Most recently, a medieval silver penny and two Saxon oil lamps have been found at the site. They join a wide collection of discovered artefacts, ranging from a medieval sharpening tool to a Saxon brooch. As the investigations progressed, the full outline of a 12^th century ironstone building was revealed. Experts believe the building was a workshop, located within the outer bailey of Northampton Castle, which once stood in the area.

Andy Chapman from Northamptonshire Archaeology said: “These investigations have added an exciting chapter to our understanding of Northampton’s history. It has been a rare chance to learn more about Northampton Castle, as well as the old Saxon town, which gradually grew into the Northampton of today. The findings have helped to paint a picture of how people lived and worked over 1,000 years ago.”

Chris Garden, WNDC’s Director of Regeneration: “Ever since we started planning the new station, local heritage has been at the forefront of our minds. The investigations have answered our questions about the site, while capturing the imagination of local people. We hope it will be an equally exciting time as the new and improved station starts to rise.”

The new Northampton Railway Station will be twice the size of the present building with improved facilities. Covering 2,500 sqm, it will feature two main passenger levels with bigger and better retail units, cafés and waiting areas.

Crucially, the archaeological investigations have ensured the history of the site is revealed and recorded. In addition, they will guide a number of detailed design features at the station, which will mark the heritage of the area.  Now the investigations are complete, work on the new station foundations will get underway.

During recent months, most of the agents we work with have certainly become more optimistic. CBRE for instance, has reported a general increase in occupier activity across all regions. In the East Midlands, a series of large scale occupier requirements have entered the market.  Admittedly, I believe some of these moves are aiming to consolidate existing requirements, but there is also an appetite to expand and improve the quality of space, especially in the Northampton market.

At a national level, several commentators including Savills, say property investment activity is on the rise. This includes a growing interest in the UK regions, whilst huge overseas investment continues to dominate the London market.

Locally, our priority is to attract and channel this demand into Northampton town centre. Like many other large towns or mid-sized cities, Northampton has seen a proliferation of out-of town office and business-park developments in recent decades, with the central area seen as a less attractive office destination. Of course, there are a multitude of reasons for this trend, but in Northampton’s case the main issue has been a lack of supply – there simply are not enough unconstrained development sites in the town centre. Meanwhile, much of the existing available office stock has passed its sell-by-date, and requires expensive modernisation.

However, from our own enquiries, we know that the bottled-up demand for town centre space is there. That is why the local public sector has come together to intervene and bring more centrally located sites to the market. This includes major commercial development alongside a planned University Campus at Avon Nunn Mills, as well as the future consolidation of Northamptonshire County Council in the town centre.

Many of the most interesting opportunities are in the Northampton Enterprise Zone, such as the St Peter’s Waterside site.  With its riverside setting, town centre location and strong transport links, it is an outstanding development opportunity. Now we have finalised our land acquisitions in the area, we will be completing our search for a developer this summer.   At the same time, demolition of the existing residential and commercial properties will get underway.

It all points to an exciting and ultimately positive period for the town. Fingers crossed that the signs of recovery elsewhere in the UK continue to grow.

Covering a stretch of brownfield land between the River Nene and St Peter’s Way, the site has been acquired by WNDC.  It has applied to Northampton Borough Council to demolish all of the properties it owns there, including 10 houses on Tanner Street and 5 business premises off St Peter’s Way.

With the current occupiers ready to relocate, demolition of the houses could start this summer, followed by the commercial units in autumn.

Peter Mawson, WNDC’s Chief Executive said: “Since this area was identified as a regeneration priority, we have been helping the various occupiers to start afresh in better locations. That process is almost complete and the transformation of St Peter’s Waterside can move ahead.

“The site has huge potential, overlooking the River Nene, as well as the new and improved railway station, which will start construction this year. The demolition works are an exciting step in our plans and they will signal a new beginning for Northampton’s Waterside.”

Cllr David Mackintosh, leader of Northampton Borough Council, said: “This is an important milestone in the development of Northampton town centre. St Peter’s Waterside is a fundamental element of the Enterprise Zone and will address a shortfall in quality office space available in Northampton.

“Along with our new railway station, and plans for the Innovation Centre at Black Lion Hill, regeneration of the area is really gathering pace. This is an extremely exciting time for Northampton and it seems that everywhere you turn progress is being made.”

St Peter’s Waterside is a key part of the ‘Northampton Alive’ regeneration programme.  There is the potential for up to 40,000 sqm of commercial development in the area, starting with a six storey Innovation Centre, which is being delivered by WNDC and the University of Northampton.

WNDC is currently securing partners for later phases of office development. Additionally, it is in discussions with National Grid about the possibility of including the adjoining Gasholder sites in the long-term regeneration plans.

Undertaking a CPO can be a bold and controversial move.  However, we definitely got the results we were hoping for at Avon Nunn Mills and St Peter’s Waterside – two high profile sites in the Northampton Enterprise Zone.

Given how effective they can be, I am surprised at how seldom compulsory purchase powers are used elsewhere. Clearly, there are a number of reasons for this, ranging from the prospect of legal costs to the need for specialist skills. Notwithstanding these issues, I suspect it is because CPOs suffer from an image problem – with its roots in previous decades.

In the 1950s and 60s, CPOs were a relatively popular tool, paving the way for some of the much maligned development we have been left to regenerate today. Since then, it became unfashionable and unpalatable for the public sector to be seen to force through development plans. Instead, public authorities started to take a more laissez faire approach, encouraging the market to take the lead and develop brownfield sites.

Obviously, in the midst of an economic downturn, the public sector has been compelled to take a more interventionist approach. Nevertheless, in the so called age of localism, that can still be an uncomfortable and difficult journey to take.  To the man on the street, a CPO can conjure images of faceless public authorities wrenching assets from the hands of struggling landowners.

But of course, that picture is far from accurate. Not only are there legal safeguards in place to protect affected parties, CPOs can be a widely welcomed tool when used in the local interest. We enjoyed widespread support for our CPOs at Avon Nunn Mills and St Peter’s Waterside, as the sites comprise two of Northampton’s Big Six regeneration priorities. Perhaps more unusually, we ended up with no objections from landowners once all of our negotiations had been completed.

In the case of Avon Nunn Mills, this included a modification to our initial order, which when combined with a compromise agreement, meant there was a great outcome for all parties. Ultimately, it means we now have the opportunity for a state-of-the-art, £330m campus development by the University of Northampton. Similarly, our CPO at St Peter’s Waterside means a collection of industrial and vacant sites can be transformed, starting with a flagship Innovation Centre.

So perhaps it is no surprise that I am a big advocate of compulsory purchase powers.  As long as they are used at the right time, in appropriate circumstances, CPOs can make the difference between landmark development and no development at all. It is little wonder that they have an improving reputation, particularly in our part of the world.

Led by WNDC, the CPO covers land for a new road through Avon Nunn Mills – the largest site in the Northampton Enterprise Zone.  Located next to the River Nene, the brownfield site includes a disused Avon Cosmetics factory, as well as a former power station owned by Taylor Wimpey UK and Persimmon Homes.

In November 2012, the landowners agreed a landmark deal with WNDC and the University of Northampton. It could see the area transformed into a state-of-the-art, waterside campus, enabled by a new 1 mile spine road.

Peter Mawson, WNDC’s Chief Executive said: “The University campus will be an unprecedented development for Northampton, breathing new life into its town centre. It is the jewel in the crown of an exciting regeneration programme, with nearby projects ranging from a new railway station to riverfront offices starting construction this year”

Professor Nick Petford, Vice-Chancellor at the University of Northampton said: “We are delighted that the Secretary of State has approved the compulsory purchase order which will allow full development of the Avon Nunn Mills site. This compulsory purchase order places the University one step closer to realising our plans to create a state-of-the-art Waterside Campus; placing the University in the heart of the community.

“As the Midlands’ most enterprising University of 2013, the University of Northampton fully supports the values of the Enterprise Zone with the creation of jobs, skills and enterprise and looks forward to being a part of the wider plans to regenerate Northampton.”

Carole Stronach, director of real estate for Avon, and the consortium of landowners said: “As we have been working on the regeneration of our site for many years, we are delighted that the Secretary of State has confirmed the compulsory purchase order as we requested. The University’s campus development plan is a tremendous opportunity and Avon looks forward to working with West Northamptonshire Development Corporation to ensure that the land required to enable the full redevelopment of the Avon Nunn Mills area is brought forward as quickly as possible”.

Plans for the campus development are well advanced, with the University of Northampton looking to submit a planning application this Summer.  Subject to securing planning approval and funding arrangements, the University would like construction to start in 2015 and complete in 2018.

As you can imagine, archaeological expertise doesn’t come cheap either – it is estimated that over £150m is spent by developers on archaeology each year. At a time when construction projects are being financially squeezed from every direction, archaeological assessments can be a dauntingly expensive prospect. Unsurprisingly, this kind of activity hits a developer’s programme as well as their pockets. Extensive investigations can take several months to complete, even if you don’t have a Richard III moment!

Understandably, the issue is exacerbated when you are building in a historically sensitive or complex urban area. London’s CrossRail project is a perfect example of how complicated the process can become. Their archaeological team have commenced one of the largest investigations ever undertaken in the UK, covering 40 separate worksites and diverse historic eras, from Roman to Victorian. Sensibly, they have embraced the challenge, making finds available for the public to see and celebrating London’s incredible past.

Although it is on a completely different scale, there are parallels with our situation at Northampton Railway Station. We have commenced investigations on a live railway site, with major historical significance. As most people know by now, in medieval times, Northampton’s Castle stood where the station is today. It was one of the largest of its kind, and was the scene of several important events, having hosted Parliaments as well as the famous trial of Thomas Becket, the Archbishop of Canterbury.

So how have we addressed the challenge? We have simply grasped it as a great chance to glimpse into Northampton’s rich history. The archaeological dig has awoken a local spirit of investigation, as the Station’s short stay car park has turned into a scene from Time Team!  Our findings so far have been captivating, ranging from a 12^th century castle building to a rare Saxon brooch.

But this is about more than just peering into the past and moving on. We want the new station building to actively remember and respect the history of the site. That’s why we are working with local stakeholders, such as the Friends of Northampton Castle, to see what part the station can play in a wider ‘Heritage Gateway’ for the town.  The project is a great example of how you can build the future, without forgetting the past.

A time capsule is set to be buried at the site of the new and improved Northampton Railway Station.

But there’s a twist – readers of the Northampton Herald & Post are being invited to suggest ideas for what should be stowed away in the capsule, painting a picture of life in Northampton in 2013.

The storage cylinder, which is around half a metre long and 10 inches wide, will be buried at the site when construction starts this June.

Archaeological investigations have already commenced at the site, where Northampton’s medieval castle once stood. There have been several significant findings, ranging from the remains of a castle building to a Saxon brooch.

Roger Mendonca, Chief Operating Officer at West Northamptonshire Development Corporation said: ‘Since starting archaeological investigations at Northampton Station, we have been amazed by some of the findings. We now want to leave our own mark on the site, so Northamptonians in many generations to come can learn about their past too.

“The time capsule is an ideal opportunity for local people to consider and celebrate what is important to their town. We will be picking a selection of the best ideas and ensuring the capsule offers a true insight into the Northampton of today. We’re looking forward to receiving some great ideas”

If you have any suggestions for the time capsule, simply tweet @TheWNDC or @NorthamptonUK, using the hashtag #NorthamptonCapsule. Alternatively, you can submit ideas through www.northamptonstation.co.uk

The time capsule is a non-biodegradable tube that will be treated to ensure the contents are well preserved. However, perishable or unstable materials, including rubber, wool and PVC will be avoided.

Councillors Jim Harker, Chris Millar and Joy Capstick have been reappointed until 31 March 2014. At that point the Corporation will close, with its longer-term plans being completed by a local authority-led arrangement.

Crucially, during its final 12 months, WNDC will be investing £14.5m in a series of developments in Northampton.

John Markham, Chairman of WNDC said: “Northampton town centre is in the midst of a multimillion pound transformation, which is creating new jobs for local people. At this crucial stage in our plans, we need to maintain momentum and I’m very pleased with the team we have in place.”

Cllr Chris Millar, Leader of Daventry District Council said: “Having been on the board of WNDC since it was first set up, I’m delighted to have been given the opportunity to continue my support for the Corporation until it closes in 2014.  We have an exciting year ahead, with a diverse range of developments underway across West Northamptonshire, in particular in Northampton where transformational change is beginning to take shape.”

Today, WNDC has published its last ever Business Plan, which covers Northampton’s ‘Big Six’ regeneration schemes, ranging from a new railway station to waterside offices.

These projects will be supported by the Corporation’s £14.5m investment programme – the largest annual budget it has had for 5 years.

Peter Mawson, WNDC’s Chief Executive said: “We have entered a defining period in the transformation of Northampton.  During this year, we will see new local landmarks start to rise and barriers to progress begin to fall. This includes the construction of a £20m Railway Station, a modern Bus Interchange, and a state-of-the-art Innovation Centre.

“In the current climate, there are few parts of the country that can boast such extensive town centre development. It is the culmination of almost a decade of intense preparation and large-scale investment.”

Established in 2004, WNDC will close down on 31 March 2014 and will be succeeded by local authority delivery arrangements.  It is the only modern Urban Development Corporation that is completing its intended lifespan, bearing testament to the scale and importance of West Northamptonshire’s regeneration.

Peter Mawson added: “By March 2014, we will have invested over £100m in the development of West Northamptonshire. Initial projects like the iCon Innovation Centre and Becket’s Park Marina have started to make a visible impact.  However, the full effect of this investment will be felt in the coming months and years, with huge improvements across Northampton, Daventry and Towcester.”

The planning permission, which is subject to the signing of a Section 106 agreement, will see a rundown part of Towcester transformed into a vibrant mixed-use development. The Moat Lane scheme will include shops and cafés, high quality homes, a state-of-the-art community building and offices for South Northamptonshire Council.   The council’s current headquarters at Springfields/Green Lane will be demolished, making way for 87 new homes.

Phase one of the programme will begin shortly and will involve the construction of the new community building and the necessary infrastructure to enable the future phases of the Moat Lane development.

Peter Mawson, Chief Executive of West Northamptonshire Development Corporation said: “There are few parts of the country with economic prospects as strong as Towcester’s. By investing in the Moat Lane scheme, we’re aiming to ensure it can capitalise on these strengths and boast a town centre that is fit for the future. Crucially, with Bury Mount and the Watermeadows at the heart of the development, Towcester’s rich heritage will be celebrated and respected.”

Councillor Rupert Fordham, SNC’s portfolio holder with responsibility for the Moat Lane redevelopment, said: “We are delighted that permission has been granted which will help Towcester prepare for its expansion and give the community a wonderful space to work, live and take part in a variety of activities – something to be really proud of.

“This will be a welcome addition to the previous investment to improve this area which includes the Bury Mount and the Watermeadows both of which are proving immensely popular with local residents and visitors to the town.”