Developers behind the ambitious proposals say that the Mercat expansion will help attract new businesses into the town centre, including the possibility of big names such as Primark and H&M.

And they say that they are confident that, if it is granted planning permission by Fife Council, it will secure the tenancy of the major supermarket - the foundation for its vision of a revitalised and vibrant town centre.

City Site Estates and One Architects, the management and design companies behind the Mercat plans took part in a question and answer session with the Press this week to let the people of Kirkcaldy and Fife know more about its planning application which was lodged with Fife Council in April.

Those answering the questions were: Mark Ritchie, associate with One Architects Ltd.; Jim McCain, property director with City Site Estates - owners of the Mercat; and Lewis Goodman, managing director of City Site Estates.

Q. What is your company's vision for the town centre?

A. Quite simply we would like to see the regeneration of Kirkcaldy town centre. We have a major investment already in the town in the Mercat, which we bought in January 2005. We saw a rather tired looking 80s shopping centre in a town that was expanding, which needs brought into the 21st century.

Q. Given the current economic situation is this the best time to embark on such a major expansion?

A. Yes, it is the ideal time to do this as we are coming out of, not going into a recession. It is much easier to deal with land acquisition and contractors prices are very attractive at the moment. Things are definitely looking better already and this is the ideal time to be starting something like this. We won't be looking for tenants for another year or so, and we can concentrate on getting a good supermarket operator in which will lead to others coming in too.

Q. 'Deliverability' has been the major talking point locally, with many leading commentators in town suggesting the Mercat expansion will never happen. How do you answer them?

A. We are fully committed to this happening and we are continuing to negotiate with two supermarkets which expressed an interest in going into the Mercat - Tesco and Morrisons. Morrisons have committed to Invertiel but that will be subject to that application getting consent and other conditions on delivering them. We would hope to re-engage with Morrisons who we have had extensive dialogue with, and Tesco as and when we obtain consent, which is the trigger for all our plans.

Q. You are suggesting there will be an extra 250,000 sq ft of additional accommodation at a time where there are a lot of vacancies in the High Street and poor tenant demand. Where will these new retailers come from, or do you think businesses will leave the High Street to come into the new space?

A. Although there is a huge amount of floor space, we are not expecting a great increase in the number of tenants we have. The supermarket takes up around 40 per cent of the extra retail space, and the food court won't displace retailers from the High Street. We would hope to have a few much larger retail units to bring in some bigger names, such as Primark and H&M. This is turn would lead to the relocation of some of the smaller units, which may even chose to move out into the High Street, so we don't see any adverse effect on the High Street - the opposite could happen. We own some units in the High Street and the last thing we want is for people to be walking past empty shop units on a deserted street. We are now starting to see more interest from retailers wanting to come in to the town.



Q. There is only one new shopping centre in the UK being built as part of the Olympic Games infrastructure and Buchanan Galleries extension, Scotland's top retail destination is non viable and cannot attract funding - leading to the council considering subsidising the scheme. Why is Kirkcaldy an exception to this?

A. We think Kirkcaldy is in a unique position. For a start we are not building a new shopping centre from scratch, we have one already. Fife Council owns the adjoining land, which is quite unusual and it is as keen as we are to see this happening. We have tenants interested in taking on the supermarket space which would be the catalyst, and we are doing this coming out of a recession. A retail capacity study commissioned by the council confirmed that the capacity was there for an additional supermarket, and the policy has changed to prevent more out of town retail in favour of the regeneration of town centres.

Q. Car parking is a major issue in the town centre. We reported one analysis which suggested a shortage of 639 spaces as a result of your proposals. Can you confirm is there a shortfall and how do you plan to overcome it?

A. As a developer and design team we need to ensure the continued viability of the town centre, including car parking. We are working closely with the Council's transportation department to ensure that we create sufficient car parking. That analysis came as part of an objection from Invertiel Developments, but what they do not seem to be aware of is that there is currently a surplus of parking in the area of 500 spaces. We will build our multi storey car park as the first phase, and that, in addition to the surplus, will provide the car parking required.

Q. If the project goes ahead there will be massive upheaval within the town as you demolish a multi-storey car park and build a new one. How will this be managed to ensure the town centre remains open for business.

A. We are not saying there won't be disruption - you can't cook an omelette without breaking eggs - but Kirkcaldy is fortunate in that it has many access roads and a wide Esplanade which we will use to ensure minimum disruption. None of the development site fronts the High Street and there will be provision for access coming off Nicol Street onto Thistle Street. There will be construction traffic on the Esplanade but this will all be managed through a carefully planned phasing programme.

Q. You have objected to the closure of Tolbooth Street car park, does that suggest that you do not believe relocating the new pool there will have any economic benefits for town centre retailers?
A. We did not object to the closure of the car park. What we have done is object to the removal of the servitude rights (rights of access) for several of our existing tenants without other arrangements being put in place. We have never been involved in the pool issue and even if the pool was to have remained in its current site we would have gone ahead with our expansion proposals.

Q. Local property owners such as Eddie Melville of Dean Entertainments and Remo Maciocia of McSquinty's have objected to your scheme. Can you confirm you own the land needed for the development?

A. McSquinty's is currently in the process of being sold and we have confirmed our interest in buying it. The Council owns all of the development site and the Mercat site and it could step in at any time. As for Mr Melville's club which has lain empty for some time, it is not part of our site. We feel that putting it in the heart of a civic square could make it a great restaurant, tourist or entertainment venue, so we don't know why he has objected, but we don't need it for our plans.

Q. Documents seen by the Press suggest that by the time statutory consents are granted, the car park and pool demolished and the new car park built, it will be 2017 before the retail units are available for occupation?

A. No this is not correct. We would anticipate the new car park being built by the end of 2011 and the supermarket following on closely from that. Obviously the phasing has to be fluid as it will be led by tenant demand. At present we have a five-screen cinema as part of phase 4, but there is interest from two main operators and if one wants to come in sooner, then it could be brought forward to accommodate that. It is all part of a rolling programme.

Q. You have submitted a number of schemes, some of which include a nightclub, cinema and other uses and some do not. Can you confirm what your definitive proposal is?
A. We have only ever submitted the one application which includes provision for a cinema, nightclub and a bowling alley, but this is not set in stone as again, it will be led by tenant demand. So, although our proposals include a five-screen cinema, if Appollo was to come in tomorrow and ask for eight screens, we would be able to accommodate that within the area we have provided. Although there is provision for a nightclub, if there is not the demand then it can be used for a retail unit. It is all down to demand.

Q. What other benefits do you see for the town?

A. An extended Mercat would probably generate around £1 million in additional rates revenue for the Council and the ratepayers of Kirkcaldy, that is three times as much as an out of town proposal. Our economic assessments show a minimum of 1300 additional full time equivalent jobs and 400 construction jobs, which is a big boost for the local economy. In addition bringing in a cinema, food court, nightclub, bowling alley and hotel will extend the trading hours of the Mercat, bring in much more for local youngsters to do in a safe and secure environment and generally help to regenerate the whole of the town centre.