Tag Archives: urban green spaces

Britain’s town centres: down, but not out

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Image: Mayfield development, Manchester (U+I plc)

Town centres have taken a battering in the past year, with many shops and services forced to close during lockdowns and growing numbers of stores going out of business.

But even before Covid-19, UK high streets were already under pressure. Economic recessions, rising business rates, higher rents, the growth of online shopping and development out-of-town retail parks have left Britain’s town centres struggling to survive.

Last month, Planning magazine brought together a panel of experts to discuss the future of town centres. Among the issues considered were trends affecting town centres, how demand for town centre property is changing post-pandemic and how developers are responding to changes in market demand and planning laws.

The bigger picture: online shopping and working from home

Jennet Siebrits, head of CBRE UK’s research team, gave a helpful overview of two key trends affecting town centres.

In the past decade, e-commerce has seen a dramatic increase in activity. Since 2011, the value of online shopping has mushroomed from £23 billion to £58 billion –a 158% increase. But in 2020, even that figure was eclipsed, with the value of e-commerce rising to £84 billion – a 44% increase in just one year. The evidence from the first national lockdown suggests that this step change is here to stay.

The impact of this, along with the Covid-19 restrictions, has been grim for town centre stores. Over 11,000 shops closed in 2020, and while not all of those closures were due to online shopping, it’s clear that e-commerce has been a real driver of this.

Jennet suggested that, as the restrictions ease, it’s likely that supermarkets, along with in-store health and beauty and DIY stores will continue to attract customers. But other sectors will have to come up with innovative ways to lure consumers off their iPads.

Jennet also highlighted the increased move towards home working. Once people return to their workplaces, it’s likely that many will ask to continue working from home, at least for part of the working week.

The rise in home working may also affect demand for residential property, with more people moving further away from city centres. This could have a knock-on effect for ancillary services like coffee kiosks and sandwich bars, with local town centres capitalising on the losses experienced by city centres.

The legal perspective: changes to planning laws

David Mathias, a specialist planning solicitor at Shoosmiths law firm described some recent planning law changes that have particular relevance to town centres.

Since the demise of Woolworths in 2008, more and more UK department stores have been closing down, leaving big gaps on the high street. In future, it’s likely that many property developers will want to convert from retail to residential.

Until recently, permitted development rights for conversion to residential only applied in a limited set of commercial uses. But the UK government has announced new permitted development rights in England enabling greater flexibility on conversions without the need for planning permission. These will go ahead in August, subject to certain conditions.

In addition, further legislation on expansion of permitted development rights introduced last summer allows the construction of an additional storey on freestanding blocks and buildings on a terrace to create additional housing, and the demolition of buildings built before 1990 and construction of new dwellings in their place.

The government has argued that these changes will help to revive town centres, although others believe easing planning rules for developers will have the opposite effect. 

The developer’s perspective: re-imagining Manchester

Martyn Evans from the U+I Group offered his view of how developers are responding to changes in market demand and planning. He did so using U+I’s development at Mayfield in Manchester.

Located next to Piccadilly railway station, in the centre of the city, this 24 acre-site is being redeveloped from derelict railway land. A consortium of Manchester City Council, Transport for Greater Manchester and London & Continental Railways (LCR), along with U+I, has been working to regenerate the area, with the first buildings due for completion next year.

Right from the start, the consortium focused on the importance of creating a place where people want to live, work, rest and relax. One important feature of the development is a seven-acre park. Although it was planned into the scheme years ago, this green space has become all the more significant in the past year.

Image: Mayfield development, Manchester (U+I plc)

The pandemic has demonstrated the importance of green space as a vital part of city living, both for physical health and mental wellbeing. Such spaces not only attract workers, residents and visitors, they also increase the value of developments. And because decisions about commercial property are increasingly being taken by HR teams rather than finance departments, the wellbeing benefits of workers’ surroundings are being taken more seriously. In short, understanding quality of place gives developers more of a competitive edge. 

The local authority perspective: managing change

To conclude, Michael Kiely from the Planning Officers Society looked at what local planning authorities can do to help sustain town centres.

Michael described some of the planning tools local authorities can use, including strategic planning, masterplanning and local plans. But with recent changes in planning laws, including the use classes order, Michael argued that policies such as Town Centre First may be ineffective.

However, local authorities can still make a difference, through partnerships with other stakeholders, such as land owners and Business Improvement Districts (BIDS), and the use of intervention and compulsory purchase powers.

In closing, Michael suggested the need for a licensing or permitting regime to manage and curate activities so that they do not cause harm and town centres can thrive.

Future perspectives: rethinking town centres

A £150m project to revamp London’s Oxford Street signals that high streets are already re-imagining themselves as leisure-focused and “experiential shopping” centres. And the Mayfield site in Manchester has the potential to transform a part of the city centre that has been underused for decades.

These are just two examples of the planning community working together to help sustain town centres. Britain’s high streets face substantial challenges, but this interesting discussion suggested there are good reasons to optimistic about the future.

A recording of The Future of Our Town Centres discussion is available to watch on-demand at the Planning magazine website.

Further reading: more on town centres from The Knowledge Exchange blog

Guest post: Sustainable cities after COVID-19: are Barcelona-style green zones the answer?

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Photo by Kaspars Upmanis on Unsplash

Guest post by Anupam Nanda, University of Manchester

The lockdowns and restrictions introduced to control the spread of COVID-19 have resulted in huge changes to urban life. Previously bustling city centres remain empty, shunned in favour of suburban or rural areas where social distancing is easier and connections to the outdoors are abundant.

The roll out of vaccines provides hope for a partial restoration of normality in cities. However, the impact of COVID-19 could last much longer.

In particular, the pandemic has shown how damaging congestion, pollution and lack of green space can be – including how these factors have contributed to the severity of suffering for city dwellers. We have an opportunity to change city living for the better.

Barcelona offers an example of how city areas can be transformed to reduce pollution and increase access to green space.

The city pioneered the concept of superblocks, first introduced in 2016, as part of green urban planning. Superblocks are neighbourhoods of nine blocks. Traffic is restricted to major roads around the superblocks, leaving the streets inside for pedestrians and cyclists.

Recently, further plans have been announced to expand green zones in the city’s central district, Eixample. This is a major expansion of low-traffic zones, giving priority to pedestrians and cyclists to reduce pollution and provide green spaces.

The new plan will cover 21 streets and have space for 21 new pedestrian plazas at intersections. At least 80% of each street is to be shaded by trees in summer and 20% unpaved. A public competition in May 2021 will decide the final design.

The purpose of the plan is to ensure that no resident will be more than 200 metres from a green space.

There are many benefits to creating urban green spaces like these. They include an improvement in air quality and noise levels on the car-free streets, and a reduction in levels of nitrogen dioxide (NO₂) from road traffic. Exposure to high level of NO₂ can lead to a range of respiratory problems.

Green spaces have been shown to improve mental health, as well as lead to a reduction in risk of obesity and diabetes – conditions which significantly increase vulnerability to COVID-19.

COVID-19 has made the case for green urban planning even more compelling. However, these plans can come at a cost.

Barriers to green cities

A particular negative impact of green zones could be a high demand for housing, leading to subsequent rises in property prices. This can lead to gentrification and displacement of local residents and businesses. Care must be taken to make sure that homes remain affordable and urban green zones do not become rich enclaves.

The COVID-19 lockdowns highlighted the difference in living conditions faced by city dwellers. Green initiatives must work for all socio-economic groups, and must not exacerbate existing inequalities.

In addition, while city centres are the usual focus areas for greening initiatives, suburbs and other peripheral areas also need attention. The goal is to reduce carbon dependence in total – not shift it from one area to another, or one sector to another.

The plan should also include steps to make private and public transport completely green. This could include replacing carbon-producing transport system with zero-emission vehicles and providing ample infrastructure such as dedicated lanes and charging stations for electric vehicles.

Cities differ hugely in how they look, shape and operate. One size will not fit all. If other cities choose to follow Barcelona’s model, local issues must be carefully considered. Superblocks work really well in a neat grid system such as in central Barcelona. But many cities do not have a well-designed grid system.

However, the principles of green, environmentally friendly, car-free or restricted-traffic neighbourhoods can be adopted in any city. Examples of schemes include low-traffic neighbourhoods in London, the 15-minute city initiative in Paris, or Manchester’s plans for a zero-carbon city centre.

While adopting such interventions, it is important to keep citizens’ daily needs in mind to avoid adding extra burdens on them. If motor traffic is to be limited, the availability of public transport must be considered, safe infrastructure for walking and cycling as well as adequate road structure for essential services or deliveries.

Significant capital investment is needed to support these plans. The Barcelona plan is projected to cost €38 million (£34 million). Much more will be required if it is to roll out to more areas. Cities in the developing world and poorer countries cannot afford such huge sums. Moreover, COVID-19 has left several cities laden with a huge amount of debt.

Green city initiatives need to be long-term – and created with the support of local people. Recognition of the benefits of green living and informed support of developments will result in positive behaviour changes by the citizens.

Anupam Nanda, Professor of Urban Economics & Real Estate, University of Manchester

This article is republished from The Conversation under a Creative Commons license. Read the original article.

Further reading: more from our blog on tackling air pollution in cities: