High Streets (Designation, Review and Improvement Plan) Bill

James Daly Excerpts

2nd reading
Friday 26th January 2024 Commons Chamber

[Jack Brereton]

I agree entirely that this is not just about local authorities. They play an integral and important role, but there are multiple stakeholders and partners —communities, businesses and property owners—that also play an important role. The importance of the Bill is in providing vision and focus through local authorities bringing together people and stakeholders in our high streets to come up with a plan of action to deal with some of these issues.

We must always pause to wonder whether a list of apparently quick and easy wins is indeed quick, easy and affordable to deliver. “Easier said than done” is often the narrative, but I fear that this has become an excuse for those who are avoiding taking difficult decisions and necessary action. Many of our high streets—for example, Market Street in Longton, a once bustling high street with many heritage buildings of iconic character—are now in a sorry state. Many owners are absent and take little or no responsibility for their property, in some cases deliberately allowing it to become derelict. I recently uncovered the fact that, shockingly, in the last 12 months, Stoke-on-Trent City Council has not issued a single section 215 enforcement notice against property owners who fail to maintain their properties. It is clear that action is needed.

[James Daly (Bury North) (Con)]

My hon. Friend is making an excellent speech. His Bill would require local authorities to designate at least one and up to three high streets. Does the definition of high street refer specifically to streets, or does it take in all the streets in the wider town centre area?

[Jack Brereton]

I will explain some of that shortly, but the Bill focuses on the core retail centre that is seen in many of our town centres, which may be one or more streets—a collection of streets.

The purpose of the Bill is to place a duty on local government to pause to consider properly what can be done, and to develop an action plan that can be delivered and that will work toward getting our high streets back on track. Retailers and big-name shops will come only where there is demand and the conditions are right—where footfall is generated and physical retail that is neither online nor out-of-town is de-risked. People still value high streets as a place for retail, but that alone cannot be the solution. They want the right mix of shops and leisure in the right public realm, with other attractions, such as a temporary events, to encourage footfall and dwell times. The mix needs to be got right for each high street.

The biggest risk that big-name stores will face is that of being accused by some of gentrifying a high street—quite possibly the same people who accuse them of betraying any high street they leave. Such is life, but we must not be daunted, because as we all saw in the news this week, the prize for getting it right could include the welcome return to the high street of Woolworths in its new iteration. I honestly do not think anyone could misconstrue the return of Woolies to the high street as gentrification —not without considerable bad faith, anyway. Plenty of us would champion its heartening reversal of decline. Sadly, the former Woolworths store in Longton in my constituency is in a very sorry state. The problem is not that it has not been reoccupied; it has been, but the occupiers after Woolworths have further neglected and detracted from the high street and now the store is empty again.

Most people are clear that they do not want high streets to be left in a spiral of decline, however “gritty” that makes them as urban spaces. They want the preservation of the historic fabric and character that a high street brings, alongside enhancements that make it relevant to the future and attract new and interesting uses. The reality of the decline of the former Woolworths in Longton is that the building has been raided more than once as a cannabis factory, with the raids taking place in a two-year period. At the time of the second closure in summer 2021, 1,500 cannabis plants were found and removed. Covid restrictions played a part in helping to conceal what was going on, and made people wary of going to our high streets, but even without covid, the building was a cannabis factory 22 months previously.

More recently, a boarded-up and abandoned takeaway on the other side of the road was raided for cannabis growing in the past eight weeks. That former takeaway has pointedly been reported in press coverage as being within sight of Longton police station. It is certainly my assertion that the police and crime prevention are key to preserving and enhancing the character of our high streets. Working alongside our excellent police, fire and crime commissioner for Staffordshire, Ben Adams, I have been delighted recently to secure safer streets funding, which will play a significant role in upgrading CCTV coverage in Longton, as well as enabling a number of other crime prevention measures such as gating off alleyways.

Our high streets need more footfall, not less, and more dwell time, not less. It is vital that people feel safe to visit. High streets need to be places in which people take pride and which they find pleasant to be in. The Bill is about bringing focus to our high streets, ensuring that local authorities think about the challenges they face and work with those who have an interest in our high streets to look at how we can begin to reverse their decline.

You will have noted, Madam Deputy Speaker, that I said, “Market Street” earlier, not “High Street”. At the risk of stating the obvious, my Bill is not intended merely to work from a list of those streets that are literally called, “High Street”. It seeks to require local authorities to designate a street as a high street for the purpose of the improvement plan. There is at least one designation, and up to three. Designations may be varied or withdrawn over time. It is not my intention that local authorities should be forced to designate an entire high street if one end is clearly different in nature—for example, residential—compared with the end of the street that is more traditionally for high street use. I make it clear that part of the intention is that adjoining streets can be included in the designated high street, or continuous streets with different names that form what is thought of locally as the high street.

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[Jack Brereton]

I thank the hon. Gentleman for making that important point. I agree entirely that the side streets that make up the high street are just as important, and we do not want to see displacement. We want the whole area to be lifted and improved so that it attracts new uses to fill those empty spaces.

Local government should make the designation according to local circumstances, as long as an area is important to the local economy because of a concentration of high street uses. It is further specified that it should not include streets where the importance is considered to be derived principally from goods or services purchased in the course of business. High street consumer retail, including hospitality, is part of what makes the totemic importance of our streets. Defining high streets to the letter is impossible, and we must recognise their evolving nature and the need to attract alternative uses, which may not be primarily retail.

The Bill is not prescriptive by design. For example, one option would be to legislate for the definition of high streets based on the definition used by the Office for National Statistics in its pioneering and experimental work with the Ordnance Survey to map the location and characteristics of high streets in Great Britain. According to that working definition, a high street consists of

“15 or more retail addresses within 150 metres.”

That dataset aims to bound retail clusters using street names, while aiming deliberately to exclude retail functions such as retail parks, industrial estates and isolated shopping centres. By that definition, there are 6,969 high streets in Great Britain, of which 6,136 are in England. In London alone, the Office for National Statistics and Ordnance Survey map shows 1,204 high streets. More importantly, the west midlands has 604, including the sweep of Market Street, Times Square, The Strand, which includes my constituency office, and the pedestrianised Exchange shopping centre in Longton. Interestingly, it also manages to capture that part of City Road in Fenton, also in my constituency, that is primarily retail in character, while excluding the part that is not.

I am drawing attention to the ONS data work and the demo map on the Ordnance Survey website, because it may prove to be a useful starting point for local authorities. It also, of course, helps me to make the point that local authorities do not have to work from scratch on this. There is no intention to place an onerous burden on local authorities; the intent is to get local authorities to become familiar with the data and more proactive about the best practice for the improvement of local high streets, in collaboration with all those who have an interest in making our high streets the best places to be.

I rejected specifying the ONS and Ordnance Survey definition in the Bill, partly because it encompasses so many streets within its definition, and to designate and draw up improvement plans for them all would be onerous. That task could be managed, however, with the stipulation that only up to three high streets per authority can be chosen. That said, I note that local authorities across England have designated nearly 10,000 conservation areas, so there may be room for greater possibility in the designations.

More fundamentally, the ONS and OS definition does not quite encompass what I would think of as a high street in parts of the country, including in my home city. But I stress that it is a great starting point for designating purposes and for the consultees on designations and improvement plans. As the ONS said in the 6 June 2019 article, “High streets in Great Britain”:

“The closure of branches of retailers across many high streets has led to worries about the decline of retail on the high street, and in turn anxiety about how high streets will develop in the future.”

In this context, it is important that good data on high streets are available to monitor the changes and inform policy responses. The article goes on to say:

“It should be noted that this high streets project is very much a work in progress.”

That is reiterated in the 10 August 2020 update, which says:

“We continue to develop our work which means that the data and results in this article are Experimental Statistics.”

At this experimental stage, it seems the right time to start a wider conversation with local government and local communities on which streets should be designated formally as high streets for the purpose of closer study, review and improvement plans. The requirement that at least one street be identified by each local authority ensures that every local authority will engage in this process, and the stipulation that only up to three can be designated at one time is designed to ensure that the task is not too onerous and is meaningful.

[James Daly]

My hon. Friend is making an excellent speech, but is the point of this Bill to support retail on the high street? If that is the point, what does he feel are the challenges from the internet and changes in the market? Does he believe that part of this regeneration is about bringing housing and people closer to the high street? Many towns will have reams and reams of offices and other spaces above the retail shops on the ground floor. We need to bring people closer to the high street in order to make it thrive.

[Jack Brereton]

I thank my hon. Friend for that excellent point. He is absolutely right. While retail is an important aspect of this work, and we hope that this Bill will improve the retail environment on our high streets, it cannot just be about retail. The world has moved on, with online and out-of-town retail, and with the pandemic, which means that we must encourage alternative uses, such as hospitality, leisure and residential. As he says, many of the spaces above shops just lie empty and dormant. If we can encourage residential and business use of those spaces, that will really add to the vibrancy and vitality of our high streets.

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[Gavin Robinson (Belfast East) (DUP)]

It is a pleasure not only to follow the hon. Member for Stoke-on-Trent South (Jack Brereton), but to support him in his endeavours with his private Member’s Bill. I appreciate his eloquent and considered contribution this morning.

Mr Deputy Speaker, I am learning very quickly that, on private Members’ Bills Fridays, there is a collegiality in the House and a reciprocity in contributions, so I am very pleased to speak, recognising that I am doing so on a Bill that extends to England only. I did not want to intervene on the hon. Member to make this point, for fear of ruining his flow, but there is a wider point to make that extends beyond the scope of these days and beyond the constraints of money resolutions and so on: for as long as online retailers are paying significantly less in rates, tax and other burdens from Government than our high street retailers, we will not allow those high street retailers to flourish. When Marks & Spencer is paying in one year what Amazon pays in 20 years, we can see the challenges that are before those who wish to take the best aims of the hon. Member’s Bill and revitalise our high streets.

The hon. Gentleman is absolutely right to give local authorities the ability to designate not just one high street but up to three high streets—high street areas that go beyond one street, to put it another way—for this purpose. I represent the city of Belfast and when I think of our high streets, I think of Donegall Place, Royal Avenue and Ann Street, all of which are within our city centre and constitute a high street. All have had challenges in the last decade or so.

The historical Primark building, an old bank, had a fire that effectively shut down the entire centre and its connecting roads for around three years. It is a heritage building that was being restored, and the fire had a cataclysmic effect on the economy, on trade and on people’s ability to meet and mingle in our city centre, so I entirely recognise the points that the hon. Gentleman makes.

In recognising what Belfast’s high streets have to offer, I should note that none of them is in my constituency. We need to recognise the neighbourhoods in our cities. The hon. Gentleman reflected on that within Stoke-on-Trent, where he can see six potential neighbourhoods that could constitute high street areas that should receive attention.

Some of the briefings in support of the Bill have quoted the Institute of Place Management and its co-chair, Professor Cathy Parker, who recognises that, in over 40% of the towns visited in pursuit of the high streets task force, there is no real partnership or governance to deliver the transformative change that our high streets need.

I declare my interest as a board member of EastSide Partnership, which does not touch on our town centre but is very much of east Belfast. As a partnership, it is solely focused on regeneration in all its forms. As a constituency MP, I am very proud of the partnership’s work and of the small and singular contributions that I and many others have made over the years.

[James Daly]

The hon. Gentleman is making an excellent point. Whether or not it is through this Bill, meaningful regeneration can happen only if people have pride in the area they either live in or come from, and that generally comes from a knowledge or understanding of the area’s history and heritage. From his experience of being a board member, does he see that sense of history and heritage being used to drive regeneration in Belfast?

[Gavin Robinson]

I do. First we need pride, commitment, passion and knowledge of what went before and what we want to achieve in the future. I want to share the beauty of the partnership in bringing all those strands together. The partnership was born from the need to tackle social deprivation and has become regenerative, but not in the traditional sense of simple physical regeneration.

As a partnership, we support business improvement districts and traders’ associations. Around the corner from my constituency office, work is happening on Belmont Road, Ballyhackamore and Newtownards Road. As arterial routes in my constituency, they all get support for their endeavours to make the best of their immediate location.

Within the broader neighbourhood, a recreational space spanning 16 km throughout the constituency, across three rivers, ties people together in an environmentally sustainable way that brings them out to mix and mingle. The Hub is in an area that was full of dilapidation, dereliction and social deprivation, and that was the target of much difficulty during the troubles. It has been totally transformed as an amazing civic space that celebrates C. S. Lewis, a son of Belfast who was brought up in my constituency and is world-renowned for his ability to write and speak theologically, as well as for being a professor and an author. It is a beautiful space and something that has completely transformed the area, which includes the Holywood Arches, which we are hoping to regenerate for business purposes.

At the bottom of Newtownards Road, there is a brand-new shared space—the Bridges doctors surgery—which is attended across the peace divide and which brings communities together for not only health, but physical regeneration through capital building and social investment funds. That delivers, on a neighbourhood basis, on exactly the aims of the Bill through shared experience, commitment and partnership.

At the other end of the constituency, in Ballybeen, round the corner from where I live, there is the second largest social housing estate in all of Northern Ireland—one that was blighted by the troubles. Ballybeen Square itself was full of dereliction until the predecessor of my hon. Friend the Member for Strangford (Jim Shannon), Mrs Iris Robinson, totally regenerated the space in conjunction with the EastSide Partnership. It was done in a way that was connected with the local community. It provides a business hub, brings in council services and provides other community services, and it has transformed that area.

It is that passion and pride we have in our area and our ability to draw on our past, recognising not only the difficulties there have been but the vision and potential to deliver for our local people, that provide the elements for success. The intervention is absolutely right, and the point to highlight is that there are too few partnerships. Some 40% of towns need regeneration, and the high streets need to be reinvigorated. We do not need another committee set up for the sake of it. We do not do this because the high streets task force asked us to; we do it because we believe in our area and want to see it improved.

I share all that because I want to support the hon. Member for Stoke-on-Trent South on his Bill, which will help to crystallise in a productive way the opportunity to reinvigorate high streets.

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[James Daly (Bury North) (Con)]

If there is something that interests me—though not more than anything else—it is this issue. I am a firm believer that history, heritage and pride in an area are a central driver to regeneration. We can come up with all the policies in the world, but if those fundamentals are not there, there is failure. The emotional connection between the human being and where they live is central to our political life.

I am the very proud MP for Bury North, but I was brought up in another town in West Yorkshire that I will not name, which is part of my soul and who I am. People might ask, “How can that be?” but I am proud to say that. I will give hon. Members a clue: one of the reasons why I have been a season ticket holder at Huddersfield Town football club for many years is that it is a representation of an association with the pride, history and heritage of an area that means something to me. It was the first team to win the first division championship three times in a row in the 1920s.

As a young boy, when I shopped in the town where I was brought up, it was a place of wonderment. There were independent shops and it was thriving, full of cinemas and all sorts of other things. My heart bleeds now when I go there. I am not blaming anyone or trying to make a political point, but the centre is dying, and it never used to be like that. I wonder whether somehow we have lost the care and the feeling for a place.

In my own town of Bury we have secured levelling-up funding for the regeneration of the town centre. I have tried to persuade my local council that a building can be built in whatever shape, which might or might not be something, but people need to have an understanding of the history and how we have got here. I am asking my local authority to create signs, or something, that tell the story of Bury. A lot of people in Bury do not know their own story. If you do not know your own story, where are you going to go?

This is a really interesting debate, in which some interesting points have been put forward. My heart sank when the hon. Member for Bristol East (Kerry McCarthy) made the point about the art deco cinema. That is as important to regeneration as Marks and Spencer and Tesco. That is the thing that sparks people into life and gives that joint, collective, communal experience, where people go out, spend their money and invest in things.

My hon. Friend the Member for Congleton (Fiona Bruce) made a valid point about car parking charges—we could all discuss that separate issue for the rest of the debate. But the important thing is not that. I agree with every word that my hon. Friend the Member for Stoke-on-Trent South (Jack Brereton) said. For the high street to be successful, the things around it have to be successful as well.

One of the things that I am proud of as a Member of Parliament is securing £1 million from the Minister’s Department to buy Gigg Lane in my constituency. When the issue was first raised about getting £1 million of taxpayers’ money to buy a football club, there was a bit of outrage. That football ground is the 12th oldest in the world, and it is less than a mile from the high street in the centre of Bury, but what does it do? It is the only place in Bury where 3,000 to 4,000 people come together every single fortnight. It is the ultimate footfall provider, and the costs and benefits for that million pounds involve not only how it makes people feel—Bury Football Club is back, as I am sure you know, Mr Deputy Speaker, and charging up through the league—but the preservation of a heritage asset. It brings people into the town centre to share experiences and to be interested in their town. It is an example of what we should do.

I was silently shouting when the hon. Member for Bristol East was talking. I know that my hon. Friend the Minister will say, “Community ownership fund, community ownership fund,” because that was the exact means for Gigg Lane, but I can give another example. The hon. Member for Belfast East (Gavin Robinson) made a point about the levelling-up fund, but the latest round of the community ownership fund, which is how Gigg Lane was preserved, was also used to save the Co-op Hall theatre on the main street in Ramsbottom, a town in my constituency. This theatre is unique—one of only three in the country. It is an original 1870s co-op theatre where people went not just to listen to concerts, but to attend an anatomy class, for example. Whatever they wanted to do, they could go in there and do it.

The theatre has been laying untouched for 60 years on the top floor of a building in Ramsbottom. Nobody knew about it. While I cannot recommend highly enough the coffee shops, bars and independent retailers in Ramsbottom, if someone needs a reason to go there, it is an intact 1870s co-op theatre, part of the history and heritage of the industrialisation of the town. That is what regeneration is about. We need to link these things into what my hon. Friend the Member for Stoke-on-Trent South has been talking about.

My constituency has the big town of Bury and the small town of Ramsbottom. We must face up to reality: without something dramatic in fiscal policy, the challenges for retail businesses in our high streets and towns compared with those for online businesses in terms of energy costs, rental costs—all those things—will prove too much for many businesses. We must think strongly about what our high streets will look like. I made this point to my hon. Friend, but we must find ways to make use of the empty buildings in town centres. In 2021, we introduced legislation—I think it was the class E regulations—to make it easier to turn shops and suchlike into residential property, and we must look at that. We cannot just have empty shops and empty spaces, because they present an opportunity for housing and regeneration to bring places back to life.

We have a free market economy—socialism hasn’t got us yet, Mr Deputy Speaker—and long may that be the case. The question is, “Can the state regenerate anything?” If it is our job to release the potential of individuals and towns and places, what do we do? As a Conservative, I believe in releasing burdens, whether that be taxation, regulation or whatever. That is what we do to allow people to make their own decisions, invest their own money, and regenerate high streets through their own endeavour and their passion for the area in which they live or to which they come. However, a hugely important part of this debate is this idea of heritage culture—tapping into something and thinking honestly about what the state can invest in that will get people off their settees, away from watching “Coronation Street”, away from all the other stuff, and motivate them to come and do something.

When we pontificate in this place, we forget that when people vote, they act upon emotion. People are not going to say that regeneration has happened. I put in a bid to the levelling-up fund in Bury for a flexi-hall. It is going to be great. But a flexi-hall is a flexi-hall—it is a building that hopefully we can do something with, and hopefully it inspires. But what really inspires is what my hon. Friend the Member for Belfast East was talking about regarding the partnerships in Belfast and the theatre he mentioned. My hon. Friend the Member for Crewe and Nantwich (Dr Mullan) is about to speak, and I am sure he can give an example of that, as can the Minister. That is what matters, and that is how the Government can intervene. It is terribly unfashionable, but as chair of the northern culture all-party group, let us invest in things that inspire people, give them belief in their town and area, and give them shared collective experiences. If we as the Government and working cross-party can do that, those town centres will be regenerated.

[Dr Kieran Mullan (Crewe and Nantwich) (Con)]

It is a pleasure to follow my hon. Friend the Member for Bury North (James Daly), and I agree with so much of what he has said and what other Members have said. I congratulate my hon. Friend the Member for Stoke-on-Trent South (Jack Brereton) on presenting this Bill to the House. His speech laid out in detail the issues and challenges that we face, and he is proving to be a vociferous champion for his high street.

British high streets should be vibrant hubs of commerce and community life, yet many are now facing unprecedented challenges in the wake of evolving consumer habits and economic shifts, particularly after the pandemic. Too many retail units lie boarded up, and the Bill recognises that reality and takes a proactive approach to try to breathe new life into some of those critical spaces, alongside other Government action. The Bill is not merely about preserving bricks and mortar structures; it is about preserving the beating heart of our communities. Too many businesses have closed their doors, and as a result jobs have gone too, affecting families and individuals.

Let me say a few words about the town centres and high streets of Crewe and Nantwich. Nantwich in my constituency would commonly be regarded as the more secure of the two, which is probably true. Even in Nantwich, however, we have seen more vacant units than we would like, and we cannot take the success of any of our high streets for granted. As my hon. Friend the Member for Congleton (Fiona Bruce) mentioned, recent changes confirmed yesterday will increase parking charges in Nantwich and Crewe, which is going in the wrong direction. The council will probably lose more money if our high streets are not successful, and we need to encourage greater use of them, not make that even harder or more expensive for people. Even in Nantwich we have challenges, but there is no doubt that my constituents are particularly concerned about our town centre and high streets in Crewe. The history is a long and sometimes tortuous story. First there was a decision to construct a retail park within walking distance. That has seen businesses move and customers make use of the free parking near the big chain stores that we find there. Secondly, there was an ambition to build a new leisure and retail unit in the heart of town.

[James Daly]

Again, I apologise if this is slightly controversial, but does my hon. Friend think that out-of-town retail parks are an absolute disaster? Because I do in terms of town centre regeneration. They serve no purpose, and the same product can be delivered in a much more harmonious and better way in towns where such shops have traditionally been.

[Dr Mullan]

We must recognise the jobs and investment that retail parks sometimes create, but there is no doubt that they lack on the added value we get when those retail units are placed in more diverse communities. Certainly, as I have seen in this case, there might be an argument for an out-of-town retail park, but to place a retail park immediately next to a high street and town centre has created enormous challenges for that town centre over the years. In part to try to rebalance that, the plan was to build a new retail leisure centre in the heart of town, right on our high street, but as others have mentioned, the definition of a high street can involve multiple streets that make up the high street, and we could also see a street further out nearer the train station as a local high street.

Unfortunately, that plan led to a long period of the town centre being a big boarded up space, then a demolished space. That dragged down the purpose and vibe of the town, which is not surprising. Unfortunately, market changes as that delay has dragged on have led ultimately to the decision not to proceed with that plan in the short term, and potentially never to proceed with it. At the same time, that allowed us to build a new car park and bus station, which will open this year and will help and benefit the whole town centre. But that leaves us with the pressing priority to make use of that now vacant and derelict space, as otherwise it will carry on dragging down the rest of the town centre. I hope we see rapid progress from the Labour-led council this year to get that space back into use.

The Minister will understand that when it comes to challenges facing Crewe’s retail sector and town centre it would be remiss of me not to mention the additional challenges that we face following the decision on HS2. That has always divided opinion in the House on its overall merits, but everyone would recognise that Crewe in particular would benefit from investment and regeneration. There are short-term challenges because of the accounting changes that need to be made. I have spoken repeatedly to the Government about that, and I am optimistic that we can find a solution. Going past that, we need additional investment so that Crewe can make up the loss, which we did not expect, on the back of the decision on HS2.

I do not want to be too negative, because there absolutely are positives for our high streets in Crewe. We have a £22.9 million town deal, and we have £14.1 million from the future high streets fund. Some of the things we will do with that money include a programme to get vacant units in Crewe back into use—exactly the kind of challenges we have been discussing—and landscaping work to make the journey in, around and to the town centre and its high streets easier. It will help to bring back into use buildings that are not smack on the high street—they might be slightly further out, such as the Flag Lane Baths community centre, which is coming on board, and a new boxing club on Mirion Street. All those things encourage people to come into town, and to the high streets. That creates footfall, as my hon. Friend the Member for Bury North said. We have a football club in Crewe which, as he said of his football club, brings a lot of people into the town. We have started to construct a history centre, which will provide additional public space.

All those things are positive, but we must do more. The Bill seeks to do something different to tackle the crisis. I have worked closely as part of the town board with Cheshire East local authority, and I have seen the benefits of an engaged local authority—we do not see that everywhere—so, even if I do not agree with everything that it has done or think that it is perfect, I have seen its effort and willingness to engage.

Every local authority should be engaged in that process. The designation aspect of the Bill acknowledges the unique character of each town and each high street, emphasising that a one-size-fits-all approach is not the way forward. By conducting comprehensive and periodic reviews, we can ensure that the distinctive needs and opportunities of each community are met. As for the specific proposals in the Bill and things that we need to be careful about, as we have heard, it is said that each area needs between one and three high streets. As I have said, there are a number of high streets in my constituency. My hon. Friend the Member for Congleton, who shares my local authority, has several in her constituency. Across Cheshire East there are probably dozens of high streets. It is right not to say that we have to get going on every single one, but I would not want a local authority to choose, for example, the three rosiest high streets, with the best possible outcome already on the table. I hope that the guidance ensures that the selection of high streets gives some consideration to those that will be of most benefit in tackling the issues that we have discussed.

I want briefly to talk about vacancies and absent landlords. I welcome the work that has been done—I know that the Minister is passionate about it—on high street auctions. It is shocking, when we try to engage with landlords to tackle issues in Crewe, only to discover that they could not care less. We cannot get hold of them—the council cannot do so—or they might respond to one letter, but not to another. It is a free market, and people buy property. The state should be careful about designating exactly what it should do, but there must be limits for properties in locations of high community interest. We need to tackle that.

I want to touch on the contribution of my hon. Friend the Member for Bury North about not thinking that this is all about freezing our high streets, or setting them in stone, or pushing back the tide. We have to accept that in the long run the retail footprint will shrink because of changes in online shopping. A smaller footprint is more sustainable in the long run, and we can think about replacements such as in-house living.

The legislation is an opportunity not only for inviting investment but for a firm political commitment to strengthening the fabric of our communities. It fosters political accountability and signals a commitment to the long-term wellbeing of our towns and high streets. I welcome its progress through the House, and I look forward to its becoming law, with benefits for multiple high streets across our country and our constituencies as a result.

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[James Daly]

I am genuinely interested, because the hon. Lady has criticised the Government, and a number of Members have pointed to examples where money, whether in Belfast or wherever, has been going specifically to projects linked to regeneration. She appears to be saying, “We do not believe in any of that. Our policy is simply to hope that the local authority will make the right decisions.” I can tell her that the Labour local authority in Huddersfield has been making the wrong decisions for the past 30 years. That is why the council and the town are in the state they are in.

[Liz Twist]

I thank the hon. Member for that intervention. As I said, I was interested to hear his earlier intervention on neighbourhood plans; that is one of the key things. We recognise the need to invest in order to make our high streets viable and lively, as many hon. Members have said, and I have already set out some of the steps that Labour would take to do that.

If we are to create welcoming, inclusive town centres that function as vital community spaces, those communities must have a say in their design. But to achieve that we need the return of a collaborative approach that empowers local authorities to thrive and play an active part. Labour has that vision, and I hope that the Government will adopt it.

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[Jacob Young]

We will work with local authorities and, no doubt, Members of this House to establish the right guidance for local authorities in choosing their high streets. They will also be subject to consultation, which I am about to talk about.

The Bill will require councils to consult on which high streets are chosen, and we have heard some early pitches today. It is exciting to imagine the difference that this could make: fewer empty shops, more people visiting high streets and staying longer, and a boost to local pride and people’s quality of life. As I said earlier, different areas have different challenges, so the improvements we can expect to see will vary. The focus in one area might be on tackling antisocial behaviour, whereas in another it could be on creating more green spaces to rest and socialise.

The Bill will create a duty on local authorities to take into account high street improvement plans when exercising their planning functions, which goes directly to the question from the shadow Minister, the hon. Member for Blaydon (Liz Twist). That will support the already strong protections for mixed-use high streets and complement the tools available to local authorities, such as the changes made to use class orders in 2020 to create the new commercial, business and service use class mentioned by my hon. Friend the Member for Stoke-on-Trent South. This brings together high street uses such as shops, restaurants and offices, and enables changes between these uses without planning applications.

The high street improvement plans will also reinforce measures in the national planning policy framework that require local plans and decision making to support town centres to adapt and grow over the long term. In addition, they will support the use of section 215 powers, requiring unsightly land or property to be cleaned up. We recognise that local areas will know best what their high street improvement plans should cover.

[James Daly]

Will my hon. Friend comment on what he defines as a high street? Bolton Street, in my constituency, backs on to the East Lancs railway, which is in the process of making an application for £3 million to the community ownership fund. It is not simply about the shops on a high street; heritage projects and others in the immediate vicinity can benefit from Government money in driving regeneration as well.

[Jacob Young]

We have already heard examples of how high streets could be defined from my hon. Friend the Member for Stoke-on-Trent South, but I look forward to such an application to the community ownership fund. I thank my hon. Friend the Member for Bury North for his regular plugs for the fund.

Once the Bill has received Royal Assent, we will issue guidance on developing improvement plans. We would, of course, welcome any input on what the guidance should contain from hon. Members or other interested parties. We recognise that it takes time to implement plans and see their impact. At the same time, it is important that the plans are meaningful and that they will not be neglected and left to gather dust. We believe that five years for reviewing and, if necessary, updating the improvement plans strikes the right balance, allowing enough time for them to take effect while ensuring that they remain relevant and central to the renewal and reinvigoration of our high streets. This is very much about local residents, businesses and communities seeing visible, meaningful improvements, but we recognise that that must not come at the cost of overburdening councils that are already under pressure. We will therefore ensure that local authorities have the extra funding they need to deliver the measures in the Bill effectively.

As I said earlier, the Bill builds on the extensive range of support we are already providing to truly level up our high streets, with local people in the driving seat.