Plans to convert The Royal pub to commercial unit and create new flats to be discussed by councillors

Original: "The architectural image (pre-amendments) by Lee Evans Partnership" Rewritten: "The visual representation of the architectural design (prior to modifications) created by Lee Evans Partnership"

Thanet authorities are set to convene and deliberate over proposed modifications to The Royal, an establishment situated on the scenic harbourfront of Ramsgate. The plan entails the demolition of a portion of the current structure, followed by the construction of a commercial space alongside a brand-new edifice comprising eight residential units.

Mr. Copland submitted the site's plans to Thanet council in June 2022.

Jamie Copland, who is applying for permission, aims to tear down a section of the current structure and construct a side extension that spans five floors. This new addition will include recessed balconies, a single-story roof extension, and a roof terrace. Additionally, Jamie intends to introduce a fresh three-story building at the back of the premises, which will accommodate eight apartments. The proposal also involves reorganizing two existing apartments and downsizing the current commercial unit that currently houses The Royal pub.

The app suggests altering the ground floor function of the pub to instead cater to commercial, business, and service purposes. According to the app, the impact of losing the community facility will be minimized since there are already 10 other pubs/bars in close proximity.

The blog section also mentions that drinking establishments, such as pubs and bars, have suffered greatly ever since the unveiling of the Royal Victoria Pavilion. This renowned establishment has managed to draw in the majority of the local customer base by offering highly competitive prices. The data provided by the agent clearly indicates a significant decline in revenue between the years 2018 and 2021.

The blog section highlights a decline in earnings by 15% in 2018 as opposed to the previous year. Furthermore, there have been consistent decreases in profits each year, with a subsequent drop of 17% in 2019, 34% in 2020 (due to the impact of Covid lockdowns), and 12% in 2021.

The statements made by Lee Evans Partnership on behalf of Mr. Copland express the idea that the location presents a chance to develop an extraordinary and eye-catching project that will make a significant impact, improve the city's layout, and stimulate more revitalization efforts in the area.

Despite the historical importance of the building, it has undergone slight alterations throughout the years that are believed to have had a detrimental effect on its charm and visual appeal, consequently diminishing its significance in this significant local environment. Moreover, its overall condition has started to show signs of wear and tear due to neglect and inadequate funding in recent times.

Revitalizing the area would greatly enhance the site's attractiveness and preserve its historic charm. Furthermore, it would promote sustained use and maintenance, which are currently in jeopardy.

The plan is to add a new five-story section to the area facing Harbour Parade, located between the primary structure of The Royal and the neighboring building known as 50 Harbour Parade (also known as Royal Sailors Rest; with a Grade II listing).

A revised application has decreased the vertical measurement and distance from the designated boundary set by the mentioned property.

Regardless of the changes made, the Ramsgate Town Council remains opposed to the plan, describing it as: "large, intrusive, inconsistent with the conservation area, and not matching the surrounding aesthetics."

The Ramsgate Heritage and Design Forum declares its backing for the modern approach, but it expresses worries about the excessive size of penthouse dwellings.

The structure is located in the Ramsgate Preservation Zone.

The Planning Committee has received the application from Cllr Tricia Austin, as she has expressed worries about excessive development.

Councilor Austin (shown in the image) stated: "I have requested the planning committee to review this application as myself and fellow councillors from Ramsgate are worried about excessive development in this important area.

We have a strong endorsement for the development of additional lodging facilities in the heart of the town. However, we do have reservations about the suggested roof design, as we feel it is excessively tall and would not blend harmoniously with the historical seaside area, thus negatively impacting the overall view of the street.

"We encourage the applicant to reconsider the quantity of units and the design of the project, aiming for a more seamless integration with the pre-existing listed constructions and the surrounding preservation zone."

Councillors are being advised to postpone granting approval to officials upon the fulfillment of a developer contribution agreement.

The official in charge mentioned that the proposed project would make a small but valuable addition to the housing requirements of the island. The development would take place on previously used land, and it would also bring about temporary economic advantages through the construction of the building expansions.

They state: "Although the application would result in the closure of a community facility, it is believed that there are several other pubs and community facilities in the nearby area that adequately serve the community's daily requirements."

"The suggested expansions possess a modern character and stand out in comparison to the current design of the structure, clearly indicating their supplementary nature. The size of these additions would harmoniously coexist with the already established building."

Overall, it is believed that the scaled-down extensions would not overshadow the importance of the nearby listed buildings, such as the Royal Sailors Rest in the Ramsgate Conservation Area. However, it is recognized that there will be a certain level of negative impact on the surroundings of the listed building, although it is not significant.

"The representative of the applicant has submitted a preliminary promise to minimize the consequences of adding more housing spaces. This measure should be implemented before granting permission if the board members decide to endorse the application."

Overall, it is believed that constructing more houses on a brownfield site in the town center would bring significant advantages. Although there would be negative impacts on the designated heritage assets, such as the conservation area and the nearby Grade II listed building, the revised design has reduced these effects. Ultimately, the benefits of the project outweigh the drawbacks.

Thorley Taverns is in the process of selling The Royal, but the transaction has not yet been finalized.

The app will be deliberated upon during a gathering on August 16.