Business rates should be frozen for two years to give threatened High Streets "breathing space" to deal with the rise of internet shopping, a think-tank said.
But Policy Exchange said that if traditional retailers failed to take the chance to reinvent themselves some shopping centres might have to be allowed to die.
Figures released yesterday showed shop vacancies have surged to a new high of 11.9% as high-profile retail failures knock holes in shopping centres.
High Streets have been "vastly outperforming" shopping centres and out-of-town retail parks, boosted by a 5% increase in evening drinkers, diners and clubbers.
The think-tank said a four-fold increase in online purchases since 2006 was the main factor behind the growing number of boarded-up shops.
Head of housing and planning Alex Morton said: "We believe that there is a case for a two-year freeze on business rates.
"But this only makes sense in the context of giving breathing space for further changes to retail policy to bring it into the 21st century.
"Policy needs to give high streets the best chance to reinvent or renew themselves but it should primarily focus on removing barriers to consumer choice that push up the cost of living, and must not assume all high streets can or should remain as shopping centres."
