The UK high street has been in decline for decades. Out-of-town shopping centres, online shopping, and the rise of mega-stores have all contributed to empty shop fronts and boarded-up buildings on once-bustling high streets. The COVID-19 pandemic accelerated this decline, leaving many high streets struggling.
In 2021, the government made it easier to turn empty commercial buildings into homes. These new permitted development rights let owners convert their properties without needing full planning permission. The idea is that bringing more people to live in town centres will increase footfall and regenerate struggling high streets. But will this approach work?
The benefits of converting commercial spaces
There are some clear benefits to converting vacant shops and offices into homes. With a housing shortage across the UK, using empty buildings to create new residential spaces makes sense. There is a high demand for homes. Converting unused commercial spaces makes properties available and increases housing availability.
Having more people living right on the high street could increase footfall and generate more trade for local businesses. Residents in the area will shop locally and use nearby amenities, which helps businesses on the high street. Increased activity can make high streets feel lively again.
It is often cheaper to convert offices and shops into residential spaces than to build new ones. With the UK amid a housing crisis, creating more affordable housing is essential. Using what already exists by repurposing buildings can be a cost-effective approach.
Adding residential spaces to high streets creates diverse and lively communities. When high streets become solely retail-focused, they lose diversity. By adding homes, you attract more diverse groups of people, creating a multi-layered community hub.
The drawbacks of relying on commercial to residential conversions
However, there are also some significant drawbacks to relying on commercial to residential conversions to regenerate high streets.
While bringing more residents into town centres can boost footfall initially, there is a risk that excessive conversion will undermine the high street in the long run. Reducing space for shops, restaurants, and other businesses can harm the local economy.
Of course, there is an urgent need for housing, but what is built needs to be affordable, accessible and supported by well-resourced public services.
Infrastructure, a key part of the jigsaw, needs to grow to support the community. Suitable roads, schools, and GPs are needed to support economic growth and a better quality of life. Regrettably, improving infrastructure usually lags behind building new homes.
Critics argue that converting commercial buildings into homes does not solve the root causes of high street decline. Simply having more residents living in town centres won’t save the high street. This is because problems like high business rates, lack of parking, and online shopping competition need to be dealt with.
There are also concerns that shop to residential conversions may not result in high-quality housing. Shops and offices were never designed for residential use, so living spaces created by converting these commercial units could be small, lack light, and potentially fail to meet standards. Prioritising quantity of new housing over quality is risky.
Relying on conversions also means local authorities lose control over the planning and development of their high streets. As permitted development rights allow conversions without full planning permission, councils cannot strategically shape the future of their town centres.
Permitted development rights show a lack of holistic vision
Critics argue that the government’s proposals to introduce permitted development rights for commercial to residential conversions show a lack of holistic vision.
Converting some vacant properties can be beneficial, but it is not a silver bullet solution. Large stores vacated by the likes of M&S and Debenhams are hard to repurpose. Many buildings in our high streets have reached the end of their lives and are effectively redundant.
For high street regeneration to succeed, a more comprehensive, long-term strategy is required. Local authorities need the ability to make planning decisions that suit their own communities. Mixing residential, retail, hospitality, leisure, and office spaces requires careful planning.
As well as diversifying the uses of spaces, issues such as parking, accessibility, business rates, rental costs, and competition from online retailers need to be addressed. Making high streets desirable places to visit and do business is crucial.
Often, high street properties are fragmented, with different owners. Councils could look at consolidating properties, reviewing ownership, and reinventing layouts to create cohesive hubs.
Some experts argue declining high streets should be demolished altogether and redeveloped to meet modern community needs. Selective demolition can for example create the green spaces essential to successful urban living. Though disruptive, this blank slate approach allows proper planning for the future.
One example in our local area is Kirkgate Innovative Neighbourhood Gateway (KING) in Wakefield. This project will demolish buildings to create room for new housing and improve public spaces. It will keep some of the existing shop units to incorporate into the proposed residential development.
The path forward for our high streets
There is certainly a place for converting empty commercial properties on high streets into much-needed housing. However, this alone will not revive struggling high streets.
Councils need more authority to plan and improve town centres. They should look at the big picture and make changes to attract businesses and shoppers.
To revive high streets, we need a comprehensive approach instead of relying on small changes allowed under development rights. We should plan and develop in a coordinated way, focusing on creating mixed-use spaces, suitable infrastructure, and community-centred areas. This will help high streets prosper again and make our towns and cities vibrant places to live, work and play.
If you’re looking for advice or assistance with making alterations to your workspace or home, contact our specialist team of architects who will be happy to help angus.ellis@waltonhorsfall.co.uk or 01484 602377
