Revitalising High Streets: Understanding the Impact of the Levelling-up and Regeneration Act on High Street Lettings
Introduction
The Levelling Up and Regeneration Act marks a significant legislative milestone aimed at addressing the complex challenges faced by high streets and town centres across the nation. Part 10 of the Act – Letting by local authorities of vacant high-street premises – empowers local authorities with new tools and responsibilities to transform essential urban spaces, with the objective of stimulating economic growth, enhancing community engagement, and preserving the unique character of each place.
The Act lays down a legal framework for local councils to designate areas as high streets or town centres, based on economic significance and potential for community benefit. It also outlines the criteria for identifying qualifying premises for high-street use, addresses vacancy conditions, and sets out the process for letting these properties to ensure their return to active use.
The purpose of this article is to explore the implications of the Levelling-up and Regeneration Act for local authorities. It explores the operational, economic, and strategic impacts of the Act, providing a thorough analysis of the responsibilities it places on local councils, the challenges it may present, and the opportunities it undoubtedly creates. This discourse aims to offer insight into how local authorities can effectively navigate and implement the provisions of the Act, transforming policy into practical outcomes for the rejuvenation of high streets and the bolstering of town centres as thriving hubs of commerce and community.
Further details below. Contact partners@savethehighstreet.org for more information, or to arrange a call regarding this or other high street interventions.
Context and Background
High streets and town centres have long been the economic and social cornerstones of communities across the nation. They are not just commercial transaction points but also serve as cultural and social gathering spaces that reflect the community’s identity and values. Economically, they contribute significantly to local employment and the wider economy, while socially, they foster community cohesion and serve as venues for public discourse and interaction.
However, the traditional high street faces unprecedented challenges. The advent of online shopping, changing consumer habits, and out-of-town retail parks have significantly reduced footfall, leading to an increase in vacant properties and a decline in vibrancy that once characterised these hubs. Economically, this shift has impacted local employment, local government revenue, and local investment. Socially, the erosion of these communal spaces has undermined community engagement, local cultural expression, and social capital.
These challenges have not only economic implications but also profound social consequences. The decline of high streets and town centres can lead to a ‘doughnut effect’, where the core of a town becomes hollowed out as economic and social activities are displaced to the periphery. This undermines the historical role of the high street as a bustling centre of activity and community life.
The Levelling-up and Regeneration Act in part was introduced as a legislative response to this complex issue. Recognising that vibrant high streets are crucial to economic recovery and social wellbeing; the Act provides local authorities with the legislative backing to proactively manage and reverse the decline. It is an acknowledgment of the need for intervention and a strategic approach to revitalisation, equipping local authorities with the means to stimulate investment, encourage enterprise, and restore the high street’s role at the heart of community life.
Overview of the Levelling-up and Regeneration Act
The Levelling-up and Regeneration Act includes several key provisions designed to empower local authorities in rejuvenating their high streets and town centres. One central element of the Act is the power granted to local councils to designate certain streets and areas as crucial for economic development, specifically those with a concentration of retail, dining, and communal services that draw consumer traffic and foster community interaction.
The Act introduces the concept of the ‘vacancy condition,’ a state that a property must meet to be considered for intervention. This condition is defined by properties being unoccupied for a certain period, signalling a need for action to prevent further decline. Once this condition is met, local authorities are authorised to serve a ‘final letting notice,’ which imposes specific obligations on property owners to either seek tenants or allow the local authority to conduct a rental auction.
Additionally, the Act sets out the criteria for what constitutes ‘high-street use’—a range of commercial activities including shops, restaurants, and entertainment venues that are vital for generating footfall and economic activity. Local authorities have the power to enforce these uses, ensuring that properties contribute positively to the local economy.
The Act also outlines the appeal process for landlords who may disagree with the decisions made under its provisions, providing a balanced approach to property management and local governance. This ensures that while local authorities have significant powers to influence and shape the high street landscape, they must also consider the rights and interests of property owners.
Under the Act, local authorities are further empowered to maintain a public register of all designated high streets and town centres, enhancing transparency and accountability. They are charged with ensuring that these designations are kept up to date and reflect the changing dynamics of the local economy.
Moreover, the Act assigns local councils the responsibility to engage with communities and stakeholders in the development of strategies and plans for high street revitalisation. This collaborative approach is intended to create a shared vision for the future of these vital urban areas.
In summary, the Levelling-up and Regeneration Act provides local authorities with a robust framework for addressing the challenges faced by high streets and town centres. By granting them powers to designate, intervene, and enforce, the Act creates a mechanism for local councils to lead the transformation of these spaces, turning them into thriving centres of commerce and community once again.
Designation Powers and Responsibilities
The Levelling-up and Regeneration Act enables local authorities to designate certain streets and areas as high streets and town centres for the purposes of the Act – spaces that are fundamental to economic and social prosperity. This process is pivotal, as it determines which localities will receive focused attention and resources for revitalisation efforts.
Designation begins with a thorough assessment of the street or area in question. Local authorities must consider a variety of factors, such as the current density of retail and service-based businesses, the potential for economic growth, and the area’s accessibility to the public. The concentration of high-street uses – a mix of shops, services, dining, and entertainment options – is also a critical metric, as these are the activities that traditionally drive foot traffic and create vibrant community spaces.
In addition to economic indicators, local authorities must consider the built environment’s configuration. The layout should ideally support a network of pedestrian-friendly streets that enhance the consumer experience and facilitate social interaction. The character and historical significance of the area may also influence the decision, ensuring that the unique identity and heritage of the locality are preserved and celebrated.
Strategically, the designation process requires local authorities to project future needs and trends, taking into account shifting consumer behaviours and the potential impact of digital commerce. They must also engage with community stakeholders – residents, business owners, and property owners – to garner insights and support for the proposed designations. This collaborative approach helps to align the strategic objectives of the Act with the aspirations and needs of the community.
Ultimately, the designation process is a balancing act of economic foresight, urban planning, community engagement, and regulatory insight. Local authorities are tasked with crafting a vision for their high streets and town centres that is not only sustainable and economically sound but also culturally rich and socially inclusive. The strategic considerations taken into account today will lay the groundwork for the thriving high streets of tomorrow.
Economic Implications for Local Authorities
The Levelling-up and Regeneration Act offers a strategic framework for reinvigorating high streets and town centres. By facilitating the designation and subsequent management of these areas, the Act has the potential to stimulate a range of economic benefits.
One of the primary economic influences of the Act is its potential to increase property values. By reducing vacancies and enhancing the appeal of high streets through targeted initiatives, the Act can create a more dynamic market, which in turn can attract investment and stimulate the property sector. Enhanced property values not only benefit individual landlords but can also augment the overall wealth of the community and increase the revenue generated through business rates.
Moreover, the Act can serve as a catalyst for local business growth. With the introduction of new businesses into previously vacant premises, job creation and local employment is likely to increase. This influx of commerce and the accompanying rise in employment can boost local economies, increasing the disposable income circulating within the community and generating a virtuous cycle of economic activity.
The revitalisation efforts encouraged by the Act can also have a broader regenerative effect. A bustling high street can draw in both local shoppers and visitors from further afield, expanding the customer base for businesses and fostering an environment ripe for entrepreneurship and innovation. As high streets become more attractive, they also become more competitive, prompting existing businesses to innovate and improve their offerings, further driving economic growth and resilience.
Operational Implications
The enactment of the Levelling-up and Regeneration Act necessitates a re-evaluation and modification of operational procedures for local authorities. This legislation introduces new duties and powers, requiring local councils to adapt their current practices to effectively manage and implement the Act’s provisions.
One significant procedural change is the systematic approach to identifying and designating high streets and town centres. This requires the development of new protocols for economic analysis, community consultation, and urban planning. Local authorities must establish clear criteria for designations, based on the Act, and create transparent processes for managing these designations over time.
The Act also necessitates enhanced coordination among various departments within local authorities. Economic development units, planning departments, and regulatory compliance teams must work in concert to ensure seamless operationalisation of the Act. This inter-departmental collaboration is crucial for the effective assessment of high streets, the administration of rental auctions, and the enforcement of the Act’s regulations.
Resource allocation becomes a central concern as local authorities must ensure that adequate staffing, funding, and technological resources are in place to support the additional workload. Investment in staff training, public engagement platforms, and data management systems will be essential to handle the complexities of the Act.
Adapting to these changes, local authorities will benefit from a culture of agility and cross-functional collaboration. The successful implementation of the Levelling-up and Regeneration Act hinges on these operational shifts, enabling local councils to turn legislative intent into transformative urban progress.
Community Engagement and Public Relations
Local authorities’ role extends beyond administrative implementation to active community engagement and strategic public relations. Their capacity to harness public support and participation is crucial to the success of revitalisation efforts.
Engagement with the community should be multifaceted and continuous. It must be initiated early in the process to gauge public sentiment, identify local needs, and cultivate community buy-in. Methods such as public forums, surveys, and workshops allow local authorities to collect valuable insights and foster a sense of ownership among community members.
For effective public relations, local authorities should maintain clear, open lines of communication. Regular updates on progress, challenges, and successes keep the community informed and involved. Leveraging local media, social platforms, and direct outreach campaigns can amplify the message and engage a broader audience.
Strategically, local authorities can foster public support by highlighting the Act’s potential benefits, such as economic growth, improved property values, and enhanced community spaces. Showcasing success stories and quick wins can build momentum and demonstrate the positive impact of the Act.
Furthermore, local authorities should identify and collaborate with community champions—individuals and businesses who can advocate for the high street’s potential and galvanise their peers. Such partnerships can lead to stronger community relations and increased public engagement.
Ultimately, the role of local authorities in community engagement and public relations is about building trust, demonstrating efficacy, and ensuring that the revitalisation process is inclusive, transparent, and reflective of the community’s aspirations.
Challenges and Considerations
Local authorities may encounter several challenges in implementing the Levelling-up and Regeneration Act, ranging from logistical hurdles to stakeholder resistance. A primary challenge is ensuring inter-departmental collaboration; the Act requires input from planning, economic development, and regulatory enforcement departments. Another significant challenge is balancing the diverse interests of stakeholders, including property owners, business operators, and community members, whose priorities may not always align with the Act’s objectives.
Additionally, the limited resources of local authorities pose a practical challenge. The Act demands extensive research, management of rental auctions, and continuous monitoring of designated areas, all of which require adequate staffing and funding. The complexity of the legal framework surrounding property rights and tenancy laws presents another layer of difficulty, necessitating a high level of legal expertise.
To overcome these challenges, local authorities can prioritise the establishment of cross-functional teams dedicated to implementing the Act, fostering a culture of collaboration and shared objectives. Engaging external stakeholders through clear communication and involving them in decision-making processes can also alleviate resistance and encourage cooperation.
Addressing resource constraints may require a strategic allocation of existing resources, seeking additional funding where possible, and perhaps most importantly, leveraging technology to streamline processes. Ensuring staff have access to training and legal expertise is essential for navigating the complexities of property and tenancy laws effectively.
“Prevention is better than cure, but anything that helps town centres to progress with filling empty units is welcomed. One challenge will be in the practical aspects of the investment needed to get them up to scratch, if they have been empty for some time. I will be studying the white paper and working closely with our councillors to start a dialogue with the owners of premises which have been vacant and neglected, some for as long as thirty years. If they can be encouraged to start refurbishing without triggering the enforcement powers that would be preferable. But the powers given under this Act should be useful against intransigent landlords.” Joe Cahill, High Street Champion, Ilkeston Derbyshire
Case Studies and Examples
As local authorities begin to implement the Act, various hypothetical scenarios could illustrate the Act’s potential. For instance, a local council might identify a town centre street that, while historically a bustling marketplace, has seen an increase in long-term vacancies. The council, applying its new powers under the Act, designates this street as a high street, setting the stage for transformation.
In this scenario, the local authority could employ a public-private partnership model to incentivise property owners to upgrade and fill vacant shops. They might launch a ‘High Street Challenge Fund,’ inviting local businesses to propose innovative uses for empty spaces, with winning ideas receiving seed funding. Through this initiative, the area could soon see a mix of artisanal boutiques, tech start-ups, and community arts spaces, each adding vibrancy and attracting foot traffic.
Aligning economic incentives with community-driven visions for the high street is important for the success of these initiatives. This approach not only encourages investment but also ensures that development is rooted in the local context and culture.
Another example might involve a local authority using the Act’s provisions to address a town centre blighted by a prominent, empty department store building. The council could facilitate a rental auction, resulting in the building’s conversion into a multi-use space with a food hall, co-working areas, and a rooftop garden, driven by community preferences gathered through outreach campaigns.
A key lesson learned here is the value of adaptive reuse of large vacant properties, turning potential liabilities into assets that serve multiple community needs, catalysing further investment. It also highlights the effectiveness of engaging with the community early and often, ensuring that redevelopment truly reflects local desires and needs.
As these hypothetical examples suggest, the implementation of the Levelling-up and Regeneration Act by local authorities can lead to innovative, community-focused urban renewal. Success is likely driven by strategic collaboration, community engagement, and flexible, data-driven approaches, setting a precedent for best practices in urban economic development.
Conclusion
In summary, the Levelling-up and Regeneration Act represents a transformative legislative tool for local authorities, enabling a structured approach to reinvigorate high streets and town centres. It grants local councils the power to designate vital economic areas, addresses the issue of long-term vacancies through the ‘vacancy condition’, and facilitates the occupation of properties with high-street uses that are beneficial to the community.
The Act empowers local authorities to lead a collaborative transformation process, involving careful planning, community engagement, and strategic resource management. It also underscores the need for local councils to navigate the potential challenges of implementation, such as ensuring cross-departmental coordination, managing stakeholder interests, and overcoming resource limitations.
The transformative potential of the Act for local authorities and communities is considerable. It opens opportunities for economic development, enhances property values, supports local businesses, and fosters community pride. Through proactive implementation and the adoption of emerging best practices, local authorities are positioned to engender meaningful change, ensuring that high streets and town centres can thrive as vibrant, inclusive, and dynamic spaces at the heart of their communities. The Act’s success hinges on the commitment to turn its strategic vision into a lived reality, promising a brighter future for high streets across the nation.
Contact partners@savethehighstreet.org for more information, or to arrange a call regarding this or other high street interventions.
