The presence of the A5 through Dunstable town centre is a significant consideration. Whilst there are plans for a Dunstable M1-A5 link road (northern bypass), work on this is unlikely to begin before 2013. The masterplan therefore needs to consider what measures can be taken in the short term to alleviate the impact of traffic, taking into account the needs of both pedestrians and those visiting/travelling through the town. And in the long term, following the de-trunking of the A5 on completion of the northern bypass.

Significant investment in public transport will be forthcoming with the introduction of the Luton to Dunstable busway which will link Houghton Regis, Dunstable and Luton. Consideration should also be given to measures that would encourage the use of public transport, walking and cycling and in particular, to the provision of high quality pedestrian and cycling links within the town centre and out to the surrounding areas of recreational interest and areas of open space.

The intersection of two major roads effectively divides the town centre into four quadrants. Each quadrant currently includes some retail usage, although the success of this retail is mixed. The masterplan should give thought to the usage of each quadrant, particularly to the consolidation of the present retail offer and the scope for mixed-use development. Thought should further be given to balancing alternative uses, such as residential, with a realistic future employment role for the town centre, taking into account identified trends in various employment sectors.
There are concerns over the number of vacant units within the town centre, as well as over the range and quality of the existing retail offer.

Concurrently, the existing street market is under utilised and poorly positioned and the principal shopping area, the Quadrant Centre, is in need of modernisation or redevelopment. Whilst planning permission has been granted twice for the potential redevelopment of the Quadrant Centre, neither permission has been implemented. Consideration should be given to how to improve the retail offer, how to reduce the number of vacant units and how to attract investment to the town centre. The role of Dunstable in relation to neighbouring town centres should also be examined.

The White Lion Retail Park is located on the outskirts of the town centre and offers a mix of well-known retail outlets, including a redeveloped JJB gym and associated retail outlet, Halfords, Staples and Laura Ashley, to name but a few. There is a need however to examine the connectivity between these facilities and those within the town centre.

The opening of the Grove Theatre, a £16 million theatre and entertainment venue, accompanied by bar and restaurant opportunities and residential development, has done much to revitalise the evening economy, however, this could be developed further.

Dunstable College will be redeveloping its town centre facility with a brand new £40+ million college. Based at the existing Kingsway Campus, the new college will house state of the art learning facilities that meet the needs of local people and companies. The college intends that the new facility will be open by September 2012.

Dunstable has a rich and varied history, from the establishment of the Roman settlement of Durocobrivis, to the establishment of an Augustinian priory in the twelfth century and the annulment of Henry VIII’s marriage to Catherine of Aragon in the 16th century. Also within the town, there is extensive survival of well-preserved archaeological remains. Priory House Heritage Centre and local events celebrate Dunstable’s heritage, but consideration should be given to capitalising further on the heritage offer.

In summary, consideration needs to be given to addressing the major issues facing Dunstable Town Centre, in light of current strategies and building upon recent/forthcoming developments.