In planning and development, regeneration is frequently a synonym for redevelopment. Yet if we were to look to its original definition, we’d find that it concerns new life, not new buildings.
Our industry has done much to address the ‘perfect storm’ that has battered our high streets over the past decade or more – primarily through the publication of numerous Government-commissioned studies and independent reports.
These examples illustrate what can be done and why every solution will be bespoke to each location. Each solution involves the local community and pride in local communities will be the inevitable outcome.
“I believe pride in local communities to be the most important, because I believe that our local communities are vital to the revitalisation of our high streets”
“Community-led regeneration is about understanding local needs and responding accordingly.”
Nick Taylor
Partner
Nick is a Planning Partner in the London P&D team. He was appointed to the High Streets Task Force which reflects his work over many years advising on town centre and edge of centre mixed-use developments for local authorities such as Chatham and Lambeth, developers such as Sovereign Centros and McArthurGlen, and retailers such as ASDA and Sainsbury’s.
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Nick Taylor, planning consultant at Carter Jonas and an expert advisor to the High Streets Task Force, shares his thoughts on the importance of community involvement in high street regeneration.
The latest review, published in July, is Build Back Better High Streets, which contains five objectives: breathing new life into empty buildings, supporting high street businesses, improving the public realm, creating safe and clean spaces and celebrating pride in local communities. It promises £10bn of investment to councils, business groups and communities to support this and compliments the excellent work of the High Streets Task Force.
Of each of the report’s objectives, I believe pride in local communities to be the most important, because I believe that our local communities are vital to the revitalisation of our high streets. Councils and businesses have an important role to play, but residents will ultimately bring about success. Community-led regeneration is about understanding local needs and responding accordingly.
Accordingly, a nationwide focus does not provide a panacea. Yes, there is a debate to be had on out-of-town shopping, business rates and “appropriate” property and turnover taxes for online retailers. But a local problem requires a local solution.
I am quite sure that if you read this living in Scunthorpe, your analysis of your local high street would be quite different to that of a resident of Salisbury or Southport. Local character, condition and circumstance is what informs any SWOT analysis – and consequently any resulting decisions and strategies.
A genuine understanding of a high street isn’t simply a description but an understanding of how it functions for its residents. It considers a variety of facets including history, culture, attractions, quality of retailing/services and other factors, such as the price of parking.
And we need to take a long-view: it is not so much about the immediate response to Covid-19 as the general threats and opportunities, challenges, and changes.
Localism is 10 years old next month. Some would say there is very little to show for it and they may be right. But, as Covid-19 – specifically the working from home revolution and the new popularity of the ‘15-minute neighbourhood’ - have demonstrated, people have a greater investment in their local neighbourhoods more than ever before. So, let’s utilise that strength of feeling to create some unique high streets.
There are some diverse examples of communities in action in London developing bespoke strategies and specific initiatives that mean something for them:
Residents of Edmonton Angel Community Together Group has developed a strategy to intensify the use of the Fore Street Living Room Library to support local enterprise and develop a cultural programme which supports the night-time economy.
Lewisham Council has built a partnership with public services, landowners, businesses, cultural organisations, education providers and the local community to agree a shared vision for the high street’s future.
Future Wood Green BID has assessed the potential for neighbourhood kitchens to support local food start-ups
and catalyse high street revival.
Greenwich Council has used the market to create an inclusive night-time economy with regular evening street eateries run by the Good Food in Greenwich network.
So, are we missing the point with the historic approach to planning and property led regeneration? It is solely people who can solve the problem, with a limited role for businesses or use of planning policy to support change? Is it time that regeneration itself is regenerated?
No. Organisations such as the High Streets Task Force have done much to understand how the winds of change have battered the high street and how the ‘perfect storm’ can be calmed. But there is no doubt in my mind that the best results are achieved when the impetus comes from the community and they are allowed to engage effectively with the property industry and with the planning process, especially around the drive for 15-minute neighbourhoods. Watch as Edmonton, Lewisham, Wood Green and Greenwich evolve, and the benefit of community input will be clear to see.
PEOPLE-LED
REGENERATION
“A genuine understanding of a high street isn’t simply a description but an understanding of how it functions for its residents”
History
Culture
Attractions
retailing/
services
Parking
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