91Èȱ¬

On the waterfront in Ipswich, new flats have transformed the once-industrial quayside from its semi-derelict state into a vision straight out of Howard's Way.

Prince Charles isn't known to have commented yet, but the Suffolk Preservation Society believes the scheme is failing to keep, enhance or add to the distinctive character of the town. Its chairman Richard Ward says the planning system is at fault: "There's a relatively low benchmark to which applications have to reach before they are approved.

"This has encouraged what is generally referred to as mediocre developments and this is both evident in the volume housing estates across the county and I fear now, to some degree, on the waterfront at Ipswich and this is perhaps disappointing.

"It looks like any other waterfront in the country, whether it be Liverpool, Hull, Bristol or London."

Ipswichness

The flats are all being built by the private sector, but the project is being overseen by Ipswich Borough Council.Ìý Rod Lay, who's the authority's Urban Design Officer, disagrees with the SPS's contention: "Trying to define exactly what makes up that quality of 'Ipswichness' in relation to the waterfront has proved elusive.

College buildings: artist's impression

"I think that it's mostly about the robustness and variety of the older buildings and the way they frame the water area which makes the place so special. It will be the dock itself and that wonderful curving frontage along the northern quays which will continue chiefly to define the area's very special identity - and mark it out from dockland developmentsÌýelsewhere."

The SPS's Richard Ward isn't necessarily blaming the Borough Council for what he sees as a failure to create something that makes you go "wow!": "Authorities are rewarded financially by government for the speed of processing the applications, not for the quality of the built environment they achieve.Ìý

"The overall standard of modern architecture is not good. What the focus needs to be is improving the quality of the initial submission."

Its Planning Co-ordinator Michael Cook says it's far too early to comment on what the whole site will eventually look like: "The Society considers the proposals reasonable.Ìý We've never been happy about the 23 storeys of Cranfield Mill, yet to be started, nor the application to increase the height of Regatta Quay by three stories. Proposals that have been made for St Peters Port and the Cranfield/BOCM site are the most exciting we have seen but neither have yet applied for planning.

"Developers employ architects to design buildings to produce the maximum commercial return. Everybody is concerned that the entire area depends on the rising market in smaller dwellings. If this fails it is unpleasant to contemplate the rubble left.

"Keep an open mind, the 25% built aren't that bad, there are better ones in the pipeline and don't blame the planners."

Rod Lay says some of the criticism is valid: "At Ipswich we have a great reputation for speedy and efficient handling of applications. Now the challenge is to ensure that the quality of the end product is not compromised by speed.Ìý At Ipswich, we encourage early discussion between developers, Council planners and consultees.Ìý Richard Ward is a representative on the Council's Conservation Advisory Panel.

"We think that this is paying dividends in the quality of proposals coming forward."

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Welcome to the future

Work is ongoing at the Stoke Bridge end of the waterfront with Regatta Quay and the Paul's malt buildings still works-in-progress at the time of writing.Ìý There are also going to be several University Campus Suffolk buildings. Arguably there's no building at the moment which stands out in the way that Canary Wharf tower or London's "erotic gherkin" do.

Rod Lay says the best is yet to come: "I'm confident that the Cranfield Mill development with its landmark tower and the Dance East building (by award-winning architect John Lyall) will be a spectacular addition. Other schemes in the pipeline, including proposals by Piers Gough for the old Burton's site, will also be quite different.

"I think that a 'wow' factor is on the way in terms of contemporary design, but it's important to remember that not every building can, or should, aim to be a landmark or iconic."

Buying to let

The Ipswich Housing Action Group has concerns about the way the flats are being used. Its director Halford Hewitt isn't convinced the redevelopment benefits Ipswich people: "I'm not sure that it meets the needs of those that don't have a home or are poorly housed in Ipswich.Ìý How many of these new units will go to people moving out of London or as a weekend place in the country?

"Will they be used by the influx of students once the University is up and running and what thought has been given to the issue of housing for the indigenous population?Ìý Will they merely be 'driven out' of the waterfront/university area? Is this the Ipswich version of the Green Zone in Baghdad?"

Rod Lay says the Borough Council is well aware of the potential pitfalls: "We're committed to creating an inclusive and sustainable community which requires developers to include affordable and social housing as part of waterfront scheme.

"The question of mix of houses and apartments is a matter of increasing concern and is an issue that the Council will be looking at as part of its current review of planning policies for the town."

The Borough's housing officer Pauline Hart says for a redeveloped 'brownfield' site, the council requires 25% of housing to be affordable.Ìý Of that 25%, 65% needs to be for rent and 35% for shared ownership - both controlled by housing associations using the council's housing waiting list.

She estimates that of the 5,000 or so homes around the waterfront, around 800 will fall into the affordable category.

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91Èȱ¬ Suffolk has tried to contact several of the developers and their architects, but we haven't had any response.