Agenda item

In accordance with Standing Order 60, an additional item will be raised under this heading regarding the future of the borough’s high streets.

It was agreed that this item would be taken before item 6 on the agenda.

Alice Lester, Operational Director Regeneration, Growth and Employment introduced the additional item on the future of the borough’s high streets. It was noted that the pandemic had led to an acceleration of changes to the reasons people visit and use high streets, with footfall dropping significantly and online sales rising. While this was the case across the country, local centres within the borough had been less affected than city centres due to its makeup of largely local businesses.

The Chair invited Andrew Dakers, Chief Executive at West London Business to give an update on some of the analysis West London Business had undertaken on the impact of the pandemic on West London’s high streets and the potential for their recovery.  He suggested that a number of key considerations would influence the mix of high streets post-pandemic. These included: an increased demand for experiential retail offers; a shift towards environmental sustainability; competition between shopping centres and high streets; parking issues; affordable rents and rates and changes in spend due to changing working patterns. He then highlighted the importance of business support during the pandemic and the role it would play in the recovery, with particular reference made to the Additional Restrictions Grant.

The Chair then invited Matthew Jaffa, Senior External Affairs Manager at the Federation of Small Businesses to give an update on some of the concerns raised by small businesses during the pandemic. Unaffordable rents and rates were highlighted as a particular issue for local businesses, as well as spiralling levels of debt as a result of the loss of income. It was suggested that landlords and tenants needed to be incentivised to work more closely together to find innovative solutions to these issues. He also raised concerns over the proposed changes to permitted development rights over the forthcoming year, which he feared would result in the loss of local businesses. The importance of supporting local businesses to employ local residents during the recovery was also highlighted, with particular reference made to the Kickstart Scheme.

Councillor Tatler, Lead Member for Regeneration, Property and Planning then gave an update on the Council’s approach to the future of the borough’s high streets. It was noted that the it would look to support social and community spaces as well as retail spaces, recognising that importance of increased footfall for high streets. She then highlighted a range of actions the Council were taking to support high streets including: the meanwhile use of spaces; capital expenditure projects such as Harlesden Picture Place; ensuring local businesses form part of the Council’s supply chain; partnership work with neighbouring local authorities and Town Centre Managers and Neighbourhood Management Teams. She also highlighted the support provided to local businesses throughout the pandemic such as business support grant funding.

The Committee was then invited to raise questions on the updates provided, which focused on a number of key areas as highlighted below:

·         </AI12>In response to a question from the Committee, it was noted that many high streets in the borough were vibrant and so there was no need for extra support. In comparison to other areas in the country Brent was deemed to be in a strong position. It was recognised, however, that there would be challenges ahead for high streets such as Brexit and the increase in online shopping. Members noted that nine town centres had been identified for extra support – Kilburn, Collindale, Burnt Oak, Willesden Green, Neasden, Church End, Harlesdon, Ealing Road and Wembley.

·         it wsa noted thaIt was noted that officers were proactively working with landlords to the meanwhile use of vacant properties, and Wembley High Road was highlighted as a successful example of this.

·         In response to a question regarding the appropriate use of office space, it was noted that the Council would look to work with landlords to ensure office spaces were being utilised efficiently. This was seen as particularly important as the borough recovers from the pandemic, and future work patterns and office usage begin to take shape. Members were assured that, as a result of an Article 4 direction across the borough, the Council had withdrawn the ability to convert office spaces for residential use.

·         Regarding the actions that local authorities should be taking to support high streets, it was suggested that small businesses be supported to fill spaces on high streets, that local businesses form part of the Council’s supply chain, that free parking be offered on high streets and that town centre managers continue to support businesses.  It was also suggested that the Council lobby central government on issues relating to business support grants, permitted development rights, affordable rents and rates and the self-employment income support scheme.

·         It was noted that high street spaces were often too expensive for voluntary and community sector organisations and as such local authorities should look to mitigate this. The meanwhile use of buildings was highlighted as one mitigation, as well as encouraging organisations to utilise markets before entering renting agreements.

·         It was suggested that the Council look to apply for an Article 4 direction to withdraw the ability to convert retail spaces for residential use. The Committee was assured that this was something it would look into, but recognised that it would be a lengthy process.

·         In response to a question regarding 15-minute neighbourhoods, it was explained that this policy aimed to transform neighbourhoods into connected and self-sufficient areas. It was a policy area the Council was looking to explore further, and it was recognised that it would promote its climate objectives and encourage residents to shop locally.  

·         The Committee was assured that the Council would look to complete its annual health check in the near future which would give it an insight into the current state of high streets. This would then inform actions on issues such as the mix of businesses and lengths of high streets.

·         It was noted that the Council encouraged mixed-use and affordable workspaces within new developments in the borough, including on high streets. An example given was the Networks Home Development on Ealing Road, in which several artist studios were based.

·         In response to a question regarding plans to encourage footfall on high streets, it was noted that the Council had identified a number of actions to do so such as the promotion of local transport links and the development of markets and community spaces.

·         It was noted that rising rent levels was an ongoing issue for local businesses. It was suggested that the Council lobby central government to introduce rent controls and reform the rates system. 

Resolved

That the following areas of improvement be noted:

1.    To consider providing rain cover for the borough’s high streets through Community Infrastructure Levy or Section 106 funding.

2.    To consider how the Council could facilitate consolidated ownership of high street spaces.

3.    To consider applying for an Article 4 direction to withdraw the ability to convert retail spaces for residential use.

4.    To consider the use of rent controls and rate reviews on the borough’s high streets on a cross-party basis.

5.    To ensure the annual health check of the borough’s high street is undertaken as soon as it is safe to do so.

6.    To work alongside West London Business and the Federation of Small Businesses in lobbying central government on issues relating to business support grants, permitted development rights, affordable rents and rates and the self-employment income support scheme.