Calvin Robinson Chief Reporter, Author at The Stray Ferret

How Harrogate is following the town centre living trend

From Oxford Street to West Park, Harrogate has seen a flurry of recent planning applications to build flats above town centre shops.

Over the past few years, developers have turned their attention to local high streets – specifically to unused retail space.

It’s part of a trend across the UK which has grown since the covid pandemic.

Instead of new build estates on the outskirts of town, developers see town centres as key for both tackling the housing market and revitalising the high street.

Alex Goldstein, an independent property consultant who works in Harrogate and London, said the trend would be good for the town centre, particularly for younger people who want to live closer to their workplace.

He added that the move was also a chance to regenerate Harrogate’s high street, which has fallen on hard times in recent years along with other towns.

Alex Goldstein, property consultant in Harrogate.

Mr Goldstein said:

“I see this as a good thing. I have been banging on about it for years.

“We need to stop building new builds on the outskirts of town.”

Mr Goldstein added that the trend was replicated in bigger cities, such as London, where people want to be close to “cafe culture” and working remotely.

Harrogate following the trend

Cities such as Lincoln prepared for the changing high street as long ago as 2006, when City of Lincoln Council published its masterplan for the city centre.

It aimed to keep people in the city centre by offering a mixture of retail and “experience”, such as coffee shops and cinemas.

The move is a far cry from the usual consumer retail units, such as Primark and River Island, which high streets have become known for.

The aim of keeping people in the city centre would partly be done by creating more residential space, the council said.

Harrogate is not immune to this trend.

On West Park, space above the now closed Orvis store is proposed to be converted into six new flats.

Just a stone’s throw away on Cambridge Street, new apartments are proposed above a former phone shop and multiple applications have been submitted to convert the former post office on Cambridge Road into accommodation.

Meanwhile, the government recently stepped in to approve a redevelopment of the former Thomas Cook unit on James Street into three new flats.

A 17-bedroom aparthotel scheme on the floors above the new Oliver Bonas store on James Street was also planned, but was turned down by Harrogate Borough Council.

Left, the rear of the property on Market Place currently; right, the proposed alteration.

Left, the rear of the property on the former Thomas Cook unit on James Street currently; right, the proposed alteration.

In a report by estate agents Savills, Paul Wellman, residential researcher at the firm, estimated 36,000 new homes were built close to town centres across the UK in the five years to June 2020.

Since then, the move to think differently about retail on the high street has “accelerated” due to the covid pandemic.

Mr Wellman said:

“The truth is our towns and city centres were already changing.

“In 2020 these changes accelerated. As the need for particular uses and businesses usually found in the heart of towns and cities reduces, opportunities arise to remodel and revitalise those places.

“Whilst covid has given some the desire for countryside and green open spaces, for others it has meant convenience and being part of a community.”

An opportunity for young people

Much of the discussion around converting unused retail space into housing has centred on getting people in closer proximity to bars, restaurants and offices.

While cities such as Manchester and Leeds may have a wider retail offer to youngsters, Harrogate has its own selling point.

Allessandro Biraglia, associate professor of marketing at the University of Leeds, said Harrogate had its own independent retail sector, which bigger cities may not have due to expensive rates and bigger franchises dominating the high street.

As a result, he said living within a smaller town centre may offer an opportunity to “young professionals” who want to get their business ideas off the ground.

He said:

“Having the possibility to live above the shop and having everything in one place would be enticing for many young professionals.”

‘The high street is shifting’

The legacy of covid has led to estate agents, property developers and businesses rethinking how they use the space available to them in town centres.

While larger developers will continue to opt for strategic housing sites, others will see chances to create homes in the heart of the high street such as Harrogate.

For Mr Goldstein, the move is a good thing for town centres.

“The high street is shifting from the usual.”

Council rejects Hampsthwaite garage plan to relocate

Harrogate Borough Council has refused plans for a longstanding garage in Hampsthwaite to relocate.

Simon Graeme Auto Services Centre, which is based on Grayston Plain Lane, had submitted a planning application to relocate onto the opposite side of the road.

The move would have seen a new purpose built facility built and the current MOT centre and car park demolished.

The new garage would also have included units for MOT servicing, training space and a reception and office. Fifteen car parking spaces would be provided, including six electric vehicle charging points.

However, the council has rejected the plan on the grounds that the development site was in open countryside and considered to be “unsustainably located”.

It added:

“By virtue of its scale and the introduction of built development into an open landscape the proposal is considered to create a significant level of landscape harm to both the open countryside and the views into and out of the Nidderdale AONB.”

In documents submitted to Harrogate Borough Council, the developer said the larger building was needed in order to “respond to changes in the automotive industry”.

It said:

“The business has outgrown the site and given the growth of electric and hybrid vehicles, together with need to maintain services for the farming community, there is a clear need for a larger, more bespoke building.

“This would also enable the building to be future proofed in terms of electric vehicle charging.”

The garage, situated just off the A59 near to Hampsthwaite, has been established for over 25 years.

Pateley Bridge road finally reopens after landslip repairs

A landslip-hit road in Pateley Bridge which has undergone lengthy repairs has finally reopened.

Temporary traffic lights were installed on the B6265 at Red Brae Bank, Bewerley, after storms caused a landslip in February 2020.

The route then closed to traffic in October last year when North Yorkshire County Council began a £480,000 scheme to stabilise the road, which is on the steep slope out of Pateley to Greenhow Hill.

The road was initially due to reopen on December 16 but the date was then pushed back to January 18 and then to today.

The council has now reopened the road to traffic with temporary lights in place for a further two weeks.

Chris Hawkesworth, a local resident who lives near the road, said it was a relief for those in the area.

He said:

“Everybody on the hill is much relieved.

“It was a 20-mile round trip for what would ordinarily a one mile trip.”

The authority said the £480,000 scheme had taken longer than anticipated as workers needed to “increase the depth and length of the excavation to lay the foundations” for the repairs.

The county council hired Cumbria-based Thomas Armstrong (Construction) Ltd to undertake the work at a cost of £232,040 – though it said it had to factor in any contingencies into the final cost.

The Stray Ferret asked the county council whether the delays in completing the scheme would lead to any further incurred costs.

Melissa Burnham, highways area manager for the council, said:

“In the design process for every scheme we must account for contingencies in the final cost.

“At Greenhow Hill we are carrying out drainage works and stabilising the slope below the road and new structure. In this instance the contractor valuation came in lower than anticipated and although the scheme is still ongoing it is likely to stay under budget.”

Business Breakfast: Harrogate law firm appoints new solicitor to disputes team

The Stray Ferret Business Awards will be held on March 9 at the Pavilions of Harrogate. The event will be a celebratory night with prize draw and afterparty.

Richard Flinton, the chief executive of the new North Yorkshire Council is the guest speaker. Early bird ticket prices are available until February 9 and available to buy here. Bring your team, network and have fun.

A Harrogate law firm has hired a new solicitor in an effort to bolster its disputes team.

LCF Law has hired Will Bates, who has joined the company from fellow Harrogate-firm McCormicks.

Mr Bates has advised companies and individuals on all types of commercial disputes over the last five years since qualifying and has particular expertise in sport related disputes.

He said:

“I wanted to join LCF Law because its disputes and litigation team has a great reputation for being cohesive and effective on behalf of a broad spectrum of clients.

“The firm is also well-known for encouraging career progression.”

Charles Abraham, head of disputes at LCF Law, said:

“Will will be working on a wide range of commercial disputes, as an Associate solicitor in our six-partner dispute resolution team.

“He has an impressive track-record for getting the best possible outcome for his clients and is also skilled at mediation. He is a welcome addition to our team.”

Harrogate businesses invited to quiz broadband experts

The NYnet connectivity team.

Businesses in Harrogate will have the chance to quiz broadband experts at two drop-in sessions next month.

NYnet’s connectivity team will be at Indulge Café on Hornbeam Park to answer questions from companies and provide information on how to access the company’s high performance full fibre network.

The sessions are open to all businesses in the Harrogate district, including those on Hornbeam Park.

Alastair Taylor, CEO of NYnet, said:

“These sessions are a chance for local businesses to sit down with our team over coffee and have an informal chat about any issues they might be experiencing with connectivity.

“We can share our knowledge and talk through some of the options for improving their digital performance, including connection to our gigabit full fibre network and applying for match funding through Digital Enterprise.”

The drop-in sessions will be held on Thursday, February 9, from 10.30am to 12.30pm and Tuesday, February 28, from 1pm to 3pm.

Those businesses interested in attending should e-mail sales@nynet.co.uk to register their interest.

Harrogate hospital told to reduce 18 month waiting list to zero patients

NHS bosses have set a target for no patient to be waiting 18 months for surgery at Harrogate District Hospital.

Officials at NHS England have told Harrogate and District NHS Foundation Trust, which runs the hospital, that its waiting lists of more than 78 weeks should be brought down by the end of March.

Currently, the trust has 120 patients waiting more than a year and a half to have an operation.

The figure has gradually fallen since April 2022, when 205 people were waiting 18 months or more for surgery.

The number of patients waiting for an operation at Harrogate District Hospital since April 2022. Data: HDFT.

However, the number of patients waiting 52 weeks or more still stands at 1,299 people, an increase on the figure of 1,187 last April.

A spokesperson for Harrogate and District NHS Foundation Trust said:

“During the Covid-19 pandemic there was a risk of the NHS being overwhelmed with the number of patients seriously unwell with the virus. Protecting the NHS became a top priority and to ensure there was hospital capacity to cope with the pandemic, and to protect patients and staff, non-urgent routine hospital treatment was postponed.

“Since we emerged from the pandemic, a key focus for the NHS has been to reduce waiting lists, with a particular focus on those waiting longest for planned care, and to eliminate waits of over 104 weeks by March 2022 and 78 weeks by April 2023.

“Elective (planned) care is planned treatment at our hospital involving specialist clinical care or surgery, following a referral by a GP or health professional. It can refer to elective admission, outpatient appointments and diagnostic services, and relate to many conditions to improve the quality of life of a patient, to help them psychologically, or extend their life – for example cataract surgery, hip replacement, physiotherapy, or reconstructive surgery.

“Our teams have been doing extraordinary work to reduce waiting times and to see patients as soon as possible despite the ongoing difficulties that Covid-19 has caused. They have worked hard to add additional clinics, scans and operations; as well as adapting pathways and using technology to improve our offer to patients.”

Last year, the trust’s board approved an increase in capacity at the hospital to help deal with the long waiting list.

The £14 million project will see two additional operating theatres, two procedure rooms and a 12-bed ward for patients who require extended stays in care built on the site.

The trust also hopes the project will help to “future proof” the hospital for a growth in population and changes in demographic in the district.

Council approves Northern Energy plan to move from Hampsthwaite

Harrogate Borough Council has approved plans for Northern Energy to relocate to Marton-cum-Grafton.

The company is currently based In Hampsthwaite and has had its headquarters in the village for more than half a century.

However, officials at Northern Energy tabled a proposal to the council in February 2021 to move to Limebar Lane, one kilometre from the village of Marton-cum-Grafton and next to the A168.

The plans include 10,000 square feet of office space, a vehicle depot, LPG and oil storage tanks and a new car park.

In documents submitted to the council, the company said it had outgrown its current site.

“Such is the success of the business, the company have now outgrown their current premises on the edge of Hampsthwaite.

“Indeed, the location of the facility, some distance from the local highway network, and the absence of oil and fuel storage capacity on site is now beginning to hinder the business.”

The proposed Northern Energy site off the A168 as submitted to Harrogate Borough Council in planning documents.

The firm, which has an annual turnover of £27 million, supplies more than 50 million litres of oil and liquid petroleum gas across the UK each year.

However, the proposals were met with strong objections from local parish councils.

Both authorities said the development is inappropriate and would have “unacceptable consequences”, such as loss of agricultural land, increase in traffic and the proximity of the site to local residents.

Arkendale, Coneythorpe and Clareton Parish Council wrote to the council to object in “the strongest terms”.

It said:

“The other consequence is of course that valuable agricultural land will be lost.

“Such land is increasingly being lost to development and for us to be as sustainable as a nation we need to preserve our agricultural capacity rather than rely on importing foodstuffs from abroad.”

Meanwhile, Marton-cum-Grafton added in its response that the development was “not of exceptional quality” and “does not enhance its immediate setting nor is it sensitive to the defining characteristics of the local area”.

Business Breakfast: Ripon company invests £500,000 in new manufacturing machinery

The Stray Ferret Business Awards will be held on March 9 at the Pavilions of Harrogate. The event will be a celebratory night with prize draw and afterparty.

A Ripon company has invested £500,000 in new machinery to improve its manufacturing base.

Econ Engineering invested money into new Bystronic Xpert Pro press brakes, which are used for bending sheet metal.

The two new acquisitions, one of which is a 2500KN 3.1m machine, the other a 3200KN 4.3m machine, means the firm will be able to press materials up to a length of 7.4 metres.

This latest investment comes on the back of the family-owned and run business – which makes more than eight out of 10 winter maintenance vehicles on the UK’s roads – purchasing a £250,000 welding robot and the opening of a £7m engineering facility in Sowerby, Thirsk, which has now become home to Econ’s 1,000-strong gritter hire fleet.

Jonathan Lupton, Econ Engineering’s managing director, said:

“The purchase of these two new press brakes is a further demonstration of our commitment to investing in new technology within our manufacturing process.

“The opening of Sowerby has given us more space within our Ripon headquarters to accommodate the press brakes and the laser cutter, which help to boost efficiency and reduce waste.

“One of our strengths is being able to adapt our products to a customer’s individual specification, and this technical advancement will enhance our ability to craft each vehicle to meet their exacting needs.”

Harrogate developer starts work on £4.5m business park

Artist’s impression of the Marrtree Business Park, Clifton Moor, York.

A Harrogate developer has started work on a £4.5 million new business park in York.

The 2.4 acre park will be built on the site of the former B&M store at Clifton Moor in the city.

Marrtree Investments is constructing the scheme, which will create a 27,000 sq ft of modern business space across four units ranging from 4,000 sq ft to 8,000 sq ft, as well as a Starbucks drive-through café.

William Marshall, director of Marrtree Investments, said:

“We are really pleased to be bringing more of the high-quality modern business space, for which Marrtree has become well known, to York.

“Since the pandemic, well-thought-out, ergonomic workplaces, where people actively want to come to work each day, have become more important than ever and that’s what we aim to deliver with all our business parks and the kind of space that is in short supply for York employers.”

The new units are due to be completed in the autumn.

Harrogate-based HACS construction group has been appointed as main contractor for the construction of the business park.

Man, 76, arrested after ‘unexplained death’ of woman in Harrogate

North Yorkshire Police is investigating the “sudden and unexplained death” of a 77-year-old woman at a flat in Harrogate.

Officers were called to the property on Dene Park in Bilton at 2.49pm on Monday this week. Enquiries at the flat are still ongoing.

A 76-year-old man has been arrested in connection with the sudden death inquiry and released under investigation.

A police statement today added:

“At this stage, the cause of death remains unexplained.

“Anyone with information that could assist the investigation is urged to make a report via the North Yorkshire Police website or by calling 101, option 1, and speak to the Force Control Room.

“If you would prefer to remain anonymous, contact Crimestoppers on 0800 555111.

Please quote refence number 12230013571 when providing details.”

Harrogate train passengers braced for further strikes next week

Train passengers in the Harrogate district are set for two days with no services next week due to strike action.

Members of train drivers’ union the Associated Society of Locomotive Engineers and Firemen (ASLEF) are set to walk out on Wednesday and Friday in a dispute over pay and conditions.

Northern, which operates services between Leeds and York, has confirmed no trains will run on the days of strike action.

The company has also urged passengers not to travel as no rail replacement services will be operated.

It said in a statement:

“There will be no rail replacement buses on strike days for Northern services and some Northern stations may be closed or have reduced hours due to the limited staffing and services.

“Advanced tickets have been withdrawn from sale for strike day.”

The operator added that some services on the day after strikes may be also be affected.

Meanwhile, LNER, which runs services to London King’s Cross from Harrogate, said it would be running a limited timetable on the days of strike action and urged passengers to check their journeys before travelling.

Union bosses said the planned walkouts were a result of a pay proposal made by train operators which it said could not be accepted as it represented a “real terms pay cut” amid soaring inflation.

Mick Whelan, general secretary of ASLEF, said:

“The proposal is not and could not ever be acceptable but we are willing to engage in further discussions within the process that we previously agreed.”

Besides train drivers, teachers, nurses and ambulance workers are all set to strike in the Harrogate district in the next two weeks.

Boy, 13, charged with stealing scooter in Harrogate

A 13-year-old boy has been charged with stealing a scooter from Hornbeam Park in Harrogate.

The boy, who cannot be named for legal reasons, appeared before Harrogate Magistrates Court on Friday.

He was accused of stealing a Piaggio Zip from the Premier Inn on Hornbeam Park Avenue on December 3 last year.

The teenager was also charged with failing to stop at Park Drive when required to do so by an officer, driving without a licence and without insurance.

The 13-year-old was bailed by magistrates until February 3 for the case to be reviewed by the prosecution.

Harrogate following the trend

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An opportunity for young people

‘The high street is shifting’

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Harrogate businesses invited to quiz broadband experts

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Harrogate developer starts work on £4.5m business park

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