I recently met up with Councillor Carole Jones, Portfolio Holder for Economic Development and Planning, of Ipswich Borough Council to find out more about plans for Ipswich Town. I was keen to meet with the Councillor with responsibility for economic development and planning following my interview on BBC Radio Suffolk where the topic of conversation was retail in the town, and to find out what the Council’s plans are for retail growth and development of the town centre.

Over a cup of coffee I put a number of questions to Carole. Here’s what Carole had to say:

• People in Ipswich have told us that business rates are high, and they believe this is putting off small retail businesses from establishing themselves in Ipswich. How would you respond to that?

Business rates are set by the Government. It isn’t something that the council has control over. We do send out the business rates bills and collect the money which is why people think it is something that is set locally. However, most of the monies collected is sent straight to the Government. In Ipswich we collect millions of pounds more in business rates than we get back from the Government. Current business rate valuations are based on property rents in 2008 – at the height of the property market. There should have been a revaluation exercise this year but it has been put back until 2017. The following link explains more: http://www.standard.co.uk/business/business-news/calls-to-cut-crippling-business-rates-or-risk-20000-stores-closing-in-a-year-8797239.html

With regard to charges for rent that town centre shops face, there is very little that the council can do. We own very little commercial property in the town centre – not much more than the Town Hall, the Corn Exchange and the old Post Office – and none of this is empty. The rest is owned by private landlords and they set the rents. I know some people are puzzled about why a landlord would rather have a building lying empty rather than charging a lower rent. Quite often this is because a property was bought for much more than it is worth now. While the property is empty this inflated value can be kept on the books. But if it is let at a lower rent then it is clear the building is worth less and this new value has to be recorded. If the landlord is loaded up with debt, the loss in the value of its asset could be enough to tip it into administration.

• We asked local people what shops they would like to see in the Town Centre. Responses included Russell & Bromley, The White Company, Space NK, Jo Malone, LK Bennett, as well as quality independent shops such as bakers, grocers, etc. We’ve seen within the Ipswich Town Centre 15 year Master Plan that 40,000 square metres has been identified for retail development. Could you tell us more about this?

At the moment we are doing a limited review of our Core Strategy – including an updated assessment of retail in the town. Obviously since town centres have undergone a huge change since 2008 – the recession, the failure of major high street chains like Comet, Zavvi and Past Times, and of course the increase in e-shopping, which shows a steady increase year on year, in Britain more than any other European country. As part of the review the Council commissioned consultants DTZ to produce a report and their recommendation was that we reduce our retail-only space to 15.000 square metres, focussed on the Westgate quarter – the old Civic Centre site and beyond. Although this recommendation was not universally popular, it gives clarity to potential developers. An attractive development on this site would be a great improvement on a key gateway into Ipswich, and create a better setting for the New Wolsey Theatre. However, any development is unlikely to be soon; the economic recovery is fairly fragile at the moment. The Council is investing in a better town market, in other specialised markets, and deals on parking in the town centre, and we’ve also pushed the County Council really hard on stopping all roadworks by November 15th so that retailers can have a good run up to Christmas. We work with Ipswich Central to encourage new faces into the town centre. In the last year or so we’ve seen the arrival of Patisserie Valerie, Office shoes, and of course, Waitrose.

• Car parking rates are always a contentious issue. It is great that the parking has been reduced after 3pm for a fixed period, but could you tell us how impact of this will be measured, and how reduced parking fees have benefited other towns that we could learn from?

We are measuring the impact of our ‘Quids In’ promotions as follows:
o Comparison of car numbers and income after 3pm for the same period last year, for IBC and NCP car parks
o Inward journeys on Park & Ride and Ipswich Buses
o Comparison of footfall figures and average spend per customer, collated by Ipswich Central.
Initial indications are very positive – we have more cars and more visitors to the town centre. Car park revenues are returning a modest increase despite the price reduction. Increases have also been noticed between 2-3pm.
The promotion was decided on after looking at other similar schemes in other towns in the region and elsewhere. Some smaller towns offer ‘free after three’; several towns offer refunds in participating stores, e.g. £1 off car parking if £10 or over spent. However, these schemes are costly to administer and take-up is low. The best schemes appear to be the simplest – simple offers that are simple to communicate and implement. “Quids In” follows this approach, and a big plus is that NCP and Ipswich Buses also support the scheme.

• Some people have mentioned the poor state of some buildings in the town, and have asked us how/if private landlords are being enforced to keep their properties to a minimum standard

The buildings I’m concerned about include County Hall, the Barnes Building, the Odeon, St Michael’s church, and various stalled Waterfront developments. All are in private ownership, and until the economy recovers further refurbishment or development is guesswork. We can [and have] issue Urgent Works notice to require the owner to carry out works to safeguard a listed building – but just because the building is made safe doesn’t necessarily mean it will look more attractive, unfortunately.

• We have some beautiful buildings in the centre of our town. Unfortunately some of the signage of the shops is not in keeping with the style of the building and again contributes to the poor image of town centre. Can anything be done about this?

Many of our independents have very attractive shops signs. With larger chains, they have corporate signs. Signage on buildings is covered by advertising regulations, and generally it’s only where the building is listed or in a conservation area, that the Council’s planning department has some influence over design and materials. If anyone has a specific concern I’m happy to investigate.

• We love the work that has been done around The Saints. Are there plans to replicate this across the town, and where can people find out more information on proposed developments?

The Saints area is lovely. We’ve also worked with Ipswich Central to support the Fore Street area [‘Blackfriars’ now!] with Christmas lights and markets, and are considering if we can support the Norwich Road shopping area as it is on a key route into town. We support the Ipswich independents – they’re so often hugely resourceful in working together to promote their businesses. Small businesses – the shops, cafes and restaurants – are really important in giving Ipswich character and vitality. We have worked with business people in the Woodbridge Road to produce a ‘Support Your Local Businesses’ map for local residents, funded via the Area Committee - I hope that’s a model we might repeat in other areas, if there’s an interest.

We plan to meet up regularly with Councillor Carole Jones, to keep you informed of updates and developments that are happening in our town. If you have a question that you want put to Carole, please email me at [email protected].

Natalie Chaplin