News

• News & PR
• Publications & articles
• Awards

Fishergate Full Circle
Julian Monaghan, Partner, Leeds
October 2004

The Fishergate Shopping Centre in Preston has only been in existence since 1988 when the former railway sidings adjacent to Preston central station were removed, the travelling crane was demolished and Charter Hall Properties Limited erected the Fishergate Centre. When the centre opened in 1988 it was anchored by Debenhams on Fishergate level a traditional food court at the middle station level and at car park level a major Asda supermarket that was accessed off the main car park.

Sixteen years and a further 5 owners later the centre is thriving. However over that time each of the owners, with DLG Architects help, have left their own mark on the centre by undertaking both minor and major restructuring. During that time there has been a significant change in the retail pattern on the high street and also in our shopping centres. The supermarkets have moved out of town and after only 5 years of trading, Asda took the option to leave the centre leaving a major void at the principle car park level. Today the supermarkets are falling over themselves to secure stores, albeit smaller ones, in the centre of our towns and DLG are currently assisting several of them in their endeavours.

DLG?s association with the Fishergate Centre stretches back to first working for Scottish Amicable in 1993, who were faced with the issue of how to fill the void left by the original Asda supermarket. Proposals were prepared for subdividing the space into 3 separate units that are currently occupied by Poundland, Argos and TJ Hughes. Whilst benefiting from the great access to the car park the challenge was how to integrate them into the upper two levels of the centre. Internal escalators were the vogue and to a large degree this was successful, albeit that it divided the pedestrian flow through into station level.

1996 brought further alterations with a new owner, Argent. DLG brought forward proposals to remove the food court at Fishergate level with the introduction of a TK Maxx unit. Further catering facilities were then located at Fishergate level with a new Café Vienna the space subdivided to create further smaller units. Further refurbishment work was undertaken in this period but the principle upgrading of the centre took place in the late 1990?s when many of the interior finishes were replaced. Argent became Resolution and the centre was subsequently sold to Burford Properties who, in 1999 with DLG made several planning applications on the site to try and meet modern retailing requirements.  Planning applications were made for a scheme for a new Littlewoods store, the major restructuring of the Debenhams store and applications for additional retail space / leisure facilities within the car park.

DLG schemes were flying thick and fast having achieved significant success with the granting of several approvals, not least a planning application in 2002 for a new food store within the southern car park. The current owners, Warner Estate Holdings, who purchased the centre as part of the Agora fund, subsequently withdrew this in November 2003. Out went the old planning approvals and a new 380,000 sq ft extension has just received planning approval. The extension, FG2, will add further retail units totalling 187,00 sq ft and a 200 space multi storey car park.  The aim of this is to attract more visitors and investment to Preston and create more employment in the town. Work has also started on a new entrance feature. Guess what ? most of the new retailers are keen to trade off the car park as they would in a retail park location and are not particularly worried about the integration with the upper levels, albeit that one of the major anchors will trade on 3 levels.

I believe it is testament to the original centre that flexibility is being maintained to take on board the significant changes in retail patterns over the last 16 ? 20 years, however it has not been without challenges. These latest proposals by the practice look to address many of the deficiencies and meet the requirements of today?s retailers, albeit that there is a touch of déj? vu to the format of the scheme and much searching through the archives to find out why we did it that way!

Ends