On 3rd July 2025, the NLA convened a roundtable discussion at The London Centre to explore the evolving role of London’s high streets, in partnership with AtkinsRéalis. Titled “The Future of London’s High Streets: Identity, Investment and Inclusion”, the session brought together a diverse group of professionals from across the built environment to examine how high street regeneration can support local identity whilst also ensuring economic resilience, and inclusive development.

 

The conversation was framed by the anticipated revisions to the London Plan and the broader social contexts of hybrid working during post-pandemic recovery and shifting consumer behaviours. A keynote presentation from the Greater London Authority’s (GLA) Principal Project Officer for Regeneration & Growth Strategies set the tone for a wide-ranging and insightful discussion.

 

The discussion opened with high streets being recognised as central to London’s economic and social fabric. With over 600 high streets and 240 town centres, these spaces host 1.5 million jobs, 28% of all employment in the capital, and are home to more than 200,000 businesses. Furthermore, 90% of Londoners pass through a town centre each day and two-thirds of London’s developable land lies near high streets.

 

This data underscores the high street’s role not just as a retail destination, but as a multifunctional space; from personal services and healthcare to community events and cultural experiences, high streets are spaces that facilitate the full spectrum of urban life.

 

 

While high streets hold immense potential as engines of local growth and community life, a number of persistent challenges continue to hinder their regeneration.

 

A key challenge identified was the fragmented nature of high street ownership. Institutional landlords, multiple stakeholders, and limited coordination often hinder efforts to deliver cohesive regeneration. Participants explored ways in which long-term goals could be more aligned between public bodies and private investors. Central to this line of discussion was a call for greater collaboration between key stakeholders such as Transport for London, the GLA, and borough councils, to unlock underused assets, and in turn, drive regeneration. 

 

There was also concern about the limitations of a “one size fits all” policy approach. While permitted development rights and planning use class E have enabled rapid change in some areas, they can also restrict local authorities’ ability to shape outcomes. Accordingly, more nuanced, place-based planning tools were seen as essential to support diverse high street typologies, as these frameworks could provide flexibility while preserving local character.

 

Finally, funding remains a critical issue. While initiatives like the Mayor’s £44 million high street investment fund and the Government’s High Street Rental Auction Policy were welcomed, many attendees expressed a view that sustainable funding models remain somewhat elusive. Consequently, Community Improvement Districts (CIDs) and social enterprise-led ownership models were discussed as promising alternatives, though questions remain around governance and scalability.

 

Despite the challenges, the roundtable brought to light a range of innovative approaches already underway across London[GG1] [RA2] [ED3] . Examples were shared of how public investment can generate private sector engagement and deliver social value, particularly when regeneration is rooted in local needs and aspirations.

 

Culture and heritage emerged as powerful catalysts for regeneration. Rather than viewing heritage as a constraint, participants advocated for its use as a foundation for future-facing development. By recognising the emotional and cognitive connections people form with places, we can harness these attachments to attract investment and reimagine historic assets for modern use. This approach aligns a point of return throughout – the importance of seeing high streets not just as spaces for transactions, but as places designed to serve multiple audiences including residents, businesses, visitors and future generations.

 

As high streets adapt to new patterns of use shaped by hybrid working and changing lifestyles, their reimagining is increasingly supported by data and digital tools. The GLA’s plans to develop a high street data service were welcomed as a step towards helping boroughs better understand patterns of mobility, spending, and vacancy rates. These insights could support more responsive, evidence-based decision-making.

 

Alongside digital innovation, the conversation also turned to the potential of circular economy models. From shared logistics and waste management to localised supply chains, there was enthusiasm for models that reduce environmental impact while strengthening community ties.

 

A key question running through the discussion was: Who are we designing for? As London’s demographics shift, high streets must adapt to reflect changing needs and identities for today and many years to come.

 

Participants emphasised the importance of engaging communities early and meaningfully in the regeneration process. Whether through Section 106 obligations, community spaces embedded in new developments, or peer-to-peer networks facilitated by the GLA, the goal is to ensure that regeneration is not only inclusive in intent but in outcome.

 

The roundtable closed with a call for more effective coordination and a renewed sense of ambition. A proposal was made to establish a high-level board to bring together key investors/funding institutions, public bodies, and local authorities with significant land holdings across London, to enable more strategic investment and unlock the untapped value in London’s high streets. 

 

There was also a clear push for policymakers to move beyond blanket policies and embrace a more tailored, place-based approach. High streets are not monolithic; they are as diverse as the communities they serve. To thrive, they need planning tools that are adaptable, funding that is sustained, and leadership that can bring together diverse interests around a shared vision.

 

As London continues to evolve, its high streets will remain vital spaces where commerce meets culture, and where communities connect. This roundtable reaffirmed that their future lies on embracing innovation and inclusion, grounded in the everyday lives of Londoners.