Harrogate Borough Council has defended its decision-making on its new civic centre following an investigation by The Stray Ferret.

After our reports were published on Monday morning, Harrogate Borough Council posted a series of tweets in response.

In response to articles published on the Stray Ferret website about the supposed cost of civic centre in #Harrogate, the articles are not accurate. The figures are based on a wide range of assumptions backed up by unnamed experts.

— Harrogate Borough Council (@Harrogatebc) July 13, 2020

As outlined in our reports, in the course of our investigation we contacted and interviewed a number of established, independent estate agents, architects and quantity surveyors. Each gave us their honest opinion based on their expertise but, as they all work in the local area, they asked us not to identify them in our reports.

Land value

The land at civic centre did not cost the council £4.5million. We already owned it, so the cost was £0. Including the assumed value of land when working out the cost of a building is not a methodology we ever used.

— Harrogate Borough Council (@Harrogatebc) July 13, 2020

The Stray Ferret has looked through all the available documents at the time, including the appraisal of the Hornbeam site and others. They sum up the council’s view that none of them was as suitable as Knapping Mount.

Though the council can argue it did not spend any money on the Knapping Mount site because it already owned it, this misses a central point of our investigation. The land was potentially extremely valuable and, if sold, could have brought in sufficient income to buy and build on a cheaper site elsewhere, with resulting savings for taxpayers.

Without having achieved planning permission, the council could never have had a clear value of the land in order to make an informed decision about whether to sell it or build on it.

Other options

It is true that one of the sites we considered was at Hornbeam Park. A full appraisal of this option was put to cabinet and council in October 2014 and rejected as not viable. You can read more at: https://t.co/w0ZnpRLyyB

— Harrogate Borough Council (@Harrogatebc) July 13, 2020

What has never been released, however, is the full detail of those sites, how the costs were calculated and why they were dismissed as less favourable than Knapping Mount. A full report was done by an external consultant – but this has always been kept under wraps.

As outlined in our report, the council referred to areas including Pannal and Beckwith Knowle, but did not specify which sites, or whether they were buying buildings or land to build a new office on.

These details were never part of any public consultation or even discussion. Without this information being made public, local taxpayers are unable to judge whether the council made sensible use of their money.

Final costs

At the moment, we cannot reveal the final cost of the building as we have not agreed a final bill with the developer. It is now in receivership. We are waiting for an update from the official receiver. As soon as the final cost is known to us, it will be made public.

— Harrogate Borough Council (@Harrogatebc) July 13, 2020

The final cost of the build is only part of the picture. We know the contract was agreed at £11.5m and the council views that as the fixed cost. The contractor has argued for more money and only in time will we find out what has to be paid.

But there is more to it than that. The additional value of the land has never been discussed publicly, and nor have the costs of fitting out the building – everything from flooring to light fixtures, IT infrastructure and more. There is no reason why the council cannot release these details now, more than two-and-a-half years after the building was occupied, and we call on them to do so.

Savings

Civic centre represents excellent value for the council tax payer of the district. It saves us around £1million a year compared to running and maintaining the previous network of offices. This is money that was sorely needed to keep our public services running in recent months.

— Harrogate Borough Council (@Harrogatebc) July 13, 2020

The council argues that the civic centre saves £1m per year and we don’t dispute that those savings have been made. However, any money saved was through reducing staff numbers, working on one site instead of five and moving to a modern, efficient building.

All of those savings could have been made with a move to any new office – it did not have to be Knapping Mount. A cheaper site and a cheaper build would have given the same results AND left taxpayers enjoying the benefit of the same savings.

Questions still to be answered

A number of key points in our investigation have still not received a response from HBC.

We found that their choice of a round building – designed to ‘express the nature of democracy’ – made the project more complex and therefore more expensive. The council has not defended this choice.

Nor has it responded to the continuing threat of devolution which could mean the new civic centre is no longer needed, or is too large or even too small for changing requirements in Harrogate in the next few years. These discussions began before the council committed to the new building and are continuing now:, with change expected within two years.

There has been no justification for the need for a town centre office, which dominated HBC’s decision-making process and bumped up the cost of out-of-town options, as it argued it had to retain another central office as a customer service centre.

Finally, the council has still not explained why, when the Knapping Mount site was earmarked for housing, it did not attempt to get planning permission in order to asses the true value of that land before deciding to where to build the new civic centre. Without that, we can never know what the land could have been worth.

Harrogate Borough Council’s new civic centre has been branded a ‘vanity project’ by a campaign group focused on the good use of public money.

The comments from the Taxpayers’ Alliance comes after The Stray Ferret investigated the costs and decisions around the civic centre, finding its true cost to taxpayers was £17m.

Having seen the investigation, Harry Fone, grassroots campaign manager at the TaxPayers’ Alliance said:

“This is an absolutely shocking and ridiculous waste of money. Poor council procurement and planning has cost taxpayers dearly.

“Residents have faced year after year of rate rises. They don’t deserve to see their hard-earned taxes frittered away on council vanity projects.

“It is essential that every penny of public funds delivers maximum possible value. Harrogate council must clean up its act and stop taking ratepayers for a ride.”

Political reaction

Harrogate Liberal Democrat opposition group has also slammed the council’s spending on the project.

Cllr Pat Marsh, who leads the group on Harrogate Borough Council, said:

“Liberal Democrat councillors have opposed this move from the very beginning, arguing that it’s a shocking waste of money and we should be investing in the services that touch people’s daily lives.

“However our opposition was ignored by Conservative councillors who stressed at great length that this would be a £9million project which ‘will pay for itself within five years’. Our residents need to know whether this is still the case, and if not, why not? It is their money and they deserve answers.”

A Harrogate beautician has told the Stray Ferret that she is seriously worried for the industry as people are being driven to go “underground” to be able to make a living.

Beauty salons now have the green light to reopen but therapists will not be able to perform many of the treatments that are their “bread and butter”, she said.

Treatments which involve work directly in front of the face are not allowed under government guidance.

Michelle Mohindra, owner of Coco Tan

Michelle Mohindra, owner of Coco Tan, which is a group of three salons in Harrogate, told us that she has some major concerns:

“We have been given green light to go ahead and then told we can’t do certain treatments. People are so desperate to do treatments and to earn money again that we are actually driving our reputations and our industry underground and I am very concerned that we are going to damage our industry.

“People feel they have no choice but to carry out treatments behind their front door and they shouldn’t be doing that, but I understand we have been forced into a very difficult place.”

Read more: 

• Recovery plans launched to save local tourism 
• Salons set for a busy re-opening week

Michelle went on to say that despite a demand for other treatments, they have lost customers.

“We have had lots of clients that wanted to book in, but because we can’t do any work to the face we have lost the appointment. Sometimes it doesn’t make sense to us that we can wax from the neck down without any issue at all but we can’t touch anyone’s face. This means no eyebrow waxing, no threading and no lashes, and people are desperate to have these done.”

With the cost of PPE rising, this creates another challenge for salons.

“There’s a lot of financial concern because of the cost of PPE. We used to purchase a box of face masks for £3.99 – the price of this just quadrupled overnight, so we have had to budget very, very carefully to staff the salons with the budget we have.”

It comes as questions are being asked by the beauty industry about why barbers can offer a beard trim but a beautician can’t offer treatments such as eyebrow waxing.

Care homes in the Harrogate district have now reported more than 100 coronavirus deaths among their residents. It is a grim milestone for the local care sector.

The latest ONS data, which only accounts for deaths up to July 3, revealed that there have been 104 deaths. That number is where coronavirus is mentioned on the death certificate.

It is different from the NHS England data from hospitals where the deaths are only added to the tally when coronavirus is deemed to be the cause of death.

Read more:

• How Harrogate Christmas Market could still get the green light
• No coronavirus deaths reported in Harrogate for six days

Currently, Harrogate District Hospital has recorded 81 coronavirus deaths. That is according to NHS England data from yesterday.

This new ONS data revealed that there have been four extra deaths at the hospital. That difference is where coronavirus is on the death certificate but not necessarily the cause of death.

It also revealed that there have been five deaths at homes, one death at hospices, and two more deaths at “other communal establishments.”

Despite spending millions, Harrogate Borough Council still faces problems with its new civic centre. 

The amount of parking on offer has been controversial from the outset and results in staff having to park elsewhere – taking up valuable commercial spaces and clogging residential streets. 

While HBC argued its move to the new civic centre would save £1m a year, this would have been true no matter which site the council chose for its new headquarters. 

The building itself has no mayor’s parlour for civic occasions, a choice which was queried by groups including Harrogate Civic Society, leaving nowhere to host visitors.

The council also made the move knowing that changes could lie ahead for local government, with the future shape of local government in North Yorkshire being debated at the time. Now, with HBC having only been in the civic centre for two years, even the existence of district councils is up for debate as North Yorkshire prepares for devolution.

Why is parking a problem? 

From the outset, the amount of parking was controversial.  

• Previously, 266 spaces were available across HBC’s five sites 
• Knapping Mount has just 95 spaces for staff and visitors 
• 561 staff are based there (though not all are there five days a week) 

As a result, the council is using spaces at the nearby Harrogate Convention Centre as overflow parking. In its plans for using up to 130 of these spaces, HBC acknowledged that it could result in a reduction in the £150,000 annual income from the public using the HCC car park 

When events are held, staff can park free in the Victoria multi-storey car park, using permits issued by HBC.  

• Usual cost of £11.70 for nine hours 
• Annual parking pass costs a member of the public £1,512 
• 786 parking spaces available 
• 698 parking passes have been issued to staff 

While it is unlikely they would all be used at the same time for the full day, there is no limit on how many spaces in the Victoria Car Park can be taken up by council staff. 

Not only does this mean that staff are being given free parking in a prime spot for shoppers who could be supporting local businesses, but it also limits the potential income for the council from parking spaces. 

The new civic centre car park has 95 spaces, with 561 staff based there

A report to HBC’s cabinet in November 2014, before building work began at Knapping Mount, rejected the multi-storey car park as an option. It said: 

“The use of Victoria Car Park as a potential location for employee parking has been considered, however feedback suggests that this may not be well utilised by employees due to the facility being more distant from the Knapping Mount site.” 

However, staff are now given passes for that car park when the convention centre is in use. If they do, as predicted, feel it is too far, the only option left to staff who drive is to park on surrounding streets. 

North Yorkshire County Council, which looks after on-street parking, warned during the planning process that it would have to enforce residents’ parking zones if neighbouring streets became congested. It said it would review the situation annually for five years after the new civic centre was occupied, in December 2017. 

The county council told The Stray Ferret it was working with HBC to monitor the situation, but follow-up surveys to its initial report have not been possible during the pandemic and would not give a representative picture of normal working days. Allan McVeigh, NYCC’s head of network strategy, said:

“Harrogate Borough Council is not only obliged to monitor how staff travel to the civic centre and where they park, it has also committed to promoting sustainable travel and encouraging staff, councillors and visitors to reduce their car use.

“The borough council has provided us with a draft monitoring report that contains the results of a travel survey, an update on agreed travel plans as well as a number of initiatives to promote sustainable travel to the civic centre.”

The full report will be published on HBC’s website once finalised.

Read more:

• The Stray Ferret reveals the civic centre cost taxpayers £17m
• Expensive design choices as council sought to ‘express nature of democracy’
• The alternative site that could have saved £7m

What savings have been made?

An ambitious savings target of £1m per year was set by HBC when it planned its new civic centre, which the ruling Conservative party said would mean the £5m spend would pay for itself in five years. 

Taken from a Conservative leaflet distributed in 2014

In its 2019 annual report, HBC said:  

“Savings of £909k from our move to civic centre have been built into the base budget and approved budget for 2019/20.” 

According to the council, this is made up of: 

• Senior management review – £269,000 
• Running costs – £265,000 
• Facilities management and support services – £134,000 
• Reduction in annual provision for print equipment replacement – £13,500 
• ICT – £227,000 
• TOTAL – £908,500 

The same could have been achieved by a move to any modern building. Knapping Mount did not have to be chosen in order to reduce staff numbers and streamline IT.  

A move to any single site would have delivered the same results – so a site and build which cost millions less would have paid for itself much sooner. 

If the new civic centre is no longer needed

When the public consultation over the Knapping Mount proposal was held in 2015, concerns were raised about future changes to local government.  

At the time, Harrogate Chamber of Trade and Commerce said a potential move to a unitary authority in the coming years could mean Harrogate no longer has a council, being replaced by a single authority for the whole county. 

The chamber argued that the decision over a new office should be delayed until the future of local government was clearer. However, HBC’s response at the time was that, should a move to unitary authority be made, a new civic centre would put Harrogate in an ideal position to become its headquarters.  

With discussions about unitary authorities and devolution still going on, the council’s civic centre may not be needed in the next few years

Even with that level of uncertainty, HBC chose to spend millions on a new headquarters. Its five offices could have lasted a few more years until the future of local government had been confirmed. 

If it had deemed the move essential at the time, a more traditional building design would have been pragmatic: the council could have extended or sold the building, or even leased part of it to a commercial tenant, if its needs changed. 

As it is, one local expert told The Stray Ferret that the council’s choice of a round building has restricted its adaptability for re-use or sale in future, meaning it is less valuable than it might have been.  

Five years later, the issue of changes to local government is still being debated. North Yorkshire County Council leader Carl Les told The Stray Ferret last week that discussions are still being held about forming a combined authority for North Yorkshire – and Unison has issued a statement raising concerns about the situation. 

The future of local government in Harrogate is still uncertain – meaning the new civic centre may no longer be required just a few years after it was built.

Next:

• The questions still remaining over Harrogate’s civic centre

More than two-and-a-half years after HBC moved into its new civic centre, there are still question marks over some of the logic and decision-making involved.

After our in-depth investigation, The Stray Ferret would like to know: 

• Full details of which other sites were considered and how the costs of these were calculated 
• Why the council didn’t apply for planning permission for homes at Knapping Mount to assess its true market value 
• Why a town centre base was deemed essential – even though Knapping Mount is in a largely residential area 
• Why such an unusual design was chosen and whether more traditional options were costed up before the decision was made 
• The detail of the financial claim made by Harry Fairclough Ltd to HBC, which the authority disputes 
• The full costs on top of the build, including all fixtures and fittings – IT, flooring, furniture and other essentials 
• Why the publicly discussed cost of the project not take account of the value of the land on which the civic centre was built 

In its preparations, HBC said the new civic centre represented “good value and careful use of public money”. Our investigation calls into question whether that was the case. 

It is now for the public to decide whether £17m really represents the best possible use of public funds. 

Read more:

• Revealed: The true cost of Harrogate’s civic centre
• The design choices that pushed up the price of Harrogate’s civic centre
• The option dismissed by HBC that could have saved £7m
• Parking, efficiencies and devolution: is the civic centre delivering value for money?

As the council faces unprecedented financial challenges and a possible £15m deficit, with inevitable cuts to services ahead, could more prudent choices over the civic centre have placed it in a better position to support local residents?  

And with the looming possibility of changes to the structure of local government in North Yorkshire, was it prudent for the council to invest so much money in a headquarters that may not be needed within just a few years of being completed?

The National Audit Office, which examines local councils’ use of taxpayers’ money, says: 

“Local public bodies are required to maintain an effective system of internal control that supports the achievement of their policies, aims and objectives while safeguarding and securing value for money from the public funds and other resources at their disposal.” 

The council’s external auditors have signed off the accounts for the years when those decisions were made.

So we ask taxpayers: was it worth it?

The Stray Ferret has today asked Harrogate Borough Council for a response to our investigation and will publish this when it is received.

Since publication of our first reports yesterday, the council has posted a series of tweets responding to our findings and questioning our sources.

In the course of our investigation, The Stray Ferret contacted and interviewed a number of established, independent estate agents, architects and quantity surveyors. Each gave us their honest opinion based on their expertise but, as they all work in the local area, they asked us not to identify them in our reports.

Organisers of the Harrogate Christmas Market are planning to go ahead with the event this year with social distancing measures in place.

Currently, the event is still on for November 12 to 15, 2020 on St Mary’s Walk and Montpellier Hill.

They will ask all traders and visitors to bring a mask or face covering in all parts of the market and to observe the rules of the day.

There will be hand sanitiser stations at every entrance, a one way system around the craft and gift marquee and no food and drink marquee.

Read more:

• How a land exchange could pave the way for a new cycle path in Harrogate
• Where 180 homes could go in Harrogate

Around 180 stalls have already signed up for the event but the organisers will not take any fees until they get the green light – something they hope to get in the next month.

One of the concerns for the organisers is the coach travel industry. They fear for the 9000 people that use coaches to get to the event if coaches cannot carry more people.

Brian Dunsby OBE, Harrogate Christmas Market, told The Stray Ferret:

“We are hopeful that we will get the approval from the authorities. We normally get around 80,000 people but we are not expecting anything like that this time. I think that Harrogate needs this market to go ahead, the retailers would definitely miss it.”

Unlike other Christmas markets around the country, the Harrogate Christmas Market focuses on Yorkshire traders. It bucks the trend of French and German markets elsewhere in the UK.

The line-up for this year’s Great Yorkshire Show has been announced ahead of the first day today.

For the first time in history the show will be broadcast online from the Great Yorkshire Show website and will feature a packed schedule which celebrates farming, food and the countryside.

Some top attractions include a behind the scenes tour with Olympic show jumper Graham Fletcher, a Q&A with stars of The Yorkshire Vet and a performance from East Yorkshire based TV stunt performers Atkinson Action Horses.

Read more: 

• Great Yorkshire show goes virtual for the first time ever 
• Market traders in Ripon and Knaresborough face rent increase 

Charles Mills, the show’s director, said:

“Never before has the Great Yorkshire Show been celebrated as a virtual event and so we are incredibly grateful to everyone who has contributed to bringing the show to life in this way. There will be something for everyone to enjoy online over the show’s three days and we dearly hope that you will join us for what promises to be a very special showcase…”

Charles Mills, Show Director.

The show, which normally welcomes more than 130,000 visitors and 8,500 animals was cancelled in March due to the pandemic. In previous years the show has generated large amounts of traffic through Harrogate.

The organisers were determined that “the show must go on” and instead encourage people to enjoy the event from the comfort of their own home.

To view the full schedule visit – https://greatyorkshireshow.co.uk 

North Yorkshire theme park Lightwater Valley will be welcoming visitors back as it reopens this weekend.

The theme park will be operating with reduced capacity and all visitors will need to pre-book tickets online. The park will have an increased cleaning regime along with floor markings and hand sanitiser stations.

Read more: 

• Recovery plans launched to save local tourism 
• Ripon charity set to expand despite coronavirus 

The general manager at Light Water Valley, Colin Bowes, said:

“We are delighted to be able to start welcoming visitors back but we also know how crucial it is that they feel safe. For this summer, to help us manage visitor numbers and keep everyone safe, we are focussing on running the rides and parts of the park which are more suited to a younger family audience.”

Lightwater Valley has been closed for over 3 months.

Most of the rides will be open but The Ultimate, Raptor Attack and Apollo remain closed. Indoor play areas will also be closed and food will be take out only.

Fresh plans have been submitted for housing at the former Police training centre on Yew Tree Lane.

The site is now owned by the government’s housing agency, Homes England, who wants to build 164 new build homes on the land whilst converting North Lodge, Headmasters House, Kensington House and Library into an additional 16 homes.

In 2018, Harrogate Borough Council granted planning permission for 161 homes to be built on the site. However, since then, the land has been transferred from the Home Office to Homes England who now wants to add an extra 19 homes to the development, which is also above the 160 allocated for the site in HBC’s Local Plan.

The development would keep some playing fields which Homes England says could be used by local football teams and potentially adopted and managed by HBC.

Read more:

• Harrogate loses ‘feel-good factor’ due to new housing

• Harrogate council wins contentious planning case at Court of Appeal

Homes England said the extra homes would “better suit the profile of local housing needs emerging from the recently adopted Local Plan evidence base.”

A consultation of residents found that 73% of respondents either strongly disagreed or disagreed that an increase of 19 homes with a broader mix of house sizes will help to meet local housing needs, with just 13% agreeing and 13% neutral.

Homes England is now inviting expressions of interest from developers.

For decades police recruits from all over the UK came to Harrogate to train, however the site was closed in 2011 due to cost-cutting. In 2006, HBC gave the green light for the site to be turned into housing but these plans never materialised.