Redesigning Town Centre Planning: From Master Planning Revival to Enabling Self-Reorientation

ABSTRACT

Retail decentralisation from town centres has led to international concern.  In response, some town centres have planned for retail property development to attract brand name retailers.  However, in the context of further decentralisation (including the internet), town centres are experiencing brand name loss and an oversupply of retail space.  In order to better assess the nature of the problem and how best to respond, this paper explores and develops conceptual understanding of town centre change and appropriate strategic policy responses.  There is a need to rethink place-based change.  Town centres should be seen as complex adaptive places, their multi-functionality must be treasured and recognition given to the unpredictability/serendipity of opportunities emerging within them.  A delicate balance is required between ‘umbrella’ policies that maintain their core central visitor/community attraction function, deliberate strategies that help develop ‘processes’ of revival and an emergent policy orientation that allows reflective strategic learning as synergies of activity emerge.

KEYWORDS:

• Town centres
• retail
• master planning
• complex adaptive systems
• place-based change

Acknowledgments

Many thanks for the support of Michael Waddell within the Stockton case study.

Disclosure Statement

No potential conflict of interest was reported by the author.

Notes

1. As shopping centres are usually in single ownership, there is more control over their future direction and planning. This means their adaptation to change is likely to be greater than town centres. However, the diversity of built forms, multi-functionality and ownership/tenancy is likely to enable town centres to be more adaptable to reorientation.

2. See also Whysall (2011).

3. A business improvement district is a business group for a specific area set up through a referendum funded through a compulsory levy.

4. The 2017 survey was undertaken specifically for this paper and extends beyond the findings in Powe (2012).

5. This illustrates how a tension between adaptability to maintain its retail centre status and adaptation enabling the emergence of new uses is not inevitable (Boschma, 2015).

6. Permitted development in England allows size restricted internal renovations to change between town centre uses (retail, leisure, services) and from town centre uses to offices without applying for formal planning permission.

7. This space was also commended by Housing Communities and Local Government Committee (HCLGC) (2019).

Additional information

Notes on contributors

Neil A. Powe

Neil A. Powe is Senior Lecturer in Planning at the School of Architecture, Planning and Landscape at Newcastle University, UK. His recent research has focused on enhancing understanding of small town revival and recently co-authored the book Planning for Town Centre Change.