Today, Ipswich Borough Council is delighted to announce that it has appointed development partners for the western gateway to the waterfront. This will allow the council to move forward with exciting plans for new homes, shops and leisure opportunities overlooking Ipswich’s beautiful marina, while carefully preserving an area of high archaeological and historical importance.
Drees & Sommer has been appointed as the multi-disciplinary consultant. Drees & Sommer is a specialist sustainable development company, bringing high quality projects to fruition which carefully consider the local environment and ecology while supporting communities.
Drees & Sommer has contracted a number of sub-consultants to deliver this project, including Capital and Centric as developer.
Capital&Centric has built a reputation for transforming overlooked historic buildings into thriving mixed-use neighbourhoods across the UK, including projects in Manchester, Sheffield, Stockport, Stoke-on-Trent and Gateshead. The approach focuses on retaining heritage assets wherever possible, creating places that champion independent businesses, culture and community.
The vision for the western gateway to the waterfront will breathe new life into this destination area by retaining and repurposing the 35-metre-high landmark Paul’s Silo structure and the adjacent former Burton Son and Sanders building, plus redeveloping the area currently being used as the St Peter’s Dock car park.
Plans will be developed that introduce exciting new uses throughout the site, for workspace, hospitality, leisure and a mix of new homes, all of which will be designed to bring additional activity to the waterfront throughout the day and evening. It’s envisaged that a vibrant green space will sit at the heart of the western gateway to the waterfront, providing a communal green space on the waterfront where people can gather, socialise, and participate in community events.
Councillor Neil MacDonald, Leader of Ipswich Borough Council, said:
“This is a great moment for Ipswich’s waterfront, and the whole area, as part of our ambition for a thriving town. I am really pleased that we will be in partnership with a team of experts who will carefully consider both the waterfront’s rich heritage and the vision of its future, invigorating a part of the town that people will want to move to and enjoy, overlooking the water. This is a great boost for existing businesses and the local economy of the town. I look forward to seeing the detailed plans taking shape.”
Mike Soffe, from Drees & Sommer, said:
“We are excited to be working with Ipswich Borough Council and Capital&Centric to bring forward such an exciting regeneration project which will have a huge impact on the Ipswich waterfront.”
Martin Crews, Development Director at Capital&Centric, said:
“Paul’s Silo is one of those buildings that stops you in your tracks. It's a proper landmark with huge potential and we're excited to be working with Ipswich Borough Council and Drees and Sommer to bring it back to life.
“We're passionate about finding new futures for historic buildings and creating places with real character. The opportunity to open up the waterfront, create new homes, workspaces, cafés, bars and public spaces, while keeping the heritage at the heart of the project, is incredibly exciting."
The western gateway to the waterfront development will respect the heritage which surrounds it and make a positive architectural statement at this well used gateway to the waterfront. The regeneration will provide much-needed housing, attract additional businesses and stimulate the local economy through increased footfall.
The scheme is part funded by Suffolk Public Sector Leaders. In signing off this funding, Councillor Michael Hadwen, Leader of Suffolk County Council said:
“I’m delighted to be able to sign off the Suffolk Public Sector Leaders funding contribution to this exciting project which will complete the regeneration of the western gateway to Ipswich waterfront and serve to facilitate improved visibility of the historic Wolsey’s Gate. The appointed developers are set to bring vital experience and energy to Ipswich and I look forward to seeing the plans develop through to delivery."
The initial artist’s impression (shown) gives a look and feel of the proposals. Further details on the proposals and opportunities for public engagement will be announced as the project progresses.
ENDS
Background on the area to be developed:
The R&W Paul Silo building is unlisted and dates from 1951, having been built on the site of an earlier oil cake mill following the purchase of the site by R & W Paul in 1946. The building was adjoined to an eighteenth century Grade II listed St Peter’s Warehouse before this building was destroyed by fire in 2000 and subsequently demolished, leaving only the lower part of the east and north walls standing and the land is now being used as the St. Peter's Dock surface car park.
The buildings beside the R&W Paul Silo building Silo had been the home of the confectionery and baking suppliers Burton Son and Sanders from at least 1851 to 1993 with the currently unused concrete frame building being used as a factory. The brick building beside the former factory was a warehouse and is now the home of the Marinero Lounge which opened in July 2025.
Background on the waterfront
The Ipswich waterfront consists of over 80ha of land and buildings around the wet dock completed in 1842, that is now a conservation area. It includes the historic port area located to the north of the modern commercial port.
The area is home to a number of listed buildings, such as the Grade I listed (and scheduled ancient monument) Wolsey’s Gate, the Grade II* St. Peters Church, the Grade II listed 4 College Street, and as such, development in this part of the waterfront needs to be sympathetic to these historic assets, protecting the space around them to view and visit them. The western gateway lies in an Area of Archaeological Importance, on the Anglo-Saxon and medieval waterfront of Ipswich. This site potentially represents the last surviving section of ‘early’ waterfront.
From early settlers and Viking invasions, to global maritime trade and luxury yacht building; the Ipswich Waterfront has been at the heart of the town’s evolution for over 1,500 years.
Today, as well as being home for many residents, the Ipswich waterfront is one of the town’s most iconic destinations, known for its lively bars, charming cafes, and waterside bistros offering stunning marina views. Festivals and events are held along Waterfront throughout the year. Beyond its bustling social scene, the Waterfront area is home to cultural and educational landmarks, including DanceEast (a national centre for dance), the University of Suffolk, Suffolk New College and the state-of-the-art Suffolk Archives visitor centre, The Hold. Visitors can also set sail on voyages from the waterfront to enjoy a unique perspective of Ipswich from the River Orwell.
Background to funding
While most of the funding for this project will come from Ipswich Borough Council, a £500,000 contribution is being made from Suffolk Public Sector Leaders utilising ‘pooled’ business rates from across Suffolk over the last decade or so. Business rate pooling was a voluntary arrangement between a group of local authorities in England (in this case all six authorities in Suffolk) whereby their combined business rates income and any growth was treated as one common fund or ‘pool’ for the purpose of the government calculation of the amount that could be retained locally in Suffolk. This increased the amount retained locally and allows for business rates income to be distributed across Suffolk according to priorities agreed by the authorities through Suffolk Public Sector Leaders. It should be noted that Suffolk does not have a current pooling arrangement as the national rules have changed, and this project is utilising funds allocated from previous pooling arrangements.