A tale of two South East high streets

A difficult financial climate and declining footfall are making it harder to become a high street success story.

This is certainly the case in the Surrey town of Leatherhead and Chatham in Kent, both of which are at the centre of regeneration plans.

While the projects promise plenty, businesses are trying to survive amid quieter high streets and greater overheads.

BBC South East has been out to meet shoppers and businesses over a busy Easter holiday break to get their views on their high street.

Leatherhead resident Paul thinks the town should be "more successful than it is".

"The money's here, there's lots of wealthy people here but they don't shop in Leatherhead," he said.

According to data from the Inter-Departmental Business Register (IDBR), Mole Valley - the main towns of which are Dorking and Leatherhead - saw a 13% reduction in retail businesses between 2023 and 2024.

Mole Valley District Council (MVDC) says this figure is based on "misrepresenting data" due to some businesses being incorrectly classified.

Lucio Dilena, the owner of Lucio's Coffee & Deli, admits the town "does lack in footfall" but says a good reputation ensures his business remains strong.

Lucio really notices a difference on the days when there are market stalls on the high street.

"It's great, because if the town's busy, everyone's busy," he added.

MVDC said its Transform Leatherhead regeneration programme aims to "revitalise" Leatherhead town centre and reposition the town by providing a "wider mix of uses to meet the evolving function of our town centres".

From the 14-18th April, BBC South East will be getting out and about on our region's high streets. Catch up on BBC South East Today on BBC iPlayer and listen to BBC Radio Kent, Sussex and Surrey on BBC Sounds.

James, who works in the Chatham Intra - the town's creative and heritage quarter - said: "I've seen the creative community develop since I've been working here."

That marries up with the IBDR statistics, which show an increase in retail businesses from 685 in 2023 to 710 in 2024.

Antwon feels the high street is "getting there slowly but surely", adding that "development is the key".

Sam Maric and Sara Woodley have been running No.64 Coffee & Brunch in the heart of Chatham for just over five years.

"We just open every day and see what comes," Sam said, describing business as "totally unpredictable".

Having survived the pandemic, Sam says they are now experiencing "worse" cost of living pressures.

Until last year, Matt Simms was able to rely on small business rate relief for the Unique Boxing & Kickboxing Gym, which has been on the high street for 15 years.

In April, a 75% discount to rates was replaced by a discount of 40%, up to a maximum of £110,000.

Matt's £957 charge in 2024 rose to £2,794 this year.

A government spokesperson said: "We have protected the smallest businesses from the employer National Insurance rise and late payments, protecting 250,000 retail, hospitality and leisure business properties from paying full business rates and capping corporation tax."

The spokesperson added: "We are a pro-business government, and we know the vital importance of small businesses to our economy."

Matt says he is "having to try to evaluate different ways of how to absorb those costs".

He admits it's "tough" to operate in this part of the high street but feels his gym offers people a sense of belonging.

Dr Tim Aker, development manager of the Federation of Small Business in Kent and Medway, believes the high street is in a "disastrous" state.

"I started in this role at the tail end of Covid. It was better then," he says, blaming the cost of living crisis.

He said when the middle class feel the pinch "that's when small businesses suffer".

The recent increase to employers' National Insurance Contributions (NICs) has been particularly difficult, he added.

Though a gloomy picture, Tim is confident businesses can recover but need to be confident that "there aren't going to be any more fiscal shocks".

A spokesperson for Medway Council said: "We recognise Chatham High Street has suffered particularly since the pandemic and needs help to once again become the vibrant town centre it was loved for.

"Nevertheless, millions of pounds are being invested in Chatham's town centre, and there is still much on offer including independent shops, thriving theatre and award winning café and art gallery."

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