High Street Heritage and Conservation Areas

Jo Gideon Excerpts

Wednesday 13th September 2023 Westminster Hall

[Jo Gideon (Stoke-on-Trent Central) (Con)]

I am delighted to take part in this important debate and I congratulate my neighbour, my hon. Friend the Member for Stoke-on-Trent South (Jack Brereton), on securing it. I make no apology for the fact that Stoke-on-Trent is 100% represented in this debate, and that we dominate, because we are all incredibly proud of our city of six towns. It is always a pleasure to follow the hon. Member for Strangford (Jim Shannon), who always has something enlightening to say.

[Marco Longhi]

Don’t forget the Black Country.

[Jo Gideon]

My hon. Friend, whose constituency is in the Black Country, raises an important point. We all hope that the Crooked House is rebuilt.

Conservation areas hold a special place in our hearts because of their historic and architectural significance. They are meant to be protected and preserved, yet empty properties in those areas threaten the essence of what makes our towns and cities special. The sight of boarded-up shops and decaying buildings has a serious impact on our collective sense of pride and identity. We need to encourage growth in these historic places and help our heritage assets to be more productive, unlocking their potential and making them more attractive to residents, businesses, tourists and investors.

In my constituency, conservation areas include the city centre, Hanley Park, our blue-green canal corridors and the old Spode factory, as well as the university quarter. Stoke-on-Trent is a city steeped in the tradition of ceramics. The Potteries has a rich heritage of craftsmanship and artistic achievement, which I am reminded of when I walk around the city centre and look up at the fine examples of architecture.

However, at street level many of those buildings house boarded-up shops and display the scars of antisocial behaviour and graffiti. Those structures, which in past eras would have been part of a proud civic scene, are now suffering neglect. High streets are important barometers of local pride. It saddens me when I see buddleia growing from the brickwork of those once-loved buildings. From Hanley Town Hall to the historic Bethesda chapel—a Methodist sanctuary that once accommodated up to 2,000 worshippers—buildings with a key purpose in times gone by now languish in need of a new purpose that respects their heritage but breathes new life into them.

Hanley features on the list of high street warning lights as one of the 100 towns where persistent vacancy rates have increased since 2015, so I am always pleased to see innovative ideas. For instance, the Potteries Centre in Hanley encourages pop-up shops for small businesses and welcomes community use to attract more people through its doors.

If we are to stop the decline of heritage buildings in our high streets, we must hold property owners to account when their properties fall into disrepair. Councils have a statutory duty to ensure community safety; when buildings are deemed unsafe, action must follow. Councils also have the power to offer discounted rent or easier lease arrangements on their own property portfolio to community organisations and charities. I believe that power should be used to stem the tide of empty buildings. In Hanley, I am particularly sorry about the Prince’s Trust move from its heritage building in Tontine Street. The Prince’s Trust provides a valuable resource to young people, so its departure from Hanley will mean that yet another building will stand empty and an important organisation will be gone from its city-centre base.

Injecting funds is not enough; if there is not community engagement and a bigger vision, well-intended investment in projects is far less likely to succeed. Although I am grateful that Stoke received £2 million in funding from the heritage action zone fund, there is still much more ground to cover. Without community buy-in, our town centres cannot thrive. Indeed, I am a fan of ideas such as the creation of a high street buy-out fund to help communities to purchase empty property on high streets, along with a specific business rates relief for regulated socially trading organisations.

Power is too distant from communities. Polling conducted across England by Power to Change revealed that three quarters of people felt that they had little or no control over the important decisions affecting their local area. We need to develop places that are really valued by the local communities that they serve. For that to happen, we need a collaborative approach and strong local leadership. There is no one-size-fits-all solution here and today’s consumer is very alert to something that is inauthentic.

Town centres should be places where we see a mixture of arts and culture alongside the traditional shopping experience. There is a growing consensus that experience will be at the heart of the future high street, whether it is in the form of a greater role for hospitality, community organisations or public services, or in the form of more residential property.

Across our city, many more opportunities exist to repurpose heritage buildings while preserving their distinct Potteries characteristics. In particular, the site of the old Spode Works presents a significant opportunity for intelligent regeneration, and levelling-up funding will encourage further investment. However, the complexity of the Spode site necessitates a sensible approach. Although many buildings should be repurposed, some buildings should make way for a new vision of the site. Revitalising our high streets is not solely about repurposing properties currently sitting empty but about enhancing our heritage. Does the Minister agree that we must show ambition in our vision, to create new heritage for future generations?