The Future of London’s High Streets

A new role for outer London

Howells, in collaboration with NLA and Ballymore, recently hosted a roundtable on the future of London’s high streets at our London studio. High streets have long been viewed as indicators of economic health, but our discussion suggested they have become something more significant: a measure of community confidence, civic identity and belonging – a theme that sits at the heart of this year’s London Festival of Architecture.

Bringing together representatives from local government, development and design, the conversation opened with a focus on Edgware Town Centre as a case study for the future of outer London. As the London Plan increasingly promotes growth in lower-density but well-connected locations, centres such as Edgware are becoming increasingly important. Despite being one of London's most connected town centres, Edgware remains relatively low-density, presenting a significant opportunity to accommodate new homes, amenities and public spaces whilst strengthening its role as a destination.

Participants discussed how this shift represents a new opportunity for London's growth. Historically, large-scale development has been concentrated in inner London, along the Thames and within major opportunity areas such as Canary Wharf. Future centres, including Edgware, Tottenham Hale, Acton and Blackhorse Road are likely to play a much greater role in the future. The strategic partnership between Ballymore and Places for London was highlighted as an example of how transport-led regeneration can be delivered through collaboration between developers, transport bodies and local authorities.

There was broad agreement that successful regeneration cannot simply be imposed on a place. Political leadership, meaningful engagement and a clear understanding of local identity are essential to bringing communities on that journey. For Edgware, this means building on its existing strengths: creating an alternative to central London living with modern homes, green spaces and a revitalised high street connected by rail. Crucially, the ambition is not to compete with the high street, but to complement and strengthen what already makes it distinctive.

The Challenges and Opportunities Facing London's High Streets

Town centres are increasingly defined not by retail alone, but by their social, cultural and civic roles. Despite the decline of the high street as a destination for shopping, communities still want town centres to gather and spaces that support collective activity. Participants highlighted the importance of engaging with people who do not currently use these places and ensuring that underrepresented voices, younger generations and more transient communities help shape their future.

Questions of belonging, pride and identity emerged repeatedly. While many communities recognise – and welcome – the need for change, there is often concern about the loss of character, independent businesses and valued local institutions such as libraries and community centres. Participants stressed the importance of identifying what already works before regeneration begins, alongside introducing measures to support local businesses and organisations that contribute to a place's distinct identity.

Housing is a key driver of regeneration, but homes need to be viewed as part of a wider place-making strategy. Successful and sustainable town centres need a mix of uses, along with homes for all ages and at all levels of affordability.

Greening, urban trees, improved walking routes and nature-based solutions were seen as important but relatively simple interventions that can improve comfort, increase dwell time and make town centres more attractive and prosperous destinations.

What Next for Town Centre Regeneration?

Looking ahead, participants argued that successful regeneration requires a more holistic approach to town centres. Alongside major development projects, there is a role for smaller-scale interventions that improve everyday experience and encourage community ownership. Vacant buildings, such as disused department stores, could be repurposed as event spaces or hubs for start-up businesses.

However, the conversation also recognised that there are significant delivery challenges. Rising development costs, viability pressures, fragmented ownership and limited public funding all constrain what can be achieved. While partnerships between the public and private sectors remain essential, many participants felt additional government support and new funding mechanisms will be needed if ambitious regeneration projects are to be realised.

The roundtable concluded that the future of London's high streets lies not in recreating the past, but in adapting to changing patterns of living, working and socialising. Those places that succeed will be the ones that accommodate growth while strengthening local identity, creating centres that continue to serve both current and future communities.

Thanks to everyone who contributed to the discussion:

Tom Burnage, Ballymore
Will Dyson, Primera
Jim Coleman, WSP
Laurence Neal, Earls Court Development Company
Nicola Bacon, Social Life
Rumi Bose, NLA High Streets Expert Panel Chair
Andy Robinson, Futurecity
Jack Prichard and Alex Fell from Howells
Sarah Rawlings, The Invisible Agency