Chris Flint, regeneration director at Miller Knight, discusses the road to regeneration and how a change of tactic can bring life and people back to the high streets
The future of UK high streets is in jeopardy due to decreased footfall, with many doing the bulk of their shopping from the comfort of their own home. Walking through any town or city centre or local high street, there is a general decline in the quality and variety of shopping options.
Places which have previously been a hive of activity have now been left vacant, in poor condition, and with the all-too-familiar lease board pinned to their exterior wall. This decline has been gradual, and with large retailers avoiding or closing down their less profitable stores in previously well-established areas, what’s next for these vacant properties is yet to be seen.
A change of tactic
Urban living is becoming more appealing and is driving the demand for convenience. Similarly, there is a growing longing for a sense of community among individuals to combat loneliness and isolation. Generations and the sentiment of what is important is changing, and what once was a consumer-led society – requiring more places to purchase from – has now shifted to desiring sustainable, vibrant communities which provide a host of benefits and opportunities to connect while being mindful of health and wellbeing.
Multi-use spaces with active frontages and living options are becoming more of a topic when considering larger-scale regeneration projects. That being said, perhaps the change of focus is less about how to repopulate the high street with other retailers, but rather considering how a high street caters for someone holistically. Blending residential, hospitality, and culture to cater for a broader range of interests not only diversifies a high street but also puts people back at the heart of these communities.
Crucially, regeneration is not just about replacing what has been lost. A successful high street in today’s landscape must offer more than just a mix of shops and services – it must become a destination people want to visit, experience, and even choose to live near. This means rethinking the way spaces are used, incorporating green infrastructure and pedestrian-friendly zones, and creating an environment where people want to spend time beyond transactional experiences.
This cannot be about the increase in urban sprawl due to changes in local populations or about providing a home in a previously utilised building to meet government targets – this must be more than simply responding to the decline of traditional retail and be about reshaping town centres as the beating heart of communities. High streets should not be viewed as relics of a different era but as adaptable, evolving spaces that meet modern needs.
Additional methods can, of course, be adopted in current high streets to ensure that there is an attitude that embraces technology and smart city innovations, enhancing their appeal. Digital integration, such as app-based loyalty schemes, wayfinding tools, and smart parking solutions, can make town centres more attractive and accessible for consumers. Ultimately, increasing accessibility and providing multiple ways to access high streets and town centres increases mobility and creates more amenable spaces for people to navigate.
Reestablishing community
When considering blended living options, greater emphasis must be placed on the experience available to those deciding to live there. Most emerging communities and developments offer a diverse range of amenities, such as restaurants, gyms, and co-working spaces, as well as convenient access to supermarkets and retail outlets. It is this range of services that is appealing, particularly to a generation that is increasingly community-focused and environmentally conscious.
This links to reimagining spaces and places, especially high streets, as places of learning, creativity and culture. Repurposing empty units into creative hubs, educational spaces or local enterprise zones where businesses can test new concepts will not only increase footfall but boost local economic growth. Such initiatives have already seen success in various regions, with former department stores being converted into artist collectives, community workshops, educational spaces and innovation hubs.
Beyond commercial and cultural uses, there is also an opportunity to incorporate healthcare and social infrastructure into high streets. The integration of GPs, wellness centres, and community support hubs within these spaces can provide essential services while driving footfall and engagement.
Furthermore, cultural initiatives play a significant role in revitalising high streets. Organising regular events such as street markets, live performances, pop-up exhibitions, and food festivals can make these areas lively and engaging. The use of heritage assets – such as repurposing historic buildings into multi-use spaces – can also strengthen community identity and attract visitors. These changes will make a significant difference in the regeneration of local areas, aiding the community, encouraging spending and increasing footfall.
Diversifying vacant spaces
Clearly, this issue isn’t one that can simply be plastered over, but it rather relies on a fresh approach from developers to ensure long-term sustainability. The solution lies in improving the mix of uses in town centres, bringing footfall, life, and vitality back into local communities.
At a national level, there is generally an oversupply of shops and a shortage in housing supply. Converting or redeveloping empty shops into town centre housing, with mixed use of facilities under one roof, including an active frontage being taken up by cafes, supermarkets or such like, will help create spaces people will genuinely want to live.
High streets and town centres often benefit from extensive road, rail and public transport
infrastructure as well as proximity for residents to employment, retail and leisure uses. Residents living in those town centres bring increased demand and spending for local retailers and businesses that otherwise may be bypassed.
However, revitalising high streets isn’t just about physical infrastructure – it is about ensuring that the right mechanisms are in place. Planning frameworks need to be flexible enough to encourage mixed-use schemes, and local authorities should collaborate with developers to provide incentives for innovative uses of space. This could include tax breaks for businesses that contribute to placemaking or funding for initiatives that improve public spaces.
While this lifestyle may not appeal to all, repurposing spaces by either retrofitting existing units or regenerating an area through redevelopment is certainly an aspect that cannot be ignored. Although it often involves a change of use to a building and perhaps a longer route to establishing a planning application, if necessary, this approach may not solve high street decline entirely, but it could certainly help mitigate it.
Retailers themselves may need to rethink their approach, too. Traditional retail models may no longer be viable in the same way they once were. Instead, experiential retail, which combines shopping with interactive and immersive elements, could become a key driver in bringing people back to the high street.
Bringing people back
It is widely accepted that a major issue for high street shops is the factor of rental costs and business rates. If multi-use spaces aren’t adopted, then more will need to be done at the government and local authority levels to tackle the tax and associated costs with retail spaces and make these units a viable and affordable option.
High street regeneration is reliant on collaboration as an industry in conjunction with the local authority to drive revenue, increase footfall and create great places of community where people want to reside, work, play and visit.
Closing thoughts
Regeneration is not just a buzzword – though it has undoubtedly become one in recent years – it is fundamental to keeping spaces and high streets alive. More needs to be done by contractors in the built environment to position imaginative spaces and towns to maximise active frontages, residential opportunities, and multi-use facilities.
Regeneration does not have to mean a complete overhaul; it can include retrofitting existing units to be more suitable to meet the needs of the local demographic or providing new experiences to the existing community.
Developers, landlords, and business owners need to take a proactive approach to shaping the future of high streets. Investment in high-quality regeneration projects, sustainable developments, and inclusive placemaking will be key to ensuring long-term success.
Any project that factors in utilising spaces better should increase footfall to adjacent businesses, significantly impacting the wider economy. While the road back to revitalising communities isn’t an overnight process, there is a journey to take towards regeneration to preserve the UK’s high streets for future generations.
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