“Since the start of the pandemic, the big challenge for city centres has been foot flow,” he says. “Normally, this is the combination of office workers, leisure travellers and inbound business travellers – and because those groups have largely been absent during the pandemic, operators in city centres have been materially hit. Even when lockdown restrictions were relaxed, it didn’t really lead to a rise in international travel or office workers.”
Lancaster adds: “What everyone has been doing is trying to look into the future and determine what it will look like. What is the future foot flow going to be compared to the past? How many people will be coming into transport hubs?”
He points to reports that suggest many major employers will no longer require workers to come into the office five days a week, which would lead to a permanent drop-off in demand.
“Some retail and hospitality businesses have taken or will take the decision to voluntarily close, while others are trying to pitch their offering in an appropriate way and cut their costs,” he says. “Office workers will still spend, but does that spend shift into out-of-town or suburban areas?”
Lancaster believes the way companies have adapted during the pandemic is likely to help them cope with a gradual return to normality. The Pret A Manger chain was one of the earliest hospitality groups to announce a strategic rethink, stating last September that it planned to “follow the customer” and open more suburban outlets, while also selling branded coffee and food through major retailers.
“Every business during the pandemic has looked at its cost base – and a lot of companies, having stripped their expenses down to zero, will be wary of taking on extra costs too quickly,” says Lancaster. “So maybe having a leaner business, which is slowly built back up in line with trading, will mean that a reduced revenue may not have the same impact on the bottom line.”
Embracing innovation has paid off
So far in the pandemic, many firms have been able to mothball their operations with minimal costs thanks to government support programmes such as the Job Retention Scheme and a moratorium on evictions. Retailers have been able to embrace e-commerce, while some restaurants have become more innovative.
“The pandemic has accelerated a lot of trends,” Lancaster says. “In hospitality, for example, there were a lot of businesses that historically said takeaway couldn’t work. But in the absence of any alternative, they have tried it, or started to offer cook-at-home options. These have been well received, and brands have been able to stay connected to their customers.
“The question again is: to what extent will these changes stick as people start to feel more relaxed about going out?”