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Ramsgate Development Plan 1 Ramsgate Development Plan 1. Overview 1.1 Ramsgate’s Economy 1 1.2 Visitors 1.3 Town Centre 1.4 Coastal Frontage 2. Challenges 3 2.1 Historical 2.2 Pre COVID 2.3 Post COVID 3. Opportunities 6 3.1 Town Centre 3.2 Visitors 3.3 Active Ramsgate 3.4 Relocation (Down from London) and elsewhere 3.5 Maritime Heritage 3.6 Fishing 3.7 Individual Skills Development 4. Development Projects – Town Centre 9 4.1 Town Centre/High Street 4.2 Future High Street Scheme 4.3 Project Motorhouse 4.4 Radford House 4.5 Creative Industries 5. Development Projects – Seafront 14 5.1 Ramsgate Port 5.1.1 Commercial Fishing 5.1.2 Commercial Port 5.1.3 Marine Energy 5.1.4 Royal Harbour and Historic Waterfront 5.1.5 Ship Repair 5.1.6 TDC Report on Ports Future 5.2 Clock House and Pier Yard 5.2.1 Pier Yard 5.2.2 Clock House 5.3 Beach Club 5.4 Ramsgate Tunnels 5.5 Granville Hotel 5.6 Granville Theatre 6. Policy Considerations, National and Local 23 6.1 National 6.2 Thanet District Council/KCC/MP 6.3 Ramsgate Town Council 1. Overview Thanet’s Local Development Plan, describes Ramsgate as a coastal town and former seaport, characterised by handsome Georgian and Victorian buildings, its unique Royal Harbour, and south facing sandy beach. It has a compact town centre which is a mixture of deprivation and opportunity. It has a thriving waterfront bordering the Royal Harbour and marina. It is well-served by a fast rail service from London (just over an hour) and by bus routes linking it to other parts of Thanet, Dover, and Canterbury. 1.1 Ramsgate’s Economy Ramsgate has both a resident population (around 40,500) and a visitor population (£352m and 8,666 jobs to Thanet 2019); including visitors from the rest of Kent, London, the UK and overseas. There is inward migration of both homeowners and benefit claimants from London. Ramsgate has always attracted retirees but there is now a trend for mature people and families to relocate from London; attracted by relatively low house prices and the ‘seaside lifestyle’. Often with skills that enable them to work from home. The many Regency and Victorian properties facilitate this. The rate of youth unemployment (16-24) is 4.8% more than twice the Kent average [DWP, 2017]. The percentage of the working age population classed as unemployed is above the national average for all wards in Ramsgate. Eastcliff, Newington and Central Harbour are over four times the South East average and nearly three times the GB average [Jan 2019, NOMIS]. Severe income deprivation is found in five of the seven wards, affecting both children and older people [Index of Multiple Deprivation, 2015]. The percentage of children under 16 in poverty is 25.8% - well above the county average of 15.9%. [Source: HMRC, August 2015]. Educational attainment is poor; 28.9% of the population over 16 has no qualifications [Census 2011, ONS] and there is a high percentage of children with special educational needs in some wards. [Kent Public Health Observatory April 2017] There is a higher proportion of people classed as ‘permanently sick/disabled’ (6.2%) in Ramsgate, compared to Kent (3.6%) [2011 Census, ONS]. Earnings of those living in Thanet are considerably lower than those in the SE and GB, with an average weekly wage of £528, compared to £614.50 (SE) and £571.10 (GB) (NOMIS, 2018). The situation is even starker as earnings in the Thanet workplace are £464.50, which is £63.50 less than by residence. People in Thanet therefore need to commute to command higher wages and arguably higher skilled jobs. Most residents do not commute far to work: 66.4% work in the town (including homeworkers) or elsewhere in Thanet. [Source: 2011 Census, ONS] Main employment sites outside the town are in the centre of the district, including Manston Business Park with multinational companies in the engineering and manufacturing sectors, Westwood Cross central shopping district, and Discovery Park in the Dover district, a science based business park. 1.2 Visitors The main attraction for visitors to Ramsgate is the coast including the beach, cliff top walks and the Regency and Victorian architecture. Visitors from outside the town are also attracted by seasonal events: Town Council sponsored National Freestyle Kitesurfing Championship, boats illuminated for Christmas, Ramsgate Yacht Week, Ramsgate Festival and Addington Street Fair. Links to Augustus Pugin, Sir Moses Montefiore and Vincent Van Gogh also draw visitors into Ramsgate. Ramsgate Music Hall was awarded the prize for NME’s Best Small Music Venue in 2015. It attracts world class performers and a diverse, music-loving audience. Ramsgate’s creative sector offers a range of 2 experiences. The Royal Harbour draws sailors from around the UK and abroad. It is also a base for Channel pilots and boats serving Thanet Offshore and London Array - offshore windfarms in the Channel and Thames Estuary. The grammar school attracts students from across Thanet and neighbouring districts. The town is well-served by local bus routes and has good rail links. Canterbury and Ramsgate are joined by a pilgrimage route. The town centre includes a variety of different sized retail units - large and small and includes some purpose-built office accommodation. 1.3 Town Centre Thanet’s bid on behalf of Ramsgate to the Governments Future High Streets Fund elaborates concerning the town centre. The Local Plan defines the town centre by primary and secondary retail frontages. These follow the medieval street pattern of a north-south route along a shallow valley (Harbour Street and High Street) linking to the harbour; giving the town its distinctive appearance, crossed by an east-west route set slightly inland (King Street and Queen Street). Parts of the High Street, Queen and King Streets are pedestrianised. Lived experience extends the town centre to encompass the library (and Register Office for births and deaths), Jobcentre, Town Council, Visitor Information Centre, multi-site grammar school, car parks, supermarkets Asda and Aldi in addition to Waitrose. Primary retail frontages are defined as: - • High Street (from the junction with George Street/ Hardres Street) • Harbour Street leading to the waterfront and Royal Harbour. • Queen Street (north side from Elms Avenue, south side from Leopold Street) • King Street (to Broad Street) Businesses in this area include Waitrose, 4 major banks, 4 building societies, main Post Office, estate agents, solicitors, undertakers, licensed premises, Boots, and WH Smith, two green grocers, three butchers, two bakers. A small street market operates on Fridays and Saturdays, currently under review. This central area is part-pedestrianised, offering seating, raised planting beds, some trees and two courtyard spaces. Harbour Street has three pubs and bars with extended opening hours. Secondary retail frontages extend the High Street to Church Hill, and King Street to the Plains of Waterloo. These areas are noticeably more run down and offer opportunities for uses other than retail. Secondary retail frontages of Queen Street and York Street have a better mix of retail, office and residential, with opportunities for new residential accommodation above retail units. Main bus routes run along Queen Street to the Royal Harbour, via Leopold Street and Royal Parade. While facilitating access to the town centre, these busy roads act as a physical barrier between the central shopping area and the visitor attractions of the Royal Harbour. Peripheral town centre areas benefit from and enhance footfall around the central area: Jobcentre, library, grammar school, supermarkets, car parks, Royal Harbour, and seafront - encompassing potential opportunity areas. The relatively new leisure centre is on the High Street, close to, but outside, the central area. Addington Street, between Queen Street and the Westcliff is developing a collection of eclectic retail and hospitality. Ramsgate offers a range of services and facilities. It has a small street market and more banks, building societies and other professional services than the other towns in Thanet, driving local footfall. The Waitrose draws customers from across Thanet. 1.4 Coastal Frontage 3 Like most coastal towns, Ramsgate has a second focus in addition to the town centre. The seafront is extensive and varied. Towards both east and west the coastal frontage is at two levels, sea-level and clifftop. Towards the east, it is largely undeveloped at clifftop level with a Victorian promenade incorporating a bandstand, disused fountain complex leading to King George VI park, forming the boundary with Broadstairs. The associated gardens and waterfall are grade II listed and recognised as important examples of Pulamite (artificial rock) construction. Towards the east at sea-level is Ramsgate’s south facing sandy beach and promenade. Until recently largely undeveloped but with traditional seafront hospitality outlets such as pubs, restaurants and fish and chips. More recently Wetherspoons have restored a major Victorian building overlooking the beach. Part of the building remains unlet. Further east is the site of a huge residential development, Royal Sands, with 4 stories of apartments, car parking and retail at ground floor. Centrally located is Ramsgate’s historic Royal Harbour. Its various components are listed, including the Clock House. It has an inner harbour, housing private yachts, and a more tidal outer harbour housing a mixture of yachts, fishing boats and commercial and service fleets. Thanet Council has leased several arches adjacent to the Harbour for an eclectic mix of hospitality, and marine retail. West of the Royal Harbour is a large area of mainly reclaimed land that comprises Port Ramsgate. This is partially developed for boat building and repair, support for the offshore wind farms, traditional ferry operations and controversially the treatment of aggregates.
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