The images form part of a new masterplan which sets out how vacant sites could be redeveloped, new homes built and public spaces improved, with the River Nene and the town's heritage playing a bigger part in its future.
West Northamptonshire Council is asking its Cabinet to approve the Northampton Town Centre Masterplan 2026 at a meeting on Tuesday (November 10).
The proposals build on the previous masterplan, published in 2019, which helped guide projects including the transformation of Market Square and improvements to Abington Street and Fish Street.
The new plan identifies 11 areas for potential development: St James End; Station Gateway; All Saints Quarter; The Ridings and Albert Place; Boot and Shoe Quarter; St Edmunds; Greyfriars and Horsemarket; Commercial Street and Freeschool Street; Cattlemarket; Nene Riverside; and Towcester Road.
The council says the areas could help reconnect neighbourhoods with the town centre, make better use of empty and underused sites and improve links across the ring road.
The report says: “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.”
However, the report warns that billions of pounds could be needed to deliver the plans.
It says: “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 masterplan sets out seven principles for the town's future, including making it easier to walk and cycle, creating a livelier riverside, celebrating Northampton's heritage, building new neighbourhoods and supporting businesses, culture and community life.
It proposes a shift away from a town centre dominated by traffic, with better walking and cycling routes linking the railway station, Market Square, the cultural quarter and the riverside.
The River Nene is also a major part of the plans, with the council suggesting more cafes, events, pop-up activities and improved public spaces along the water.
The report says: “The River Nene is repositioned as one of Northampton’s most significant underutilised assets, with the masterplan seeking to transform it into a lively, multifunctional destination.”
New homes are proposed across the town centre, including affordable housing, family homes, student accommodation and later-living options. The plan also looks at making neighbourhoods less dependent on cars.
The council warns that without a wider approach to regeneration, the town centre could continue to decline.
The report says: “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 also warns: “The private sector will invest elsewhere in areas that have vision and aspiration for change.”
If Cabinet approves the masterplan, the council and Northampton Forward will oversee the next stages of work.
Each of the 11 areas will need more detailed plans, with costs and commercial feasibility studies carried out to test whether the proposals can be delivered.
The report says: “Each opportunity area will undergo detailed design, cost and commercial feasibility to test the viability of the proposals.”
The masterplan divides delivery into three broad phases.
The first phase, covering 2026 to 2031, would focus on setting up the delivery team, further engagement with communities and businesses, temporary uses for vacant spaces, better signs and routes around the town, and early design and feasibility work.
It also includes work around Greyfriars, St James End, Abington and Four Waterside, as well as plans for Station Gateway, the riverside and the disused railway.
The second phase, from 2031 to 2036, would see further work on transport and infrastructure, alongside development across areas including St James Depot, Station Gateway, the riverside, Eastgate and The Ridings, Boot and Shoe Quarter, St Edmunds, All Saints and Greyfriars and Horsemarket.
The third phase, from 2036 onwards, would focus on longer-term projects including Cattlemarket, Nene Riverside and Towcester Road, as well as developing Northampton's cultural, innovation and business offer.
The council also wants to deliver smaller improvements over the next five years, including bringing vacant shops and spaces back into use, riverside activities, heritage trails, events and improvements to walking and cycling routes.
The report says: “This programme of ‘quick wins’ will be implemented over the next 5 years with a mix of funding sources, with a variety of partners.”
The council says a mix of public funding and private investment will be needed.
Potential sources include government grants, investment linked to devolution, Homes England funding, affordable housing programmes, private developers, commercial partnerships and contributions from developers through planning agreements.
The report describes its long-term vision: “Beyond 2040, the long term vision focuses on embedding resilience, sustainability and cohesion into the town's growth:
“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.”
5. Take a look at how 11 areas of Northampton could be transformed under billion-pound masterplan
All Saints Quarter A West Northamptonshire Council spokesman said: “A reinvigorated Drapery, a welcoming All Saints Square, and active links to the Cultural Quarter and Station Gateway will together shape a distinctive sense of place that reflects both history and ambition. “This Quarter will reclaim its status as the heart of Northampton. With the Market Square transformation as a catalyst, surrounding spaces will be re imagined to support walking, community life and public celebration. We want to maintain bus access on Drapery, but provide a streetscape which allows vehicles through while putting pedestrians first. “Mercer Row becomes all pedestrianised providing spill out space for cafes & restaurants and opportunities for events and public art. New signs, trees and planting, and space for seating will improve the visitor experience.” Photo: WNC
6. Take a look at how 11 areas of Northampton could be transformed under billion-pound masterplan
The Ridings and Albert Place A West Northamptonshire Council spokesman said: “The Cultural Quarter is already very successful, with the recent new development at the Arts Centre/Museum and celebrates what is unique about Northampton, but there are areas such as The Ridings and Eastgate which can provide yard spaces, high-end restaurants, new homes, leisure uses and characterful Mews Streets to explore, complementing the grand uses of the Theatre and galleries and if stumbled upon can intrigue and surprise. “Set on the edge of a conservation area, and in amongst many Listed buildings including the Central Library, Former Canon Cinema, Quaker Meeting House, 1-8 St Ciles Terrace and St Giles Church School and local heritage Assets such as Radio Northampton, the Former Co-op building and many up Abington Street, the proposals look to retain where possible the existing buildings and some facades along Abington Street. This will help to maintain the essence of what came before and create sensitive architecture which responds to the heritage of Northampton. “Anchored by the Royal and Derngate, Northampton Museum and Art Gallery and the Vulcan Works, this is already a beloved part of the town full of potential. Eastgate & The Ridings together can evolve into a thriving all-day and evening destination where culture, creativity and community life flourish side by side. “Through targeted interventions, we can create a walkable, sociable, and identity rich environment that acts as a beacon for Northampton's future offer. The Cultural Quarter will not only retain its status as a cultural gem, but become a driver of town centre regeneration, local identity and economic vitality.” Photo: WNC
7. Take a look at how 11 areas of Northampton could be transformed under billion-pound masterplan
**Boot and Shoe Quarter** A West Northamptonshire Council spokesman said: “The Boot and Shoe Quarter has the potential to become Northampton's heritage and creative heart - an area where history and innovation meet in vibrant new ways. Mixed use regeneration can create a catalyst for a thriving vibrant area that attracts internationals, visitors and creatives. “Being sensitive about the conservation area character, the surrounding listed buildings including Bradlaugh, Monument, Edgar Mobbs War Memorial, Northampton Borough War memorial, Unitarian Chapel, Tricker's Factory and former chapel hall and St Michael's Road, the scale and textures of the surrounding factories and housing, would be the consideration and design start point for any redevelopment. The area is currently being subject to a Vulnerable Building survey (similar to the town centre) to identify key buildings at risk. “There is opportunity to make a new setting for the Tricker's Factory and provide other high-end uses to complement this for visitors, extending the cultural experience to other areas of the Boot & Shoe Quarter. “Public realm improvements, heritage interpretation and public art can create a distinct, walkable district that attracts residents, visitors and entrepreneurs. “Abington Square is to be reinstated, integrating the Memorial Gardens with improved green space. By extending pedestrian areas and defining a zone for café and retail spill-out, this area could reconnect to the town centre, making heritage assets fully accessible and bring a destination area for the Boot & Shoe Quarter celebrating all that is historic about the Shoe trade.” Photo: WNC
8. Take a look at how 11 areas of Northampton could be transformed under billion-pound masterplan
St Edmunds A West Northamptonshire Council spokesman said: “The regeneration of the St Edmunds Hospital site will support the growing cultural and food scene on Wellingborough Road as a local leisure spine. “The development will introduce mixed typologies and tenures, including family houses and apartments, whilst reusing the St Edmunds listed building as housing for the elderly.” Photo: WNC