The river Nene – the slowest-flowing river in England, and its tenth-longest – meanders through Northamptonshire past water meadows and dozens of former gravel pits, long ago flooded and now a nationally important habitat for wetland birds. Northamptonshire’s an underrated county, the Nene is its under-rated river, and one of its most verdant stretches is between Irthlingborough and Wellingborough.
Canal boats chug by; several are moored nearby. Before long you’re out of earshot of the A45 (the main road between Northampton and Peterborough, which runs parallel to the river), and out of eyeshot of nearby warehouses. You travel back in time: the Nene was made navigable back in the 1730s and apart from the occasional flood defence and modern road bridge, it has remained remarkably unspoilt since.
But this tranquillity won’t last much longer. Here at Rushden Lakes a huge out-of-town shopping centre is under construction, two miles from Rushden itself and nowhere near a railway station, with the tills due to start ringing in July 2017. As well as ruining the tranquillity of this valley Rushden Lakes threatens to suck the remaining life out of three nearby towns: Rushden itself, Kettering and Wellingborough. Even Northampton, the county town 15 miles away, is worried.
We’re supposed to have moved on from them in the nineties and noughties: “sheds on the bypass” with thousands of square metres of retail, little or no public transport and acres of car parking, blotting the landscape and sucking life out of town centres nearby.
Back in 1994 – when John Major was still in Number Ten – Tory environment secretary John Gummer introduced new restrictions on out-of-town shopping, following a backlash against a rash of centres opened in the Thatcher years. The guidance contained the so-called “sequential test”: from then on anyone proposing a new shopping development had to look at town centre sites first, then the edge of town centres, and then out-of-town locations as a last resort. And out-of-town shopping centres should not get planning permission at all if they harm the vitality and viability of nearby towns. Continue reading