When Placemake became a member of the UK Green Building Council last year, we were invited to submit the first case study for placemaking and regeneration. After much thought, we selected the Town Centre Action Plan for Houghton Regis in Bedfordshire because the lessons learned from this have shaped how we consider and approach similar studies.

Town Centre Action Plan, Houghton Regis, Bedfordshire   

In 2021, Placemake was engaged to prepare a Town Centre Action Plan for Houghton Regis in Bedfordshire.

One of the fastest growing towns in the UK, Houghton’s size and population is projected to double over the next decade and although new development brings exciting opportunities, it also presents a threat to the character of the existing settlement.

Recognising this, the town council commissioned an action plan to guide the expansion of the town centre offer while retaining the overarching sense of place and identity. Any change is likely to impact character  – particularly so, when this represents a doubling of capacity. Therefore, in order to develop a framework for expansion, it was first necessary to attempt to identify characteristics of the existing sense of place. This resulted in some interesting findings about how the town centre is operating that have informed how we consider and approach similar studies. 

Issues created by previous expansion 

This is not the first time that Houghton has experienced rapid growth – through its proximity to London and the M1, there were periods of concentrated residential development in the 1950s and 1970s. Hampered by poor connectivity and an unbalanced mix of activities from the outset, some of these areas are now amongst the most challenged in the UK, with above average rates of youth unemployment and children in income deprived households.

A study by ‘The Health Foundation’ (June 2024) determined that people living in more deprived areas are equally more likely to live in neighbourhoods with higher crime rates. However, contrary to this, Houghton was 10% safer than the district average. This suggested that an underlying component – or combination of components – might be deterring anti-social behaviour.

Indicators of a thriving community 

Interestingly for a settlement that is close to towns and cities with larger commercial centres and a greater variety of employment opportunities, Houghton has retained a strong local economy. According to surveys from 2021-22, 78% of residents work locally (55% within 10km of their homes) and 70% of residents shop locally (26% higher than the national average). Half of all shops are independently owned and only 2% of commercial ground floor units are vacant (7% lower than the national average in 2021).

Residents are also committed to their town centre - 67% visiting regularly and 48% spending over £20.00 per visit (16% higher than the national average). Additionally, the parish is 10% more culturally diverse than the district average; this is significant as more diverse areas have also been seen to record higher levels of anti-social behaviour (Health Foundation, 2024). 

The town council, councillors and the church are particularly active in the community, regularly organising events that bring residents together and stimulate activity for local businesses. While, over a number of years, the town and county councils have demonstrated a commitment to improving existing physical, social and environmental conditions. Recent interventions include public realm enhancement, improving access to and the condition of natural spaces, activating redundant assets and organising breakfast clubs and cycle proficiency courses. For the last two years, Houghton Hall Park has received a Green Flag Award - the highest rating for a public park - and in 2024, the town received multiple commendations for its inaugural ‘Anglia in Bloom’ entry.

Lessons learned 

Each year, the Department for Culture, Media & Sport releases a ‘Community Life Survey’, which uses twelve indicators to measure the attitudes of residents to their neighbourhood and local community. Indicators include local pride, interactions with neighbours, perceived attractiveness of the local area and connectivity to green and natural spaces. Essentially, places that encourage civic pride, social cohesion and access to natural spaces can be considered to have a greater sense of community and identity.

Not all of the factors that have contributed to the existence of these in Houghton have been planned - throughout history, the town has consistently demonstrated a resilience to adversity. However, the data points to a system that is generally operating sustainably with an above average number of residents working, producing and shopping locally.

In summary, the study demonstrated: 

• Through a number of indicators, Houghton Regis can be seen to have a strong sense of community and identity and,
• this would appear to be impacting levels of anti-social behaviour.

This is valuable insight for placemaking and regeneration as it identifies particular mechanisms that can be influenced in order to strengthen sense of community and reduce levels of anti-social behaviour.

For more information, the study was featured in the August 2022 edition of PBC Today (ISSN 2516-4104).

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Preview image: Houghton Regis Carnival (©HRTC)

Top image: Extract from the HR Town Centre Action Plan (©Placemake)

Bottom image: Bedford Square, Houghton Regis (©Placemake)