The recent publication of the English Devolution and Community Empowerment Bill (10 July 2025) represents an important step towards achieving the major shift in power from Whitehall to local leaders that was first outlined in the December 2024 English Devolution White Paper. 

From a general planning perspective major changes are proposed to both the structure and decision-making processes, with three alternative levels of Strategic Authorities proposed -foundation, mayoral and the established mayoral authorities. Those authorities led by mayors will see the greatest extension of their powers and responsibilities, bringing them in line with those already available to the Mayor of London and existing Mayors. This includes: 

• Powers to intervene in the determination of planning applications of Potential Strategic Importance; 
• Powers to make a mayoral development order;
• Extended compulsory acquisition powers; and
• An ability to set up Mayoral Development Corporations 

It is also proposed that mayoral authorities will have to prepare Local Growth Plans to provide an overview of the economic condition of their area, identify priorities and key projects for achieving growth through private and public investment. 

What this is likely to mean for our town centres and high streets, however, remains unclear and it would be a major concern if the legislative process and subsequent implementation of a Devolution Act were to lead to a period of inaction or increased uncertainty for town centre regeneration. 

Respondents to the recent LSH/Revo Survey ’Shaping Tomorrow’s Places’   are in agreement that our town centres contain too much retail space, with over three-quarters considering that at least a fifth of retail space is now surplus to requirements. Town centres therefore need to continue to diversify their uses. This includes introducing more mixed tenure housing, hospitality and healthcare uses alongside improved public realm, art, culture & heritage uses and other activities that add vitality to a centre. 

Such changes are already being seen in many of our high streets and town centres but more and immediate action is needed, whatever the short and medium term structure of local government is going to be. 

Town centres are rightly recognised as key to the heart of local communities and have evolved to meet local needs over hundreds of years. Together they form a network of centres, serving different functions. This will not change, nor will the need for clear, realistic and commercially viable strategies for their futures.
Competition between town centres and in-centre and out-of-centre locations will not go away and competition to secure public and private sector investment to bring about redevelopment and regeneration will remain intense with or without Strategic Authorities. Aligning politicians, community, and commercial ambitions will also remain a challenge. 

It is therefore vital that all stakeholders continue to work together now to develop the strategies our town centres need and harness the limited resources that inevitably will be available, regardless of their source.  Eventually the new Strategic Authorities will be able to use the understanding of a centre’s role and its health to inform the Local Growth Plan and support key town centre projects, but action in the form of developing the understanding of a centre, the local retail hierarchy and creating a strategy for the future should not and can not wait for Devolution.

Download the LSH & Revo Report in full here

If you would like an informal discussion about how the multi-disciplinary team here at LSH may be able to assist with the development of town centre strategies or an evidence base for understanding you town centres please do get in touch.