New analysis found there has been with a net reduction of 6,045 retail properties since the end of 2020. But the figures reveal UK high streets and shopping destinations are showing signs of recovery

More than 6,000 retail premises have vanished in England and Wales over the past five years, new research show.

London recorded the largest five-year regional reduction, with 1,266 sites disappearing over the period, followed by the South East (-1,191), North West (-719) and North East (-672). Analysis of Valuation Office Agency data by tax firm Ryan found there has been with a net reduction of 6,045 retail properties since the end of 2020.

The figures show retail premises that have either been demolished or converted for alternative use, such as housing. But the figures reveal UK high streets and shopping destinations are showing signs of recovery as more than 13 retail stores opened each week over the past year.

There were 507,810 retail premises across England and Wales at the end of 2025, with a 723 net increase in the number of retail stores compared with a year earlier.

Property numbers increased across every region of England and Wales, with the exception of the North West, which saw a decline of 41.

Ryan said numbers have been boosted as many retail real estate firms, such as Hammerson, have turned empty large units, often former department stores, into a greater number of smaller units.

Other retail groups, such as John Lewis, have axed plans to transform some retail property into rental accommodation. However, the report warned the retail sector is still facing pressure from higher business rates, higher labour costs and shoppers being worried about their finances.

Alex Probyn, practice leader for Europe and Asia-Pacific property tax at Ryan, said: “The pandemic accelerated structural changes that were already emerging across the retail sector, including changing consumer behaviour, hybrid working patterns and a reduced reliance on traditional retail floorspace in many locations.

“Many locations were arguably over-retailed before Covid and high streets have evolved towards more mixed-use environments, with retail space being rebalanced alongside growing demand for residential, leisure, hospitality and service-led uses.

“The revaluation outcome does suggest a large proportion of retail premises have seen bigger increases in their assessments than underlying market conditions and rental evidence would have led occupiers to expect. Retailers should therefore carefully review and, where appropriate, challenge their assessments.”

It comes after new figures from the Office for National Statistics (ONS) said the total volume of retail sales fell by 1.3% in April. This marked the largest drop since May 2025 and was a heavier fall than expected by economists, who had forecast a 0.6% decline.

Rory McCann, who played The Hound in TV series Game of Thrones, has fronted Tennent’s new advert celebrating Scotland’s qualification for the World Cup.

Game of Thrones star Rory McCann has told the Tartan Army “it’s time to dream” ahead of Scotland’s epic return to the World Cup.

The actor appeared in Tennent’s new advert capturing the rollercoaster Scottish football fans have endured from the heartbreaking loss of 1998 to the hope and belief of finally qualifying once again.

The national team secured its place at the US tournament this summer in November last year following a stunning 4-2 win over the Danes. Steve Clarke’s men have been placed in Group C and are set to face Brazil, Morocco and Haiti in Boston and Miami.

The actor – who played the Hound in HBO smash-hit Game of Thrones – appeared in popular Tartan Army boozer, the Rose Reilly.

Donning a Scotland scarf, he reflected on Scotland’s last kick at the World Cup, when they were painfully knocked out of the tournament in a 3-0 loss to Morocco. Delivering a rousing speech set to spur on the nation, he said: “Dreams don’t come easy.

“But if you can keep them alive, they can fuel a thirst for what could be.”

He continues his rallying call in optimistic fashion with talk of “daring to defy gravity” as he walks past a mural of Scott McTominay’s now legendary overhead kick against Denmark.

That’s quickly followed by a further reference to that infamous qualification night at Hampden Park when he talks of “shooting for the stars from our own half” – a salute to Kenny McLean’s wonder strike.

Pictures of real Tartan Army footsoldiers on away trips throughout the long wait can also be seen hung on the walls of the pub as McCann walks towards the bar. The star even delivers a cheeky nod to his role as ‘The Hound’ with a promise to “dream of sitting on football’s greatest throne”.

As he reaches the bar and receives a fresh pint of Tennent’s, he delivers a final rallying call: “We see your American dream and we’ve got one of our own!”

Hazel Alexander, senior brand manager at Tennent’s Lager said: “Watching Scotland with mates and a Tennent’s in hand has been part of our football rituals for decades.

“We’ve been there through every high and every heartache – but to get the chance to watch Scotland on football’s biggest stage again, and after almost 30 years, is going to be something special.

“We know the nation will be dreaming of an unforgettable summer and we’ll be right there with them.”

The advert is live now, hitting screens nationwide via Amazon Prime, Netflix and across cinemas, with the spot also set to feature in ad breaks on STV during the World Cup. The Time To Dream campaign will also feature in bars, on packs and across Tennent’s Lager’s social channels.

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A neighbour’s tree or hedge encroaching into your garden can be annoying but there are things you must know before you act.

After a few false starts, hot weather is finally here — perfect timing for the bank holiday and school half-term holidays. Large parts of the UK are set for a long period of hot and dry weather with temperatures predicted to exceed 30°C in London today and get close to that in plenty of other areas, including Wales. Current forecasts expect it to stay sunny and hot for the rest of May and into June.

This will undoubtedly see thousands of us heading into the garden over this bank holiday to get it in as good a condition as possible to enjoy during the heatwave. But this might bring with it a few issues too. You might have been willing during winter to ignore the neighbour’s apple tree branches or overgrown hedge that are now hanging over your garden and encroaching on your space. But now summer is here you want to tidy things up and don’t want anything spoiling your enjoyment of your own garden.

I sought advice from experts in law and property about what I could do if a neighbour’s tree started to invade my garden. They all agreed. If you need advice on painting your side of a neighbour’s fence, you can find it here.

What can I do if a tree is neighbour’s tree or hedge is growing into my garden?

In short, this is how the experts summed up your rights, considerations and restrictions:

• You have the right to trim back branches up to the boundary line, not beyond it
• You cannot reach into a neighbour’s garden to cut on their side of the boundary line — or enter their garden without permission
• It’s on you to dispose of what you cut
• You should politely discuss your plans or intentions with your neighbour
• You should check the tree is not in some way protected (eg by a tree protection order)

Jagdeep Sandher, partner and head of civil litigation at Blythe Liggins Solicitors, said: “If the tree trunk is wholly sat on the neighbour’s land and the branches are overhanging on to your land, you only have a right to trim back the branches up to the boundary line, not beyond it. You can’t reach into the neighbour’s garden and cut them back. Legally, the tree is theirs, so you should offer them the branches back — if they don’t want them, you’re entitled to dispose of them. The best approach is to have a conversation with your neighbour before trimming the tree, to maintain neighbourly relations.”

Dave Sayce, co-founder and managing director of Compare My Move, explained: “You can trim a neighbour’s tree if leaves, foliage or branches are over your property boundary. You can only cut up to the boundary line, anything further can be classed as trespassing. You also can’t enter your neighbour’s land without permission to trim the tree, and you cannot damage (kill, destabilise) or fell the tree. If you do, your neighbour could be entitled to compensation from you.

“You don’t have to discuss with your neighbour, by law, to trim any part of their tree that crosses your boundary line, but we recommend discussing it with them beforehand to avoid any disputes. The cuttings from the tree will legally belong to your neighbour, so you should discuss with them whether they want them back, however, they don’t have to take them back and the responsibility of disposal will still be on you.”

Dean Meadows, principal arboriculturist and tree risk management lead at Arbtech, stated: “Firstly, ensure the tree isn’t protected in any way. Trees in the UK may be covered by tree preservation orders (TPOs), located within conservation areas, or subject to the felling licence system, all of which require you to seek permission before carrying out any work.

“If it’s not protected, you can prune branches up to the property boundary. Any further than this could be considered damage to your neighbour’s property, potentially leading to legal action.

“It’s important to remember that cuttings do still remain your neighbour’s property and should be offered back but never just discard them back over the fence. This could be regarded as fly-tipping of garden waste. If your neighbour declines them, responsibility for disposal then becomes yours.

“If you hire a tree surgeon to do the work, you will generally be responsible for the costs involved. In cases where the tree is causing damage due to your neighbour’s negligence, you may request they cover the expenses. However, unless agreed otherwise, the cost of any work you commission typically falls on yourself.”

What is the law surrounding trees and boundaries?

Jagdeep Sandher explained: “It gets more complicated when trees traverse the boundary because at that point it could be a jointly owned asset so if one person wants to remove it and the other doesn’t, for example, it can become a much more complex argument.

“It’s also worth considering that if you have a boundary dispute with your neighbour, for example over a tree, then that’s something you would have to disclose to a potential buyer if you decided to sell the house and move on – so it could have a devaluing effect on your property.”

What if a neighbour’s tree is damaging my fence?

Jagdeep advised: “The first step is to make sure you’re absolutely certain that it is your fence and not theirs. The title documents for your home or previous conveyancing documents may tell you if you’re unsure. When you’re certain, I’d always advise speaking to your neighbour in a calm and collected way about it. You’ve always got to have in the back of your mind that you will continue living next door to this person for potentially many years to come.

“If you speak to them and the conversation isn’t positive, you then need to formally set out your position in writing to the neighbour, whether you do that personally or through a solicitor.”

When is it my neighbour’s responsibility to cut a tree?

Dave Sayce explained: “Your neighbour does not have to trim their tree if it crosses your boundary or looks bad. Your neighbour only has a responsibility to trim their tree if it becomes dangerous or is considered a nuisance, legally.”

How to avoid and resolve neighbourly disputes

David Joyson, chief customer officer at Homeprotect, a building and contents insurance specialist, said: “It’s clear that while many of us get along well with our neighbours, certain habits can still test our patience, whether it’s the behaviour of pets or a perceived lack of garden maintenance.

“Issues with neighbours can cause relations to sour and create uncomfortable tension, but they can also escalate. This is why it’s important to know how to de-escalate these situations, and if this can’t be done, to know your legal position.”

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David suggests the following steps:.

1. Communicate with kindness: A friendly chat can go a long way. Your neighbour may not realise there’s an issue.

2. Pick your battles: Occasional noise or minor annoyances like a loud barbecue in the garden or garden maintenance are part of community living.

3. Avoid retaliation: Stay calm and polite when approaching neighbours about disruptive living habits – you never know when you may need to rely on them in future.

4. Know your position: If problems persist despite raising concerns, keep a diary of what’s happening and when. This can be useful if you need to approach your local council to report a nuisance or need legal support.

5. Think about your insurance options: If you find yourself in a more serious dispute with your neighbours, having legal expenses cover could offer protection should the disagreement escalate to court proceedings.

The development, Monument Meadows by Bellway, will bring 79 homes to Pelton.

Located off Station Lane, the site includes a two-acre landscaped area designed to encourage wildlife and support biodiversity.

Lindsey Oliver, head of sales for Bellway Durham, said: “This development will provide homes for people looking to stay in or move to Pelton while driving investment in local infrastructure.

“The new green open space will be an asset for the whole community.

“Bellway will provide funding for schools and healthcare in addition to the contributions towards improving outdoor spaces nearby.”

In total, Bellway is investing nearly £600,000 in the surrounding area, including £433,162 for education, £38,157 for healthcare, and more than £124,000 for community green space improvements.

The estate will include 12 affordable homes.

Properties at Monument Meadows will feature solar PV panels, smart heating systems, and electric vehicle charging points.

Ms Oliver said: “Monument Meadows is already looking to be a popular development.

“It will bring energy-efficient homes to this village setting, which has excellent access to Chester-le-Street, Durham and the wider region.

“Residents will be able to walk to Pelton, which is well served by shops, schools, doctors, dentists and other valued amenities.

“Work will progress quickly as the homes are being built using sustainably sourced timber frame panels.

“This approach is part of Bellway’s commitment to reducing carbon in the build process, and it reduces the time required for construction.

“As a result, we expect our showhomes to be ready to open this summer.”

Timber frame construction will help cut building times as well as the development’s carbon footprint.

The first homes are expected to be released for sale in July, with the first residents set to move in during autumn.

For three days the Wearside skyline was soundtracked by chart-toppers with barely a cloud daring to gatecrash the party, as festival ponchos were put aside for sunglasses and SPF.

More than 100,000 people swept passed the park over the weekend from far and wide – some travelling from as far afield as Southampton,

It was the first time the festival had been to Sunderland in 21 years, when Gwen Stefani headlined in 2005.

On Friday, legendary DJ Fatboy Slim brought the festival’s first full day to an end with a set of the pounding dance anthems which made him a household name. It topped off the Big Weekend’s first-ever dedicated dance music day.

Saturday brought about more big-name artists from the world of pop.

(Image: NNP)

Zara Larsson closed Saturday with a blitz of big choruses and fun dance routines that have come to symbolise her resurgence in recent years, partly down to viral trends on TikTok.

She played the last Big Weekend in the North East when she joined the likes of Miley Cyrus and Billie Eilish on the billing.

(Image: PA)

Ellie Goulding’s set earlier in the day was another nostalgia-filled journey on a day which felt like it may well have been 2016 all over again.

Louis Tomlinson added to that feeling with a rendition of One Direction hit ‘History’.

(Image: NNP)

(Image: NNP)

Olivia Dean brought the Big Weekend to a soulful close as Sunday’s headliner with her sunset set wrapping up three days of pop and sunshine.

(Image: JOSHUA NICHOL)

(Image: North News & Pictures Ltd)

(Image: NNP)

Bucket hats, denim shorts and football shirts were the uniform of choice, with grass banks doubling as sun loungers between sets as fans stretched out to the sound of new discoveries on the smaller stages.

(Image: North News & Pictures Ltd)

(Image: NNP)

That’s one way to keep cool

Paddling pools are a staple of British summer time, but one Wythenshawe dad has taken it to the extreme with a massive pool right in his back garden – complete with a waterslide.

40-year-old Liam Tandy has garnered hundreds of thousands of views on TikTok for the clips, which show his son flying down the slide and splash land in the pool – right on his back patio in Benchill.

Liam said he has had the pool since 2024 – and only half-jokingly puts the decision down to having ADHD. “That’s just how I am, once I get an idea in my head, I just have to have it,” he told the M.E.N.

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Returning from a summer holiday, Liam found that he didn’t want to leave the poolside fun behind. “I had just moved into a new house and it was my first time having a garden,” he said.

“I thought, I want my own pool at home. I started looking online before the holiday even ended.”

He ‘levelled’ most of his back garden to install the 12ft by 24ft pool, which cost about £1,000, and added a former playground slide which he sourced on eBay.

A mechanic by trade, he also erected a platform over the garage roof, which he attached the slide to. “I don’t see it as unsafe, I’ve made it easy to get up there and put netting around the sides,” he said.

“I’ve spoken to my neighbours and they don’t have an issue with it. As long as my kids are happy, I’m happy.”

The pool has its own filter and Liam uses chlorine to treat the water. “Let’s not talk about costs…” he says of his water bill.

Things ‘went a bit mad’ when another TikTok user posted a video of the pool. “She was staying in an AirBnB round the corner and took a video from her window,” he said. “It had been a bit of a secret until then.

“Now it’s gone viral I am expecting a visit from the council. But it’s a temporary structure and I can have it down in an hour.”

With the arrival of the year’s first proper heatwave and the beginning of May half time, Liam’s kids and their friends are flocking round to swim in the pool. “I kind of live through my children, I have three and I know how fast it goes,” he said.

“They’re only young once and once they’re grown up you don’t get that time back. And the love and support and positivity I have had has been absolutely amazing.

“It is nice to get credit as a dad cause I don’t think we get credit or appreciated very often. I go above and beyond for my kids.”

North Yorkshire Police said the black Cube Stereo mountain bike was taken from the banks of Rawcliffe Lake in the early evening of last Sunday (May 17).

The bike is “distinctive looking” and has red bar grips fitted, the force said.

Officers are urging anyone with footage of the bike being taken or who has seen it for sale to contact North Yorkshire Police.

Anyone with information is asked to email Ben.Robinson-Brockhill@northyorkshire.police.uk or call 101 and ask for PC Ben Robinson-Brockhill.

Crimestoppers can be contacted anonymously on 0800 555 111.

Quote reference number 12260089677 when giving information to the police or to Crimestoppers.

The Sun’s square to the mystic North Node heightens sensitivity but provides a guiding light. Tune into how the comsos advises you today.

Taurus, Aquarius and Pisces, this placement gets you in the perfect zone for self-discovery. You are at tune and at peace with yourself.

Harmony is on the cards, so use this oppirtunity to build relationships. Enjoy the peace offered by the day ahead.

Ahead, you’ll find all star signs’ horoscopes for today: Monday May 25, 2026.

Like checking your horoscope every morning? You can now sign up to our free daily newsletter to get a personalised reading for your star sign delivered straight to your inbox.

To order your unique personal horoscope based on your time, date and place of birth, visit patrickarundell.com.

Aries

March 21 to April 20

As the week begins, the Moon moves into a harmonising part of your chart, perfect for early-day connections. Exchanges can flow more smoothly, but your intuition will still be calling out to you. So even in the bubbliest of exchanges, let your inner voice nudge in the right direction. Not all that sparkles contains celestial gold, however charming someone might be.

Head here for everything you need to know about being an Aries

Taurus

April 21 to May 21

Over the last eighteen months, the powerful North Node has been gently guiding your future direction and the company you keep. You have become more aware not just of who you like, but also of how their energy affects you and whether each person is uplifting. This process may get a reality check today, but one that can be in your best interests, Taurus.

Head here for everything you need to know about being a Taurus

Gemini

May 22 to June 21

Your personal identity is undergoing a major cosmic rebirth. So, these can be very exciting times for Geminis, especially if you’re a free spirit or a natural bohemian. If you’re a Twin who exists in a more conventional situation or work feels staid, this may now hit home. This can also be the case if you are used to expressing your personal talents in your free time.

Head here for everything you need to know about being a Gemini

Cancer

June 22 to July 23

The Sun’s square to the mystic North Node highlights finding a way through the day, when your sensitivities can be amplified. And your ruler, the Moon’s journey into your most emotional sector, accents this too. Something you strongly believe in may not be what you want to discuss, but circumstances may demand that you do so and stand up for yourself, Cancer.

Head here for everything you need to know about being a Cancer

Leo

July 24 to August 23

There has been so much excitement in the last month, and in particular, the last few days. With sparkling friendships and future possibilities shining brightly, today gives you a chance to ask yourself some probing questions about what this all means. Someone you know well and trust can be the perfect sounding board. Look to get their perspective – don’t be too proud to ask.

Head here for everything you need to know about being a Leo

Virgo

August 24 to September 23

Your star is most certainly in the ascendancy, but how will this impact your relationships? If you have the chance to take on a more senior role, are retraining or pivoting to do something different, the support of others could be important. Equally, being mindful of their needs and feelings will be key. Working together will increase your chances of success.

Head here for everything you need to know about being a Virgo

Libra

September 24 to October 23

The Moon returns to your sign today, Libra, helping your natural equilibrium. The Sun, however, forges a testing link with the North Node. Your desire to expand your boundaries can be strong. The unstinting discipline and sacrifice you have shown over the last few years does need a counterpoint, and greater freedom can likely be it. Just ask yourself, is it doable?

Head here for everything you need to know about being a Libra

Scorpio

October 24 to November 22

The Moon moves through a more introspective sector for you the next two days, Scorpio. And a complex interplay between the Sun and the North Node may find you deep in thought. Actually, this can be the perfect moment to untangle a complex issue. Although you have a natural talent for teasing out deeper strands, today it’s also about feeling them, Scorpio.

Head here for everything you need to know about being a Scorpio

Sagittarius

November 23 to December 21

Strict Saturn moved through the tender Pisces between much of 2023 to early 2026 and taught you some tough lessons, be it around home, family, your inner emotional world, or where to live. Today, with the instinctive North Node in the same sector as Saturn was, and angling to the Sun, however much you’re drawn to someone, do be guided by what you learned then.

Head here for everything you need to know about being a Sagittarius

Capricorn

December 22 to January 21

There can be a tension between thinking about what you need to do today and feeling what the right thing to do is. Your attention span may also be lower than usual, so the key is to take on one task at a time and not give yourself too much to get through. By not overthinking things, you can just go with the flow and perhaps get more done than in the process.

Head here for everything you need to know about being a Capricorn

Aquarius

January 22 to February 19

There is such a fabulous amount of bright and effervescent energy supporting you now, Aquarius. Do seize the moment. Not all of your ideas or moves will necessarily convert into something more tangible, or even work financially, but that doesn’t mean they don’t have value. Ironically, if you’re minded to be speculative, listen to your hunches.

Head here for everything you need to know about being an Aquarius

Pisces

February 20 to March 20

With the Sun, Mercury, and Uranus all in the zone of feelings in your chart, but in the logical Gemini, it will be important not to be too detached about family or home changes that are in play. The powerful North Node – with you until late July – can help you to decipher these paradoxes, but also ensure that within your close connections, you do feel heard and seen.

Head here for everything you need to know about being a Pisces

Your daily Metro.co.uk horoscope is here every morning, seven days a week (yes, including weekends!). To check your forecast, head to our dedicated horoscopes page.

Check out the tarot horoscope reading for the month of May here.

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MORE: What does the week have in store? Your tarot horoscope reading for May 25 to May 31

MORE: Daily horoscope May 24, 2026: Today’s predictions for your star sign

MORE: The relationship red flag your star sign always ignores — and the reality check you need most

A man has been arrested on suspicion of murder after a woman in her 30s was found dead at a property in St Helens

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A man has been arrested on suspicion of murder following the death of a woman in St Helens.

North West Ambulance Service alerted police at approximately 2.55am on Sunday, May 24 after a woman in her 30s was found dead at a property on Brook Cottage Close.

A 63-year-old man was detained at the scene on suspicion of murder and has since been taken to a police station for questioning. Investigations are continuing to establish the circumstances surrounding the incident and to formally identify the deceased woman.

The case is currently being treated as unexpected while these enquiries are under way.

Residents of Brook Cottage Close revealed they had heard arguing in the early hours and awoke to find police present on the street, reports the Liverpool Echo.

Merseyside Police has urged anyone with information to get in touch via @MerPolCC or by calling 101, quoting reference 26000410495.

Reports can also be submitted through their website. Alternatively, members of the public can contact the independent charity Crimestoppers anonymously on 0800 555 111, or via their website.

The leaders of Reform UK and Restore Britain have clashed ahead of the pivotal by-election that could return Labour’s Andy Burnham to Parliament

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Nigel Farage has criticised tech billionaire Elon Musk over his support for Restore Britain, warning he could “split the right” in the upcoming Makerfield by-election.

The SpaceX and Tesla boss posted a series of messages backing Restore Britain on his social media platform X, formerly known as Twitter.

Labour’s Andy Burnham hopes to use the Makerfield contest to return to Westminster, which could potentially see the Mayor of Greater Manchester potentially launch a bid to replace Sir Keir Starmer as Prime Minister.

Click here for our dedicated Makerfield by-election newsletter with exclusive interviews and analysis

Reform’s UK Robert Kenyon came second in the seat in 2024 and an opinion poll suggested Mr Burnham has a lead of just three percentage points over him.

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But with Restore Britain’s candidate picking up support, Mr Farage said Mr Burnham would be “delighted” by Mr Musk’s intervention.

Speaking to the Telegraph, the Reform UK leader said: “Elon Musk has decided he will try to split the right of British politics as best he can.

“This is supporting a party that’s one man with a social media account. Quite what he’s trying to achieve, I have no idea.”

The Survation study in Makerfield had a sample size of just 504 respondents of whom 369 said they were likely to vote but is the first survey of the constituency since the by-election was called and the pollster said it should be treated as an “indicative early look”.

It put Mr Burnham on 43%, Mr Kenyon on 40% with Restore Britain’s Rebecca Shepherd on 7%.

Join our new Makerfield by-election WhatsApp community by clicking this link for the latest news. We also treat our community members to special offers, promotions, and adverts from us and our partners. If you don’t like our community, you can check out any time you like. If you’re curious, you can read our Privacy Notice.

Responding, Restore Britain UK leader Rupert Lowe, a former Reform UK MP, said: “Farage has just gone to the media to attack Restore Britain, again.

“He says that Elon Musk is supporting a party ‘that’s one man with a social media account’.

“This is where Farage is so very wrong.”

He said there were “millions of Brits who are with us” and “Farage can arrogantly insult me over and over, but he has never been more wrong”.

Mr Lowe, who has a long-running feud with Mr Farage said: “This party isn’t about me, it never has been.

“It is about our members, our people, our home. Not me. Them.

“That is something he will never understand, and ultimately it’s why he will lose.”

On Sunday, Mr Musk reposted a message from Mr Lowe with the comment “Restore Britain”.

He also posted “Restore Britain” in response to an interview by Reform’s Treasury spokesman Robert Jenrick.