Plans to demolish the Kwik Fit garage in Ramsgate’s West Cliff Road and build 19 flats, basement parking and a dentist surgery at ground floor have been approved by Thanet council.
Albion Developments applied to build ‘Ivy Court,’ apartments, consisting of 3 one-bed, 14 two-bed and 2 three- bed. This is a reduction from the 21 flats originally proposed. The proposed building height has also been reduced in amended plans.
The reduction means the Clinical Commissioning Group will no longer request a contribution towards health services as these only apply for developments of 20 homes and above.
The dentist unit will cover 195 m² with 4 surgeries, reception and waiting area, staff, and other associated storage and specialist rooms proposed.
Excavation will be carried out to create parking at basement level with four dentist and staff spaces and 13 resident’s spaces.
There will be a semi-enclosed courtyard and ‘potential planters and green roofs to help enhance biodiversity.’
Planning documents submitted by Canterbury based On Architecture said: “The overall aim of the scheme is to provide high quality mixed-use development providing much needed housing close to the heart of Ramsgate, improving the setting and street scene adjacent to the nearby listed buildings and conservation area, and renewing the area with a dentist for the benefit of the public.”
Documents state the site was originally occupied by a large house with gardens from prior to 1872 until around 1939.
Redevelopment of the site into a coach station took place between approximately 1947 to 1956, possibly after the destruction of existing buildings on site.
The site’s current use as a garage was established in around 1965-1975, including the construction of the existing buildings.
Kwik-Fit is currently open and has a number of years to run on its lease.
There is also a two-storey corner building fronting West Cliff Road and Hertford Street.
The developer said it was not financially viable to provide any affordable housing despite a requirement for builds of 10 properties or more to provide 30% affordable housing.
A viability assessment says Net Development Value is estimated at £6.24million but with costs, plus a desired profit of 20% equating to £1.24million, the scheme would be result in a residual land value of -£1,752,113.
The plans prompted 21 letters of representation from the public with concerns raised including loss of light, lack of affordable housing, loss of privacy, questions over plans to move the bus stop and overdevelopment. A council report confirms bus operator Stagecoach has not been consulted as part of the application.
The report also adds that “on the basis of independent assessment, the provision of affordable housing/first time homes is not sought in this instance.”
The council report concluded: “There is a need for new housing development that is in a sustainable location, with reasonable access to public facilities and amenities.
“The application site is located on the edge of Ramsgate town centre within walking and cycling distances of the town’s facilities and amenities as well as bus links. In addition the location of a dental surgery is not objected to in this location.”
More cars all the time, yet fewer garages. I don’t get it.
Underground parking apparently
I meant more garages for servicing, changing tyres, MOT, etc.
But what we really want to know is… Will the dentist be accepting NHS patients? I don’t think we need another private dentist, thanks.
Why not just leave quick fit . But build on the old Ramsgate solcial club site . What ever happened to the plans for that . The crock owner might as well of kept the Elms club and recieved all that rent money .or us the land over priced .
That’s if a dentist is found to take on the lease, I wouldn’t hold my breath regarding NHS patients. Once built and after marketing the potential dental practice it can be demonstrated the space should be used for an alternative type of business, if there are no taker’s. As for affordable housing not being part of the scheme, once again the council have let the people down!
these will be nice for our fiends from faraway lands ?
So 19 flats possibly with underground parking and the benefit to Ramsgate is?
This is how it goes.The developer over pays for the land knowing full well about the affordability criteria.His agent then tells fairy stories about affordability,viability,public transport and bio diversity,and the council passes it on the nod, because it looks marginally better than the tyre garage, and TDC might receive slightly more income.
I think the chances of an NHS dentist on site is nil and this is just a catch penny gambit to get the planning consent.
If KWIK FIT stay pat, nothing will be built for years, unless some deal has been done or KWIK FIT want out for some reason.
This scheme says all there is needed to be said about the planning system in Thanet.More poky little flats, probably for second homes or Airbnb use, for credulous DFLs to buy.
I would do away with so called affordability and simply levy a sum at the beginning and end of each development, and use the money to buy land or housing to reduce the social housing waiting list.
No Mr Real World, nobody coming from overseas will buy these, unless they are Chinese investors seeking a bolt hole from the PRC, and even that is an impossibly long shot, so not rage bait here for you to nourish your anger.
Once again the affordable housing, which should be 30% is allowed to be ignored. Have Thanet’s developers all got the same excuse, that their profits will not be enough if they build the required 30% affordable properties into their schemes? and does TDC roll over every time that excuse is quoted? It seems so.