Port Masterplan 2011

The Ramsgate Port and Royal Harbour Masterplan  2011 is to be discussed by the Cabinet Advisory Group on 26 January 2012. The plan is available to view here.

It is quite a good document which is directing Ramsgate waterfront in the right direction, it draws on some outdated planning policies but makes no reference to the long awaited Core Strategy document which seems to have disappeared into oblivion

The section on the Ramsgate Slipways is rather ambiguous, leaving the door open for some sort of development on the site


More pedestrianisation is recommended, with a rationalisation of car parking to reduce its impact on Military Road, Smeaton's Crosswall, Harbour Parade and Pier Yard. An events space is recommended for Pier Yard.and an improved pedestrian space at the Harbour Street / Harbour Parade road crossing.

Rationalisation of land in the New Port area is a welcome sign for maximising the commercial potential of the non-historical part of the port, including extending commercial opportunities onto the undercliffe area on the landward side of the port.

The document brings together most of the items which have been discussed in a fragmented way about the Port and Royal Harbour and is a good framework for taking forward a viable business model for the area.

It recognises the need for a prestigious building between the Western end of the Royal Harbour and the New Port and hopefully paves the way for something along the lines of the following sketch.

Inclusion of residential accommodation in the harbour is still mentioned but this should be treated with great caution as on many occasions objections about noise etc, by relatively new residents has forced the closure of long established commercial enterprises to the overall detriment to an area. Any residential development should be strictly controlled and only allowed in conjunction with a commercial and related marine use.

BACKDOOR planning.

Getting “the cart before the horse” is becoming an art for Thanet planning policy.

Planning application  F/TH/08/0400                         APPROVED

Industrial development at Manston Business park (China Gateway)  

Planning application OL/TH/11/0910                       BEING CONSIDERED

Land at Haine Road (Eurokent)                       

New application  for change from Industrial to Residential

Planning Application  F/TH/11/0874                       BEING CONSIDERED

Ramsgate Slipways Redevelopment

Ramsgate Port Master-plan                                       DELAYED

Night Flights Consultation                             REPORTED AS IMMINENT

Core Strategy Consultation                                       DELAYED

Approval of Local Development Framework and Airport Expansion

If you are wondering how this list of various planning events affects you, well when finally Thanet District Council get around to approving their Core Strategy Local Development Framework all the major planning decisions will have already been taken

Eurokent can safely be given residential approval now there is industrial space at China Gateway although no go ahead has been agreed by Core Strategy agreement

Leisure development may be let into Ramsgate Harbour before details of the Master plan are available.

Night flight expansion may be approved before the airport expansion itself is approved by the Core Strategy.

The Chronicles of Narnia.

Having read that the transformation of “Matthew” into the “Dawn Treader”, was taking place today in the harbour, we wanted to see what was involved in the work. Large amounts of plastic and a purple ”Narnia” sail had been fitted when we arrived and the ship was beginning to look suitable for its forthcoming entrance into London.

Also to be seen in the Royal Harbour was a fishing vessel on the quay having its bottom painted, together with one of the pilot boats suffering a similar fate just adjacent to it, the fishing vessel was surprisingly large when beached, mainly because of its deep draft.

On the other side of the inner harbour, concrete pontoons, finished earlier in the week were hardening. These pontoons are apparently for the London Array. My wife was most impressed that concrete could be made to float, the pontoons certainly looked substantial and heavy.

Having wandered around the Royal Harbour for about half an hour, it struck me that it is quite a magical place, like Narnia. These were not exhibitions put on for our benefit or for any tourists but REAL work being carried out in a REAL harbour. One day soon we may be thankful for TDC’s neglect of the harbour, at least it hasn’t been turned into a yuppie bankers’ paradise where bloated bonuses are spent on overpriced penthouses because the water casts rippling sunlight on the ceiling.

With continued protection this working harbour could become more unique than any yuppie playground.

“The wind in our sails”.

"Or the wind in our homes” and I am not talking about the after effects of too much figgy pudding. Renewable energy is here to stay whether you like it or not and whether you feel it is cost effective and environmentally friendly or not.  Ramsgate harbour is a major centre in the South-east of England for the construction of off-shore wind farms and as such maintains a working element to the harbour which had previously diminished with the decline of fishing fleets throughout the country. 

 Vattenfall is already installed in the port to service Thanet off-shore wind farm and London Array’s HQ building is under construction adjacent to the ferry terminal. The London Array building as featured on ECR’s blog promises to be “more than a shed” with some interesting architectural features lifting it above normal industrial building styles. New pontoons are planned for the port area for 10 wind farm vessels and a wave breaking pontoon in the outer harbour where the fishing fleet moors. With pontoons and working wind-farm craft the port and harbour have a real working future, I am sure the marine experts associated with this type of operation will ensure the council keeps up with its dredging responsibilities. Thank goodness the slipways have been protected as a marine amenity to this real working harbour.

"Don’t mix business with pleasure."

Continuing today with the Royal Harbour theme.

A recent planning application for building a bar and restaurant complex on the site of demolished slipways was refused by the council, and quite rightly so. It is not that Ramsgate can afford to turn down such investment but illustrates that a clear vision of the right place and right time is essential to good planning. Ramsgate is a town of two halves, the first half is a safe haven harbour and the second half is a leisure and recreational centre.

The waters between the two halves should not be muddied. Visitors come to Ramsgate  because of the harbour and like to see a working harbour not a “Noddy town” harbour.  Boaters, both recreational and professional use Ramsgate for a safe haven, repair and maintenance facilities. The strange thing about the waterfront at Ramsgate as a town planning exercise, is that it works successfully. The two uses co-exist and are entwined but are not mixed.

By drawing an imaginary line from the Obelisk, along the centre of Harbour Parade, Royal Parade, The Paragon and Westcliff Promenade as far as Westcliff Lift , then designating everything seaward of that line as marine-related usage, inappropriate residential and leisure developments in the harbour can be avoided.

On the landward side of that line there are scores of under-used buildings and sites suitable for a whole range of leisure and recreational uses. In that way both marine and leisure uses can be promoted side by side without one threatening to overrun the other. We must remain vigilant otherwise an inappropriate use may slip through providing a precedent to open up the flood gates

“Anchors Away !”

“A-vast behind, pieces of eight, dastardly deeds are afoot down in Davy Jones’ Locker.

Keel-haul the duffers and make them walk the plank. - Me hearties!”

Well -er actually NO.   It’s true they lost a gold anchor, probably melted down for bling at the lodge and the tall ships have disappeared over the horizon but there are small sparks of glimmering light at the end of a long tunnel.

Plans for replacement of pontoons, London Array HQ under construction, slipways demolition rejected, rumours of the Maritime Museum opening in the Spring, a harbour review, discussion papers on the future of the Harbour, Port and Ramsgate town as a whole. Perhaps the message about “listening to the people” has got through at last, or perhaps it’s just election year (cynical or what?)

Anyhow, it’s about time we raised the profile of the Royal Harbour and realised the potential role it can play in the regeneration of Thanet, not just as a tourist attraction and a fun palace but as a working port, pleasure marina and a Royal historic harbour.

I believe the Ramsgate Royal Harbour is the most important asset in Thanet, dare I say it, even more important for regeneration than the holy grail (TC), so over the next few days I am going to explore various aspects of the Royal Harbour, its history, its attractions, its workings and its future, feel free to agree or disagree in the comments section.