Wellingborough Masterplan
A strategic spatial masterplan and framework for urban regeneration in Wellingborough.
Project information
Client
North Northamptonshire Council
Location
Wellingborough, North Northamptonshire
The Challenge
Our brief was to prepare the Phase 2 Town Centre Masterplan for Wellingborough, a designated growth town in North Northamptonshire undergoing major residential expansion. Identified in Phase 1 as the highest-priority site due to high retail vacancies (19.4%), declining traditional retail, car dominance, and dated post-war stock like the Swansgate Centre, Wellingborough required a bold strategy. The challenge was to create an actionable framework that weaves rich local heritage with future growth, mitigates safety concerns, and reconnects isolated town anchors and transport hubs.
Our Role
We led the masterplanning process for North Northamptonshire Council alongside Urban Foresight, running a 6-week engagement campaign that captured 272 responses across workshops, surveys, and local drop-in sessions. Translating this community insight into four core objectives and five spatial intervention areas, we produced concept designs and high-level visualisations for priority projects. Our work spanned spatial strategies for Market Place, the library refurbishment, Swanspool Brook active travel routes, and adaptive reuse models for the Swansgate Centre.
The Outcome
We delivered a comprehensive Town Centre Masterplan featuring targeted concept designs and phased delivery strategies centred on a number of key sites. For example, for the Swansgate Centre, we established an adaptive reuse model transforming an outdated building into a permeable, mixed-use hub with updated facades, active travel, and community leisure space. Market Place was reimagined as a pedestrian-priority civic square with flexible event spaces, greening, and play areas. Wellingborough Library was redesigned as an accessible multi-services hub featuring a new southern extension, entrance public space, cafe, and adult-learning space. Lastly, we proposed a unified public space connecting Wellingborough Museum and Castle Theatre with outdoor seating, feature lighting, and green links along Swanspool Brook - alongside an action and delivery plan providing the Council with a clear route map to attract public funding and private investment.
