From sifting through ministerial contributions to a House of Lords Inquiry, our conclusion is that Stevenage may hold the key for predicting government high street policy for years ahead. It helps that one of the two ministers answering questions at last week’s session of the high streets in towns and small cities inquiry, was Baroness Taylor of Stevenage.
Here we share our assessment of ministerial responses to the inquiry to assist in predicting high street policy for the years ahead. Initially we focus on the ‘what’ of town and city centre revitalisation -the issues that ministers appear to recognise as important. We have a separate assessment of the ‘how’ of the accompanying, proposed policy delivery and support mechanisms.
Focusing on growth
From the ministerial responses that helps us in predicting high street policy, it is not surprising that the likely focus for government support for town and city centres, will be a sub-set the broader local growth plan narrative for an area, that needs to be prepared at community or wider sub-regional level. Growth is a top government priority, and town centres and high streets are perceived by ministers as playing a fundamental part within this. The thinking goes that if they are economically vibrant, safe, accessible, welcoming places, they will be part of the appeal for an area including for inward investment as business has more confidence in them. This is a switch in focus from previous government policy of investing in town centre infrastructure, to one of increasing wider prosperity in ways that can boost town centre vitality and viability.
Stevenage, for example, has had a strong focus on attracting biomedical research laboratories to new build facilities in and around its town centre in way that complements related growth in London and Cambridge connected by A1 and mainline rail line. The intent is that this boosts local prosperity and footfall in a way that underpins vitality and viability of local retail centres.
Planning for growth
Whilst the National Planning Policy Framework, is subject to a major consultation, ministers addressing the inquiry outlined that the expectation was for local plans to create a positive framework for growth and adaptation, with scope for aspects of planning policy for high streets and town centres to be updated. Reference, for example, was made to the application of use class E and a need to balance its flexibility with giving a degree of local say in how High Streets evolve. Likewise, there was some recognition of the need to keep the impacts of Permitted Development Rights under review, especially their application in converting business premises to residential.
Valuing town centre living
Within locally determined policies, ministers seem mindful of the need for there to be a balance with a wider understanding of how town centre living can contribute to the housing agenda, even where there has not previously been a tradition. This is part of the focus in Stevenage’s regeneration, which was referenced as serving the needs of young and older demographics and contributing to the local economy, through high density residential provision, in and around the town centre. This includes for example, a new residential development of 536 affordable appartments as part of plans to build 3,000 new homes in and around the town centre.
Providing accessible health care
There was in principle support from ministers at the inquiry for locating health hubs in town centres because they are generally easier to access than out-of-town facilities. The CHEC clinic in Stevenage has been built to offer accessible specialist treatments, in a way that can help alleviate the current NHS backlog, and an NHS-linked optician has opened on the high street.
Watering-down town centres first commitments
In pursuing a growth agenda, ministers portrayed the potential for high streets to evolve in ways that include new development, while out-of-town shopping areas may have a different purpose and role. It did not seem that new policies would be wedded to a commitment to put town centres first, as supported previously, and a cornerstone of Welsh government policy, for example. It was stated for Stevenage that the historic high street, new town centre and a retail park, are all linked together in the town’s regeneration scheme to ensure that collectively they serve different aspects of community need.
Re-using vacant properties
Ministers’ responses placed the emphasis on giving local communities more effective tools to bring vacant premises back into use, including pursuing the Community Right to Buy, High Street Rental Auctions and existing Compulsory Purchase Powers. The latter two measures were portrayed as options of last resort that can also be used to prompt landlords into taking their own actions.
An example was given of semi-derelict offices in Stevenage where the threat of a compulsory purchase order meant that it was in stead sold to a hotel chain. As a result, a much-needed and attractive hotel was created that is now an asset to the town centre.
Although a strong link was made to crime as a cause of town centre vacancies, ministers said they were not aware of any other work to analyse structural causes of vacancy rates.
Tackling crime
Ministers said they recognised a need to have a strong focus on town centre crime and said that where the viabilities of stores are threatened by crime alongside the pressures of keeping their staff safe, retailers may choose not to operate in an area. Potential future measures to help tackle town centre crime, included the removal of the £200 limit, increasing neighbourhood policing, and a consolidated offence for violence against retail workers
Valuing heritage
In response to questioning about the value of town centre heritage, ministers simply responded that they are keen to analyse the impacts of High Street Heritage Zones. Stevenage, it was noted, has an historic high street and a charter fair that goes back 1281, whilst the New Town has a distinctive heritage that is increasingly recognised as an important part of the country’s more recent history.
Attracting high end jobs
As Richard Henry, the current Leader of the area’s Labour-controlled council, commented in an article about the town’s regeneration in the Financial Times last year, the new approach is based around building flats in and around the town centre, and bringing new job opportunities. The aspiration is that more high-end jobs will gradually see cafés and restaurants supplant the discount stores and betting shops that currently predominate in the town’s high street.
Policies not wedded to town centres per se
The lessons gained in predicting high street policy from our analysis of ministerial responses to last week’s Lord’s inquiry are, that like the geography and regeneration policies of Stevenage, the government is not wedded to a focus on town centres per se. What is considered important is the role of town and city centres as part a wider growth agenda. Town centres may be assets as part of local growth, though not a sole focal point. Where growth is achieved, increased town centre viability may result from the increased prosperity, and so complete a virtuous loop.
Stevenage’s story may provide some pointers to such a growth-based focus, though as a New Town on main transport routes in the South East of England, that was previously slipping back on its potential, it does not necessarily provide a fully-transferable blueprint.
Ministers though would be quick to add, that it is for each community to chart the revitalisation of its high streets as part of new devolved powers to create growth plans. Look out for our review of policy indications around how such locally-led plans might be put together.
More information
Take a look at our own Places for People Manifesto and gauge how these emerging government policies match with our aspirations. Arguably there is all to play for because our focus -seemigly like to government’s- is to determine policy and deliver locally!
People & Places are authors of the the Local Government Association’s revitalising town centres toolkit. This toolkit includes practical guidance on the locally-led revitalisation of town centres based on local stakeholder engagement. It includes a case study on People & Places’ support for reopening & revitalising Selby town centre and reopening East Suffolk’s towns.
As well as focusing on ‘what’ are the issues facing town centres and how can they be addressed, People & Places also specialise in providing guidance on ‘how’ centre centre revitalisation is delivered, as this case study on how to turn-around town centres in Causeway, Coast and Glens area of Northern Ireland shows.
The role of the House of Lord’s high streets in towns and small cities inquiry is to understand how high streets can be regenerated and become more resilient and attractive. The inqury is expected to provided a report to government by the end of 2024. It should be a good read. The government will have 2 months to respond, though is not bound to accept any of the recommendations.
