Flexible Legislation for a Flexible World

Announcement | October 16, 2020

by: Federica Buricco, Associate at CallisonRTKL

The Government’s new legislation regarding flexibility for the Town and Country Planning (Use Classes) Order has come as welcome news to the urban design community. The way we live, shop and work have changed significantly, a fact that has been drastically accelerated by Covid-19 in the past few months, and it is reassuring to see planning policy now catching up. It is a landmark move, which I hope will also form the catalyst for change across Europe.

This is not an entirely new concept though. As custodians of the built environment, for decades we have sought to achieve architectural flexibility” – the ability to adapt the space, layout, and even the structure of a building to meet evolving needs. Now we have the legislative green light to do so.

High streets in the 17th and 18th centuries were hubs of mixed-use activity that kept them vibrant, yet over the years they have become stale and rigid for a multitude of reasons, whether that is inflexible planning, occupation by massive retailers and large chain stores, or a move away from the high street to shopping centres and online, the combination of which has led to the demise of our high street. So how do we make it work?

Design changes for the future

In the same way that we are seeing more mixtures and nuances in the way we live, work and express ourselves, I hope this overhaul will mean that the days of inflexible, rigid zoning and single-use buildings are over. All future buildings will need to be designed with flexibility in mind and with the view that they could adapt from lease to lease and accommodate a more expansive range of uses.

As a result, we can expect modular construction to continue growing in popularity owing to its speed and adaptability, likewise, the design of easily dividable spaces with moveable partition walls and multipurpose furniture that allow spaces to flourish under various guises will be key.

Goodbye to the long lease

While we can make design changes to ensure our buildings are future-proofed and flexible in line with the new planning guidance, for lasting change to happen we need to see landlords and asset managers also embrace this new way of thinking. The days of locking in an anchor tenant for eight-10 years are over, today flexibility and agility must come first – think rotating pop-ups, cultural and experiential retail that creates memorable experiences for consumers. Camden Market in north London is a prime example of this, with its pop up culture and varied calendar that blends retail with performance, food and beverage, labs, makers’ studios and co-working spaces, retains its appeal with an ever-evolving offer that provides enduring value to both operators and visitors.

Collaboration will be key here; landlords who have historically focused on their own assets and portfolios would do better to form co-operatives and work together to bring footfall, vibrancy and profits back to our high streets. Ultimately, they are championing the same cause and carving a new path of less resistance for retail.

Everything in moderation

While this newfound flexibility is welcome, it is perfectly possible to have too much of a good thing. In the bid to mix it up and survive, we risk oversupply of anyone offering; five trendy new gyms appearing in place of failed retail isn’t going to achieve the balance we need. We need shops, co-working spaces, gyms, cafes and more to bring the balance back and we must embrace the concept of multi-use spaces – a crèche in the morning, yoga studio during the day and auditorium at night, for example. Museums, libraries and galleries are a modern-day illustration of how this multi-use flexibility can foster prosperity; the rise of in-house coffee shops, cinemas, pop-up markets, community classes and evening events has helped ensure their future and capture a broader audience. Our high streets must now follow suit. Conversion of redundant space to residential, although not covered under this specific legislation, will also help add to the mix as long as it is done in a measured way where quality assurances can be made.

The rise of localism

The Covid-19 pandemic forced us to reevaluate the way we live our lives and has shone a light on localism. We are already seeing employers of all sizes making commitments to more flexible ways of working with less time required in the office. We have less of a want or need to make extended travel into central London and we have seen the ‘go local’ community ethos really gather momentum, meaning that local high streets are primed for a comeback. In fact, for many of the neighbourhood grocers, butchers, delicatessens and similar the last few months have been some of their most profitable, with people favouring the independents and boutique operators over the mass chains and crowds. It is clear that if local doesn’t necessarily mean better, it is important that people can enjoy places where they feel identified, safe, and accepted. With legislation in place to further encourage and support this, plus a renewed consumer appetite for change, the future is looking brighter. We mustn’t rest on our laurels now though, with the success of this new legislation now dependent on a concerted effort from the entire stakeholder map, whether local authorities, urban designers, landlords, asset managers or occupiers.