Luton Borough Council has unveiled proposals for the redevelopment of Luton town centre.
Planning consultant David Lock Associates has drawn up the strategy, which aims to bring£200 million of investment into the town.
Retail will be key to the approach, with plans to enhance Luton's central retail district through improvements to the Arndale Centre and St George's Square, and by broadening the retail mix on George Street.
The council is also planning to create a defined Hat Factory district in the city, with a vibrant mix of shops, cafes and bars. Long-awaited improvements to the ring road and railway station are also planned to improve accessibility to the town centre.
The project is being funded by English Partnerships, the East of England Development Agency and the Office of the Deputy Prime Minister, through the Sustainable Communities programme.
Public consultation is taking place during July, and the council expects to agree the development framework in September.