Andy Burnham's government has confirmed a significant change to high street regulations in England, granting councils new powers to reject vape shops, betting shops, and adult gaming centres. The move, announced on 11 August 2026, will require vape shops in England and Wales to obtain planning permission starting from the beginning of 2027.
Under the new law, local authorities will be able to refuse applications for new betting shops and adult gaming centres, marking a shift in how high street businesses are regulated. A government source said: “Local people will actually have more of an input into whether or not those shops should open in the first place, giving them a proper say about how their high streets should look.”
Councils gain greater control over high street businesses
The change is part of a broader effort to revitalise high streets and address concerns about the proliferation of certain types of shops. Currently, betting shops and adult gaming centres are classified as 'sui generis' uses, which means they do not require planning permission unless specific conditions apply. The new rules will bring them under planning control, giving councils the ability to shape their local commercial landscapes.
Dawn Butler, the MP for Brent East, who has campaigned on the issue, highlighted the financial impact of gambling machines on high streets. She said: “It was a real shock to me to discover, during a previous visit to a high street with the Guardian, just how much money gambling machines can generate. Government analysis of Gambling Commission data found that B3 machines generated an average of £35,000 in gross gambling yield per machine each year.”
Butler added: “That figure really brought home to me the scale of the gambling industry’s presence on our high streets and why they would want multiple shops on the high street to maximise their profits. To put it in perspective, the national living wage for someone aged 21 or over works out at around £26,400 a year for someone working 40 hours a week. And in Brent the average wage is less than £35k. That experience underlined for me why urgent action was needed.”
Government aims to give communities a say
Communities Secretary Angela Rayner, a close ally of Burnham, said the move addresses problems that have built up over decades. “That’s why we’re giving local leaders the power to say no to what doesn’t belong on their high street, and the tools to fix it themselves,” she said.
The policy is expected to be welcomed by community groups and local authorities who have long argued that such shops can have a negative impact on town centres, contributing to issues like crime and anti-social behaviour. However, some business groups have expressed concerns that the changes could stifle entrepreneurship and reduce consumer choice.
Implementation timeline and scope
The planning permission requirement for vape shops will come into force on 1 January 2027. The government has not yet specified whether existing vape shops will be grandfathered or required to apply for retrospective permission. Further details are expected in the coming months as the legislation is drafted.
The move is part of a wider package of reforms aimed at revitalising high streets, which have faced challenges from online shopping and changing consumer habits. By giving councils more control, the government hopes to create more diverse and resilient town centres that better reflect local needs.
Burnham, who has positioned himself as a champion of regional regeneration, said the changes would help create “safer, healthier and more prosperous high streets” across England and Wales. The announcement has already drawn praise from anti-gambling charities and public health campaigners, who argue that reducing the availability of betting shops can help tackle problem gambling.
In addition to the planning changes, the government is also considering other measures, such as new powers to tackle empty shops and to support community-led redevelopment projects. These are expected to be outlined in a forthcoming white paper on high street regeneration.
