A quote from Mike Tyson, “Everybody has a plan until they get punched in the face”, was the powerful introductory slide to the presentation by Argent’s James Raynor at the NLA’s NYLON webinar this week when we shared thinking on the future of retail in the post-COVID environment with colleagues in New York.

 

While it well illustrated the knock-out impact that the pandemic has had on our high streets we are all aware that retail has received a barrage of body blows in recent years as a result of changing technology and its reluctance to adapt. The corona virus has accelerated necessary changes, like so many other aspects of our lives.

 

The NLA research paper which we produced last year stated “retail faces an unprecedented era of flux. With the rise in rents, online retailing, new technologies and changing consumer expectations, London’s retail landscape is evolving fast to meet new demands.”

 

In the paper we talked about the need for adaptability and‘long life loose fit,’ the need to move from retail-led offers a mix of services, culture and leisure, for more tech innovations and new ownership models.

 

These requirements remain but we now add to them a need to respond to issues relating to an increase in home working, a more conscious attitude to consuming, an increased interest in the local and the continuing need to physically distance. 

 

The 2-metre rule will lead to lower occupancy and fewer customers in shops at any one time. There will be fewer people working in central business districts, impacting on retail, food and beverage outlets. In central London, the drop in tourism which is likely to last for the next three years, at least, will add to the pain.

 

There will be an increased need for contactless environments requiring struggling businesses to invest in new technology, screens and other safety equipment.

 

At the same time lockdown has increased our dependency on internet shopping. And boosted the activities of Amazon et al.

 

But what can the built environment sector do to help retail survive and prosper? Brian Girard of KPF, speaking at the NYLON webinar suggested that we would see a new building form arising as a result of the pandemic, a change as radical as the great market buildings of the 19th century like Covent Garden - an area where KPF are currently engaged. Buildings also need to be more flexible and we must relax Use Class Orders, as we reinforced in NLA last week.

 

Jace Tyrrell of NWEC talked about linking the department stores at the west end of Oxford Street with through routes and bridges - an encouraging collaborative proposal so rare in the competitive environment of many retail streets. Now is the time for Business Improvement Districts - they are good at collaboration, public space improvements and promotion. The great estates also lead the way in area management. Town centre managers are even more important in this difficult time and retailers now need to be encouraged to work together to promote and improve their streets' offers.

 

While the changes to pavement widths and cycling infrastructure that are currently being implemented in London are a fantastic step forward, we need still greater changes in the way we use our streets. Claire Weisz of New York talked about public space improvements that included bike lanes and better pavement widths but also showed bike parking areas, dining streets, pick-up window retrofits, curbside showrooms and dining pods.

 

These temporary changes respond to the current emergency, but at the same time, most of them will make out streets better, more people-oriented and improve conditions for retailing in the long term.