For more than 250 years, the Covered Market has been at the heart of Oxford – a working market, a meeting place and a daily part of city life.
This programme of essential improvements is focused on giving the historic building the care and upgrades it needs to continue serving traders, residents and visitors long into the future. Much of the work relates to infrastructure and facilities that are now reaching the end of their serviceable life, alongside carefully considered changes to layout and access that support how the market functions day to day.
The market will remain open throughout the works, and traders are closely involved as plans continue to develop. The building’s protected historic character remains central to all design decisions.
This page brings together the latest information in one place, including updates, drawings and meeting actions.
Video Updates
This short video explains the purpose of the programme of essential improvements to the Covered Market and clarifies what is and isn’t changing. It outlines the focus on essential upgrades to infrastructure, facilities and layout, confirms that the market will remain open throughout the works, and explains how the building’s historic character continues to guide the design.
This is the first in a series of updates that will be shared as plans progress.
We recognise that people have questions about the programme of essential improvements to the Covered Market. This section brings together clear answers to the most common queries about what is changing, how the works will be delivered, and what this means for traders and visitors.
The market is fine how it is, why do we need to upgrade the building?
The building is in need of upgrading especially to the services drains, electrics, WC’s etc. which are reaching the end of their serviceable life. Replacing and, where appropriate, upgrading them will ensure that they meet the requirements of traders now and in the future.
We also want to encourage new visitors to come and spend time (and money) in the Market and these changes are essential to support that.
Some of the changes will also enable improvements to sustainability with the aim of lowering bills with the new design able to accommodate e.g. solar power in the future.
Will the character of the market be retained?
It’s a listed building and beloved for its unique look/feel. We have an experienced team of heritage consultants and architects with knowledge of listed buildings and markets. All upgrades are sympathetic to the building’s status, history and character. They will preserve what is loved for generations to come but tidy up and make it fit for the future.
A lot of the changes are “behind the scenes” addressing problems with drainage and services for example.
Have the traders been involved in these plans?
Yes, the traders have been involved from the beginning, and we have been working with them throughout. We continue to have regular meetings and are also discussing proposals with traders on a 1-2-1 basis when necessary. The Council has a dedicated communications officer to help keep traders informed throughout the works.
Will the number of shops change?
We are moving the substation and changing the plan which will allow for more retail space within the market – the actual number of shops will depend on how much space traders want.
Will any traders need to move?
Some traders will need to move and we have discussed this with them. None of the traders will be made homeless because of the work. The latest masterplan will provide much-needed additional WC’s and while this will mean the loss of some existing retail units, additional trading space is being provided and affected businesses will be offered alternatives within the market.
Will the Mix of tenants change?
The City Council leasing strategy prioritises independent/local businesses and this won’t change, however, to meet the public’s future needs we may see a slight adjustment in the mix of uses going forward. We are currently undertaking a review of the use mix and will have more details to share in due course.
Will the Market have to close during the works?
The market will remain open as usual throughout the works, however, there may be diversions and some entrance closures for safety during the work. We have appointed a construction consultant to develop a plan for phasing and delivering the construction work in a way that minimises any disturbance and this will be developed further once a contractor is appointed.
How long is the work likely to take?
We expect the work will take around two years to complete but not all of the market will be affected at any one time. The work will take place in phases and some works will be out of sight or undertaken out of hours to minimise disruption.
Will deliveries and loading bays including 24/7 loading will remain?
Further changes to Market Street will remove one loading bay in order to provide a better public entrance to the market via the new open court. Traffic studies are being carried out to make sure this should not have an adverse impact on the need for loading.
Will accessibility be improved?
The latest changes to Market Street included a new disabled bay closer to the GP surgery. This will remain following the masterplan works.
Accessibility within the market will be improved with better floor surfacing, new lighting, new WC’s and an additional accessible WC and baby changing facilities.
Will rental rates increase because of the Masterplan works?
No rental levels will not be increased because of the Masterplan works. Rental will only be reviewed through the normal rent review process and in accordance with the lease and not as a direct result of the works.
Will the mix of tenants change?
The Council has no intention of the Covered Market becoming a ‘food hall’ and will keep the focus on a balance mix of uses with a strong emphasis on independent and local businesses.
The Council is currently undertaking its regular review of the leasing strategy to ensure the market can remain relevant and reflect lifestyle and shopping changes to respond to demand.
Will traders be compensated for disruption during the works?
The Council recognises that the Masterplan works will cause some disruption to businesses and we will work closely with traders to manage and minimise impacts wherever possible. We will also work with traders that want help on a case by case basis to provide support.
Why is the work happening now? Can we postpone to after completion of the All Souls work?
Much of the remedial works e.g. to drains and WC’s is urgently needed and delay will add to the on-going cost of repair and maintenance as well as the risk of impacting on trade. Delay is also likely to add significantly to cost through inflation and other changes which also risks impacting on the scope of work. While disruption is always difficult we are keen that we can complete works as soon as possible to the benefit of all traders.