Dated policies and an unfair tax regime must be reformed to create an environment that will allow high streets and town centres to flourish in the future, according to a new Parliamentary Committee report.
A bold vision is needed based on locally led strategies, developed with local communities and businesses at the centre, and reflective of evolving commercial and economic patterns, according to the Housing, Communities and Local Government Committee.
It has called on the Government to initiate reform in key planning and taxation areas, including the options of an online sales tax and reforms to business rates, to allow high streets to adapt to changing demand, and compete with online retailers such as Amazon on a level playing field.
But the Federation of Master Builder (FMB) says in its response to the report that central to this new vision must be converting underused or empty retail space into homes.
‘I’m really encouraged with the visionary approach this report has taken, as it looks at how we need to fundamentally reimagine the ways that we regenerate our high streets in order to adapt to the challenges of modern life,’ said Brian Berry, FMB chief executive.
‘Central to breathing new life into our high street is converting empty or underused spaces above shops into new homes. These kind of homes would be ideal for young families and professionals, and would benefit the high street through increased footfall to the activity based community gathering places which the report wants us to aspire to,’ he pointed out.
The FMB backs the Committee’s conclusion that the Government must review the planning powers currently available to local authorities, with a view to strengthening them and empowering local authorities to deliver on town centre transformation and, at the same time, the Government’s ambitious housing targets.
‘With a survey of cross party MPs showing that 90% of respondents recognise the potential of our existing buildings to help solve the housing crisis, I would urge the Government to accept the recommendation to conduct a review of our high streets as quickly as possible. In particular, the Government must deliver on its commitment to review the Compulsory Purchase Order process, which could help speed up regeneration of high streets,’ said Berry.
‘However, contrary to the Committee’s conclusion that Permitted Development Rights risk undermining a local authority’s ability to plan for their housing delivery, streamlining the process for upwards development above certain premises would help them meet their targets while maintaining a more rigorous application process for other kinds of developments. What we must avoid is perfectly good space lying empty and achieving nothing in terms of boosting the local economy or providing homes for individuals and families,’ he added.
The report concludes that High Streets and town centres must adapt, transform and find a new focus in order to survive and achieving large-scale structural change will require intervention led by the local authority, in collaboration with business and local communities, backed by funding and new powers from central Government.
‘It is likely that the heyday of the High Street primarily as a retail hub is at an end. However, this need not be its death knell. Local authorities must get to grips with the fact that their town centres need to change; they need to innovate, setting out a long term strategy for renewal, reconfiguring the town centre and finding new ways of using buildings and encouraging new independent retailers,’ said Clive Betts, chair of the Housing, Communities and Local Government Committee.
‘Dated planning policy must be reformed to reflect the needs of modern High Streets and town centres. Business rates must be made fair. At a local and national level, Government must create a framework that allows high streets and town centres to thrive,’ he pointed out.
‘Local authorities must have the foresight to develop evolving strategies tailored to the needs of their local communities and drive the large scale transformation needed. Central Government must give them the powers, and back them financially, to allow them to put this into practice,’ he concluded.
