A crunch decision on the most significant transformation of a Kent town in decades is set to be made next week.
Councillors will determine whether Sir Roger De Haan’s controversial plans for Folkestone harbour can go ahead.
Aerial view of how Folkestone’s harbour could look. Picture: Folkestone Harbour & Seafront Development Company
A new report published by Folkestone & Hythe District Council ahead of the meeting reveals more details about the proposals.
These include the number and make-up of new homes, how many public parking spaces will be lost – and the estimated boost to jobs and economic activity in the area.
If given the green light, the seafront’s skyline would change forever.
The designs have been recommended for approval by council officers, with the buildings to be constructed on the car park of the hugely popular harbour arm and surrounding land.
They are part of a wider masterplan from Sir Roger’s Folkestone Harbour & Seafront Development Company (FHSDC) for up to 1,000 new homes and 10,000 sq m of commercial space which was given outline planning consent a decade ago.
Artist’s impression of how the development could look inside the old Folkestone harbour station. Picture: Folkestone Harbour & Seafront Development Company
The designs for the harbour were previously compared to something out of the Flintstones amid what the multimillionaire described as a “brutal” backlash.
KentOnline previously reported how the ambitious proposals have been revised, with the height of some of the towers lowered and the colour of some buildings changed from brown to white.
Yet despite the changes, nine in 10 people commenting on the plans remain opposed.
The new homes
While the masterplan includes proposals for up to 1,000 new homes, this latest phase going before the committee is for 410 in the harbour area, with 141 of these being one-bed flats and 217 two-bed apartments.
Just 8% of the masterplan’s total units will be affordable homes. The 53 homes meeting the criteria in this phase will be shared ownership properties, with none available for social rent.
While the masterplan includes proposals for up to 1,000 new homes, this latest phase will deliver 410 in the harbour area. Picture: Folkestone Harbour & Seafront Development CompanyThe Folkestone Harbour & Seafront Development Company’s masterplan, which has outline planning permission
While some have criticised this as insufficient, the developers argue that smaller shared ownership units align with local affordability needs.
The masterplan also includes the Shoreline Crescent flats on the beach which are now completed, with homes on sale for prices ranging from £430,000 to £2.1 million.
Parking plans and accessibility
The new tower blocks will be built on the current car park on the harbour arm, which has 563 spaces for visitors.
The proposed development will replace this with 323 public spaces, mostly located on a new basement level. It means a loss of 240 spaces for visitors in total.
There will also be 582 parking bays for residents, with the vast majority of these also underground.
The new tower blocks will be built on the current car park on the harbour arm, which has 563 spaces for visitors. Picture: Folkestone Harbour & Seafront Development Company
FHSDC says it is committed to ensuring the new parking arrangements include management systems for busy periods.
Shops, bars and restaurants on new-look harbour arm
The new-look harbour arm will comprise 7,489 sq m of commercial space. About a third will be for “leisure facilities”, along with a third for restaurants and bars – and a quarter for retail outlets.
Key to the revamp will be a redesigned Goods Yard food hall, providing an all-weather venue with 14 permanent food stalls and an events space.
Storms during December devastated traders at the harbour arm’s Christmas market as the strong winds and downpours kept visitors away.
Bosses at FHSDC say the new Goods Yard, which will have flats above it, will be able to stay open all-year round.
Bosses at FHSDC say the new Goods Yard, which will have flats above it, will be able to stay open all-year round. Picture: Folkestone Harbour & Seafront Development CompanySir Roger De Haan, philanthropist and chairman of Saga, pictured in the Folkestone Creative Quarter
The main entrance will feature large folding doors to create an indoor-outdoor experience, with spill-out areas in good weather.
The proposals for the harbour also include a new seafront park and shingle garden.
There will be improved pedestrian and cycling paths, and a public viewing terrace at the new Rotunda building.
Economic benefits to Folkestone
FHSDC projects that the redevelopment will bring 476 full-time jobs created during construction and operation.
More than £12 million in annual economic activity is expected to be generated locally.
The scheme also commits to major community investments, including £3.7 million for primary education, £1.3 million for healthcare improvements and £925,000 for the restoration of the historic Leas Lift.
FHSDC projects that the redevelopment will bring 476 full-time jobs created during construction and operation. Picture: Folkestone Harbour & Seafront Development Company
Heritage and visual impact
The modern-look of the redevelopment has sparked concerns about its impact on Folkestone’s historic harbour.
However, the report from the council’s planning officer says the plans will cause “less-than-substantial harm” to designated heritage assets, such as the lighthouse at the end of the harbour arm, the Viaduct and the Church of St Peter.
Huge opposition to plans remains
Public consultation events held in 2023 allowed residents to provide feedback on the original designs.
Following a backlash, which compared the buildings to “piles of poo” and “doner kebabs”, FHSDC made significant revisions to the plans.
These include lowering the height of some towers, changing the colour to white, reducing the overall built area by 20% and increasing the number of green spaces.
Following a backlash, which compared the buildings to “piles of poo” and “doner kebabs”, FHSDC made significant revisions to the plansThe view of Folkestone’s harbour arm could change, as seen from near the London and Paris Hotel. Picture: Folkestone Harbour & Seafront Development Company
Before the rethink, there were 660 comments on the council’s planning portal, with 92% objecting.
Despite the changes being made, a further 150 comments were posted, with 96% opposed.
One person wrote: “Whilst I support the regeneration of our town, the plans put forward are excessive.
“The harbour will become a ghost town – nowhere to park, natural views obscured by high-rise blocks and minimal places to eat and drink.”
But another added: “I wholeheartedly support this transformation of formerly semi-derelict wasteland.
If approved, there will be a public viewing terrace at the new Rotunda building. Picture: Folkestone Harbour & Seafront Development Company
“The quality of the development so far is fantastic. This can only be for the good of Folkestone’s image and help to further local prosperity.”
A landmark decision for Folkestone
Sir Roger has invested millions of pounds into regenerating Folkestone since purchasing the harbour in 2004 for £11 million.
The former Saga boss previously said: “Our plans will enhance the current spaces that have already transformed the vibrancy of the area and create an exciting legacy project that will provide a year-round offering and a major boost to the local economy.”
Duarte Lobo Antunes, one of the lead architects, added: “Our overall aim is to produce a scheme that is of huge benefit to the town of Folkestone and for those that live and work here.”
The Shoreline Crescent flats have already been built on Folkestone seafront
The FHDC planning committee will decide on Tuesday, January 21, whether to approve the reserved matters application for the harbour plans.