Moving on up? Levelling-up town centres across Northern England

It has, without question, been a challenging year for our town and city centres. As the global pandemic continues and lockdowns come and go, a raft of the nation’s most famous retailers have disappeared from high streets across the country. As in the rest of the developed world, the Covid-19 pandemic has been a ‘game changer’ for the sector. With the growth in online shopping over the last decade or so, most centres had already devised strategies based on re-focusing their offer away from retailing and toward a leisure and food and beverage-based offer.

However, successive lockdowns have acted as a catalyst in speeding up changes in shopping behaviour, and impacted directly on the leisure and hospitality sector to the extent that it is now quite unclear how centres will function as restrictions ease.

In the North of England, our town and city centres have suffered more than most in recent years. While Covid-19 has sped up the process of change, even prior to the pandemic many centres were already experiencing major challenges due to both changes in shopping behaviour and weak underlying economic conditions.

The Government’s Levelling Up Fund Prospectus, published in March 2021, identifies a total of £4.8 billion to be invested over the coming years to support town centre and high street regeneration, local transport projects, and cultural and heritage assets across the country.

In addition to the Levelling Up Fund, as part of the Government’s wider package of interventions, there are three key funding streams, which have already seen a great deal of uptake across the North:

  • Future High Streets Fund – This fund seeks to allocate £830 million to help deliver transformative changes to struggling high streets;
  • Towns Fund – 100 cities, towns and areas have been invited to bid for part of this £3.6 billion fund designed for proposals which drive economic growth. In many places, town centres are integral to these schemes; and
  • High Street Heritage Action Zones – Seeking to transform High Street buildings which can help to fuel economic, social and cultural recovery.

Town centre stakeholders are responding with a range of radical and ambitious projects. These include strategic interventions by local authorities, including through the acquisition of shopping centres and use of Compulsory Purchase Order powers.

With innovative and ambitious strategies now in place in many towns – and Government funding available to support delivery – there are grounds for optimism over the future of our town centres.

Lichfields’ Insight, ‘Moving on up? Levelling up Town Centres across Northern England’, reviews the various different funding bids currently under consideration. Using this research, we have identified six key themes which underpin the different plans and strategies currently under consideration. These are:

  • Health and Wellbeing – With the demise of retail, we need to find a reason to draw visitors into town centres. As well as more pleasant and healthy outdoor spaces and experiences, this could also involve locating other essential services close to transport hubs where they can help to maintain footfall.
  • Education – Universities and colleges have long been key parts of daily life in our city centres. Opportunities exist to locate student populations in the heart of these centres, where they can contribute to vitality and viability.
  • Tourism – Many of the North’s town and cities have fascinating visitor attractions and dramatic physical and geographical environs. An ambitious and coherent tourism strategy should seek to make the most of these unique assets to drive trips to their town centres.
  • Heritage – The North has a rich and varied history, the remnants of which live on in many of our town and city centres. They can make a real contribution to the environment and attractiveness of these towns as visitor destinations.
  • Digital and creative – Whilst retail may never return to its previous levels, flexibility is required to re-purpose the floorspace left behind by these vacancies. Utilising new funding streams and planning reforms, space should be made to accommodate innovative small businesses which will contribute to the vibrancy and culture of town centres.
  • Town centre living – As retail space recedes, we need to ensure our town centres remain attractive places to live. As well as making an invaluable contribution to housing supply in our urban areas, maintaining a meaningful 24-hour population in town centres will in turn drive demand for services and facilities which contribute to the vitality and viability of the centres.

With these themes in mind, our Insight provides evidence across the North of innovation, optimism and ambition in the town centre sector, which means the future may not be as bleak as many sceptics would have you believe.

Robert Dibden, Associate Director, Lichfields

This blog originally appeared on the Lichfields website here.

You can read and download their full insights report here.

Photo by Charlie Green on Unsplash

Buying into the future of retail

The COVID-19 pandemic has hastened several things over the last year-and-a-half, from the way – and where – we work, to how we enjoy leisure and culture experiences. It has also accelerated the demise of retailers, with many disappearing from our high streets following the twin effects of enforced closures and weakening consumer confidence. One operator to have faced the headwinds caused by coronavirus is Newcastle-based Fenwick. However, with its flagship department store now open again, and its chief executive John Edgar – who joined just days after the first national lockdown had begun last year – rolling out improvements to its physical and online offering, the firm is taking steps to recover lost ground.

Steven Hugill finds out more:

John Edgar has viewed the retail sector from numerous angles – which is pretty reassuring given its current outlook. Scroll down the Fenwick chief executive’s CV and the list of companies is as illuminating as the Newcastle department store’s annual festive window displays.


From blue-ribbon names such as Harrods and Selfridges Group, to 172-year-old high street operator House of Fraser and the now departed Woolworths, he knows only too well the sector’s capricious nature.

And in a world where success in the ‘bricks and mortar’ landscape is no longer as simple as black and white, John’s technicolour experience has perhaps never been more important.

With the high street’s very identity under increasing pressure – caused in no small part by the continued rise of online shopping, a factor exacerbated by the COVID-19 pandemic – its future will only be secured by watershed change.

To remain relevant in today’s convenience culture, high streets must offer fresh experiences that go beyond simple rows of chain stores and create places of convergence, where leisure and entertainment melds seamlessly with new residential space and shops that present the unique over the homogenous.

“Retail has never been easy and now, more than ever, we need to change and adapt faster,” says John, who grew up in the village of Hurworth, just outside Darlington.

“The high street will continue to exist, but there will be more polarisation between the good and the bad.

“I’ve been saying for the last 15 years that there have been too many shops,” continues John, whose career began at the former Burton Group, which later became Sir Philip Green’s now collapsed Arcadia Group.

“For me, less is more, and we are in a strong position with our nine stores here at Fenwick, but the property market must change, and the Government must still do something about business rates too.

“I think what we will see are more discerning high streets, rather than the bland multiples of the 1990s where, for example, you sometimes didn’t know the difference between a utilities shop, a bank and a retail outlet.

“Personality is going to be more and more important going forward, and we will be perfectly placed for that.

“We need to keep doing the right things – some of our ideas will work, and some won’t.

“Ultimately it will all be about reinvention and reinvigoration.”

The change to which John refers is already being played out within Fenwick’s sprawling store on Newcastle’s Northumberland Street. Work carried out during the shop’s enforced COVID-19 closures has added new dimensions to the 139-year-old family owned business’ offer.

Led by the introduction of a rooftop restaurant, known as Roof Thirty Nine, the operator has also opened up windows, re-laid floors and revamped its menswear department to include a ‘sneaker wall’ that features myriad footwear brands and colours.

Elsewhere, it has strengthened its food hall, with greater amounts of produce sourced from local suppliers, and it is continuing to introduce new brands across all departments, which, in some cases, are exclusive to the city centre site.

What it all represents, says John, is the evolution of an esteemed name that is putting itself in the strongest possible position as the financial, social, physical and emotional implications of the COVID-19 pandemic begin to slowly abate.

“What we could have done is shut the doors at Christmas time, unlocked them again after the last lockdown and said, ‘it’s the same stuff, come in and buy it’,” says John.

“But that would have been a disaster. Instead, what we have chosen to do is invest for the longevity of the business.

“To make that happen, though, we have to provide a point of difference for customers and that means being innovative and ensuring quality around products and services, as well as the hospitality we provide.

“We are majoring on the hospitality element – it’s all about going the extra mile and welcoming someone into the store just like you would to your home,” continues John, who attended what is now Darlington’s Carmel College as a youngster.

“Not many are doing that, certainly not to the same scale we are.” While making strides in transforming the physical and social aspects of the business, John – who spent five and- a-half years as Harrods’ chief financial officer – is making equally rapid progress with Fenwick’s online presence.

When he officially took over at the start of the pandemic on April 1 last year, the retailer’s digital offering lagged somewhat behind its contemporaries, to the point that its previous hierarchy was strongly considering its permanent closure. John, however, was quick to see the opportunity.

“Everything was closed when I joined – including online,” he says. “Someone actually said to me, ‘forget online, it’s not worth it’ – it took me a week-and-a-half to change the situation and that part of the business is now growing at an incredible rate.

“Before I joined, it was taking very little money and was primarily a beauty site,” says John, who worked as chief financial officer at Woolworths, where he fought valiantly with colleagues to save the ultimately-fated business.

“It did bits very well, but it wasn’t what it could be – we only had a tiny percentage of our product catalogue on there, for example.

“We have done an awful lot to improve the website, but there remains an awful lot more to do. Pandemic or not, it is something we need to be doing to be credible in the marketplace and extend our reach.”

With enforced COVID-19 closures having only further heightened the importance of retailers’ digital proposition, John says the online improvements mean Fenwick now has much greater sinuosity to meet shoppers’ fluctuating buying habits and counter any further turns in the economic landscape – all while acting as a crucial, supportive ally to its traditional ‘bricks and mortar’ offering.

He says: “It remains to be seen how many people have said, ‘I’m only ever going to shop online from now on’ following the pandemic, but there is a palpable feeling of positivity among customers shopping physically, which I think is being helped by the vaccine rollout.

“To an extent, it depends what people want. If I want to buy a lot of detergent, for example, I don’t need to go into a shop and experience that.

“But if I want to buy some children’s shoes for school, because their feet have grown over lockdown, I’d do that in store.

“We can cater for whatever people choose,” adds John, who helped create the Selfridges Group during his time with the operator.

He continues: “The website is a major part of our plans to transform the business and we will drive our online offer further, but it won’t be to the exclusion of our stores – the two of them sit side-by-side very well.

“Online will never make up for the gap in most retailers – there is a role for both; it is a symbiotic relationship.”

The progress of the business’ physical offer and its online services that John alludes to is made even more remarkable when viewed through the prism of COVID-19.

Having prevented him from embarking on physical store visits and team introductions on his arrival, John’s picture of Fenwick was instead painted through countless online video calls and meetings.

“Nothing focuses the mind like a common enemy,” says John of Fenwick, which complements in-store and online trading with concierge and call-and collect services.

“As an organisation, we all saw that, and it was quite easy to get everyone to pull together.

“We had to keep going as best we could, and the trader mentality really came out.”

And he says such resilience, coupled with an ever-growing understanding of coronavirus and its repercussions on the retail sector and society as a whole, means Fenwick has been able to successfully begin plotting the first steps to recovery. It will, however, be a measured journey.

“Recovery is going to be quite slow for everyone,” adds John. “I think it is going to be a number of years before we get back to a level where we are really comfortable; the reality is that we just don’t know what is going to happen over the next 12
months.

“We are, however, in a better place than we were.”

How smaller retailers can avoid spending more than they have to

The outlook is tough; however here’s one simple step to control your outgoings

We have all heard about how the high street is under immense pressure, with smaller retailers taking the brunt of the impact of challenging trading conditions.

The shift to online shopping, rising costs and the reduction of footfall in town and city centres have already heavily impacted the retail sector, and that was before the monumental impact of the pandemic which accelerated these challenges.

Small and medium sized shops and independent retailers are particularly feeling the brunt of these pressures, as they tend to have fewer resources and rely more heavily on regular cash flow.  And the light at the end of the tunnel may be some way off for a lot of retailers, as they struggle to reopen amidst complex restrictions.

The short term outlook is looking tough; however there are ways in which all business can start to take control of their finances.

Running a retail business is challenging.  Here’s something which can help

Many businesses are looking for ways to save money and maintain a healthier bottom line. The good news is that getting a smart meter for your business is a small change that could make a big difference.

A smart meter can support businesses to take control of their energy bills as they enable accurate, not estimated billing– helping to take the stress out of budgeting.

Owning or running a small retail business is hugely exciting, challenging – and busy, and we are all looking for ways to work smarter not harder. Smart meters send your gas and electricity readings directly to your energy supplier so you don’t have to!

Manage your environmental footprint

It is also important to bear in mind that it’s everyone’s responsibility to become more conscious of their environmental impact.  Regardless of the size of your team, we all should be aware of how much energy we’re using and a smart meter is a simple way of doing this.

A smart meter is a positive step in taking control of business outgoings and if your firm has 10 employees or less your business could be eligible.

To find out more please click here https://bit.ly/3yYhQsi.

You can also contact your energy supplier or broker.  It could be one of the best calls you make this week.