Billions needed to transform 11 areas of Northampton in council's new town centre masterplan

West Northamptonshire Council is asking councillors to approve a new plan for Northampton town centre, which includes proposals for new homes, improved streets and public spaces, and a major makeover of the riverside.

The Northampton Town Centre Masterplan 2026 will go before the council's cabinet on Tuesday, November 10. If approved, it will guide decisions on future development and investment.

The new plan follows a 2019 masterplan which led to a number of town centre projects, including the revamp of Market Square and improvements to Abington Street and Fish Street.

A WNC spokesman said: "This masterplan does not start from scratch, it builds on the momentum already underway across Northampton town centre, with a growing pipeline of transformational projects first outlined in the 2019 masterplan. These initiatives are reshaping key parts of the town, strengthening the foundation for this next phase of regeneration.

"These projects represent hundreds of millions of pounds of public and private sector investments already committed to Northampton town centre - unlocking housing, employment, culture and community benefit. This masterplan now builds on that progress, widening the lens, aligning with new priorities, and setting the direction for the next 20 years."

The latest document identifies 11 areas where the council believes major changes could be made.

But the Reform-led council admits that carrying out the proposals will require billions of pounds from public and private sources.

The report states: "The complexities of brownfield development caused by physical constraints, substandard infrastructure, demolition and remediation mean that many of the proposed sites will not be viable for delivery without both funding sources."

It adds: "This equates to billions of pounds need to fulfil the vision."

The plan aims to make it easier for people to get between the town centre and surrounding neighbourhoods by tackling the barriers created by the ring road.

It also looks at ways to bring empty buildings and unused sites back into use, and make better use of the River Nene, canal and disused railway line.

The council wants to make the town centre easier to walk and cycle around, improve the riverside, protect and make more of Northampton's heritage, and encourage more people to live, work and spend time in the area.

One of the main aims is to make the town centre less dominated by traffic and give more space to pedestrians and cyclists.

The 11 areas identified for possible development are:

At St James End, proposals include a green route linking the railway station with Sixfields and Franklin's Gardens, as well as better walking and cycling routes.

The Station Gateway could get a new station square, improved bus facilities and better walking routes into the town centre. The historic Postern Gate would also be included in improvements to the area.

In the All Saints Quarter, the council wants to make streets more pedestrian-friendly, with changes to parking, more planting and seating, and better links to Market Square. Drapery and Mercers Row could be redesigned to make them more attractive for walking, cafes and events.

The Ridings and Albert Place area could become a mixed-use neighbourhood with homes, courtyards, restaurants, bars and cultural venues.

In the Boot and Shoe Quarter, old factory buildings could be brought back into use for shops, cultural attractions and visitor activities, making more of Northampton's footwear history. Plans also include more greenery and improvements to Abington Square.

At St Edmunds, the council is proposing a new neighbourhood mainly made up of homes, with green spaces and community facilities.

The Greyfriars and Horsemarket area could be changed to make it easier to walk between different parts of the town centre, with alterations to roads, more pedestrian crossings and additional planting.

Plans for Commercial Street and Freeschool Street include a mix of homes, education and employment space, with better links to the University of Northampton.

The Cattlemarket area could see large-scale development, including homes, commercial space, jobs and improved public areas.

At Nene Riverside, the aim is to create an area for leisure and culture, with cafes, walking routes, seating, lighting and pop-up activities.

Meanwhile, Towcester Road could become a new neighbourhood with homes and community facilities, as well as better walking and cycling links between the town centre and the river.

The council says the town needs a wider plan to make sure individual developments work together, rather than being carried out separately.

The report states: "Without a transformational approach to addressing the challenges within the town centre it will continue to face further decline as the improvements made so far cannot be considered in isolation."

It warns that if the new masterplan is not approved, the town could be left without an agreed plan for future development, with projects going ahead separately rather than as part of a wider strategy.

The report adds: "The private sector will invest elsewhere in areas that have vision and aspiration for change."

The council says approving the masterplan will not commit it to spending money on individual projects. Each proposal will need further work to establish its costs and whether it can go ahead.

The report says: "Each opportunity area will undergo detailed design, cost and commercial feasibility to test the viability of the proposals."

The initial work will be paid for from existing regeneration budgets. Individual projects will still need business cases and financial checks before they can be approved.

Almost 2,000 people took part in consultation on the proposals during 2025.

The council also wants to make some smaller improvements over the next five years, rather than waiting for major developments to happen.

These could include bringing empty shops and other vacant spaces back into use, holding events and activities by the river, improving walking and cycling routes, creating heritage trails and making cheaper improvements to public spaces.

The report says: "This programme of ‘quick wins’ will be implemented over the next five years with a mix of funding sources, with a variety of partners."

The masterplan sets out a timetable for delivering the proposals in three phases, running from 2026 to at least 2046.

Looking beyond 2040, the council sets out its longer-term ambition for Northampton to become a more sustainable and better-connected town, with new neighbourhoods, green spaces and improved transport.

The report says: "By this stage, Northampton will have reclaimed its role as a thriving, confident county town-rooted in heritage, powered by enterprise, and built for future generations. By 2040, the town centre will feel fundamentally different more active, community focused, and attractive as a place to live, visit and invest."