Ipswich Central has backed the view of the majority of its stakeholders and opposed the planning application for a Tesco Superstore at Grafton Way. Plans indicate that the store will be bigger than at Copdock or Martlesham.

To read the objection letter download from here

Spenhill Regeneration have applied for planning for 86,000 sq ft of food retail space, restaurant and café units, two hotels, over 650 car parking spaces, a mix of other retail units, a fitness and beauty facility aswell as over 100 residential units.

William Coe, The Chair of Ipswich Central commented; “ Many of our stakeholders have voiced grave concerns over the effect that a large supermarket/retail store in this location will have on the Town Centre Economy. The concerns are wide ranging and we felt the only course of action was to oppose the application. However, we must be clear that this is not about Tesco, it is about ensuring we see the right form of development on this land to create a sustainable and prosperous future for Ipswich Town Centre”.

As an organisation, the majority of views raised by the stakeholders have objected to the application for the following reasons:

Requirement for 'comparison shopping'

• Although it is noted that the Town Centre needs more comparison shopping, a large Tesco will not fulfil this need
• The ratio between convenience and comparison is not stated by Spenhill
• This is not going to be just food but a multi-purpose outlet offering household goods etc.
• It will trade at lower end of price structure
• This will compete with a town centre which already has over representation in this price field
• Must support existing retailers and not add to their woes
• Additional comparison shopping needs to be of a higher quality that he non-Tesco food offer

Out of Centre Development

• Although it would be good to see this area developed but it does not add to or enhance the appeal of the Town Centre
• It is located well outside of town centre
• People do not combine food shop with other shopping – the promise of parking for three hours for free and shop in town is a Trojan horse
• Tesco has its own comprehensive non-food offer which is in direct competition with the Town Centre
• The Buttermarket and Tower Ramparts Shopping Centres along with Large Stores Group believe the new development is in direct competition with the Town Centre
• The site is not well connected to the town centre
• Physical barriers will hamper pedestrian movement
• Tesco will be a car dependent solus operation
• Ipswich is also in competition with other regional centres – allowing another out of town centre development will make it harder for us to compete

Congestion

• We have good traffic flow but certain bottle necks- the docks being a key area
• No evidence to show Tesco can improve this traffic flow problem
• Note Tesco at Copdock in peak times and traffic issues
• Location of a store here make problem much worse
• Pedestrian crossings also cause slow down of traffic

Public Transport 

• Not well served by public transport at present
• No evidence as to how this will work
• Car dependency may not be most sustainable solution long term for this location

Town Centre Options

• Two other key sites which need developing first; Mint Quarter and Civic Centre
• Accept more ‘food’ needed in town centre but allowing the Tesco development would hinder development of a ‘good’ food offer on one of above sites
• Stakeholders believe the Mint Quarter or Civic Centre development would do far more to improve attractiveness of town both regionally/nationally
• Also they would offer cleaner/direct routes to existing town centre

Adjacent Developments

•  We believe no more requirement for waterfront apartments
• Yes, to lack of hotels but this development could restrict other potential hotel developments (St Peters Port)
• Also can commercial partners be found for these developments?
• We would need assurances the whole plan could be delivered and not just the store

If you want to register your objection to the proposed development at Grafton Way, simply click here. It should only take a few short moments. The petition will be delivered by Ipswich Central to the Planning Office, although we do urge companies and individuals alike to log their objections independently and in writing.