Ongoing pedestrianisation and highway works in Brighouse town centre are reshaping the way the high street operates. While regeneration projects aim to strengthen the town’s long-term appeal, the immediate impact on access, footfall and day-to-day trading conditions is being felt by many local businesses.
At Bradley Hall Yorkshire, our specialist Valuations team is already advising occupiers and landlords across West Yorkshire on whether this disruption could justify a reduction in Rateable Value. As the region’s largest full-service property firm, Bradley Hall valued £1.2 billion of property last year alone. Our Yorkshire team both work and live locally, giving them first-hand insight into the realities facing businesses in Brighouse and the surrounding area.
For some commercial property owners and tenants, the current works may present a genuine opportunity to secure business rates savings.
How Town Centre Works Can Affect Your Rateable Value
Under rating legislation, a property may qualify for a temporary reduction in its Rateable Value where there has been a “material change of circumstances” affecting its locality.
Works currently being undertaken by Calderdale Council have led to changes in vehicular access, altered pedestrian routes, reduced parking availability and general environmental disturbance across Brighouse town centre. In certain circumstances, prolonged disruption of this nature can justify a reassessment by the Valuation Office Agency.
Where a successful challenge is made, this can result in a reduced business rates liability for the affected period and, in some cases, a refund of overpaid rates.
What Is a Material Change of Circumstances?
A material change of circumstances, often referred to as an MCC, occurs when something external to the property impacts its value or the way it can be enjoyed or traded from. This might include significant roadworks, long-term infrastructure projects or regeneration schemes that materially affect accessibility and trading conditions.
Each case is assessed on its own merits and requires clear supporting evidence demonstrating the extent and duration of disruption. As these claims can be time-sensitive, early professional advice is essential.
Local Expertise, National Strength
Bradley Hall’s Valuations team has extensive experience advising businesses affected by public works, town centre regeneration schemes and infrastructure disruption. Combining national scale with genuine local knowledge, we are well placed to assess whether a credible case exists and to guide clients through the formal challenge process.
Paul Dodds, Associate Director at Bradley Hall Yorkshire, comments: “Town centre regeneration is important for long-term growth, but the short-term impact on businesses should not be underestimated. Where access restrictions, reduced footfall or prolonged works materially affect trading conditions, there may be legitimate grounds for a temporary reduction in Rateable Value. We would encourage affected occupiers in Brighouse to seek advice promptly to ensure they do not miss a potential opportunity for savings.”
If your commercial property in Brighouse town centre has been affected by ongoing works, it may be worth reviewing your business rates position. Our Valuations team can provide confidential advice and assess whether savings may be available.
To discuss your property and explore your options, contact Bradley Hall Yorkshire today: https://www.bradleyhall.co.uk/branches/leeds/
