I don't think we know what todays high street is for - we may each have a different opinion.
The concept of the 1960-80s urban centre for retail, entertainment, offices, banking etc is dead. Retail started to move out of town to either retail parks or shopping malls with easy access and free parking. This worked as car ownership grew.
Existing high streets often became centres for £ shops, charity shops, coffee shops, travel and estate agents. Only the prosperous with high footfall thrived.
Since about 2010 transition to online has compromised both the remaining "proper" high streets and out of town stores. The pace has increased rapidly due to covid.
The drag on swifter changes is the commercial property market - it is difficult for a major store to get out of an existing leases. If buildings become empty it is (a) difficult to relet at the same rental, and (b) the value of the property will fall to match the reduced rental income.
The prize will go to whoever creates the high street for the future - it will look nothing like what has gone before. It needs planners to be very creative - difficult when they have spent a generation reinforcing traditional planning and zoning rules.
- it may not be predominantly retail,
- it may embrace meeting, entertainment, education, eating, experiences.
- it may be a far more "mixed" experience.
- more smaller "centres" could evolve serving currently large soulless housing estates
- zoning retail separate from worklaces separate from housing may need to change
- centres need to embrace new work life patterns as 9-5 may not be the norm
- transport infrastructures will need to change
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