Billingsgate and Smithfield Markets to Relocate to East London

Key Points

• Billingsgate and Smithfield markets are set to relocate to a new joint site on Albert Island in east London’s Royal Docks, under plans unveiled by the City of London Corporation and the Greater London Authority.
• The proposal follows the Corporation’s decision last year to scrap a previous move to Dagenham.
• The new location remains subject to planning permission from Newham Council and the successful passage of a parliamentary bill to de-designate the current market sites.
• The Royal Docks, owned by the Greater London Authority, already has outline consent for 69,700 square metres of development and a new boatyard; it lies within London’s only Enterprise Zone and forms part of the Royal Docks and Beckton Riverside Opportunity Area.
• A memorandum of understanding has been signed by the Corporation and GLA to formalise cooperation on the relocation.
• Discussions will now begin with potential development partners and the Port of London Authority, which operates the adjacent shipyard.
• The City Corporation said the move would secure the long-term future of the wholesale food markets and unlock regeneration of their current central London sites, including redevelopment of the Smithfield complex into a cultural and commercial hub aligned with the London Museum, and around 4,000 homes planned for the Billingsgate site in Poplar.
• Traders said congestion and listed status restrictions at the current locations were limiting business growth; most have agreed to move together, with remaining operators transferring their businesses to others to preserve existing trade.
• Economic modelling by the Royal Docks Team – a joint body set up by the Mayor of London and Mayor of Newham – estimates the relocation could bring £750m in local expenditure, 2,200 jobs and £130m in gross value added to Newham, with wider UK benefits expected to exceed double that over 30 years.
• The Corporation confirmed both markets would continue operating at their current sites until at least 2028; once relocated, they will be known as New Billingsgate and New Smithfield.
• A new onsite food school is planned to continue existing training programmes and expand opportunities for apprenticeships and skills development across butchery, fishmongery and other trades; the facility will serve communities across Newham and the South East.
• Chris Hayward, policy chairman at the City Corporation, said the move would allow new housing and cultural plans to go ahead while safeguarding the future of the markets, adding: “This is undeniable progress.”
• Howard Dawber, deputy mayor for business and growth, said bringing the markets into the Royal Docks would support one of London’s most significant regeneration schemes.
• Rokhsana Fiaz, mayor of Newham, said the borough was “honoured” to be considered as the markets’ new home.

Billingsgate and Smithfield markets, two of London’s historic wholesale food hubs, are poised to relocate to a shared site on Albert Island in the Royal Docks, east London, following a memorandum of understanding between the City of London Corporation and the Greater London Authority (GLA). The announcement, detailed across multiple reports, marks a pivotal shift after the Corporation abandoned a prior plan for Dagenham last year, with operations at current sites guaranteed until at least 2028. Subject to Newham Council planning approval and parliamentary legislation, the move promises economic boosts and site regenerations while addressing trader concerns over congestion and heritage constraints.

What prompted the relocation of Billingsgate and Smithfield markets?

Traders at both markets have long voiced frustrations over operational limitations at their central London locations. Congestion and the listed status restrictions were cited as key barriers to business growth, with most operators agreeing to relocate collectively and others planning to transfer businesses to maintain trade continuity. As reported in coverage of the announcement, these challenges necessitated a viable alternative site.

The scrapped Dagenham proposal last year underscored the need for a more suitable venue, leading to the Royal Docks selection. The Corporation emphasised that the shift secures the markets’ long-term future, unlocking redevelopment potential at existing sites. Smithfield is earmarked for a cultural and commercial hub tied to the London Museum, while Billingsgate in Poplar could host around 4,000 homes.

Where exactly will the new markets be located?

Albert Island within the Royal Docks emerges as the chosen site, owned by the GLA and boasting outline consent for 69,700 square metres of development alongside a new boatyard. This area falls within London’s sole Enterprise Zone and the Royal Docks and Beckton Riverside Opportunity Area, positioning it for substantial growth. Discussions are underway with potential development partners and the Port of London Authority, operators of the nearby shipyard.

The memorandum of understanding between the Corporation and GLA formalises this cooperation, paving the way for next steps. Post-relocation, the venues will rebrand as New Billingsgate and New Smithfield, preserving their legacy in a modern setting. The site’s strategic riverside access aligns with logistics needs for wholesale trade.

What economic benefits does the move promise?

Economic modelling from the Royal Docks Team, a collaboration between the Mayor of London and Newham’s mayor, projects £750m in local expenditure, 2,200 jobs, and £130m in gross value added for Newham alone. Wider UK advantages are anticipated to surpass double these figures across 30 years, bolstering regional prosperity. Howard Dawber, deputy mayor for business and growth, highlighted how integrating the markets supports one of London’s premier regeneration initiatives.

These projections stem from the site’s Enterprise Zone status, fostering investment and employment. The influx could revitalise east London communities, particularly in Newham, through direct jobs in trading, logistics, and support services. Rokhsana Fiaz, mayor of Newham, expressed that the borough feels “honoured” to host the markets, underscoring local enthusiasm for the economic uplift.

What approvals are still required for the relocation?

Planning permission from Newham Council remains essential, alongside a parliamentary bill to de-designate the current market sites. These hurdles must clear before construction advances, ensuring legal and community alignment. The outline consents already in place for the Royal Docks expedite aspects of the process.

Chris Hayward, policy chairman at the City Corporation, noted the move enables housing and cultural developments while protecting market viability, stating: “This is undeniable progress.” The Corporation’s confirmation of operations continuing until at least 2028 provides reassurance amid uncertainties. Stakeholder consultations, including with traders and authorities, will shape the path forward.

How will the current market sites be redeveloped?

Regeneration forms a cornerstone of the strategy, freeing prime central London land for mixed-use transformation. Smithfield’s complex will evolve into a cultural and commercial hub, integrated with the London Museum to draw visitors and businesses. The Billingsgate site in Poplar eyes approximately 4,000 homes, addressing housing shortages in east London.

These plans align with broader urban renewal goals, blending heritage preservation with modern needs. The Corporation positions the relocation as enabling these outcomes without compromising market functions. Local impacts include enhanced public spaces and economic activity from new residents and cultural attractions.

What training opportunities will the new site offer?

A dedicated onsite food school will sustain and expand existing programmes, focusing on apprenticeships in butchery, fishmongery, and related trades. This facility aims to serve Newham and South East communities, nurturing skills for future generations. It builds on traditions from the current markets, adapting to contemporary demands.

The initiative addresses workforce development amid industry evolution, potentially attracting diverse talent. By embedding education within the site, accessibility improves for local residents seeking careers in food wholesale. This element reinforces the project’s community-oriented ethos.

Who supports the Billingsgate and Smithfield relocation?

Key figures have endorsed the plans unequivocally. Chris Hayward stressed progress in balancing regeneration with market security. Howard Dawber praised alignment with Royal Docks revival efforts, while Rokhsana Fiaz conveyed Newham’s honour in hosting.

Trader consensus further bolsters momentum, with collective agreement to move preserving supply chains. Institutional backing from the Corporation and GLA, via the memorandum, signals commitment. Broader stakeholders, including the Port of London Authority, stand ready for collaboration.

When will the markets continue operating at current sites?

The City Corporation has assured continuity at existing locations until at least 2028, averting disruptions during transition. This timeline accommodates planning, construction, and trader preparations. Renaming to New Billingsgate and New Smithfield post-move maintains brand recognition.

This buffer period mitigates risks, allowing phased migration. It reassures suppliers, buyers, and employees of stability amid change. Monitoring progress will be crucial to meet this deadline.

Why choose Royal Docks over other locations?

The site’s readiness, with existing consents and Enterprise Zone incentives, outshone alternatives like Dagenham. Proximity to transport and the shipyard enhances efficiency for perishable goods handling. Regeneration synergies amplify its appeal.

Trader input prioritised accessibility and growth potential, met by Albert Island’s attributes. GLA ownership facilitates streamlined agreements. Economic forecasts validate the choice’s viability.

The relocation of Billingsgate and Smithfield to Royal Docks represents a calculated evolution for London’s wholesale markets, intertwining economic promise, urban renewal, and heritage continuity. With robust projections and stakeholder alignment, the project eyes a transformative footprint in east London, pending requisite approvals.