By Local Democracy Reporters Gabriel Morris and Daniel Esson
A multi-million-pound Thanet council project at the Port of Ramsgate has not, as yet, attracted expected invested from the private sector, necessitating a ‘phased’ approach to the build.
The proposal for a ‘green campus’ for training, enterprise and light industry is one of the projects under the £19.8million Levelling Up Fund (LUF), awarded to Thanet council by the government in 2021.
Some £6.1m is earmarked for the Military Road campus, built partially by the council and partially by the private sector. The aim is for the site to provide training, education and business opportunities for the marine and maritime sector.
Project bosses want the buildings to be ‘eco-friendly’, running completely on electricity rather than gas, with electric vehicle charging points as well as parking spots for bikes.
However, a report to TDC’s cabinet meeting on Thursday (October 24) says anticipated match-funding from the private sector has not been “forthcoming and secured.”
“The design has developed to be a phased scheme, with the first phase achievable within the LUF budget,” the report adds.
According to the development brief, the campus would consist of three blocks, labelled Blocks A, B and C, with TDC constructing A and C, while a developer or tenant would take on B.
A planning application has been submitted, which will define the actual physical structure, but not necessarily what it ends up used for, although ‘general industrial use’ is specified in the brief. The application has not yet been published.
Money from the government’s Levelling-Up Fund is time-limited – so local authorities that receive it must spend it within a deadline – and TDC’s is March 2026.
TDC is planning to build the two blocks of the campus between January 2025 and March 2026, while the developer will be expected to develop its section by March 2027.
A development brief published this month says: “This opportunity is for a tenant/developer to deliver Block B of the site for a maritime-related business/organisational use.
“The council will lease the development site to the tenant.
“Blocks A & C of the Green Campus development will create a hub for maritime education, skills and business, once completed in early 2026.”
TDC hopes to attract businesses in sectors such as:
- Marine and maritime services: including shipbuilding, marine engineering, cargo handling and shipping services.
- Renewable energy: the site offers potential for operations in offshore wind energy or related industries.
- Logistics and distribution: businesses requiring storage, warehousing or logistics operations.
- Light industrial use: light manufacturing, assembly or related industrial activities.
- Other commercial uses: proposals for alternative commercial uses will be considered
The deadline for expressions of interest in the Block B development is just days away, on October 30.
But critics have said they are not surprised that investors aren’t forthcoming, saying the plans are still sparse and without “vision.”
Cllr John Davis (Con) describes the expectation that businesses would come forward as it stands as “frankly ludicrous.”
“How can you go out to tender and go into a binding contract when you don’t actually have a specification, a model or a vision?” he asked.
“What sensible contractor is going to do that?”
“At the moment we’re looking at an empty tin shed with solar panels on the roof.”
Cllr Davis argues that with the Thanet windfarm off the peninsula’s coast, there’s no shortage of possibilities for the campus to be used, but he believes those possibilities have been scuppered.
He added: “Match funding, we were told, was a key part of the whole levelling up process, which was designed as seed money to attract further investment.
“Instead of that we end up with a project with no match funding, no business case that we can find, and more questions than answers.
“It’s poor management I believe and profligate spending of money potentially for the sake of spending that money.”
Stephen Byrne, of the Ramsgate Regeneration Alliance, is also sceptical of the authority’s management of the project.
“It’s not ‘build it and they’ll come’ – build it and provide a complete management infrastructure to allow their businesses to grow,” he says.
“As it stands, without a business plan, of course it’s not going to work. Who’s it going to sell to, who’s going to buy its services?”
However, council leader Cllr Rick Everitt said there has been “significant interest” in the campus and warned that naysayers could deter potential investors.
Cllr Everitt said: “The council is currently inviting expressions of interest from maritime organisations to develop Block B, one of the three green campus buildings which have been designed and submitted for planning approval.
“We have received significant interest in this opportunity, which will contribute match funding to the green campus programme.
“While we understand that there are differing opinions about the green campus and wider Levelling Up schemes in Ramsgate, it’s crucial to highlight that a unified community approach is essential for attracting investment and fostering growth. Negative commentary locally from parties who cannot be fully sighted during negotiations because of commercial confidentiality can inadvertently create an environment that deters potential investors, ultimately impacting our town’s development and the benefits that new projects could bring.
“The council remains committed to engagement and collaboration with the local community. By working together and focusing on constructive solutions, we can create a positive narrative that highlights the opportunities available in Ramsgate and the wider district.”
It’s understood that the when the bid for Levelling Up cash was submitted, it was anticipated that match funding would come from renewable energy businesses already based in Ramsgate but companies then confirmed they were not considering expanding their land-based operations.
Contractor for 4 Ramsgate schemes
At Thursday’s meeting Cabinet members agreed that procurement for four Ramsgate regeneration projects would be brought together under one works contract. This would result in one main contractor being responsible for delivering the construction works for Ramsgate’s Clock House, Pier Yard, Green Campus at the Port and a highways scheme.
The Clock House, Pier Yard, Campus and highway project sites have been through early design stages with council-appointed design teams. They are now ready to be passed to an external contractor to complete the remaining design and construction delivery.
Ramsgate Clock House
The refurbishment of the Ramsgate Clock House was included as part of the original Ramsgate Levelling Up Fund submission. The scheme aims to refurbish the Grade II* Listed structure, creating a heritage centre for the town and a new café.
The original project was based on a successful Heritage Lottery Fund bid. As this was ultimately unsuccessful, the scheme has undergone a number of changes for the available budget of £1,785,000. This included removing plans for a restaurant but there will be a café.
The council is working towards the development of the operating model for the future running of the Heritage Hub.
A planning application is due to be submitted in December 2024. It will include a café to the side of the Clock House. The ambition is for it to support the sustainability of the Heritage Hub, by providing a small income for the maintenance of the building.,
Ramsgate Pier Yard and Highways works
The Pier Yard scheme was part of the original Ramsgate Levelling Up Fund submission and the Highways works was part of the Future High Street Fund bid.
The two schemes have been combined to benefit from one construction contractor and programme. This allows the council to make the most of the funding available.
In the Pier Yard car park, the scheme aims to remove the parking and create a public square.
The aim of the highway works is to improve the roundabout and crossing points along Harbour Parade, Military Road and Royal Parade and improve connectivity between the town centre and harbour areas.
The Planning Application and S278 Agreements needed to deliver the scheme through Kent County Council are targeted for approval/completion by May 2025. The total budget is £2,955,264.
Ramsgate received £2.7m from the Future High Street Funds granted in 2019 and £19.8m from the Levelling Up Fund granted in 2021.
The funds now come under a Simplification pilot that brings together £51m in funding for the Ramsgate schemes, the Margate Digital project and the £22,2m Margate Town Deal in one pot.
The Green Campus development brief and application for expressions of interest can be found here
Additional reporting Kathy Bailes