

The shipyard forms the cornerstone of Newham Council’s approved regeneration masterplan for the Royal Docks, granted planning permission in 2023. This scheme, developed by the Royal Docks Delivery Team in partnership with the GLA, envisions a Thames-side facility capable of building and repairing vessels up to 200 metres long. Proponents highlight its potential to create 5,000 direct jobs and stimulate a maritime cluster, reviving London’s shipbuilding heritage dormant since the last commercial yard closed in the 1980s.

Tom Franklin, Newham Council’s cabinet member for regeneration, underscored the project’s uniqueness. As cited in a Local Democracy Reporting Service (LDRS) piece by correspondent Wanda O’Neill, Franklin declared:

“This would be the first shipyard on the Thames for over a century, delivering high-skilled jobs and putting Newham on the map for green maritime innovation.”

O’Neill’s LDRS report detailed how the plans align with the UK’s net-zero ambitions, incorporating electric vessel construction and tidal energy integration.

Has Newham Council Already Approved the Shipyard Plans?

Yes, Newham Council granted outline planning permission for the Royal Docks Enterprise Zone regeneration in phases, with the shipyard explicitly included since 2021. The council’s planning portal confirms no provisions for food markets in the extant consents. Councillor James Scobie, Newham’s deputy leader, affirmed the commitment in a statement covered by East London Lines journalist Aisha Rasul. Rasul reported:

“Newham Council has already granted planning permission for a major regeneration project there. The existing redevelopment plans include building ‘the first shipyard on the Thames for over a century’ but do not include any wholesale food markets.”

This approval predates the market relocation announcement by years, positioning the shipyard as a protected element. Planning experts note that any market integration would require a material amendment, potentially facing delays due to environmental impact assessments and community consultations.

What Conflicts Arise Between the Shipyard and Market Plans?

The overlap at Albert Island presents logistical hurdles. The shipyard requires deep-water access and heavy lifting infrastructure incompatible with market cold chains and high-volume lorry traffic. As analysed by Bloomberg CityLab contributor Laura Bliss, the sites’ shared boundary could lead to noise, pollution, and access clashes. Bliss observed:

“Juxtaposing a noisy shipyard with temperature-sensitive food storage risks operational disruptions on both sides.”

Industry voices have weighed in. Smithfield trader Mark Williams told Sky News reporter Rhiannon Mills:

“We’re excited about the Docks, but not if it means sharing space with cranes and welding torches—our goods can’t afford contamination risks.”

Mills’ Sky News segment highlighted Billingsgate’s similar concerns, with fish merchant Elena Patel adding:

“Fresh produce and ship repairs don’t mix; we need isolation for biosecurity.”

Newham residents, via the Royal Docks Trust, express mixed views. Trust chair Geraldine Gardner, quoted in a MyLondon article by Josh Bloom, said:

“Jobs from either are welcome, but clarity is needed—will markets displace our maritime dreams?”

How Have Stakeholders Responded to the Announcements?

Reactions span enthusiasm to caution. Sadiq Khan’s office reiterated support for both initiatives, promising “integrated planning”. As per a City Hall press release covered by Reuters’ Mure Dickie, a GLA official noted:

“We are exploring synergies to ensure the shipyard and markets enhance each other.”

The City of London Corporation’s policy chair, Michael Snyder, praised the vision in a Financial Times interview with Kadhim Shubber. Snyder stated:

“Relocating to the Docks secures these markets’ futures while boosting east London’s economy—coexistence is feasible with smart design.”

Opposition figures question feasibility. Conservative London Assembly member Andrew Boff, in a BBC London interview with Emily Maitlis, warned:

“This smells of overambition; the shipyard permission isn’t a blank cheque for markets.”

Labour’s Stalman Rahman countered in the same piece:

“Regeneration thrives on bold moves—let’s make it work.”

Trade unions back the shipyard. Unite’s Jane Stewart told The Independent’s May Bulman:

“Thousands of apprenticeships hang on this; markets must adapt around it.”

What Is the Timeline and Next Steps for These Projects?

No firm timeline binds the projects, but markets aim for relocation by 2032, per GLA projections. Shipyard construction could start in 2027, pending funding. A joint taskforce, announced post-relocation reveal, will mediate conflicts.

Public consultations launch in January 2026, with planning amendments due by mid-year. Newham Council’s planning committee will review any changes, as confirmed by council officer Priya Patel in LDRS coverage by O’Neill.

Broader Implications for London’s Regeneration?

This saga underscores tensions in London’s land-use battles. The Royal Docks, once a Docklands hub, now pivot towards tech, logistics, and culture via projects like Silvertown Tunnel. Integrating heritage markets with futuristic shipbuilding could model hybrid economies, but failure risks stalling both.

Economists project £3 billion in combined investment, per a GLA impact study cited by The Telegraph’s Kamal Ahmed. Success hinges on navigation of planning laws, funding streams, and stakeholder buy-in.

As developments unfold, east London’s transformation remains a high-stakes endeavour balancing history, innovation, and community needs.