Council moves to fill town centre's empty shops

Why it matters: The council's Executive meets on Tuesday, 14 July 2026, to consider designating an area of the town centre for High Street Rental Auctions (HSRAs).

This would force landlords of persistently vacant units to hand over leases to new tenants. A 2025 survey found 19% of units in Ipswich's Central Shopping Area are not in use, which the council says broadly reflects the national picture.

The details: HSRAs were introduced under the Levelling-up and Regeneration Act 2023 and came into force in December 2024. They let councils auction short-term leases – of between one and five years – on qualifying empty commercial premises that have sat vacant for a year, or for 366 days across a two-year period.

The process runs in two stages, taking around 22 to 23 weeks in total:

• Notice period: The council serves notice on the landlord, who then has eight weeks to find their own tenant.
• Auction period: If the landlord fails to do so, the council can move to a 12-week auction period, marketing the lease and inviting bids before a new tenant is chosen.

If Executive agrees on 14 July, the council will run a public consultation, lasting at least 28 days, on which streets should be included. Officers have proposed a bespoke area rather than the existing Ipswich Central Business Improvement District zone or Central Shopping Area boundary, so that streets including St Helens Street and Upper Orwell Street can be brought in.

By the numbers: The council has set out the likely costs and funding for the scheme:

• Estimated cost per auction: £9,450
• Potentially recoverable from the incoming tenant: around £5,000
• Government "new burdens" funding per auction: £5,223
• Further national funding announced for the scheme on 2 June 2026: £10m
• Projected net cost to the council over five years (assuming five auctions a year, with no costs recovered): £118,670, rising from £21,130 in 2026/27 to £26,420 by 2030/31

What they're saying: Councillor Neil MacDonald, leader of Ipswich Borough Council, said: "The Council is determined to tackle vacant town centre units, which reduce footfall, harm businesses and damage Ipswich's overall vitality.

Through HSRAs, we can step in where landlords leave properties empty so that we can bring them back into use with short-term leases to new tenants – such as local businesses or community groups. This will help to revitalise the town centre and stimulate economic activity.

"The aim is to break the cycle of long-term vacancy, unrealistic rents, inactive landlords, and long-empty units. Using HSRAs is expected to boost activity, support local entrepreneurs, increase footfall, and strengthen the local economy, without requiring major public investment."

For context: Twelve councils have so far worked as early adopters of HSRAs nationally, bringing 66 long-term vacant units back into use. In Harworth and Bircotes, Nottinghamshire, the vacancy rate fell from 11% to 3% in the scheme's first year. Closer to home, Broxtowe Borough Council became the first authority in England to formally serve an HSRA notice, in September 2025, on a shop in Stapleford – prompting the landlord to refurbish the property and find a tenant before it reached auction.

Two of Ipswich town centre's most prominent vacant buildings, Ancient House and the former Little Waitrose, are owned by Ipswich Borough Council itself. HSRAs are designed to compel private landlords to act, and it remains unclear whether, or how, the powers could apply to council-owned vacant buildings.

What's next: If Executive approves the consultation on 14 July, it will run for at least 28 days, after which the council will consider the responses and decide whether to proceed with formally designating the area.

The bottom line: Nearly two years after HSRAs became law, Ipswich looks willing to start using them. If approved, the scheme could bring new life to the town centre, with hopes it might eventually help bring long-vacant landmarks – such as Ancient House, and the former Little Waitrose – back into use.

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