What Ipswich could look like by 2030 under major plans

From the transformation of Arras Square to the long-awaited future of Waterloo House and a growing town centre population, several projects are expected to shape how the county town looks and feels in 2030.

While some schemes are already under construction, others remain works in progress. Together, however, they offer a glimpse of an Ipswich that could be greener, more vibrant and better connected than it is today.

Arras Square, which is being transformed (Image: Ipswich Borough Council)

Arras Square could become one of Ipswich's busiest public spaces

Arras Square is undergoing a major redesign, with new paving, seating, trees, lighting, CCTV, cycle facilities, better access and an amphitheatre-style feature. Work began in June and is expected to finish before Christmas this year.

By 2030, the square could become one of the town centre's most important public spaces, hosting events, performances and community gatherings while providing a more attractive link between the Buttermarket and St Stephen's Church.

Work has started on the Arras Square upgrades in Ipswich (Image: Oli Picton)

For years the area has been used primarily as a route through town. The ambition is for it to become a destination in its own right.

The square was created in the 1990s to mark Ipswich's twinning with Arras, and the redesign will include public art and a heritage panel with a French post box.

Lloyds Avenue could give the town centre a new look

Lloyds Avenue, one of the town centre’s most historic streets, is also due for a makeover.

Lloyds Avenue, in Ipswich, which will be improved at the end of 2026 (Image: Ipswich Borough Council)

Plans include wider footways, new landscaping, improved lighting, upgraded public spaces and the refurbishment of the Grade II-listed Lloyds Arch. Digital screens and new planting are also planned as part of the scheme.

The aim is to create a more attractive environment for shoppers, workers and visitors travelling between the Cornhill, Town Hall and Buttermarket areas.

Once complete, the project could help modernise one of the town's most recognisable gateways while preserving its historic character.

Construction is expected to begin later in 2026 and be completed by mid-July 2027, subject to formal approval from Suffolk County Council's highways service.

Debenhams has been empty for a number of years (Image: Tom Cann)

The future of Waterloo House remains the biggest question

Waterloo House is the clearest symbol of Ipswich’s regeneration ambitions.

The former Debenhams store has dominated the skyline for decades but has remained largely empty since 2021.

Any successful redevelopment could transform the area around the Cornhill by bringing homes, offices, leisure facilities and new businesses back into one of the town's most prominent buildings.

A thriving Waterloo House could increase footfall throughout the week and strengthen links between different parts of the town centre.

Former Debenhams building in Ipswich that has been empty since 2021 (Image: Lucy Taylor)

By 2030, Waterloo House’s future could help decide whether Ipswich’s regeneration programme is judged a success.

Ipswich Borough Council has bought Waterloo House and plans to demolish it, with a developer-led design competition proposed for a mixed-use redevelopment of the site.

More people living in the town centre

Alongside public realm improvements, Ipswich is expected to see continued growth in town centre living.

Henley Gate development (Image: Newsquest)

Housing developments on brownfield sites and around the waterfront are likely to bring more residents into central Ipswich over the coming years.

That could have a significant effect on the local economy, supporting cafés, bars, restaurants and convenience stores while helping create a busier evening economy.

A larger resident population would also mean the town centre is no longer focused solely on shoppers and office workers during the day.

An artists impression of the Western Gateway (Image: Capital & Centric)

Stronger links with the waterfront

The waterfront has long been one of Ipswich's greatest assets, attracting residents, students and visitors alike.

More development along the marina and better routes between the docks and town centre could bring the two areas closer together.

By 2030, the waterfront could feel less separate from Ipswich’s town centre and more like part of it.

CLAY 1A at the Ipswich Waterfront (Image: Ipswich Borough Council)

A different Ipswich by the end of the decade?

Of course, much depends on which projects are delivered and whether further investment follows.

If current plans are delivered, Ipswich could be greener and more pedestrian-friendly by 2030, with improved public spaces, more town-centre residents and major sites back in use.

For residents who have watched regeneration plans come and go over the years, the next four years could prove critical in determining what the county town looks like for the next generation.