Planning matters

Town and city centres – large and small – are the heart of our communities, but the scale of societal change they have had to adapt to in recent years is probably unprecedented in all of human history. Shifting demographics, an evolving retail landscape, and the impact of the pandemic and the resultant high inflation and cost of living, are permanently shaping our centres.

This is the first in a series of blogs exploring the impact that these changes are having on the quality of living in central locations. We will examine the social and economic challenges and consider the unique opportunities town centre living offers for both communities and the built environment.

It’s widely known that city centre populations have substantially increased over the last two decades. According to the latest census data, between 2011 and 2021 residential densities[1] in nearly all of the top 20 largest cities and urban centres in England (defined by Department for Levelling Up Housing and Communities) have seen a marked increase in their populations, shown in the chart below.

Smaller cities and large towns have also experienced similar trends. For example, residential density (per sq.km) between 2011 and 2021 in Northampton town centre increased by 18.1%; in Bolton town centre it increased by 14.7%; and in Newport[2], Wales, it increased by 10.5%.

These increases are driven mostly by students, young professionals and graduates seeking the “buzz” of central living. Despite the widely publicised trend of people moving to locations in the countryside at the start of the pandemic, indicating a reversal of this 20-year trend, the signs are that demand for homes in towns and cities has returned[3].

As the cost of living crisis has taken hold over the last 12 months, and people are increasingly returning to offices to work (at least on a hybrid basis), there are clear economic and sustainability benefits to central living. Centres offer easy access to public transport and allow residents to save time and costs associated with commuting for a better work-life balance, and they also fulfil our need to live in connected communities with neighbours close-by. As more people live in central locations, the economic benefits will be retained and the cost advantages of delivering health, education and community services and new green spaces should also be increased.

During this blog series, we’ll unpack some of these benefits. Equally, we will consider relevant demographic trends impacting town and city centres, including reductions in household size, trends such as ‘co-living’ and the growth in ‘Generation Rent’, as well as potentially untapped opportunities to meet the housing needs of the ageing population.

In relation to the needs of an ageing population, the compact nature of many town and city centres already offers convenience, security, and a sense of community. Jennifer Heron reported in November 2022 that the Mayhew Review[4] specifically recommended that retirement living in town centres should be integrated as part of the levelling up process and local regeneration programmes.

The specific economic benefits and different ways to retain expenditure in centres are also explored in this series. 

There are, however, challenges. Quality employment and therefore graduate retention is a key part of creating demand for town and city centre living. The difficulty of delivering new homes on brownfield sites in town and city centres is also well reported, as I explained in my blog earlier this year[5]. The most effective town and city centre strategies will recognise this and work across the spectrum of public services to attract investment and funding. We will show that town centres can still be hubs of economic activity, offering a wide range of employment opportunities, vibrant leisure and entertainment, restaurants, cafes, theatres, art galleries, and open spaces.

The emerging Heart of the City[6] development in Sheffield is testament to this with the opening of Pound’s Park this year. With families in mind, the park features a three-by-eight-metre climbing boulder, reminiscent of a Peak District rockface, and a new children’s playground. The vibrant atmosphere this creates in the very centre of the city fosters social interactions, promotes cultural experiences, and enhances overall quality of life for both nearby residents and the city as a whole.

Central living has increased substantially over the last two decades and this blog series will demonstrate the clear sustainability and economic benefits of this trend. But challenges remain if the full potential is to be realised.

Over the coming week, we will explore the particular demographic groups where there are opportunities for growth in town centre living, as well as discuss some of the perceived pros and cons, and whether they are borne out in reality.