30 June 2010
‘Meanwhile is a philosophy, a policy and a programme of work.’ (www.meanwhile.org.uk)
The high street has struggled in recent years; first falling victim to 'clone syndrome' – suffering competition from large, out of town shopping centres – and then being hit severely by the recession. A recent survey by the Local Data Company states that, on average, 12.4% of the shop units in Britain stand empty. This not only has a damaging effect on the aesthetics of high streets nationwide, it also wastes resources, and can be a severe financial drain on landlords.
The economic downturn has acted as a catalyst for a rethink both in the Government and the third sector about how to use these spaces while we wait for economic conditions to improve.
Mary Cheves, from Russell-Cooke Solicitors, writes:
‘The government has introduced grants to halt the decline of such areas by encouraging councils to find new uses for vacant premises. The government has also published three “meanwhile use leases” (MULs) in order to encourage the temporary occupation of empty town centre shops. The idea is that the landlord continues to look for a permanent new tenant, whilst these tenants use the vacant property temporarily and rent free for a non-commercial purpose. The leases should give landlords the chance to reduce their property costs including payment of empty property rates and ensure that they get the property back in a maintained condition. They should also have the security of getting the property back quickly once they can let it commercially again.’
The crucial aspect of the Meanwhile arrangement is that either party may terminate the lease on short notice. This ensures a tenant can break the lease quickly if he finds himself in financial difficulties and a landlord can do so if there is an opportunity to let to a commercial tenant.
This affords an exciting opportunity, to the Third Sector in particular. The leases have been designed by the Communities and Local Government Department with non-commercial occupiers such as voluntary or charitable groups, information centres, local artists and musicians. Groups that cannot afford commercial rates can now, temporarily, have a base from which to plan or undertake projects, or simply increase their presence in the high street.
To this end, the template for MULs has been drafted to be as user-friendly as possible and to avoid technical legal terms. It is also advantageous for landlords: tenants commit to return premises in the same condition they were taken and to waive any rights under the Landlord and Tenant Act 1954.
Property Week lists the advantages of this idea as numerous: ‘The outcomes include a reduction in blights caused by boarded-up sites, less waste and the chance to test new ideas. Businesses can benefit from increased footfall and the commercial revitalisation of an area. Social enterprise projects can have the space needed to develop, and more interesting community spaces can emerge’ adding that ‘In today’s climate, inaction is not an option.’
One example of dynamic community-led use of space is the Illuminate festival, Bristol, on the weekend that the clocks went forward. Whole fronts and walls of disused shops and properties were illuminated with images and films made by local artists. See Meanwhile.org.uk for more details.
Another great example is the Regent’s Place Estate, a commercial park full of business, shops and bars. They have turned vacant space into football pitches. Click here for photos or to book a pitch!
When it comes to MULs, the possibilities are endless – this is a real chance to diversify the towns and cities that we live in, in circumstances that benefits communities, tenants and landlords. It’s a win-win-win situation!