Transformation Strategies for an Improved High Street Experience
Revitalizing the British High Street: A Journey of Change
The British high street, once a bustling hub of commerce and community, has been undergoing a significant transformation in recent years. This transformation, driven by changes in technology, the rise of online sales, and the closure of major retailers, has led to declining footfall, business closures, and rising vacancy rates.
In December last year, Chancellor Rachel Reeves responded to this challenge by opening 100 banking hubs across the country. However, the impact of this initiative is yet to be fully realized. According to Sam Richardson, Deputy Editor of Which? Money, progress has been slow, and the government needs to make good on its commitment to open more.
The decline of the high street has been particularly pronounced in rural areas and among the elderly, as thousands of bank branches have disappeared since the 1980s. This quick exit has left many high streets with large vacant properties that traditional retail alone cannot fill.
The British high street is not dying, but it is changing. Dr Lucy Montague, senior lecturer at the Manchester School of Architecture, believes that the crisis on the high street is a misnomer, affecting mainly big retail, while smaller centers are more resilient. Instead, the focus is on revitalizing outmoded spaces by mingling offices and cafes, independent and pop-up shops, and homes.
The government is trying to kick-start growth with High Street Rental Auctions, which will give councils power to auction off leases for empty commercial properties. This initiative, combined with adaptive reuse of vacant retail and office buildings, converting them into hotels, residential units, community hubs, or mixed-use developments, can diversify local economies and draw more people back to town centers.
Historic England's High Street Heritage Action Zones programme, in partnership with local authorities, transforms underused or dilapidated buildings and promotes cultural events. This approach has been successful in places like Oswestry, Shropshire, where improvements were pursued, combining capital grants for the reinstatement of historic shop fronts and the reuse of empty units with living accommodation above.
However, the challenges faced by the high street are not limited to economic factors. The decline correlates socially and politically with broader dissatisfaction, such as rising support for populist parties, indicating the high street’s importance beyond economics.
Nicholas Boys Smith, founding director of Create Streets, emphasizes the importance of adaptability, community-led initiatives, and simplified investment processes for redeveloping struggling high street areas. Samuel Lawson Johnston, managing partner of Kinrise, believes that ex-department stores offer enormous opportunities for mixed-use schemes, creating community centers with offices, cafes, independent and pop-up shops, and homes.
Examples of successful revitalization efforts can be found in places like Altrincham, Trafford, and Frome in Somerset. These towns have reversed their fortunes with a holistic approach that engages residents and businesses, smart financing of public realm improvements, and the renovation of historic buildings.
However, it is crucial to remember that vacant properties on high streets can have a significant impact on the wider area and local community, potentially leading to further decreases in footfall and damage to community pride and confidence. Therefore, a combination of economic regeneration strategies, modernizing property use, and coordinated public-private efforts is essential to address the systemic challenges faced by the British high street.
In conclusion, the British high street is undergoing a natural evolution, with a likely transition to amenities and local companies taking advantage of lower town centre rents and a change to working practices. This evolution, while challenging, offers opportunities for innovation and revitalization, provided that the right strategies are put in place. As Hugh Petter, architect and master planner at ADAM Architecture, advocates, the key is to create a spirit of place by choosing businesses that contribute to the area's character and popularity.
- Revitalized historic houses in the heart of town centers can become a unique draw for shoppers and help create a diverse lifestyle scene, contributing to the transformation of the British high street.
- Financial investments and business models that promote home-and-garden shops, cafes, and independent retailers may offer sustainable solutions for the adaptive reuse of vacant high street properties, attracting footfall and bolstering local economies.
- Strategic partnerships between local authorities, property owners, and businesses for shopping developments that include residential units, community hubs, and affordable living options can foster a sense of belonging and contribute to the revitalization of struggling high street areas.
