HIGH business rates, the rise of online shopping and growth of out-of-town retail parks are all said to be behind the changing face of our High Streets.

We only have to look a iconic national brands such as Woolworths and BHS to realise that it is hard for business to survive in the current climate.

Most recently, Store Twenty One closed its clothing shops in Rayleigh and Canvey.

The Echo also told earlier this week how Rochford has been left without a bank after Barclays became the latest to announce plans to close for good.

It means our town centres have no option but to change. They are not alone - with research showing they are following a national trend.

According to PwC and the Local Data Company, High Streets are rebalancing from shopping to leisure - with health clubs, vaping shops and jewellers seeing the fastest growth in bricks-and-mortar stores.

Clothes shops, money lenders and insurance firms have faded from prime sites - with them moving primarily online.

With both Basildon and Southend set to unveil more town centre homes to meet demand, there is a chance to chance the dynamic. Basildon Council, for example, is keen to create a nighttime economy with new bars and restaurants - in an area which currently has little on offer once the shops close.

Southend BID - set up in 2013 to manage the town centre - told how it has more empty shops than the national average. The Occupancy Report reads: “From January to March 2017, Southend saw the loss of two independent retailers - Easy Coffee and Sugar and Co - along with national retailer Poundland, in addition to the Post Office which relocated to WHSmith.

“However, it has welcomed the addition of three independent businesses - Bridal 4 Less, Home and a pop up clothing store in the High Street.

“More recently, we have lost national retailer ICandy but have in turn gained two new openings - Revolution and Molo Lounge.

“Our recent report shows that the occupancy figure for the High Street and town centre is 89.5 per cent.

“This is just below the average national town centre rate of 90.7 per cent as of April 2017, according to the British Retail Consortium.”

Despite the changing face of the High Street, do they still have a place in today’s society?

Ann Holland, Southend councillor for culture, tourism and the economy, said: “Personally, I will buy the odd bits online, but if I am clothes shopping or buying a present, I like to actually see what I am buying and not do online shopping.

“It is also retail therapy to go shopping and you get the feel good factor when you go shopping rather than doing it online.

“The high street will stay put.

“Of course you can go to out of town shopping centre and park for free, but with the extra petrol to get there that could be a false economy.

“When you are in the high street it is nice seeing local people and you can stop and say hello which you don’t get anywhere else.

“There is always going to be a need for the high street.”

She believes a range of business is key.

Mrs Holland added: “We have always wanted Southend to have a family, continental feel to it of seating outside and eating.

“There will be takeaways as well as people grab food on the way to work.

“There must be shops as well. We have worked hard to encourage new shops to open up.”

Retailers Ravens, in Clifftown Road, and Havens, in Hamlet Court Road, have both announced this year that they are winding down with a view to close.

Nigel Havens, who runs the long-standing department store with his brothers Paul and Graham, put the closure down to people shopping online.

The shop has its own online service - which will remain active after experiencing growth. This prompted the decision,.

Mr Havens said the store now sells about 60 per cent of stock online - admitting that the retail landscape has “changed beyond recognition.”

He in part blamed residents for the closure - telling the Echo that they only played “lip service” about shopping inside the store, while not actually visiting it in reality.