Reimagining the High Street: Where We Are Now and What the Future Might Look Like
By Lee Davies, HNW Architects
The Current State of the High Street
The British high street has long been a barometer of social and economic change. Once the beating heart of our communities, it now faces profound challenges: the rise of online shopping, the fallout from Brexit, and the lingering effects of the COVID-19 pandemic. Major retailers and department stores have collapsed, business rates remain a burden, and high-profile vacancies highlight the urgency for change. Hybrid working patterns have further altered footfall, shifting the high street’s role from a retail hub to something more fluid. The high street vacancy rate has been static at 14% for five consecutive quarters, indicating the challenging environment for retail businesses. However, with challenge comes opportunity—the chance to rethink and revitalise our high streets for the future.
The High Street’s Role and Value
Beyond just a place to shop, the high street is a cornerstone of placemaking, social interaction, and local identity. The shift in working habits has emphasised the importance of local retail and services in building community connections and well-being. As Mary Portas (retail consultant and broadcaster) recently pointed out, “The closure of independent retailers would have huge consequences for the communities who spend in those shops and the social infrastructure they provide.” The high street is about far more than about what is sold —it’s about human connection, culture, and a sense of place.
Reinvention and Opportunities – Repurposing and Diversification at All Scales
Reimagining the high street means breaking away from a retail-only model. We are seeing a shift towards mixed-use spaces, where retail, leisure, work, and residential functions coexist. At Emery Gate, HNW Architects is leading the transformation of a shopping centre into a dynamic environment with a more diverse mix of uses. This includes the introduction of 225 new homes in a sustainable location, ensuring that people live, work, and engage in these spaces beyond traditional shopping hours. The development will also enhance the retail offer, particularly food and beverage options with extended opening hours and increased activity, creating a vibrant and welcoming atmosphere throughout the day and into the evening. Additionally, the scheme will deliver wider benefits by enhancing existing assets, such as the park edge, providing high-quality public spaces that contribute to a more attractive and liveable urban environment.
HNW Architects’ vision for Emery Gate, Chippenham
Similarly, in Newhaven, we are developing and implementing a High Street Design Guide. This initiative, supported by the Newhaven Enterprise Zone, aims to enhance retail and service offerings, drive footfall, and improve community loyalty. By focusing on public realm improvements, accessibility, and flexible spaces, we are creating a town centre that is fit for the future through interventions at a smaller scale.
Reinvention and Opportunities – Sustainable, People-Centred High Streets
A thriving high street must serve more than just commercial interests. We need to create attractive, well-designed spaces that support both businesses and residents. High-density, mixed-use developments bring people back to the centre of towns and cities, supporting local businesses while reducing reliance on cars and out-of-town retail parks. English Heritage notes that “Visitors to historic centres can enjoy the opportunity to shop and linger in an attractive historic environment.” This principle underpins our work in Newhaven, where improving the public realm is central to revitalisation.
Reinvention and Opportunities – The High Street as a Community Hub
To succeed, the high street must evolve into vibrant, multi-functional spaces. A future-proofed high street should:
- Engage history and heritage to create a unique sense of place.
- Support a broader range of businesses and retailers, making it accessible for independents and start-ups.
- Enhance existing assets such as waterfronts, parks, and public spaces to attract visitors.
- Develop a safe and engaging evening economy through cultural events and hospitality offerings.
- Ensure accessibility and inclusivity for older generations, recognising the role of the high street in reducing social isolation. Well-designed, walkable environments with seating, social spaces, and community-focused amenities can provide older people with vital social interactions and a sense of belonging, reinforcing the high street’s function as a community lifeline.
What Needs to Change?
1. Addressing Economic Challenges
The current economic model of the high street is unsustainable. Business rates remain prohibitively high, disproportionately affecting independent retailers. Reform is needed, including a fairer taxation system that shifts some burden from physical retailers to large online firms. High Street Rental Auctions (HSRAs)—which took effect in December 2024—offer councils new legal powers to repurpose long-term vacant properties. However, their success will depend on whether local authorities exercise these powers effectively….we wait to see how and if this power is utilised.
The British Property Federation’s proposal for ‘Town Centre Investment Zones’ could further accelerate regeneration, blending tax incentives, planning freedoms, and public-private partnerships. Rising energy costs are another pressing issue, requiring targeted support to ensure local businesses remain viable.
2. Planning, Regulation, and Community Engagement
Empowering local authorities and communities is critical. We need:
- Greater flexibility in planning policies to support mixed-use, adaptable spaces.
- Devolution of power to local authorities to lead regeneration efforts.
- Investment in sustainable transport and public realm improvements to encourage footfall and greater accessibility for all generations.
The Role of Government and Policy in Driving Change
Labour’s pledges offer hope for a more proactive approach to high street renewal, including:
- Planning reform to accelerate housing delivery and urban regeneration.
- Business rate replacement to support local retailers.
- Community empowerment schemes, enabling locals to take ownership of vacant shops.
Wider devolution to local and regional authorities, giving them greater control over investment strategies, planning frameworks, and taxation policies tailored to their specific needs. By decentralising decision-making, local leaders can drive focused, context-specific change that directly responds to the needs of their communities.
Shifting Consumer Behaviour and Business Models
A renewed focus on authenticity and community connection is driving consumer behaviour. People are actively seeking experiences that resonate with them on a deeper level. We are already seeing:
- Hybrid spaces, blending retail with co-working, leisure, and childcare facilities.
- A resurgence of independent businesses, which can quickly adapt to changing consumer demands.
- The integration of online and offline retail, with digital-first brands opening physical stores. Increasingly, high street units are being used as showrooms or ‘shop windows’—not necessarily for point-of-sale transactions but as a space for consumers to experience products in person before ordering online. This blurs the line between retail and brand experience, offering retailers a new, more flexible model of high street engagement.
A Vision for the Future: What a Successful High Street Could Look Like in 2035
Imagine a high street where independent businesses thrive alongside cultural venues, green spaces, and high-quality housing. Accessible, pedestrian-friendly streets are lined with cafés and local markets, while the evening economy is supported by diverse dining, arts, and entertainment. Technology and digital retail seamlessly integrate with physical spaces, offering convenience while preserving local character.
Conclusion: A Call to Action
The high street is not dead—it is evolving. The challenge is not simply to ‘save’ it but to redefine its purpose. With the right mix of policy reform, investment, and community engagement, we can transform our town centres into thriving, resilient spaces that serve people’s needs for all generations, and for all generations to come.
HNW Architects is committed to shaping the future of our high streets. Our work at Emery Gate and in Newhaven reflects our belief that the high street can once again become a central, vibrant part of our lives—if we are willing to embrace change.
The future high street is one where people don’t just go to shop, but to live, work, and connect. The question is: how do we make sure they want to be there?
The SECBE Awards Team