High and dry streets?

Jonathan Schifferes is a consultant for the new economics foundation (nef)

High Street UK Yesterday’s report from Colliers CRE, highlighted in the Financial Times (£), shows a polarising nation of shopkeepers: with growing inequality between the UK’s thriving high streets and those that are “degenerating” or failing.

Since shops are largely supported by the money earned in the homes of those who live close, it is no surprise that growing local and regional inequalities are visible in the retail industry. Colliers is right to highlight that the recession has tipped some high streets into a downward spiral.

No shop or café wants to be next door to a vacant unit; retailers benefit from being in a cluster of shops which complement one another - or even provide healthy competition. But falling rents do not necessarily indicate a negative change. Landlords will be understandably upset, but towns can still thrive despite falling rents.

We need a dose of reality: incomes, profits and asset prices (property) will not always grow hand in hand, together on an infinite carousel.

Our high streets represent the physical centre of most villages, towns and cities in the UK. They have an inherent advantage in their centrality: their proximity to bus and train stations, libraries and offices, churches and town halls, and their often significant catchment of residents who can walk there.

They are also flexible spaces: streets can be turned into temporary markets, and shop units can be refitted meet growing demand for cafés or hairdressers or nursery schools. On these factors, out-of-town malls and retail parks will never compete. Vacant units are the solution, not the problem.

Planners and entrepreneurs need to make the most of this centrality and flexibility, and to be empowered to enforce action to prevent landlords simply holding vacant property until rents recover.

What nef would like to inject into the high street debate is a fresh set of perspectives on high street success. Mary Portas, currently leading a government review, has a brief to find ways to foster “more prosperous and diverse” high streets. We have long argued that diversity provides both resilience and a unique draw for the high street.

Unique, independent shops – which queen Mary has helped turn into viable businesses – are inherently, irreplaceable local attractions. Clone towns, comprised of national chain stores, are in fact vulnerable in their conformity.

For an intelligent debate we also need to differentiate between the impact of different retailers. Locally-owned or employee-owned stores often recycle profits – not just wages – into their local communities rather than to a global legion of shareholders.

We hope that the review looks at prosperity from the point of view of local residents, and defines prosperity as more than income and wealth, but the flourishing of individual and community well-being.

The high street has evolved through recessions before; it is not high and dry in the long-term. If the current model of prosperity on our high street is failing shops and their consumers, what we need are new models.

http://twitter.com/simonkillane/status/81791630948044800 Simon

High and dry streets? http://t.co/Wlv1L59
mr. Sensible

One of the first things we need to do is deal with the Tescos ETC that keep springing up around our towns…
http://twitter.com/noelito/status/82039867428716544 noelito

"locally-owned or employee-owned stores recycle profits – not just wages – into their local communities" http://bit.ly/l26VGr @jonathanatnef
http://twitter.com/mtiedemann/status/82040252524539904 Martin Tiedemann

"locally-owned or employee-owned stores recycle profits – not just wages – into their local communities" http://bit.ly/l26VGr @jonathanatnef
http://twitter.com/coopparty/status/82040257880666112 Co-operative Party

"locally-owned or employee-owned stores recycle profits – not just wages – into their local communities" http://bit.ly/l26VGr @jonathanatnef
http://twitter.com/neilrfoster/status/82041018177961985 neilrfoster

"locally-owned or employee-owned stores recycle profits – not just wages – into their local communities" http://bit.ly/l26VGr @jonathanatnef
http://twitter.com/adpucci/status/82041073282711553 Pucci Dellanno

"locally-owned or employee-owned stores recycle profits – not just wages – into their local communities" http://bit.ly/l26VGr @jonathanatnef
http://twitter.com/glennpeacey/status/82042441955418112 Glenn Peacey

"locally-owned or employee-owned stores recycle profits – not just wages – into their local communities" http://bit.ly/l26VGr @jonathanatnef
http://twitter.com/encoderx/status/82071091517980672 e3G ツ

Top story: High and dry streets? | Left Foot Forward http://goo.gl/u8naU, see more http://goo.gl/3fjMr
Rachael

another concern is the hypocrisy of Portas leading the review, when her PR firm does a lot of work for Westfield, the leading out of town shopping mall…
http://twitter.com/chaucerclaire/status/82382004678692864 ChaucerClaire

Interesting article on high streets. RT @leftfootfwd: High and dry streets? http://t.co/bCKOElq
http://twitter.com/matthehopkinson/status/82535529094193152 Matthew Hopkinson

RT @leftfootfwd: High and dry streets? http://t.co/129A2li
http://twitter.com/barrygilbertson/status/82549978593107968 Barry Gilbertson

Wrong location. Poor product. Under-capitalised independents “@MattheHopkinson: RT High & Dry streets? http://t.co/EDUZpB4” Disasterous
http://twitter.com/bermondseynhdfm/status/82716786784608256 Bermondsey NhdForum

RT @ChaucerClaire: Interesting think tank article on the future of high streets. RT @leftfootfwd: High and dry streets? http://t.co/bCKOElq
http://twitter.com/theneweconomics/status/82722119401738240 nef

High and dry streets? http://bit.ly/jOXCqT by @theneweconomics's @jonathanatnef
http://twitter.com/barrygilbertson/status/82726587719614464 Barry Gilbertson

“@MattheHopkinson: RT High (& Dry) Streets? http://t.co/EDUZpB4” Wrong location. Poor product. Under-capitalised retailers. Insolvency.
http://twitter.com/letchwortheye/status/82729738854084608 Letchworth Eye

High and dry streets? http://bit.ly/jOXCqT by @theneweconomics's @jonathanatnef
http://twitter.com/snubcampaign/status/82731045723713537 SNUB

High and dry streets? http://bit.ly/jOXCqT by @theneweconomics's @jonathanatnef
http://twitter.com/cimidyue/status/82734010589126656 Mark Johnston

High St decline. "Planners n entrepreneurs need to make the most of centrality n flexibility" #nef RT @leftfootfwd .. http://bit.ly/jOXCqT
http://twitter.com/johnstonmai/status/82744773806534656 Mark Johnston

High St decline. "Planners n entrepreneurs need to make the most of centrality n flexibility" #nef RT @leftfootfwd .. http://bit.ly/jOXCqT
http://www.towns.org.uk Chris Wade

Yes, keeping high streets diverse and vibrant through evolution is part of the answer. At Action for Market Towns, our take on this is about managing town centres like a ‘department store’ and businesses working together to market the town -often this will involve working with multiples based on the High Street as our new Town Centre Comeback Report highlights. Imminent revisions to planning guidance on “Town Centre First” policies are needed to strengthen this by discouraging out-of-town retail.
http://twitter.com/swanman_77/status/82754300958359552 Michael Swanepoel

High and dry streets? http://bit.ly/jOXCqT by @theneweconomics's @jonathanatnef
http://twitter.com/man_about_towns/status/82761871349915648 Chris Wade

RT @leftfootfwd: High and dry streets? http://bit.ly/jOXCqT by @theneweconomics's @jonathanatnef Good think piece on future of town centres
http://twitter.com/philipscenter/status/82815471598047232 The Philips Center

High and dry streets: How to foster "more prosperous and diverse" high streets in city centers? http://bit.ly/ivD1q0 #LivableCities
http://twitter.com/johnstonmai/status/82897876895801344 Mark Johnston

@ldmikebell (which LG minister?) If that incl Twn Cntrs have you seen this: http://bit.ly/jOXCqT – last 3 paras in partic, & comments 1&3.
http://www.leftfootforward.org/2011/09/latest-high-street-gloom-shows-urgent-need-for-new-planning-system/ Latest high street gloom shows urgent need for new planning system | Left Foot Forward

[...] I’ve argued on these pages before, empty shops should be seen as an asset, in that they enable us to reimagine a new use of space for [...]
http://www.leftfootforward.org/2011/12/heres-what-the-portas-review-left-out/ Here’s what the Portas review left out | Left Foot Forward

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