What Is Meanwhile Use And How Does It Help With Empty Commercial Properties
In some parts of the UK, more than a third of shops are standing empty. In May 2026, for example, ITV News Central reported that almost one in every ten retail units in the Midlands was vacant. High business rates, falling footfall, street crime and changing shopping habits are all contributing to the decline of town centres.
For commercial landlords, developers, asset managers and councils, empty buildings create an increasingly difficult gap to fill. A property may be awaiting planning permission, redevelopment, sale, refurbishment, or a long-term occupier, but the passing public don’t care. An empty property still looks neglected. This gap is where meanwhile use can help.
Meanwhile use is the formal term now commonly used by councils, planners and regeneration teams for a very practical idea: putting vacant buildings back into productive temporary use. This blog from the ASTOP team explains what “meanwhile use” is, how it works, and whether it could be suitable for a vacant commercial property you may be faced with.
What Is Meanwhile Use?
Meanwhile use describes the temporary, productive occupation of a vacant building, site, or space while it awaits a longer-term use. The “meanwhile” refers to the gap between the current vacancy and whatever comes next. That might be a new tenant, a sale, a redevelopment scheme, refurbishment works or a wider regeneration project. The result doesn’t matter; the gap between usage does.
In practical terms, meanwhile use gives an empty commercial property a useful short-term purpose instead of leaving it vacant and acting as a simple, passive overhead cost. Meanwhile use might include charity occupation of empty property. Examples include making office space accessible, providing a home to community services, supporting pop-up retail, or any other activity with clear social value.
It is important to be clear about what meanwhile use is not. It is not squatting. It is not unauthorised activity. It is not informal occupation such as property guardianship. A proper meanwhile use arrangement is agreed, licensed, and managed to fulfil a defined purpose. It is a controlled, regulated empty commercial property solution with clear agreements in place among the interested parties. Meanwhile use can apply to former offices, retail units, former public buildings, community assets, light industrial space and other vacant commercial properties. The occupation might last a few months or several years, depending on the owner’s plans and the occupier’s needs. In most cases, meanwhile use works best when the property is likely to be available for at least three months.
Where Did ‘Meanwhile Use’ Come From?
The term “meanwhile use” became more common in UK planning, regeneration and urban policy during the early 2010s. It was often used to describe short-term projects that brought empty buildings, vacant land and underused urban spaces back into active use.
A 2013 Centre for London report, Meanwhile, in London: Making use of London’s Empty Spaces, helped popularise the term by examining how vacant spaces could be used for temporary housing, workspace, the public realm, retail, and community activities.
Since then, councils have increasingly used meanwhile use as part of high street recovery, town centre regeneration and community development strategies. Brent Council, for example, defines meanwhile uses as the temporary occupation of commercial property that is vacant or underutilised with the aim of reactivating places while longer-term plans are being resolved.
Planning policy also recognises the value of temporary use. Government guidance on planning conditions says temporary planning permission may be appropriate to enable the temporary use of vacant land or buildings before longer-term proposals come forward, describing this as a “meanwhile use”.
In 2026, meanwhile use planning has become even more relevant because councils now have High Street Rental Auction powers for certain persistently vacant high street premises. These powers give local authorities a stronger role in tackling long-term vacancy, but meanwhile use can also provide a more collaborative route for landlords who want to act before enforcement or an auction becomes necessary.
How Does Meanwhile Use Work In Practice?
Good meanwhile use planning is simple in principle, but it requires careful management to deliver positive benefits to the community. For commercial landlords and property owners, the process takes seven clearly defined steps.
1. The landlord identifies a vacant commercial building.
The building may be empty for three months, six months, a year or longer. It might be waiting for planning consent, redevelopment, refurbishment, sale or a permanent letting. The key point is that there is a clear, temporary window during which the property could be used productively.
2. The landlord speaks to a meanwhile use provider.
A provider such as ASTOP assesses whether the property is suitable for temporary occupation. This includes looking at size, location, likely occupation period, building condition, access, services and the owner’s plans.
3. A suitable occupier is identified.
In ASTOP’s model, this is typically a registered charity or good cause with a genuine need for space. The match has to work for both sides. The property must suit the occupier’s activity, and the occupation must fit the landlord’s timing and exit requirements.
4. A licence to occupy is agreed.
This is one of the most important parts of the process. Meanwhile use is usually managed through a licence to occupy, not a commercial lease. A licence permits the use of the building for an agreed purpose, under agreed terms, for a temporary period.
5. The occupier moves in and uses the property.
The building becomes active again. Meanwhile use allows charity occupation of a property to create workspaces, community hubs, support services, or any other productive use.
6. The property is monitored and managed.
A managed meanwhile use arrangement should include ongoing communication, updates and oversight. This helps the landlord retain confidence that the property is being used properly.
7. The landlord gets the building back when needed.
When the landlord needs the building back, notice is served in line with the licence terms. This is why meanwhile use can be attractive to owners. It gives the building a temporary purpose without blocking future plans.
The difference between a licence and a traditional lease is important. Commercial leases create longer-term rights and obligations between parties. A meanwhile use licence is intended to be more flexible.
What Are The Business Rates Implications?
The fact that meanwhile use has business rates mitigation implications is one of the main reasons commercial landlords explore it as an option. In England, charitable rate relief can provide up to 80% relief on business rates for a property occupied by a charity and used wholly or mainly for charitable purposes. Local councils may also be able to top up the discount through discretionary relief, potentially reducing the bill further.
ASTOP helps organisations realise these tax benefits by placing registered charities and good causes into vacant commercial buildings. Where the use is genuinely charitable, and the relevant criteria are met, charitable occupation rates relief applies directly.
For many commercial properties, the standard empty rates exemption applies only to an initial void period before rates become payable again. Charitable meanwhile use is different because the building is occupied. Meanwhile use rates relief continues while it is in use.
Because of the community benefits of charitable use, it is often viewed as a positive step by local and national governments. Rather than simply being a tax-efficient model, meanwhile use is seen as making a positive contribution to an area, providing ESG and CSR benefits as well as purely financial impact.
Who Uses Meanwhile Use And For What?
For landlords, property owners, and managers, meanwhile use can be a practical solution for empty commercial properties. Developers often use it for properties in the planning pipeline, asset managers holding vacant commercial stock, private landlords with empty retail or office units, and institutional owners with ESG or social value commitments. Instead of leaving the property idle, they can adopt a meanwhile use strategy to keep it active, reduce holding pressure and demonstrate community benefit.
For councils, meanwhile use is a regeneration tool. Town centre, estates and property teams can use meanwhile use to tackle visible vacancy, support local good causes and bring activity back to high streets. It can sit alongside other tools, such as rental auctions, but is often more collaborative because it works with owners rather than forcing occupation through a statutory process.
For good causes, meanwhile use can unlock space they would otherwise never be able to afford. Charities, community organisations, and local good causes such as food banks, youth services, creative groups and local support services often need premises but cannot pay full commercial rents. Meanwhile use gives them access to useful space while providing landlords with a managed, purposeful occupation.
Is Meanwhile Use Right For Your Property?
Meanwhile use works best when a commercial property is safe, accessible and likely to be vacant for at least three months.
Good candidates include ground floor retail units, former offices, community buildings, former public sector buildings and some light industrial units. It can work for small spaces, such as a single room or shop unit, as well as larger buildings, including multi-floor offices.
It is not right for every property. Buildings with urgent structural safety issues, residential properties, sites with severe access problems or properties with highly restrictive use covenants may not be suitable. A building must be capable of safe, practical occupation.
Location is also broader than many landlords assume. Meanwhile use is not just a London concept. It is relevant in any UK town or city where commercial vacancy is creating cost, risk or missed opportunity.
How ASTOP Delivers Meanwhile Use
ASTOP specialises in connecting empty commercial buildings with registered charities and good causes across the UK.
The model is designed to be straightforward for landlords. ASTOP does not charge the landlord a fee. Instead, the arrangement is funded through the charitable occupation model. This helps landlords explore temporary occupation for empty commercial property without adding another upfront cost.
ASTOP manages the key parts of the process. That includes reviewing the property, identifying a suitable charitable occupier, handling the paperwork, supporting the licence arrangement, managing the relationship and overseeing the exit when the landlord needs the building back. ASTOP can also provide social impact reporting. This documents how the building has been used and the community benefit created through the occupation.
ASTOP works nationwide, including London, Manchester, Birmingham, Bristol, Leeds and other UK towns and cities. The same principle applies wherever a commercial building is standing empty: if it can be used safely and temporarily, it may be able to support a charity while helping the owner reduce costs, improve security and demonstrate social value.
See our case studies to read more about how ASTOP works with landlords, and explore business rates on empty property.
Find Out If Meanwhile Use Could Work For You
Meanwhile use is a practical, proven way to make vacant commercial buildings work harder. It can reduce holding costs, support business rates relief, improve building security, create visible community benefit and help landlords demonstrate social value. For councils, it can also bring life back to empty spaces. For charities, it can unlock premises they would not otherwise be able to afford. If your commercial property is sitting empty, it does not have to remain a cost, a risk or a missed opportunity. Meanwhile use can give the building a clear temporary purpose while your longer-term plans continue in the background.
ASTOP connects vacant commercial properties with registered, vetted charities and good causes that need space, manage the licence and occupation process, and help landlords create measurable social value without committing to a long lease or losing control of their asset.
The first step is simple. Tell us about your empty property and what is likely to happen next, whether that is redevelopment, sale, refurbishment, planning or a future letting. We will assess whether meanwhile use is suitable, explain the likely business rates position, and outline what a managed charitable occupation could look like.
Talk to ASTOP today and find out whether your vacant building could start working harder.
How do councils use empty commercial space for community benefit?
Councils work with landlords and partners to bring suitable empty spaces into short-term use by charities, good causes or community groups. This creates local services, activity and a visible positive impact while longer-term plans continue.
What counts as a visible community benefit?
Visible community benefit means the space is being used in a way local people can see, access or understand. This includes charity services, community projects, outreach support, local events or practical space for voluntary organisations.
Does temporary occupation support council regeneration plans?
Yes. Temporary occupation keeps spaces active while longer-term regeneration plans, commercial leasing or redevelopment work continue. It supports the wider plan, rather than replacing it.
What types of empty spaces are suitable for community use?
Suitable spaces usually have safe access, a practical layout, basic services and a location that fits the intended use. Not every vacant unit is right, so matching the property to the occupier is important.
Why do councils prioritise visible empty spaces?
Visible empty spaces affect public confidence and local perception. Bringing activity back into prominent units shows progress and makes the area feel more cared for.
How does ASTOP help councils?
ASTOP helps councils, landlords, and good causes explore practical short-term occupation for empty commercial spaces. We create visible community value for all parties in the arrangement.
