Why it matters: The scheme represents a decade-long effort to regenerate key waterfront sites that have remained undeveloped despite previous attempts.
The big picture: Since 2014, the council has been assembling the regeneration site, but previous plans to develop the buildings separately have failed. The authority now seeks a comprehensive approach for the entire western gateway, which forms the entrance to Ipswich Waterfront.
The development will focus on residential use with secondary commercial, leisure and small-scale retail elements. James Fairclough, the senior officer overseeing the project, states the scheme must "make a positive architectural statement, acting as a landmark development which signals the gateway to the Waterfront."
The details: The council has allocated £4.5 million for the Burtons Building in its current Medium Term Financial Plan, plus £500,000 from Suffolk Public Sector Leaders for waterfront development. Officials anticipate the full £5 million will not be required.
The site includes significant heritage challenges, surrounded by Grade I listed Wolsey's Gate, Grade II* St Peters Church, and situated within the Central Conservation Area. The location also holds archaeological importance as part of the Anglo-Saxon and medieval waterfront.
The scheme aims to deliver much-needed housing, attract businesses and stimulate the local economy through increased footfall. Plans include improved pedestrian access between the Waterfront and town centre retail areas.
What's next: The Executive Committee will meet on 5 August to consider the proposals. If approved, the council will procure a development partner through a framework process, with council-owned Handford Developments overseeing project management.
For context: Pauls Silo was acquired in 2018 and cleared of guano and machinery. A previous scheme to convert it into a leisure attraction with a rooftop restaurant was deemed unviable in 2024 – a process that cost the council nearly £1.4 million. The Burtons Building, purchased in 2015, was part of an arts and media hub proposal that fell through during the pandemic.
St Peters Dock car park operates under temporary consent since the council's 2016 acquisition. The Medium Term Financial Plan assumes car park income will cease during 2025/26, meaning closure would not adversely impact finances.
The bottom line: After years of failed and expensive individual development attempts, Ipswich Borough Council is pursuing a comprehensive regeneration strategy for its western waterfront gateway, while attempting to deliver a landmark development that respects the area's rich heritage.
