Comment

A policy pick ‘n’ mix for high streets: Building Back Better High Streets

In a flurry of publications before the summer holidays, the Government has published ‘The Build Back Better High Streets Strategy’. Its aim to set out the Government’s plan to support the development of high streets into prosperous places to work, visit and live.

The strategy is available to view here.

It doesn’t propose anything significant that we don’t already know, but does bring together the changes introduced by the Government over the last couple of years into one document.

In doing so it illustrates the wide range of tools and techniques available to those developing and planning for high streets. You could think of it as a pick 'n’ mix of measures to rejuvenate high streets.

The strategy provides a helpful reminder, however, that the future of our town centres is not solely focused on repurposing vacant buildings and permitting residential development, although these are undoubtedly a key element which will deliver the more visible change. The renewed focus on the integral role of green infrastructure reflects our experience of what communities value in centres. The strategy’s focus on community pride in high streets is welcome and draws attention to the important social role that high streets continue to play.

Although key, these measures don’t often make the headlines. Below we have summarised the strategy’s approach to each.

1. Green infrastructure

To ensure clean, sustainable, welcoming public spaces, the strategy encourages focussing on accessible, green infrastructure, particularly where high streets are being repurposed for homes.  The strategy highlights that a National Framework of Green Infrastructure Standards will be launched in 2022 and that the reforms to the planning system will explore how green infrastructure is better incorporated into new development. A bold strategy with plenty of ambition. This is what it will take to transform our towns and cities.

2. Compulsory Purchase Orders (CPOs)

Local authorities in England already have the powers to regenerate town centres and high streets, using Compulsory Purchase Orders to repurpose long-term vacant buildings.  The Government is redoubling its support for the use of CPO powers in town and city centres, wanting councils to “take a proactive and ambitious approach to placemaking”.  We support this ambition which we know many local authorities will share but better funding at the local level is needed to ensure more of the radical interventions that may well be needed in some centres, including CPO, are affordable. This requires up front revenue and capital funding to ensure that CPOs can be financed.

3. Community pride

The Government wants to “encourage communities to celebrate and feel pride in their local high street, for instance by bringing back events that may have been lost over the years and restoring beautiful old buildings that have fallen into disrepair”.  Generating a sense of pride and ownership in centres has been seen to deliver increased success in terms of footfall and quality of environment.  The onus is, however, placed on local authorities to plan “exciting community events” at a time of resource constraint and competing priorities. Perhaps there is an enhanced role for public-private partnerships in helping to deliver such events which help to create “life between the buildings”.  

It’s great to see the Government continue to prioritise town and city centres and the mix of interventions and tools that have been introduced so far. We are now seeing the funding that has been released through the Towns Fund and Future High Streets Fund being put to good use on ambitious, forward looking plans. Some places have been quick to deliver development using these funds, with new workspaces, food markets and public realm evident.

There is much to be positive about. The next year will see more towns secure funding and implement their plans. This will boost confidence and provide a more positive environment for private investment to follow.

To find out more about our work on repurposing town centres, please click here or contact Cat White or Ffion Middleton.

27 July 2021