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Fresh questions raised over M&S's high street future in Ipswich

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It has emerged there is no contractual agreement for M&S to maintain its high street store alongside the planned development in Copdock. The revelation comes after council leaders described the deal as "fantastic news for Ipswich" that "secures an ongoing M&S presence in Ipswich town centre." It doesn't.

The big picture: When council leaders announced the deal to sell the former Toys'R'Us site in Copdock to M&S, they were keen to emphasise that the new development would coexist with the brand's town centre store on Westgate Street.

M&S on Westgate Street, Ipswich
M&S have no contractual obligation to maintain their Westgate Street store in the town centre once the development of their new Copdock store is completeOliver Rouane-WilliamsIpswich.co.uk

What they said: "The investment has been enabled by Ipswich Borough Council and Suffolk County Council, as owners of the Freehold and Long Leasehold of the site and secures an ongoing M&S presence in Ipswich town centre," said the announcement.

Colin Kreidewolf, Chair of Ipswich Borough Assets, Ipswich Borough Council’s property investment arm, said "The sale to M&S is coupled with the retailer retaining its Ipswich town centre presence."

Suffolk County Council leader Matthew Hicks noted the deal "retains their long-standing presence in the town centre."

Neil MacDonald, Leader of Ipswich Borough Council, said: “This is fantastic news for Ipswich. Ipswich gets the best of M&S with a new store at Copdock and a town centre store."

How the new M&S Copdock store will look
Plans for the new "brand-defining" 60,000 sq ft store in CopdockM&S

What's emerged since: Responding to questions from Ipswich.co.uk about the terms of the deal, MacDonald said that the council "worked hard during the negotiations to ensure that Ipswich was able to maintain its M&S high street presence," but he confirmed "there is no contractual agreement."

He added that M&S are "investing significant amounts of money in the Westgate St store," though no figures have been disclosed and neither M&S nor the council has provided specific details about the investment in the Westgate Street site.

Why it matters: The revelation raises serious questions about the long-term future of M&S's high street presence and prompts fresh concerns about the council’s commitment to Ipswich’s town centre. Ipswich.co.uk editor, Oliver Rouane-Williams shares his take below.

Opinion

The council's announcement of this deal was, frankly, misleading.

The language used was clear; deliberately intended to give the impression that the development of the new Copdock site was conditional on M&S maintaining it's high street presence.

It isn't.

We now know that M&S has no obligation to keep their Westgate Street store open.

While that doesn't mean it's a foregone conclusion the company will close it following the opening of the Copdock store, it will ultimately come down to numbers.

M&S own the Westgate Street premises, so they will likely keep the store open for as long as it remains commercially viable.

However, there lies the big question: Will the high street store remain commercially viable with a new "brand-defining 60,000 sq ft store" opening in Copdock and a large store already in Martlesham – both of which have better access and parking?

The fact that no other town the size of Ipswich has three large M&S stores suggests not, but only time will tell.

When the new store opens in 2027/28, shoppers will need to vote with their wallets and M&S will act accordingly.

The bottom line: Despite the positive language used by both council leaders and M&S, the lack of contractual obligation over its town centre future means M&S's long-term high street presence remains entirely at the company's discretion.

Oliver Rouane-Williams speaking with an elderly couple in the town centre

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Police appeal after golf ball attack damages historic Landguard Fort

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Over 40 golf balls were driven at Felixstowe's Landguard Fort, causing mortar damage to the historic structure's outer wall.

Why it matters: The damage constitutes an offence under the Ancient Monuments and Archaeological Areas Act 1979, which protects historically significant sites.

Inside the Landguard Fort in Felixstowe
Inside the Landguard Fort in FelixstoweGetty Images

The details: Suffolk Police reported that the incident took place between 17:00 on Monday, 10 March and 09:00 on Tuesday, 11 March.

The golf balls were driven from a grass mound outside the fort on Point View Road, with some projectiles clearing the outer wall and landing in the inner parade area.

What's next: Officers are urging anyone who witnessed the incident or has information about those responsible to come forward.

How to help: Contact Suffolk Police quoting crime reference 37/13803/25 via:

Alternatively, information can be provided anonymously to Crimestoppers on 0800 555 111 or through their online form.

The bottom line: This act of vandalism has caused damage to one of Felixstowe's most important historic landmarks, which is protected by national legislation.

Oliver Rouane-Williams speaking with an elderly couple in the town centre

We can't do this without you!

If you value strong, free, independent local media that fights tirelessly for our town, please consider contributing just £24 per year

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