A total of 1,600 homes have been built in Northstowe so far (Image: Phil Harris/Daily Express)
If a shop is the lifeblood of the community, some might say Northstowe is missing a beating heart. Britain’s newest town is the UK’s biggest development since Milton Keynes in the 1960s, with 10,000 homes planned by 2040.
When the first bricks were laid on the old RAF Oakington World War 2 airfield, the goal was to avoid the “soulless” label that has stuck like mud to the Buckinghamshire city. Nine years since the first residents moved in, Northstowe’s abundance of wide-open space, lakes and nature walks makes it anything but a concrete jungle. Those living in the 1,600 homes currently built in the first phase of a three-part master plan also benefit from a trio of schools and state-of-the-art sports facilities, making it one of the country’s healthiest and greenest places to live.
Read more: Britain’s largest ‘ghost town’ is waiting for GP – but gets bubble tea shop
Thousands of new homes are being built at Northstowe (Image: Phil Harris/Daily Express)
An old railway line that runs alongside it has been converted into a guided busway and cycle track, providing regular and rapid public transport to Cambridge.
But there is still one crucial thing Northstowe infuriatingly lacks.
“For people who live in Northstowe, the lack of shops is the single biggest issue they have,” says Tom Bygott, a Conservative councillor for the area.
The lack of even a small newsagent or community shop, let alone a Tesco Express or Sainsbury’s Local, is likely to be off-putting to many potential housebuyers who value convenience.
Anyone who wants to nip out for a loaf of bread or a pint of milk has to walk to Longstanton, the next village, for a Co-op. For the larger weekly shop, you have no option but to drive 3.6 miles to Tesco Extra in Bar Hill.
Delivery is, of course, an option for those who don’t want to travel, but many fear the lack of shops is robbing residents of far more than only convenient facilities.
“It’s about building a community, and having shops is one of the key things about having a community,” says Bygott, who has represented Northstowe since 2022.
“Obviously, there’s not as much footfall somewhere far away from other shops.
“If you’re building a new town, you’re obviously competing with a nearby city where there’s already a large agglomeration of shops. And if those shops in, say, the centre of Cambridge are struggling to survive economically, it’s very difficult to get shopkeepers to come out to somewhere that has far fewer shoppers.”
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Tom Bygott says Northstowe’s lack of shops is the biggest issue for residents (Image: Phil Harris/Daily Express)
Part of the problem is that retailers do not feel there are enough residents yet to sustain a store.
“Those 1,600 homes aren’t enough for Tesco, M&S, Sainsbury’s or whoever to be interested,” says Katja Tille, director of Tibbalds, which offers planning advice on Northstowe.
“If they were interested, they would be delivered.”
The lack of a GP surgery is also a major concern, although doctors’ practices in Longstanton and neighbouring Willingham insist they have the capacity to take on new patients.
Yet things are changing – a new convenience shop is set to open this year, and Lidl is consulting on plans to build a large food store in Station Road.
Huge progress has already been made over the past couple of years, with a new gym at the secondary school and Northstowe Tap and Social quickly becoming the vibrant social hub residents had been craving.
The venue, off Station Road, which opened in 2024, doubles up as a café and pub, with a huge array of clubs and societies using it as their meeting point.
Assistant manager Duncan Dennis says it is a sign that Northstowe is a “growing community”.
“One of our thoughts when we opened this place was about making sure there was something here for people,” he says.
“There wasn’t a pub facility like this. We wanted something that was going to be able to grow in the community.
“I know there has been talk about this place, but there are plans to start growing. We’re seeing that increase in people who want to use this space for events. There is quite a vibrant young crowd here who do support it quite well.
“There’s been talk about the retail units going into Northstowe. They’re addressing it and moving towards it. It’s a very fast-growing town.”
Duncan Dennis says the Tap and Social’s success is a sign that Northstowe is a ‘growing community’ (Image: Phil Harris/Daily Express)
Henry Batchelor, South Cambridgeshire District Council’s cabinet member for communities, says Northstowe’s huge benefits are often overlooked.
“It’s relatively unprecedented to have three schools in a town of its current size,” he says.
“It’s got really good sports amenities. It’s got allotments. It’s got high-quality play areas that hold regular community events, and it’s also got really nice green spaces and lakes, with pedestrianised access around them.
“There are shops coming. A town that will ultimately have 10,000 houses will always attract the Lidls and big supermarkets of this world.”
He says there has been “very strong interest” in the small commercial unit for a convenience store close to where Northstowe town centre will be when it is fully built.
“It will almost certainly be this year that it opens,” he adds.
“The actual sense of community from people who live there now is really quite impressive. It’s not the biggest village or town in South Cambridgeshire, but the amount of community groups and events is exceptional.”
Holly Dowse lives in Huntingdon but regularly visits Northstowe as a member of the running club that meets at the Tap and Social.
The 33-year-old enjoys the area so much she calls it a “home from home” and might consider moving to Northstowe in the future.
“It’s a lovely, community-based place that caters for all different ages and groups,” she says of the Tap and Social.
“People come here for the good variety of beer and get a coffee. It has got lots of groups – I’m part of the running club.
“There are music events and lots of other things that bring people together. We travel here because we like it.
“There isn’t really anything else like it. It’s a very warm and friendly place. I come here to work – it’s a really nice place to come to work during the day. It is home from home. I love it here.”
Holly Dowse says Northstowe Tap and Social is like a ‘home from home’ (Image: Phil Harris/Daily Express)
Dowse says there “could be a bit more growth for the community”, but says: “It does feel like it’s growing.
“It’s not like you come here and feel like it’s lifeless. It’s like the new place to be. We do get a really strong sense of that.
“I have thought about relocating. There is a good, warm feeling about the place. It’s a bit out of the centre, but it’s quite easy to get around to places.”
Robert Musimbago, who moved in November to a townhouse in Northstowe built by developer Keepmoat, believes the “challenge is there are not many spaces that can bring people together”.
But the 38-year-old, who lives with his wife and two children, believes that “Northstowe has a big future which you can’t see right now”.
He adds: “Northstowe has a lot of potential. Right now, it has some struggles that people really point out, but they can be overlooked if you want to be part of something big.
“If a shop were close, you would just walk out and pick up anything you forgot to buy. But how often do you forget to buy the things that you need? It’s not very often.”
Robert Musimbago believes Northstowe has a ‘big future’ (Image: Phil Harris/Daily Express)
Victor Idowu, regional managing director for Keepmoat, says people like Robert have bought into a vision that developers now must turn into reality.
“The big benefit is the quality of the homes,” he says, as Keepmoat builds a mixture of affordable housing and properties for private sale in Northstowe, all of which are made to the same standard.
“I’ll challenge anyone to say that the design elevational treatments are secondary.
“Not only are they really quality homes, the affordability when compared to neighbouring Cambridge is a real attraction.
“We are assisting and doing all we can to support the delivery of facilities, whether it be transport or shops. With any new town or development, there is organic growth.”
Victor Idowu is determined to make the vision of Northstowe a reality (Image: Phil Harris/Daily Express)
Tille from Tibbalds adds: “A lot of the residents do have a pioneering kind of sense that it’s a new town, and will change and develop for many years to come.
“That is something quite important to acknowledge. It will grow for many, many more years, until we reach the full 10,000 capacity.
“There’s lots more to come. It’s an amazing opportunity to shape the environment you live in. Not a lot of people get that chance.”
Natalie Warren-Green, another councillor representing Northstowe, says that while the lack of shops remains an issue, residents can take comfort in knowing that previous promises of improvements have been kept.
A long-pledged community centre, for example, will open this year.
“Momentum has really picked up, and people are interested in looking at Northstowe,” she says. “You will hear some people complaining, but I think you get that with change anywhere.
“What I’m seeing with the residents is a really high community spirit. As a result of that energy around the community, the word of mouth is getting out that Northstowe is a great place to be.”
Natalie Warren-Green outside Northstowe Tap and Social (Image: Phil Harris/Daily Express)
Bygott adds: “I don’t think people have been put off coming to Northstowe particularly, because I think facilities are an issue with all modern developments.
“A town needs to reach a certain size and a certain density in the centre in order to reach a critical mass. That is the thing we need to focus on.
“There is a strong local will to build the shops. It’s something a lot of residents want. I guess the question is, how many shops will we get? Will we get independents, or will we just get chains?
“If the Government has its growth agenda based solely on the number of houses, you’re building an unbalanced community. You’ve got to have a proper ratio.”
Mark Wilkinson, head of development consultancy and senior director at Lambert Smith Hampton, which is helping with the town, says: “Northstowe is very important from a symbolic perspective. We must make sure Northstowe is a success.
“The Government is now touting 12 new towns. A lot of people will be looking at Northstowe and thinking ‘what do we need to deliver new homes at pace in other new towns?’
“A lot of residents are yearning for retail provision, and that’s on its way. The master plan is there. Some patience is required, but that patience will be rewarded to the people living there.”
A spokesman for Homes England, which is leading the second and third phases of Northstowe to build more than 8,000 homes, open spaces, a town centre and more, says: “Northstowe is being shaped as a place where people can truly put down roots.
“As master developer for phases two and three, Homes England is committed to creating a vibrant and successful town. It’s clear why more people are choosing to make Northstowe their home, from its high-quality green spaces to the growing range of local facilities.”