Future Plans for Town Centre Revitalization
The ongoing crisis in high streets and town centres, exacerbated by the failure of the High Streets (Designation, Review, and Improvement Plan) Bill, calls for a new strategy to foster long-term economic growth. This strategy focuses on mixed-use development and deeper cooperation among stakeholders, moving away from short-term fixes.
Traditional variety on the high street is a distant memory, with many high streets criticized for having a limited variety of shops, often containing only charity shops or coffee shops. Empty high street units are a common problem, and larger units previously occupied by stores like Debenhams or Marks & Spencer create large holes in the high street scene.
The proposed solution emphasizes creating town centres where people live, work, and shop in the same area. This requires collaboration among local councils, developers, and retailers. By ensuring consistent footfall at different times, these mixed-use developments can breathe new life into high streets.
Another key element is boosting local spending power. Bringing higher-paying jobs and more residents into town centres can increase economic activity, rather than relying on superficial improvements like improving signage or merely beautifying empty shops.
Cost control for retailers is another important aspect. Conducting full cost audits can help reduce expenses, such as renegotiating card payment contracts and energy costs. Group deals facilitated by organizations like the Federation of Small Businesses can help independent shops access better rates, leveling the playing field with larger chains.
Customer engagement is also crucial. Raising awareness among shoppers about the challenges small businesses face, encouraging loyalty programs, cash payments, and conscious local spending can help boost sales and support local businesses.
The new approach emphasizes deep economic change, smarter cost management, and better collaboration between businesses, councils, and communities. The success of this strategy will depend on the cooperation and commitment of all stakeholders.
Examples of converted empty shop units include leisure facilities like escape rooms, go-kart tracks, and axe-throwing, helping to enhance the night-time economy. The Centre for Retail Research has identified multiple challenges faced by high street retailers and associated problems in town centres.
As we look towards the future, the question remains about what the new government will do to resolve the 'permacrisis' in the retail industry and town centres. The failure of the High Streets (Designation, Review, and Improvement Plan) Bill serves as a reminder that legislative band-aids alone may not be enough. A comprehensive, long-term strategy focused on mixed-use development, cost efficiencies for retailers, and community engagement offers a promising path forward.
[1] Source: Local Government Association (LGA)
The British retail industry has been in a "permacrisis" since the 2008 financial crisis, due to factors like the rise of internet retailing, changes in consumer preferences, store closures, and the impact of the Coronavirus pandemic. Several initiatives and funding schemes have been created to help high street retailers adapt to an era where traditional retail may no longer be the focal point of town centres.
The Local Government Association (LGA) criticized the Bill as unnecessary and a distraction from what councils need to protect high streets. The Bill required local authorities to designate high streets, review their condition periodically, and develop action plans for improvement. The High Streets Task Force, an organization composed of high street experts, provides guidance, support, and resources to local authorities on high street issues.
Successive extensions of permitted development rights and changes to the national Use Class Order have hampered a council's ability to control land uses such as retail, offices, and takeaways. Changes in the size limit and vacancy requirement have made it easier for Class E buildings to be converted to residential, further reducing a council's ability to help protect and improve high streets.
The High Streets (Designation, Review, and Improvement Plan) Bill, introduced in December 2023, aimed to assist local planning authorities in improving high streets in towns across England. The Bill had its second reading in the House of Lords in May 2024 but was lost due to the announcement of a general election.
In summary, the challenges facing high street retailers and town centres are complex and multifaceted. The failure of the High Streets (Designation, Review, and Improvement Plan) Bill highlights the need for a comprehensive, long-term strategy focused on mixed-use development, cost efficiencies for retailers, and community engagement to increase local spending and footfall.
- The strategy for revitalizing high streets and town centres that prioritizes mixed-use development and collaboration among local councils, developers, and retailers seeks to foster a lifestyle where people live, work, and shop in the same area, thereby promoting inclusion and creating home-and-garden, shopping, and entertainment opportunities.
- Inclusion of higher-paying jobs and more residents into town centres can lead to an increase in general-news coverage of the town's growth and success, as well as boost local spending power and stimulate economic activity in the area.
- politically, addressing the crisis in high streets and town centres could be a significant issue in future elections, as the failure of the High Streets (Designation, Review, and Improvement Plan) Bill showcases the need for a comprehensive, long-term strategy that goes beyond proposed legislation and emphasizes practical solutions and cooperation among all stakeholders.
