We have submitted a planning and listed building application for the sensitive conversion of one of Ipswich’s recognisable landmarks – The Great White Horse Hotel on Tavern Street.

The Grade II* listed building, located in the heart of Ipswich town centre, has long been included on Historic England’s Heritage at Risk Register (Category A). Our proposals seek to secure its long-term future through a carefully considered refurbishment that both preserves its historic significance and brings it back into sustainable use.

A mixed-use future for a heritage landmark

The plans propose a mixed-use development comprising three retail units at street level, new community spaces across the ground and first floors and 21 residential apartments on the upper storeys. This combination of uses will restore activity to the building, strengthen the vitality of the town centre and ensure the building once again contributes positively to the surrounding streetscape.

Internally, significant historic features such as the original timber framing, fireplaces (including the famous Dickens Room) and joinery will be carefully retained and restored. The design adopts a “fabric first” approach, improving the building’s thermal performance through sensitive retrofit measures that are compatible with its historic fabric.

Sustainability and heritage at the heart

The project represents a sustainable model for town centre regeneration, prioritising reuse over redevelopment. Improvements to the building envelope, the introduction of energy-efficient heating and lighting systems and low-carbon materials will reduce environmental impact while maintaining authenticity.

New service installations, including electric heating systems, will enable the building to transition toward low-carbon operation as the national grid decarbonises. The proposals also incorporate inclusive design principles, improved access for all and secure cycle storage, ensuring the building serves a broad community.

Continuing a rich legacy

The Great White Horse Hotel holds a special place in Ipswich’s cultural history, with links to figures such as Charles Dickens, Lord Nelson and The Beatles. By reactivating this important building, the scheme will celebrate its rich past while ensuring it remains a living part of the town’s future.

Once complete, the development will provide:

3 retail units on the ground floor (one extending to the first floor)

Community facilities designed for flexible local use

21 apartments (a mix of one and two-bedroom homes)

Looking ahead

The submission marks a significant step toward safeguarding this much-loved building for generations to come. If approved, the project will transform The Great White Horse Hotel into a vibrant, multi-use destination once again – combining heritage conservation with sustainable urban living in the heart of Ipswich.

Proposed drawings and 3D model visualisations of The Great White Horse Hotel conversion: