Shops-to-homes plans will kill high streets, says BPF

Converting shops to homes could “destroy town centres”, the British Property Federation has warned. The BPF said the government’s consultation proposing a new permitted development right to enable more commercial, business and service premises on UK high streets to be converted into residential without planning permission, which ended last week, would have “significant adverse consequences” and exacerbate the decline of high streets. It said this would far outweigh any positive contribution to new housing supply. The policy has been designed by government to help increase the number of new homes being delivered. The BPF said that rather than encouraging careful consideration of what might be the most appropriate use for a shop and its location, within the context of the entire high street, the new PDR would result in property developers prioritising residential over lower-value, but essential retail or community uses that will be vital to increase footfall and dwell time in town centres when it is safe to do so post-Covid. As an alternative to the PDR proposal, the BPF wants government to consider how to better incentivise local authorities to adopt local development orders. It said these would enable greater flexibility on the high street, with the local authority leading the charge for this positive change. It also proposes an amendment to the National Planning Policy Framework to create a strong presumption in favour of different changes of use. Combined with a properly resourced Planning Inspectorate, said the BPF, this could prove a more effective way to achieve the government’s policy objectives without running the risks of a fragmented and disjointed town centre because of this proposed PDR. BPF director of real estate policy Ian Fletcher said: “New residential development will play a vital role in town centre recovery post-Covid but poorly-planned PDR homes will do more harm than good. It will result in quick delivery of new homes in a piecemeal approach, without taking into consideration what the entire high street requires to successfully serve the community. “An holistic approach to a high street’s future will ensure new homes are planned for, to ensure the right balance is achieved between residential and the other offers – whether that be shops, gyms, restaurants, nurseries, soft play for kids or sports halls – so that every business and new home support one another, to create coherent and thriving neighbourhoods. “This new PDR will take control away from local authorities at a time when our high street’s future depends more than ever on strong local leadership and vision.”   To send feedback, e-mail samantha.mcclary@egi.co.uk or tweet @samanthamcclary or @estatesgazette Photo by Shutterstock