How to restructureyour High Street

Deborah PeelUniversity of Dundee

Thursday, 10 July 2014

Manchester Metropolitan University

High Street

State

MarketCivil Society

Overview: The High Street

1. Context for restructuring

2. Social reconstruction of the high street

3. State-market-civil relations & societal responsibilities

Restructuring over Time

Mobility, wealth, consumerism

Assertion of market morals - debt

Structural change in retailing Complex changePolicy responses / intervention

Changing ideologies

The High Street: Complex and Contested

Activity Trends

Shops / Retailing Global changeIndependent / Multiple RetailersTechnology

Offices DecentralisationHome workingBack offices / technology

Services TechnologyCo-location

Public services – eg police, post offices, health facilities, banks…

RelocationPrivatisation

Residential Empty upper floorsCommunity facilities eg libraries, theatres, arts

Closure

Evening economy Displacement

What comprises the high street?

Place – Locality – Region – History – Memory – Romanticism

Social reconstruction:From “Down Town” to Clone Town to…?Evidence Schiller’s ‘waves’

Portas / Fraser review

Popularisers Mary PortasDrama New Economics Foundation

OxfamMedia Robert Peston

Evening economyEconomic incentives TCM, BIDs

Transition Towns

Institutional sponsor Governance & Leadership?

Power Relations and Responsibilities

High Street

State

MarketCivil Society

Planning & Governancefor the High Street

• Governance always in catch-up and generally toothless

• Localities too timid to resist economic restructuring and locational preferences

• High streets suffer from a lack of leadership – evident in the lack of vision and joined up thinking

• High streets are part of a wider societal malaise

High Street

State

MarketCivil Society

Government

Governance

NationalPolicy

Planning system

Land use

High Street Governance?

Scotland’s Response

National

• National Planning Framework (3) 2014• town centres - a key element of the

economic and social fabric of Scotland

Strategic• Single Planning Policy Statement 2014• Fraser Review 2013

Local• Strategic Development Plans• Local Development Plans

Place• Various individual responses: Town Centre

First, TCM, BIDs, transition towns, • HSUK 2020?!

Galashiels: “a connected town” - retail diversification (Border Railway)Stranraer: “Gateway to Scotland” Housing renewal and retail initiative(New Ferry Terminal)

Presumption in favour of sustainable development – successful places -‘town centre first principle’ = a call to central government, local authorities, communities and institutions to ‘put the health of town centres at the heart of decision-making processes’.

Inverness, Kirkaldy….Town Centre Masterplanning ToolkitTown Centre Perception Surveys

Research to inform policy: Regional, sub-regional, larger/smaller town centres, commercial centres

"Town centres are the lifeblood of our communities, functioning as places of social

interaction and enterprise. By diversifying our high streets we will make them even better

places to live, work and socialise.“

(Nicola Sturgeon, 2013)

More than Retailing

• Asserting a ‘town centre first’ principle whereby public bodies will consider how they can support town centres before considering development elsewhere

• Working with housing providers to bring empty town centre properties back into use as affordable housing to promote town centre living

• Reviewing current business rates incentivisation schemes to stimulate vibrant economies

• Requiring public bodies to consider the impact of proposals to relocate services out of town centres

• Broadening the appeal of town centres with a mix of leisure, public facilities and homes

• Supporting development of digital towns

(External Advisory Group Report, National Review of Town CentresRecommendations, 2013)

Advocacy: Proactive Planning

• Emphasise town centre first planning policy and use of 'sequential test’

• Encourage pilot studies to try new approaches• Encourage use of compulsory purchase powers to promote

sustainable economic growth • Promote Master-Planning Toolkit• Fund local authorities and community and third sector

organisations to help deliver community design charrettes focussed on town centres

• Support ‘stalled spaces’ demonstration projects identifying temporary uses for sites within town centres (with Architecture and Design Scotland).

(External Advisory Group Report, 2013)

Strategic Town Centre Issues: Healthcheck

Pedestrian footfall Diversity of uses and change Quality of built environment Recent and proposed investment Strategic accessibility Attitudes and perceptions Retailer representation and demand Commercial yields and retail rents Vacancy rates Cultural and social events Leisure and cultural facilities Town centre residential population Employment in the town centre Street safety Sense of place

Vision for town centresStrategic issues

1. Development of town centre strategies through partnerships

2. Priority for town centre development over other locations

3. Network of town centres 4. Prioritisation of investment in

town centres 5. Diversity in town centres

(Strategic Review of Town Centres and Retailing in the TAYplan area 2013)

CivilEngagem

ent

Dundee Local Development Plan Action Programme 2014

Retail• Transportation appraisals

• Retailing units as part of Dundee railway station; Dundee port

• Maintain Dundee City Retail booklet

Town centres and shopping• Monitor retail planning

applications to ensure sequential test followed

• Masterplanning of specific sites

Leadership and CollaborationComplementary Area Complementary Group of LeadersProactive Planning national regional and local planning agencies,

and local civic and amenity groupsVibrant Local Economies business and local authoritiesEnterprising Communities community and arts groupsAccessible Public Services all public bodies, including community planning

partnerships and the Scottish Futures TrustDigital Towns local businesses community groups, local

authorities and digital providersTown Centre Living social landlords, empty homes agencies and

funder

(External Advisory Group Report, 2013)

Government

Governance

NationalPolicy

Planning system

Land use

High Street Governance?

How to restructureyour High Street

Deborah PeelUniversity of Dundee

Thursday, 10 July 2014

Manchester Metropolitan University

High Street

State

MarketCivil Society