The thoughts of our Chair Dan Parr, on behalf of Revo, on the critical role of the High Street and the changes required to support it, published as written evidence for the Inquiry
What impact does the clustering of similar retail and service outlets, such as betting shops, vape shops and barbers, have on high streets and community pride?
The question here is less about the perceived and actual impact of these business types, and more about a reasonable alternative. Vacancy cannot be seen as a positive alternative, so unless there is evidence that other business types are viable, it would be unfair to expect the owners of these places to ignore these types of retail and service outlets.
High streets should not rely solely on the use types mentioned, they should reflect the needs of their communities as much as possible, and there are lots of successful, vibrant high streets that incorporate these kinds of uses. Our recommendation would be to work with owners and local groups to understand what they need and want from their high street, and with that information to hand, find reasonable ways to incentivise and support businesses that could build community pride.
What new planning powers is the government proposing to empower communities to block “unwanted” businesses from high streets, and how effective will these powers be?
We do agree that this needs to be evaluated. If applied improperly, it has the potential to only create more vacancy, and remove economic value from communities. It will almost certainly also lead to imbalance across the country – some communities will be able to more reasonably apply powers like these to their high street than others, and the risk is that deprived areas are held back.
What factors and approaches have led to successful high street regeneration in different parts of England?
We would always recommend collaboration between local authorities and private enterprise. It is only right that the needs and wants of communities are reflected in the conversation, by their elected representatives, but that when conversations are unlocked on regeneration, that all parties are willing to shape proposals collaboratively. Without that, you either have too high an expectation that makes any kind of regeneration unviable, which means places stagnate, or you have a situation where places fail to truly speak to the people who should be enjoying them, and they then struggle. There are lots of examples up and down the country of this happening.
What are the potential benefits and drawbacks of different approaches to public realm improvements on high streets, such as design codes, street furniture, and pedestrianisation?
Broadly speaking, we expect well planned public realm improvements to have a long-lasting, positive impact for a high street or community. But they do need to be well planned. Quality design creates quality environments, and they tend to be the ones that people enjoy the most, which means they will travel there more often, spend more time there, and as long as the offer is right, spend more.
However, poorly planned proposals – that are not cohesive or considered – can be disruptive for little or no net benefit at the end. If a street becomes pedestrianised, do you have an effective public transport plan to account for making it less desirable or possible to visit by car? Where does that traffic go instead? Does the high street have a tenant mix that works well for pedestrianisation, or in doing so have you made it a more challenging trading environment for some? These are relatively straightforward questions, but they highlight the need for any public realm plan to be reasonable considered with both the visitor audience and business audience in mind.
What impacts can improvements to a high street have on community pride and people’s sense of belonging?
Hugely positive – successful places attract people consistently, because that keeps them thriving. That is only possible if its community wants to be there, whether living nearby or travelling from further afield. People will take pride in their high street, and will spend time and money there, if it lives up to their expectations.
The reverse is also true – a declining high street will only inspire a lack of enjoyment and pride, and reduced sense of belonging. This is why having effective collaboration between local authorities and the private sector is so valuable. It ensures all of the best expertise is around the table, and that the best long-term solutions can be found.
What impact have recent changes to business rates had on high street businesses?
The picture here is nuanced. We are supportive of business rate reform, and while recent cuts and relief will make a small difference, the reality is that this system has become too complex, too costly, and too arbitrary.
Take for example the 20% cut for pubs, social clubs, and music venues. This, on the face of it, ought to be welcomed, but it creates a sense that these businesses are more valued than others and require greater protections, which is an unfair reflection of the role that a huge array of business types play in high street environments. The valuation threshold could change the way decisions are made with regards to larger spaces, at a time when many destinations are reliant on the appeal of anchor units to support smaller stores and independents. It is not inherently fair to penalise one for the benefit of another.
Global circumstances have driven costs up significantly for all business types, and margins are being squeezed. We believe wider reform is needed to provide them with reasonable freedom to operate in support of high streets, having a simpler, more appropriate rates system. These are principles also promoted by The Shopkeepers’ Campaign, which we support.
Are allocation methods for Pride in Place funding suitable to ensure funding reaches communities where it is most needed?
If we have funding going into more deprived areas, that can only be a good thing. As with our responses across other areas in this submission, we would recommend there is some element of private enterprise in the conversation, so realistic goals are met that genuinely add long-term value for those communities.
The focus is only justified, however, with a deep understanding of the detail behind the communities. Who lives, works, and visits there, what are the causes and extents of the place’s deprivation and need, and therefore what will those people genuinely benefit from? Without this grounding in data, funding can never be effectively utilised.
How effective are the government’s plans to address current challenges on high streets across England?
We believe that there have been some positive changes that are being felt by businesses, and that this inquiry will also raise intelligent options to continue to support high street environments. It is worth stressing again that business rates reform is crucial, if only to create a viable environment for attracting private sector investment, because that is ultimately what will drive enhancements to place