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Reimagining The Future Of The High Street

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Here in the UK, stores are now in a constant cycle of reopening and then closing and then opening again. This yoyo effect is not only dizzying, it is also disorientating, disheartening and at times dire. Even as we approach their gradual reopening, the latest news around our high streets remains bleak. Debenhams is just one of the many well known chains now set to potentially disappear from our high street. 

With support schemes set to be winding down in the next few months, including rent holidays and furlough payouts, retailers are feeling the pressure and without further support will have to cut jobs, close further stores and will ultimately struggle to survive on the high street. 

It’s well known that retailers on the high street have been suffering for quite some time, well before the effects of the pandemic took hold. An ONS report found that in the three years leading up to 2018, retail employment was already in decline across all UK regions, except in the north-west of England. With the rise of convenient e-commerce, including everything from fashion to food delivery, customers now have less of a reason to visit these physical locations. The pandemic has only accelerated the decline. As Sir John Timpson puts it, “The Covid-19 crisis will cause five years’ change to our high streets in less than 12 months.”

With the extreme pressure they now face, retailers are now assessing the value they gain from bricks and mortar shops and in most cases are re-focusing their efforts on e-commerce in order to keep selling. It's time to make preparations for a high street that works for the local community. These town centre locations are suitable and desirable for a multitude of purposes, so here we’ll look at how to repurpose the high street to meet the changing demands placed upon them. 

Retail to Residential

Just a few months into the first lockdown, there was a sharp spike in workers moving out of London and the UK’s biggest cities. Replacing empty shops in central locations in towns with affordable housing across the UK will meet the demand for buyers and renters looking to live in less densely populated areas. Large retailers, including John Lewis, are beginning to recognise the opportunity and have committed to converting some stores into housing. Under new laws here in the UK, planning permission is no longer required to repurpose or rebuild vacant and redundant commercial buildings as homes, making this transition even easier.

These houses will play more of a role than just replacing empty shops. The design and build process will create jobs. These projects can also be seen as a sustainability win for local governments, as development on these brownfield sites takes pressure off greenfield land on the outskirts of towns and cities. And when combined with other new measures such as the First Homes initiative, these houses could help first time buyers afford desirable locations. 

However, some pre-planning is essential. As great as these plans are in isolation, they could result in poorly designed high streets. These new residential locations will be less desirable if sandwiched between a bar and a busy shop, resulting in high noise pollution all hours of the day. Planners need to establish a clear chain of communication with retailers, landlords and the local community. 

The Grosvenor Estate is by far the best example of what forward thinking planning can cultivate. Both Mayfair and Belgravia are some of the most desirable locations to both live and work but it’s the high streets in these locations that elevate that desirability. Collective planning by engaging the local residents, consulting the proprietors and supporting innovation ensures everyone not only survives but thrives.     

Out of Office, in the high street

As workers and companies continue to move out of big cities, the demand for office space will move with them. With many companies saying they no longer expect their workers to be coming into the office five days a week, employees have reduced reasons to be within a commutable distance to high rise offices. 

Although there is a worry that offices are a thing of the past, the continued success of these spaces says otherwise. In March 2020, offices accounted for around 11% of all addresses on British high streets, and it’s expected this average will rise as the co-working office market has shown positive growth during periods of lower restrictions. These offices also provide an immense trickle down effect to the rest of the high street as the lunchtime crowd has the potential to support a number of cafes, gyms, childcare centres and more.

Thinking local to save the high street

We’ve seen the bold actions many individual companies are taking to save the high street. Grosvenor, a global estate property manager, recently offered rent relief to over 500 of its retail and hospitality occupiers, including deferring rent for the next three months. A huge number of restaurants here in the UK have decided to continue to offer the 50% off discount provided by the “Eat Out to Help Out” scheme without the Government subsidy. 

Ultimately it is down to the consumer and we need to think differently about what we purchase. When you buy local, you are supporting your community, keeping the money where the most effective change can be seen. The high street needn't die. This could be the rebirth of independents who curate and cultivate new products, goods and services.

With the amount of chaos and change afflicting towns and cities around the world, the high street needs to be a place of balance. A well-planned mix of housing for residents, modern office spaces and varied hospitality and retail experiences will revitalise our once busy town centres, even if they look different from what we are used to. The future high street’s purpose will be so much more than just shopping. With clear communication between communities, local authorities and the private sector, new attractive spaces will be designed for communities to meet the demand for safe and social experiences.

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