Barry's Meat Market: as one door closes, two open!

Saturday 26 May will see Barry's Meat Market, the mainstay of Woodgrange Road's retail offer, close its doors for the last time - but other portals are opening soon!

As a thank you present to his loyal local customers, Barry will have a marquee at the back of the shop on the day, with a barbecue and drinks for them, between noon and 5pm. You are welcome!

Barry's - end of an era on 26 May 2018

The closure is a prelude to the redevelopment of the shops and flats above 39a - 49a Woodgrange Road, to make way for the construction of 77 new flats on the site - and the opening of a large Lidl supermarket (see here, for details).

Three of the shops on the terrace have already moved south down the road (Khan, the halal butcher, Medinah's dry cleaners and Fancy Curtains), and the painted-over windows suggests that Gregg's has already sold its last local sausage roll.

Barry's is migrating too - but to the 21st century and the web!  More of that later.

Barry, as his customers will remember him
 - a cheery face in his butcher's overalls

Barry Parsons was born in Walthamstow in 1969 and opened his first butcher's shop on Woodgrange Road, with family help, as a youngster in 1985. It was in a small shop, next to Santander (in what later became Fancy Curtains), which had originally been opened as part of the family business in 1982. Due to family illness it closed temporarily in 1984 until Barry stepped in, the following year.

His dad, a bus driver, and granddad, a butcher,  opened the first in the line of family shops (the title family butcher's always seems somewhat sinister!)in Lea Bridge Road in 1970. The name above the door was Parson's - and it remained so until about five years ago. The shop was later moved to Walthamstow High Street, and it is today run by Barry's cousin and trades under the name of Norfolk's.

Barry arranging the carcasses
in the cold store room. Five star
rated for food hygiene and cleanliness

Barry's older brother, Jeff, meanwhile opened his own butcher's, the Cookery, in Stoke Newington High Street, 40 years ago - where he is still in business with it. Barry started working with Jeff and after three years, branched out on his own, to his first Woodgrange Road shop - 41b, in 1985.  Three years later he moved to his very familiar corner shop.

Barry's opening, initially trading
under the family name of Parsons

And, of course, he's seen many changes, over the years.  When he started there were seven butcher's on the street, including a Dewhurst's an AA Fisher's and a Manor Farm Foods. Since that time the shop has faced many challenges: the rise of supermarkets and pre-packed meat, the impact of convenience and take-away food, the emergence of halal competition locally and the rise of vegetarianism - all of which have hit the traditional butcher's trade.

Early shop displays at Barry's - above and below

One of his biggest challenges, however, came from an unexpected source; Thames Water.  Readers will remember when the land outside his shop was dug up for almost three years, as major work was undertaken on the main pipes and sewerage systems below.  This hit his trade badly, as customers found difficulty in accessing the shop - and others simply assumed it had closed.  Sales dropped by about 60% during the works and it took Barry many months to extract compensation from Thames Water for the damage it had done to his trade.

Barry's has survived, because he has moved with the times. A look inside his shop shows that the stock caters for the meat tastes of most of the local nationalities who have settled locally; and his staff, ethnically, almost mirror the community they serve. His motto is - listen to your customers, and give them what they want - in short, the cornerstone to all successful retailing.

It's a hard life as a butcher.  Barry, who now lives in Waltham Abbey, is up five days a week at 3a.m. to get to Smithfield for 4, each day.  He's back at his shop, fully loaded up with meat between 5.30 and 6 each morning. It's then cutting and preparing time, before doors open at 9.

 

It's usually 6.30pm before the shop is cleaned up and ready to close for the night.  Work "in the office" then begins for Barry, as he begins making his orders for the following day and balancing the books, before he can shut down for the night, and grab 4 hours sleep, before the schedule begins again.

When a bad accident to his arm kept him away from his shop, about three years ago, Barry began experimenting with new business models - and that has prepared him well for his future in the trade.

Above and below - Barry and staff at
work in the preparation cold rooms,
at the back of the shop

He has had little choice but to move his business from Woodgrange Road on, as his lease has been run down, and the freeholders have sold the row of shops and premises behind them for redevelopment.  He has tried to maintain a local presence - making an unsuccessful bid to take over another shop on Woodgrange Road, and has also acquired premises further up - near the fish supermarket, to redevelop as a butchers'. Difficulties with the planners - now resolved - however, have meant that it would be 18 months before he could trade from there.

So - the business models he learned from his time away from the butcher's block have come in very handy. He started and developed a wholesale meat business, working with a chain of Lithuanian butchers, which is prospering. 

This augers well for the future. He also started, by way of an experiment, a high end, on-line, butcher's shop.

This has been revamped, and will be relaunched as The Luxury Meat Box Co (www.TheLuxuryMeatBoxCompany.co.uk) in June. He will also be continuing to operate - on-line - as Barry's Meat Market (www.BarrysMeatMarket.co.uk), where he will offer a four day a week delivery service to Forest Gate, and his local customer catchment area.

The Luxury Meat Box Company - reading
and waiting for your on-line orders

Barry's on-line will be available from Tuesday 29 May - there will not be a day of lost trading, after the physical shop closes! The company's website even has the feel of Barry's shop about it - with the signage and colouring.

Barry's will offer next day (Tuesday - Friday) delivery, free of charge (subject to a £15 minimum order) to the Forest Gate area.  It will sell the same range of stock currently available, in the shop, and customers will be able to order on-line from photos of items and an easy to access ordering system on the website.  Enhancements to prepared-meat quality are being developed, as the stock will become gluten-free and contain no additives.

A seamless local service from Barry's.
Food delivered to your door from early next week!

The Luxury Meat Box Company will be aimed at the Ginger Pig, Borough Market- and other high-end butcher's chains' customer bases. Barry will be offering luxury products at affordable prices. The meat will be sourced from a range of farmers with whom he already has business dealings, together with existing Smithfield specialist suppliers.

There will be Rare Breed,  Angus, English Longhorn and British White beef; free range Gloucester Old Spot pork; Salt Marsh Lamb and Packington's free range chickens, among other delights, available.

The meats will be dispatched four days per week, on the day of sourcing - with next day deliver,  via DPD,  guaranteed.  It will be delivered  in carefully- sourced containers and packed in ice that will keep the meat cold for four days, from despatch. The service will be nationwide - and delivery will be free for orders in excess of £60.

Barry now lives in Waltham Abbey and has taken over an industrial unit there, which is currently being converted into a customised, cold storage butcher's unit. All of the preparation of meat - collected from farms and Smithfield - will be undertaken and despatched from there. Work is still being undertaken on preparing this unit. Until then, Barry will take over a temporarily vacant premises at Smithfield for his preparation work.

Above: staff at work, cutting meat for
 the customers, and below - impressive
 display cabinets of prepared meat

Barry currently employs six staff - four of them will follow him into the new 21st century butchery business, leaving behind many happy memories of their time on Woodgrange Road - including one last fling, as on-watchers to a new movie. Three weeks before the shop closes, it shut for one additional day, to become a film set for a movie, staring Helen Mirren and Sir Ian McKellen.

Lights, camera, action: temporary rebranding,
for filming in early May, as Rastakovski's

The fascia board name was changed to Rastakovski, a Polish butcher' set at the turn of the 20th/21st centuries. The film, The Good Liar, will be released by Warner Brothers next year. Helen Mirren wasn't on the set of the day of shooting, but McKellen and Jim Carter (butler from Downton Abbey) were.

Ian McKellen and Jim Carter
awaiting the call for action

The film plot starts of simply: Ray Courtney (played by McKellen) meets a well-to-do widow, Betty McLeish (Mirren), with a view to conducting an on-line swindle.  The intentions go awry when Courtney falls for McLeish, and the drama begins ...

As Barry says, the movie will be something to show his grandchildren and tell them of his times on Woodgrange Road.

So - farewell - and a swift hello to Barry, as he moves from the physical to the on-line local butcher!

Update - September 2018

Barry's back. He will be re-opening in Forest Gate on Tuesday 9 October at 34 Upton Lane. There will be big discounts - of upto 50% - during the opening week for old and new customers.

The shop is being refitted, and has a new name board, as opening day, Tuesday 9 October, approaches.

Because Barry is moving back to E7, his click and collect, via Angie's and local delivery arrangements in the area will cease with the new opening.  His rare breeds meat service, however, previously available only on-line will be available from the new Upton Lane shop!

Go along, and take a butcher's, next Tuesday!

Redevelopment proposals for Woodgrange Methodist Church

The congregation and pastors of Woodgrange Methodist church, together with the national hierarchy of the Methodist tradition have been working, for about 5 years,  on redevelopment plans for the site. These are at an advanced stage and subject to pre-planning consultation.

Architect view of how the new development
 would fit in to Woodgrange Road - nb, this
assumes the proposals for 39a-49a -
opposite - go ahead as approved

The existing buildings, although only about 60 years old, are looking tired and unfit for purpose, so the Methodists have appointed a series of external professionals to help them re-develop their physical position within the local community.

They held two consultation sessions - totalling eight hours - within the church premises, over a cold February weekend. We went along, and this is what we found.

The consultation event was fronted by Alaistair Watson of Broadchurch Asset Management - about whom, more much later.

The proposal is to knock down the existing church and supporting buildings and replace them by a new church and around 33 flats. The consultation leaflet said that the proposed development will provide:

• a new high quality visible church on the northern side of the site
• variety of community spaces
• around 33 new homes
• retail accommodation

and that "The site has been designated as suitable for residential-led mixed use development (enabling the Church) in the Borough's Local Plan."

Bird's eye view of how the proposed
development would appear

Mr Watson promised copies of the display boards on show at the consultation event to share with readers of this blog.  He has failed to honour this commitment, despite repeated reminders and requests. As and when he chooses to do so, we will happily update this post and add them to it.

Only about 25 people had attended the consultation event half way through its opening hours, so few members of the local community will have had much of a chance to see what is proposed for one of the focal points of the local community.

The original Methodist church, built at the
 conclusion of construction of the Woodgrange
estate - in the early 1890's. The new proposals
seek a similarly dominating tower/spire

 In summary, the church's physical position on the footprint of the existing  site will be switched from abutting Claremont Road, to being adjacent to Osborne Road. The church will have a tall spire/tower - as the original church on the site had, before it was bombed during WW2. The spire, itself, would be dominated by a huge cross.

This literally towers over other buildings in the area, and may now be deemed out of character - even with the taller residential apartment buildings planned for the opposite side of Woodgrange Road (see here).

The original church, in ruins,
following bombing during WW2

The church, itself, will occupy about 50% of the land on the site - the other 50% will be devoted to housing. Mr Watson was frank - 'it is the sale of the flats that will pay for the rebuilding of the church'. But, the proposals only anticipate that 6 of the proposed flats will be for 'social housing'. The other 27 would be for sale.

 

The consultation leaflet stated that further information about the proposed development could be found here. At the time of writing, this website offered no more information than the leaflet available at the consultation event, other than the information that "The site will be developed by Pigeon Investment Management."

Pigeon's website: www.pigeon.co.uk says:

Pigeon was established in 2008 and has assembled a management team with extensive knowledge of the regional property markets and a powerful combination of business and property skills.

Pigeon manages commercial and residential property on behalf of its investors with a projected end value of over £250m and is currently promoting land for over 15,000 dwellings for its land partners.

Herein lies a potential problem for both the developers (Pigeon and Broadchurch) and for would-be Newham Labour Mayoral hopeful Cllr Rokhsana Fiaz. Cllr Fiaz, in her manifesto for mayor plan, aims to get 50% of new-build homes in Newham under council ownership and let at fair rents.

The church, today, occupying space the
developers propose is used for 33 flats
- 80% for sale at market prices

Clearly both ambitions - the 80% flats for commercial sale proposals of the developers and 50% council-owned by the potential mayor - cannot be met, unless weasel words can be conjured up.

The rebuild proposals would see the church side of the development as a large multi-purpose space that could be used to host a number of community activities, and open up to make it an inviting facility for local community use.

The Grade 2 listed Peter Peri's sculpture, The Preacher, (see here for details), currently facing Woodgrange Road would be relocated to face the corner of Woodgrange and Osborne Roads in the new proposals.

Peter Peri's sculpture will be moved,
but remain as a significant feature of the
new church - under current proposals

There were a number of elderly members of the local congregation present at the consultation event and they are very keen on the proposals.  "We pray every day for their success" we were told. 

They were keen to point out that they do not want the new development to have walls or fences around it - both from a perspective of being welcoming to the local community, but also because they do not wish it to become a centre of anti-social behaviour (litter dumping, street drinking, needle discards etc).

Mr Watson said all concerned were working to what sounds like an incredibly ambitious time table. Planning permission within two-three months and project completion with about 18 months. The congregation would co-locate with the Manor Park Methodists for the duration.

Alaistair Watson and Broadchurch Asset Management

The consultation event was hosted by Mr Watson, in the name of Broadchurch Asset Management.

The company's name is a potentially misleading one, because in financial circles "Asset Management" companies are those who look after/invest large holdings of other people's money - like pension and sovereign wealth funds. Broadchurch is small beer - with almost no assets - either of its own, or apparently managing.

Alaistair Watson, 53, is the only current director of Broadchurch-am, which was established in 2013, and doesn't appear to have done much trading since. He has been involved with a string of other property companies (33 at the last count - though only currently active in 4) and has been involved with projects in Essex, the Isle of Wight (see ,here and here) and Suffolk, where he lives. He  appears to be a bit of a vintage car enthusiast (see here). 

Broadchurch, together with Pigeon, do, however, have plans for a significant development in Hadleigh in Suffolk - see here.

In 2005, under the name of Thamesgate Regeneration, Mr Watson managed a big and controversial development  in East Tilbury. It attracted a fair bit of press coverage, not least from The Guardian, due to its plans to build a 14,000-home new town on greenbelt land.

Colonnade Holdings, another company managed Mr Watson, has run a few successful projects in the Isle of Wight over the last decade or so. But he and this company didn’t have a good time of it when developing a shopping centre in Basildon in 2009, according to three separate reports in the local paper (see here, here and here).

Some of the filth currently outside the
church.  The congregation, and local
people want to see an end to this.
Mr Watson - please note

The congregation at Woodgrange Methodist church, and Forest Gate residents more generally, will be disappointed to hear that there were complaints were about filth, rubbish, graffiti and broken pavements in the area under development, causing accidents and discomfort, for which Mr Watson had to publicly apologise.

October 2018 update

A formal planning application for the redevelopment of the Woodgrange Methodist church was lodged at the end of September 2018. Full details can be found on the council's planning website, see here.

Below are some of the drawing submitted as part of the application. 

Comments about the application are sought by the council, via the site, above, with a closing date of 31 October 2018.

Some observations:

1. Five weeks does not seem long for the consultation process - particularly considering how minimal the first stage of consultation was - see above.

2. The diagrams below disguise the fact that if accepted, a key part of Forest Gate's main thoroughfare (the flats in this proposal and those in the boarded up shops opposite - whenever the developers get round to building) will switch from being effectively three floors high, to six floors high. This is a significant change to the nature of the area, which the council has failed to consult on, adequately.

3. As mentioned, above, weasel words have been conjured up to disguise the fact that the proposal falls considerably short of Newham's mayor's stated aim of ensuring all new housing developments in Newham are split 50:50 between commercially let and sold properties and those that are "affordable". The proposal, like the original consulted-on scheme, still envisages only 6 of the 33 homes being for "social housing", and 27 not (i.e about 18% social/affordable). 

4. All the evidence suggests that 3-bedroom accommodation presents the largest demand for housing in Newham. Only six of the proposed flats are 3-bed, nine are 2-bed and 18 are 1-bed.

5. The planning proposals envisages that the building costs of the development will be £10.5m, bringing the equivalent of 97 labour-years of work.

Ground floor plan

Church development plan's height in
comparison to agreed development
for 39a - 49a Woodgrange Road

Current building footprint (solid colour),
within site plans for new development (purple line)

Top view of proposed development

View from Claremont Road

View from Osborne Road

Woodgrange Road, looking east