Why repurposing retail as offices will breathe new life into Britain’s high streets

Rupert Dean, CEO of x+why, talks about how the property industry can make use of Class E and sustainably repurpose retail space, in order to breathe new life into Britain’s high street.

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On June 30th Prime Minister Boris Johnson addressed the nation in one of his most anticipated speeches since the coronavirus crisis began. Speaking from a hangar at Dudley College of Technology, Johnson set out his ambitious “new deal” for Britain’s post-Covid recovery as news broke that the economy had been hit by the worst contraction in more than four decades.
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Standing at a podium stamped with the slogan “build build build” against a backdrop of high viz, hard hats and steel-toe capped boots, the message was clear: investing in Britain’s built environment will be key to the nation’s economic recovery.

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Class E, saviour of the high street?

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Amongst the myriad of spending promises and policy overhauls was the announcement that the 1987 Town and Country Planning Use Classes Order has been amended to include “Class E” – merging once separate uses including shops, offices, restaurants and cafes.

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Class E is billed as the high street’s saviour, an instrument to repurpose ailing retail space with ease. And whilst the new use-class has its drawbacks, there’s no doubt that retail needs to evolve. Fast. In 2019 alone there were some 16,000 UK store closures, and the arrival of Covid-19 has brought the shutters down on thousands more independent shops and even mainstay retail giants.

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Now more than ever we must give serious thought to how we can make use of Class E and sustainably repurpose this space – and introducing offices to our high streets and shopping centres is the answer.

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Placing offices in amongst shops

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By placing offices amongst shops, you bring potential customers to retailers’ doorsteps five days a week. The impact of office working on footfall is clear. In August Boris Johnson implored workers to return to the office to boost retail and leisure spending. And a recent study by the British Retail Consortium showed footfall across the UK was down 34.3 percent year on year in August as office workers stayed at home. Without offices retail suffers, with more offices it could thrive.

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It’s not just retail that can reap the benefits but workers too. Working amongst shops and other amenities promotes a stronger work/life balance. You’re incentivised to buck the trend of commute – work – commute by being surrounded by the shops, gyms, cinemas and pubs that call the high street home.

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But to feel these benefits we no longer have to construct new spaces. The Government’s slogan ‘Build Build Build’ must align with the principles of the ‘Build Back Better’ campaign and the Green New Deal to promote a safer climate and fairer society. We must build back greener, and the new Class E means we can repurpose what we have.

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80%of buildings we will use by 2050 have already been built

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According to the ICC some 80 percent of the buildings we will use in 2050 have already been built. The built environment contributes one third of all greenhouse gas emissions and uses 40 percent of the world’s energy. So we have a responsibility to repurpose lost retail space to create sustainable and long-term use – and offices are part of the answer.

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It’s clear that the future of work will include more remote working, and this will not be instead of the office but complementary to the office. Zoom calls cannot replace in-person brainstorming, virtual drinks cannot foster the same candid exchanges that come over coffee in the kitchen, and starting a new job from your living room cannot beat the excitement of sitting at your new desk for the first time or the process of training and general progression you get from being amongst your team. Office working may look different post-lockdown (and it may be smaller), but the office environment is here to stay.

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Britain has a rich retail history which commands respect and done right making use of Class E is a chance to champion the industry. Some of our most recognisable brands have called the high street home for over 100 years. Offices will revitalise shopping districts and put retail back on the map where other uses threaten to push it into further decline.

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The worst recession for three centuries is set to leave even our most iconic retailers facing insolvency. There is no silver bullet but done right Class E could make a game-changing difference for retailers struggling to keep the show on the road. Now more than ever before it’s time to set the office sector free to drive Britain’s retailers forward

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This piece was originally published on React News

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