At a time when town centre businesses across the country are shutting up shop, could Lynn actually be bucking the trend?

The King’s Lynn Civic Society has released its empty shops survey, put together using data collected by treasurer Kim Leonard in October.

Between the High Street, Norfolk Street, Broad Street, St Dominics Square, Tower Street, Blackfriars Street, St James Street and the Saturday Market Place, 341 business units were analysed – and it was found that of those spaces, 43 (12.61%) were empty and unused.

Although the number seems high, it actually shows a slight improvement. A similar survey conducted back in April found there to be 49 empty shops, meaning there has been a 1.76% improvement over those six months.

There is frequent chat around town about the decline of the high street, but could this data show that things are improving?

One of the businesses that filled an empty gap was The Dice Box on Tower Street, a board game café which opened in September.

Franchisees Chris Larwood and Stewart Walkey spoke very positively about their journey, and told the Lynn News that it has been an “overwhelming” few months.

“It’s been so heartwarming having the community take to what we are providing,” Mr Walkey said.

“One of the things we really wanted to do is have a space that includes everybody, and so far so good.”

He explained that, as with all businesses, the cost of living and electricity bills have been a struggle, but he and Mr Larwood are both “excited for the future”.

“We’re just looking forward to more and more people finding out about us and utilising the space.”

BATTLING PARKING CHARGES AND DECREASED FOOTFALL

While some have been lucky enough to be in a position where business is booming, Mr Leonard suspects additional Lynn-specific factors can pile the pressure for others.

“Local challenges stem from a lack of footfall in the town centre,” he said.

“Our out-of-town retail parks have large national stores where customers don’t have to pay for parking or battle the traffic into the town centre.

“Paying for parking is a real disincentive, and it is highly unlikely that the council will offer free parking to improve the situation, as this is such a big cash-cow earner.”

Mr Leonard suggests that if parking fees were scrapped on certain days leading up to Christmas, it might give “a welcome although very temporary boost”.

THE HEAT IS ON FOR MAJOR COUNCIL PROJECTS

However, that might not be necessary, as many believe that once complete, key investment projects will naturally bring customers to town.

Mr Walkey said that since The Dice Box opened, he has already noticed an increased number of people along Tower Street, and hopes that when the new library and the Guildhall are ready, people will keep on coming.

“The more interesting things there are, the less parking becomes an issue because people want to go to things that are interesting,” he said.

“More investment is the only way to make the town centre busier.”

The deputy leader of West Norfolk Council, Simon Ring, who is also the cabinet member for business, highlighted a number of authority schemes which could do just that.

“We are exploring the use of high street rental auctions, introduced through the Levelling Up and Regeneration Act 2023, which will go to cabinet in spring 2026,” he said.

“This will give us an additional tool to bring long-term empty privately-owned properties back into use.

“Alongside this, major investment projects, including the Guildhall, the multi-use community hub, Towns Fund and Pride in Place schemes, are strengthening the town centre and drawing more people into Lynn.”

He explained that a number of free events take place in town year-round, and a key part of Lynn’s future will be the masterplan, which is currently out for consultation.

It aims to focus on revitalising the former Debenhams store on the High Street, St James Swimming Pool, Common Staithe Quay, Church Street, the port and timber yard area, and the former Del Monte and dredging sites in West Lynn.

‘LAZY SHOPPERS’ AND THE ONLINE WORLD

On a wider scale, online shopping has taken the world by storm, leading to fewer people heading to physical stores and retail shops having to diversify or die.

Mr Leonard admits that he himself is guilty of online shopping, saying that these days, saving time really matters.

“We have all become lazy shoppers. However, you cannot replace the benefits of the exercise, the social interaction and the chance to bump into someone you know when you shop in town,” he said.

But there are some services that the world of online business has been unable to replace, and the data proves as such.

The civic society revealed that of all the types of business in Lynn town centre, hospitality, hair and beauty were the top dogs.

Some 43 hairdressers, barbers, and nail salons were counted, making up 12.61% of all units in town.

In close second, a further 40 hospitality establishments are operating in the area, equivalent to 11.73%.

Mr Leonard highlighted reasons as to why these types of businesses often float to the top.

“I am told by someone who regularly uses these services, ‘Hair needs to be cut and styled, nails cut, polished and painted on a regular basis’,” he said.

“Another explanation for this high incidence may be due to the proximity to the College of West Anglia, which regularly produces qualified health and beauty technicians.

“There may not be enough permanent jobs in the town for these graduates, and therefore, another – or perhaps the only – option seems to be to start your own business.”

VAPE SHOPS, GAMBLING VENUES AND TAKEAWAYS

A common narrative pushed by residents is that there are too many tattoo parlours, charity shops, vape sellers, gambling venues and takeaways – but is this really true?

When we combine the data, it shows that they make up a total of 43 of the town businesses (12.61%) – the same number as hair and beauty services, and the empty shops.

Whether or not you feel the number is too large, there could be new measures introduced which have the potential to bring it down.

Back in October, the Government announced it is looking into a licensing system reform, aiming to create a “modern, proportionate, and enabling system” to support growth and revitalise high streets

A part of the proposals, vape shops will need to obtain additional licenses to operate legally.

It is hoped this will crack down on illegal sales, protect children, and level the playing field for responsible businesses.

Cllr Ring said that with the council having limited powers on what businesses set up where, the authority will embrace the move.

“We welcome the Government’s call for evidence on licensing for certain types of premises, and while around 9% of units include vape shops, charity shops and similar uses, it’s important not to imply these are all negative,” he said.

“Well-run charity shops, in particular, remain a valued part of the high street.”

HOW LYNN COMPARES TO OTHER AREAS

Mr Leonard says a direct comparison is difficult as each town has its own benefits and struggles. However, he suggests we sit around “mid-table”.

The national average for empty units in UK towns is 13.8%, which means we are 1.19% better off.

The civic society gave a few examples of places with more vacant shops than Lynn, which included Southend (15.4%), Ipswich (14.2%) and Northampton (14%).

But there is still room to improve and sit neck-and-neck with other locations such as Chatham (12%), Norwich (11.8%), Cambridge (8.5%) and Bury St Edmunds (6%).

Vicky Etheridge, manager of the Lynn Business Improvement District (BID), said: “It’s encouraging to see vacancy rates fall, and continue to be lower than national average, particularly in difficult economic circumstances.

“The changing mix and profile of businesses in the town reflects market forces and the way that town centres are evolving – town centres are places to relax, catch up with friends, not just shop.

“However, a word of caution on the figures – this is about numbers of units, not amount of floor space used. I would expect the floor space taken up by our retailers, including large retailers such as M&S, H&M, Boyes, Primark, Boots and so on, to far exceed the floor space taken up by the hair and beauty sector.

“Businesses in the town face similar challenges to those in other town centres and beyond, mainly around the cost of utilities and wages.

“However, in Lynn, we have a lot of opportunities on the horizon – the new library, including the BIPC, opens in the new year, we currently have a masterplanning consultation under way that is looking at opportunities to redevelop key sites in town, work on the Guildhall and Creative Hub has started, plus £20million of Pride in Place funding as of April 2026.

“I anticipate those factors will have a huge impact on the town centre in coming years.”

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