Calvin Robinson Chief Reporter, Author at The Stray Ferret

Bid to build 170 homes in Knaresborough refused again

Plans for a major housing development behind a Knaresborough school have been refused for the second time in two years because of concerns about the “poor” layout and design.

Proposals for 218 homes near Meadowside Academy were first rejected by Harrogate Borough Council’s planning committee in October 2019.

Applicant Geoffrey Holland then scaled back house numbers for the scheme to 170 in his second push for approval. However, these latest plans were thrown out again by councillors at a meeting on Tuesday.

Recommending refusal, council planning officer Kate Broadbank said the Water Lane scheme had a number of “fundamental” issues.

She said:

“One of the site allocation requirements is the provision of a circular recreation route – and this has been provided around the edge of the site.

“However, it is considered to be unsatisfactory, as it is a narrow path between the site boundary and side elevations of dwellings, meaning it is not very well overlooked and would not provide a safe, attractive route.

“The same situation occurred around the open space and children’s play area where houses backed onto this.

“The applicant has tried to overcome this by turning some houses around to face onto the path and play area, however, this has led to an issue with rear gardens now backing onto the streets.

“On the whole, the scheme is considered to lack character or a sense of place.”

At Tuesday’s meeting, an agent for Mr Holland urged the committee to not vote for refusal but instead defer a decision on the plans.

This, again, was rejected by councillors.

The agent said:

“If the layout was fundamentally flawed, we should have been told that six months ago, not last week.

“I urge the committee, bearing in mind that most of the issues have been resolved, that the item be deferred for the final layout negotiations to take place.”

80 objections

Ms Broadbank responded to say she did not believe a deferral would bring about major improvements to the key parts of the scheme, particularly the layout.

She said:

“My view is that there would not be any fundamental change to the layout if it was to be deferred. We have been in negotiations for quite a long time now and my main concerns were expressed to the applicant last year.

“The revisions I have received to date have not overcome the fundamental issues with the layout which I have to say is probably driven by the number of units.”

The site is allocated for more than 148 homes in the Harrogate district Local Plan 2014-2035, which outlines development in the district until 2035. This means development will happen once councillors are satisfied with detailed plans.

The latest proposals included a mix of one and two-bedroom apartments, as well as two, three and four-bedroom houses.

A total of 81 of these properties would have been classed as affordable.

More than 80 residents had lodged objections against the plans, which did not receive a single letter of support.

Kingsley Drive residents to ‘remain vigilant’ despite 217-home rejection

Residents on Harrogate’s Kingsley Drive say they will “remain vigilant” despite a controversial 217 home plan in the area being rejected.

Councillors on Harrogate Borough Council’s planning committee unanimously voted to refuse the proposal from Persimmon Homes yesterday after council officers said it was unacceptable.

The council received 388 objections to the scheme and no responses in favour.

The Kingsley ward area will eventually see more than 600 homes built, including developments at Granby Farm and 149 homes on Kingsley Road.

However, despite the refusal, residents have said they intend to keep an eye on the proposal in case it is appealed.

The proposed layout of the homes on Kingsley Drive as submitted by developer Persimmon Homes.

John Hansard, who lives in the area, told the Stray Ferret that the refusal was a “good result” but added that locals were well aware that the plan could come back.

Mr Hansard pointed to the Planning Inspectorate’s decision to approve 149 homes on Kingsley Road back in March, despite the borough council refusing the plan, as an example.

He said:

“It was a good result and I am pleased about that. It does give us a bit of breathing space.

“My only concern is that they [the developer] will appeal. I think that we need to look into that.

“I think we need to remain vigilant.”

Meanwhile, Catherine Maguire, another resident on Kingsley Drive, said the result left her with mixed emotions.

She said the news was “positive” for the area, but added that there was further to go in opposing the scheme.

Ms Maguire said:

“It’s good to have some positive news, but I have mixed emotions and there is a long road ahead.

“You never know what a planning inspector will say. But I feel more confident this time, because there are too many issues with the site.”

Chris Watt, who spoke on behalf of Kingsley Ward Action Group at the meeting, said he was delighted that councillors sided with residents.

He told the Stray Ferret:

“I’m delighted that councillors listened to local residents and rejected this terrible proposal.

“The area is already suffering from heavy construction traffic from early in the morning and another massive housing project in an already over developed area would only make matters worse and add to congestion and pollution.

“It was telling how scathing councillors were about the proposals and it shows the power that local people can have.”

Officer and councillor concerns

Ahead of refusing the proposal, council officers said the application was “not considered acceptable”.

Although the site is allocated for housing under the council’s Harrogate district Local Plan 2014-35, which outlines development in the district until 2035, officers had concerns about overdevelopment and inadequate information on surface water drainage and noise.

Authority officials also said in a report that the number of homes on the site was above the 173 allocated in the local plan.

The application, when combined with the nearby Stonebridge Homes development, would have seen a total of 313 houses built if it had been approved.

Meanwhile, Cllr Nigel Middlemass, ward member for Kinglsey, told the council’s planning committee that the development had not been thought through.

He said:

“This is the biggest and worst thought out [housing site] in the area. It is far too intensive and well above the numbers in the local plan.”

Paul Butler, agent for Persimmon Homes, requested that the committee defer the application so that the council and developer could work on the design and layout of the scheme.

However, the council’s planning committee voted unanimously to reject the scheme.

Council rejects controversial plan for 217 homes on Kingsley Drive

Harrogate borough councillors have rejected a controversial scheme for 217 homes on Kingsley Drive.

The council received 388 objections to the scheme and no responses in favour.

The current application, submitted by Persimmon Homes, has seen the number of properties planned on the site reduced from 244 to 217.

But Harrogate Borough Council planning officers said the proposal “was not considered acceptable”.

The Kingsley ward area will eventually see more than 600 homes built, including developments at Granby Farm and 149 homes on Kingsley Road.

However, residents have raised a number of concerns over Persimmon’s plan, including overdevelopment and traffic congestion.

Chris Watt, speaking on behalf of Kingsley Ward Action Group, said the traffic caused by the homes would make congestion worse in the area.

He said:

“As we have already seen from current developments taking place, our local roads are not designed for construction traffic.

“Congestion on Knaresborough Road is already bad and this would only be made worse by the number of houses proposed for this site.”

Meanwhile, Cllr Nigel Middlemass, ward member for Kinglsey, told the committee that the development had not been thought through.

He said:

“This is the biggest and worst thought out [housing site] in the area. It is far too intensive and well above the numbers in the local plan.”

Paul Butler, agent for Persimmon Homes, requested that the committee defer the application so that the council and developer could work on the design and layout of the scheme.

However, the council’s planning committee voted unanimously to reject the scheme.

First Lidl supermarket in Harrogate given go-ahead

Plans have been approved for the first Lidl supermarket to open in Harrogate.

Councillors on Harrogate Borough Council’s planning committee gave the go-ahead for the new store on Knaresborough Road this afternoon.

The new supermarket will be built on the former Lookers car dealership site.

The multi-million pound proposal includes a 1,263 square metre sales area, an in-store bakery, customer toilets and 94 parking spaces and cycle parking at the front of the store.

Jonathan Harper, agent for Lidl, told councillors at a meeting today:

“There are a number of clear tangible benefits to this scheme.

“The development represents a significant investment by Lidl and will create 40 new jobs which carry clear importance at this time.”

Cllr Robert Windass, member for Boroughbridge, said:

“This site is derelict.

“I think it will be an asset to that part of Harrogate.”

Cllr Philip Broadbank, member for Harrogate Starbeck, said the development would be “welcomed and well used”, but added that delivery times and highways needed to be looked at when setting conditions.

He requested that a condition was set to reduce the delivery time hours from 11pm to 10pm.

However, Cllr Broadbank added:

“The site is generally acceptable and it does have quite a lot of support [from residents].”

The new store will be open from 8am to 10pm Monday to Saturday and 10am to 4pm on Sunday.

Lidl has also submitted plans for a new store in Ripon.

The German supermarket chain has lodged proposals for a store at St Michael’s Retail Park in the city.

Earlier this month, the application won the support of Ripon City Council.

A decade worth of monthly police visits to Mayfield Grove house

Police received on average one report per month over suspected crime and anti-social behaviour at a house on Harrogate’s Mayfield Grove for the past decade, the Stray Ferret can reveal.

Figures obtained by a Freedom of Information request show 255 reports were made to North Yorkshire Police from the public about 38 Mayfield Grove since April 2008.

It amounts to at least one police visit a month on average for the last 13 years.

The house has been at the centre of crime concerns recently after North Yorkshire Police and Harrogate Borough Council ordered the property to be closed back in March.

The figures revealed today suggest a persistent problem at the property over anti-social behaviour. Since the closure, residents have called for more to be done about crime in the area and have met with officers, council officials and North Yorkshire Police, Fire and Crime Commissioner, Philip Allott.

The Stray Ferret asked police for the most common reports made about the address and how many times police were called about each reason.

Of the most frequent reports, a total of 64 were related to public safety and included suspicious circumstances, insecure premises and concerns for safety.

Meanwhile, 27 were about anti-social behaviour.

Closure orders and crime concerns

The house has been ordered to close twice since 2005.

The latest order to shut the property down was made back in March by North Yorkshire Police and Harrogate Borough Council.

The two organisations can apply to a court for a closure order if they have concerns about antisocial behaviour and criminal behaviour on premise.

Since then, the property has been allowed to reopen and officers have held community engagement events with concerned residents.

At an event held in June, many residents said they were worried about crime in in general in the area – not just individual properties.

Meanwhile, Philip Allott, North Yorkshire Police, Fire and Crime Commissioner, pledged to push for more police officers on Mayfield Grove.

He visited the street last week to hear concerns over anti-social behaviour and crime on Mayfield Grove and nearby Nydd Vale Terrace and Mayfield Terrace.

Mr Allott told the Stray Ferret:

“I will ask the police to step up neighbourhood policing in this area. I will ask them to target the drug dealers and make it hard for the supply chain to operate.”

Two year wait for planning decision forces appeal over Ripon townhouses

Developers have lodged an appeal against Harrogate Borough Council over a “failure to determine” a planning application for new apartments and townhouses in Ripon.

Spinksburn Ltd had tabled a plan to build four apartments and four townhouses on land off North Street in the city.

The site, which used to be retail units, was demolished to make way for Marshall Way and has remained undeveloped since.

The company tabled a revised plan back in November 2019, but says it has yet to receive a decision on the proposal.

Now, the developer has taken the matter to the government’s Planning Inspectorate.

In a letter outlining its grounds for appeal, the developer said it had requested a delay to the decision due to the covid pandemic back in April 2020.

A further extension was then agreed until July 15, 2021.

However, the developer said that since then the borough council has yet to determine the application.

The letter written by the developer’s lawyer said:

“Our client has therefore instructed us to submit the appeals for non-determination because the council does not appear to have the resources to be able to determine the applications and there appears to be no end in sight.

“My client is extremely concerned that determination of the applications is being allowed to drift and there are no means by which to secure the determination of the applications besides the appeal process if the council does not have the necessary resources.”

A government planning inspector will make a decision on the appeal at a later date.

Harrogate district reports 38 daily covid cases

The Harrogate district has recorded another 38 new covid cases in the last 24 hours, according to today’s Public Health England figures.

Meanwhile, the district’s seven-day covid rate has fallen to 263 cases per 100,000 people.

Elsewhere, the North Yorkshire rate stands at 251 and the England average is 287.

Harrogate District Hospital has not reported a covid-related death in three-and-a-half months.

It means the covid death toll at the hospital since March 2020 remains at 179.

However, latest figures show that the hospital is treating nine covid patients.

Elsewhere, 123,101 people have received a first covid vaccine in the Harrogate district and 105,585 have had a second dose.

How to spot potential modern slavery at hand car washes

Workers with the wrong equipment or living at the site are among the signs of suspected modern slavery to look out for at hand car washes, according to an expert.

Darryl Dixon, director of strategy at the Gangmasters and Labour Abuse Authority, the agency which investigates worker exploitation, said while the signs may not necessarily be modern slavery offences, reporting them can help with investigations.

Mr Dixon was speaking to the Stray Ferret following the sentencing of Defrim Paci, the sole owner of Harrogate Hand Carwash on Sykes Grove, for crimes he committed at another car wash in Carlisle.

Paci was jailed for 45 months for the mistreatment and exploitation of workers who travelled to the UK from their native Romania in search of better lives.

Speaking about the potential signs of modern slavery at hand car washes, Mr Dixon said the number of workers, whether they have the right equipment and buildings which are seemingly used for accommodation were the most common.

However, he added that those may not amount to offences.

Mr Dixon said the GLAA often gets reports from the public on car washes because as businesses they are visible and used frequently by people.

He said:

“There could be issues with the information. Sometimes the information we get is low level or low quality.

“You need a lot of information to see if there is modern slavery.”

But, Mr Dixon said it was important for people to continue to report issues to the authorities.

He said:

“It’s important to report something if you think it looks like a problem.

“The more information we get can help us build a picture and assess if something is going on.”

Those wishing to report potential modern slavery at a hand car wash can do so through the Safe Car Wash app, which was set up by the Church of England’s anti-slavery arm, the Clewer Initiative, and the Catholic Church.

The information reported is anonymised and is shared with the National Crime Agency and Gangmasters and Labour Abuse Authority.

200 Harrogate council leisure staff set to transfer to new company

Union bosses have said they have received assurances there are “no plans” to change conditions for council staff after this week’s overhaul of leisure services in the Harrogate district.

Some 200 Harrogate Borough Council employees transferred to a new local authority controlled company called Brimham’s Active at the start of August.

Brimham’s Active will run the council’s 11 leisure venues, including The Hydro in Harrogate, Knaresborough Pool, Ripon Leisure Centre and Nidderdale Pool.

The move has raised employment concerns among those staff affected but Unison said all workers will maintain their current terms and conditions.

David Houlgate, secretary of Unison Harrogate local government branch, said the union will continue to monitor the situation after the company becomes active.

He said:

“We have been successful with our campaign and have received assurances that there are no plans to change existing terms and conditions following the transfer.

“We will continue to monitor the situation to ensure this position does not change.”

A spokesperson for Harrogate Borough Council said all leisure staff would transfer to Brimham’s Active under the Transfer of Undertakings (Protection of Employment) Regulations, better known as TUPE, on August 1.

New leisure company

The council voted last year to create a new local authority controlled company to take over the running of its leisure facilities.

At the time, council officials said the move would save £400,000 a year and that the authority would have a majority of representatives on the new company’s board.

The company has since been incorporated and appointed seven directors. They include local councillors, council officers and Mark Tweedie, who has been appointed managing director of Brimham’s Active.

According to Companies House, Zoe Appleton-Metcalfe, Wallace Sampson, Samuel Gibbs, Stan Lumley, Trevor Watson and Pat Marsh have been appointed directors.

The council has also announced a £26 million investment in the Harrogate Hydro and a new leisure centre at Knaresborough, which was expected to be financed by borrowing from the government.

In June last year, Cllr Stan Lumley, cabinet member for tourism and sport, said the new company and investment plan “came hand in hand” and would help the authority save money.

Company awarded £277,000 ground investigations contract for Ripon barracks site

A Darlington-based company has been awarded a £277,000 contract to undertake ground investigations on land earmarked for a potential 1,300-home development in Ripon.

Homes England has commissioned Dunelm Geotechnical and Environmental, a ground investigations firm, to carry out the work at the former Ripon barracks site.

The government housing agency has tabled a plan to build 1,300 homes on the site.

Ripon has a history of ground instability and sinkholes caused by the soluble of nature gypsum, the rock that lies under much of the area.

The brief for the contract, which is worth £277,108.77, says the work is to:

“Complete an intrusive ground investigation as Principal Contractor under the CDM Regulations 2015 at a site in Ripon, including factual report on ground investigation.”

The proposal for the barracks site has caused controversy in the city with councillors opposing the development and residents signing a petition objecting to the plan.

Harrogate Borough Council is currently considering the proposal and will make a decision at a later date.

History of Ripon barracks plan

When the Ripon Neighbourhood Plan was being drawn up, it was envisaged that the barracks site would provide space for 800 new homes.

The site, encompassing Claro Barracks, Deverell Barracks and Laver Banks, initially included 11 hectares earmarked for employment uses.

After the allocation of land for employment uses was reduced, Homes England sought outline planning approval for a 1,300-home scheme.

A transport assessment, prepared in support of the development, was described as ‘flawed’ by Ripon City Council.

Harrogate Borough Council validated a planning application for the site back in September 2020 in a move which developers saw as a “major step forward”.

However, in May this year, Highways England called for further assessment of the transport and traffic impact of the proposed development.

The planned homes will include a significant number of two- and three-bedroom mid-range houses and will include apartments in the centre.

It also includes a community centre, employment space, shops, parkland, a new primary school and sports facilities.

It means Homes England now has a major presence in the Harrogate district.

The developer already has plans submitted with the council for 200 homes at a former police training centre on Yew Tree Lane, Harrogate.

Last week, the Stray Ferret reported that Countryside Properties had been awarded a £63 million contract to construct the scheme.

The housing agency also has plans lodged for 390 homes on land off West Lane, Littlethorpe.

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80 objections

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Officer and councillor concerns

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Closure orders and crime concerns

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New leisure company

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History of Ripon barracks plan

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