Harrogate Leon site owners silent over future plans

The owners of Harrogate’s Leon site have remained tight lipped over its future amid speculation it could become a Starbucks.

The Stray Ferret revealed this month the Wetherby Road fast food venue would cease trading, with the loss of about 20 jobs, on April 2.

The site is operated by EG Group, which has a chain of forecourts across the country.

They include franchise partners such as Starbucks, Greggs and KFC.

The Stray Ferret approached EG Group to ask for an update on the site and if any replacement had been found for Leon, but we did not receive a response.

Read more:

However, a source within Leon have told the Stray Ferret that a Starbucks drive-thru is the likely option for the site.

The company considered opening a Starbucks on Wetherby Road before Leon was announced instead.

Initial plans for Starbucks

Planning documents submitted to Harrogate Borough Council back in 2019 proposed a drive-thru “to be operated by Starbucks Coffee Company” on the site.

However, following planning approval on appeal, EG Group announced a Leon would open at the site.

Residents near to the drive-thru raised concern that the scheme was not as advertised in the initial plan.

The Stray Ferret asked the borough council in April 2022 how the company was able to build the scheme as a Leon drive-thru when the original approval for the site showed a Starbucks coffee shop.

At the time, a borough council spokesperson said:

“Permission was granted by the Planning Inspectorate for a ‘coffee shop to include a drive-thru’, not specifically for a Starbucks. 

“The Inspectorate did not add any conditions to the permission they gave restricting the use of the premises solely to a coffee shop, so it can legally be used for any other use within the same use class, which includes a drive thru food and drink establishment. 

“So permission is not required for any change of use. However, the building being built differs from the one given planning permission. Therefore, a planning application has been submitted for these changes and is under consideration.”

Harrogate shops to feature in BBC programme hosted by Alan Carr

Three Harrogate shops will feature in an episode of  BBC One’s Interior Design Masters with Alan Carr next week.

The ‘Chatty Man’ was seen filming the programme outside Westmorland Sheepskins, in Harrogate, last summer.

The episode will showcase the transformation of three independent stores – Westmorland Sheepskins, Daniel Footwear and another women’s clothing store.

The 8-part programme follows 10 designers competing for a commercial interior design contract.

The contestants take on a new interior design challenge up and down the country each week, ranging from shops and restaurants, to beach huts and bars.

Read more:

Each unit had a unique brief and design requirements, and the designers pitched their plans to the Harrogate shop owners, who decided their favourite idea and nominated a lead designer.

The designers had a budget of £3,000 and just two days to transform the allocated space.

Pic: Daniel Footwear as seen on BBC’s Interior Design Master

Westmorland Sheepskins said:

“The cats out of the bag — you probably saw the front of our shop on this week’s episode.

“It was a new experience for us that we thoroughly enjoyed, and we cannot wait to see the final edit”.

The episode will air next Tuesday at 8pm on BBC One. 

Sadly, Westmorland Sheepskins has announced the closure of its Harrogate store this week.

Going solo to let property is ‘like DIY dentistry’, says Harrogate estate agent

This story is sponsored by Myrings Estate Agents 

Accidental landlords should avoid the temptation to go it alone when letting out their property, one of the best-known names in the district’s estate agency sector has warned. 

Charles Myring, of award-winning Harrogate estate agent Myrings, said people who find themselves in the rental marketplace by chance – for example by inheriting a property – often try to do things on the cheap, but it’s a false economy. He said: 

“It’s pretty much the same as engaging in DIY dentistry – it’s not easy and it’s very likely to hurt.” 

The boom in the rental market over the last decade has seen a sharp upturn in accidental landlords, as people coming into property seek to use the rental income as an extra revenue stream. It is believed that as many as 30% of rental properties in the UK are let by accidental landlords. 

Mr Myring said: 

“The main thing to bear in mind at all times is that renting out property must be treated as a proper business – not a fascinating hobby like stamp-collecting. There have been so many changes to rules, regulations and taxation in recent years that you’ve got to take letting seriously, and the best way to do that is by enlisting the help of experts like Myrings.” 

The list of items landlords are required by law to secure has expanded in recent years to include Right to Rent checks, gas safety certificates, energy performance certificates and electrical installation condition reports. Properties also need to be inspected regularly, and repairs need to be carried out promptly. 

Mr Myring said: 

“Boilers don’t tend to go wrong at 9 o’clock on a Monday morning – they have a nasty habit of breaking down at 6 o’clock on a Saturday evening, and you need to be able to deal with that straight away. 

“Tenants are not paying guests – they are buying a clearly defined service – i.e. accommodation – as part of a two-way legally-binding contract. It’s a symbiotic relationship and you’ve got to hold up your end of the bargain. 

“But we can do all that for you. We’ve been operating successfully in Harrogate for over 25 years, and we’ve built up good relationships with lots of traders, so any work that needs to be done urgently can be taken care of without any hassle.” 

Last year, Myrings picked up four awards from TV property expert Phil Spencer at the ESTAS Customer Service Awards 2022 – the biggest awards in the UK property industry – including Best in County. 

This year it has been awarded Gold in both the Sales and Letting categories by the Best Estate Agent Guide 2023. 

Mr Myring added: 

“There is a steady stream of new laws and regulations for both professional and accidental landlords, and non-compliance to ever more legislation can have serious and costly consequences. 

“That’s why accidental landlords need to choose a very good letting agent (I recommend Myrings!) to help you manage a huge asset and do everything to optimise your income, collect your rent and help you sleep soundly at night.”

Find out more:  

If you’re a Harrogate homeowner or involved in the local property market in any way, call Myrings on 01423 566400 for a free no-obligation chat about its residential sales and lettings services, or visit the website: myringsestateagents.com. 

 

New tenants soon for Harrogate’s Viper Rooms and nearby bar?

Harrogate’s struggling Royal Baths could soon have two new tenants.

North Yorkshire County Council bought the site as an investment asset for £9 million in 2018 but it has not generated the returns hoped for.

When the council bought the site, the units were occupied by J D Wetherspoon, The Potting Shed bar, the Viper Rooms nightclub and Royal Baths Chinese Restaurant.

But the Potting Shed has been closed for years and the sudden demise of the Viper Rooms in December left half the units unoccupied.

Days after the Viper Rooms closed, the council said the site had attracted “significant interest from potential tenants”. But three months on it remains empty.

In an update today, Gary Fielding, the county council’s corporate director for strategic resources, said:

“A unit which did house the Viper Rooms is continuing to attract significant interest, and an agent has been appointed to co-ordinate discussions with potential tenants.

“A lease has been signed for the final unit and a dialogue with the tenant is continuing to establish when the new venture will be launched.”

The new North Yorkshire Council will assume control of the Grade II listed Royal Baths on April 1 when the county council, along with seven district councils including Harrogate Borough Council, ceases to exist.

Read more:

 

Spectacular display of Northern Lights over Harrogate

Harrogate’s skies were transformed into a dazzling display of colour last night due to the Northern Lights.

The Met Office said yesterday the arrival of fast solar winds could mean the aurora borealis would be visible in Scotland and possibly northern England.

Sally Margerison, a keen observer of the astral phenomenon, was once again on hand to capture it beautifully from her house in Harlow Hill.

Ms Margerison follows the Aurora Alerts twitter site, which predicts the lights could be seen again tonight over the Harrogate district. She said:

“If the aurora ovation is KP 5 or above it’s likely to be visible in northern England.

“The KP was 6 last night so I am lucky to have a good view of the northern horizon from my loft window and can easily see it if there’s clear skies.

“It’s predicted to be a high KP tonight as well.”

Read more:

 

New plans submitted to create 12 flats in former Harrogate care home

A former care home in Harrogate that has been empty since 2016 could be converted to flats if new plans are approved.

The Pines, on Harlow Moor Drive, was closed after a Care Quality Commission inspection found it inadequate in all areas.

Now, plans have been submitted to Harrogate Borough Council to create 12 one-, two-, and three-bedroom apartments in the property at 56-57 Harlow Moor Drive.

The lower ground floor would contain five one-bedroom apartments, with a sixth on the upper ground floor, while the third floor would offer living accommodation as part of a penthouse with three bedrooms on the second floor.

The remaining five apartments on the upper ground, first and second floors would each have two bedrooms.

Documents submitted with the plans said:

“The Pines comprises of a pair of semi-detached houses which had been linked and converted into a privately-owned care home. The care house is no longer in operation – the property is redundant.

“The proposed works is the de-conversion of the care home into the original semi-detached dwellings (retaining and utilising the existing front doors) and then converting each original house (above lower ground floor level) into self-contained apartments, retaining as much as possible the existing building and limiting any structural works to new door openings, removal of isolated walls, walling up of isolated doors and windows with thermal and sound proofing upgrading works to the retained structure as required to meet current building regulations requirements.”

In the seven years since the care home was closed, three applications have been put forward to convert it to a house of multiple occupation (HMO) and to 12 flats.

All were turned down by the council before the applicant appealed unsuccessfully against each decision. An enforcement notice was also served by the council in 2017 to prevent the house being used as an HMO without permission and an appeal against that notice also failed.

The previous proposal to turn the building into 12 flats in 2020 was refused on the grounds it was not in line with the council’s policy of retaining buildings for community use, including care homes.

Justifying the decision at the time, the council said the owner had not made sufficient efforts to sell the building to someone who would retain it as a care home or other community facility.

It has since been marketed by FSS and Healthcare Property Consultants without a guide price, but with “offers invited”.

Read more:

The current plans have been put forward by Mr R Doyle of Flatcap Properties LLP, through agent Marcus Whitmore of nineteen47 Ltd. Supporting statements with the plans said:

“The application follows a number of refusals of planning permission and dismissals on appeal of previous proposals for changes of use of the property. Those refusals related to separate applications for change of use to a 24-person house in multiple occupation and 12 self-contained apartments.

“In these cases, the main issue for refusal related to the lack of marketing of the property for sale as a community use. In addition, the issue of the impact of a house in multiple occupation on the amenity of nearby residents through disturbance due to the intensity of the use was a reason for refusal.

“In relation to the 12-apartment scheme additional reasons for refusal were based on the unacceptable living conditions for future occupiers and likely disturbance to neighbours and a lack of appropriate contributions towards affordable housing or open space.

“This application is based on amended proposals for the conversion of the property to self-contained apartments and is supported by evidence of the marketing of the property for a community use for a period of 12 months in advance of its submission.

“This has been informed by pre-application discussions that were undertaken with Harrogate Borough Council and subsequent correspondence with the pre-application case officer to refine the terms of marketing.”

To view or comment on the plans, visit the planning pages of Harrogate Borough Council’s website and use reference 23/00620/FULMAJ.

Plan to convert former Cold Bath Road shop into bar and cafe

A plan has been submitted to convert a former clothes shop in Harrogate into a bar and cafe.

The proposal, which has been tabled by 17 Miles Ltd, would see the former store at 17 Cold Bath Road converted.

The building, next door to Lunns Blinds and Curtains, was previously occupied by Scandinavian clothes shop Bias, which has since moved to Montpellier Parade.

Documents submitted to Harrogate Borough Council propose opening times from 4pm to 11pm Wednesday and Thursday and 12pm to 11pm on Friday, Saturday and Sunday.

Further details, including the name, have yet to be revealed.

Cold Bath Road already has a selection of pubs and bars, including the Fat Badger, District Bar and The Last Post.

A decision on the proposal will be made at a later date.

Read more:

 

Business Breakfast: Drop-in sessions praised for support to Harrogate businesses

Drop-in sessions to help growing businesses access support have been praised by by participants.

The monthly sessions, held at Co-Lab in Harrogate Convention Centre, are a partnership between Harrogate Borough Council, Ad:Venture and the York and North Yorkshire Growth Hub.

Specialists from each organisation are on hand to speak to business owners about anything from starting a new venture to accessing grant funding.

Among recent attendees is Lynda Fussell, pictured, whose business Dales Consulting is based in Harrogate. She said:

“I was initially looking at funding and marketing opportunities but the challenge was understanding who was out there and what was available.

“I value the guidance this service offers, the team are approachable, independent and knowledgeable. It’s fantastic to have the support that is provided.”

John Hartley from Forsta Projects in Harrogate said:

“The drop-in sessions, and the Co-Lab workspace, help to bring the local business community together and it provides immediate access to a range of sources of support.

“Our goal was to make new connections and we’ve achieved that – we’ve met some great people.”

The drop-in sessions were launched last summer and have proved popular with local business owners.

Karen Booth, business relationship manager at York and North Yorkshire Growth Hub, said:

“I speak to lots of people who are at the early stages of setting up a business as well as established businesses who are looking to grow and develop. I position myself as that critical friend where we can discuss their plans and ideas in a supportive and impartial way.

“Where appropriate I can connect them with other business support services and to our Growth Hub resources, events and webinars.”

The next drop-in sessions will take place on Tuesday, April 18, Wednesday, May 10, and Tuesday, June 13, all between 9am and 5pm. They are held at Co-Lab, which is at Entrance 3 of Harrogate Convention Centre.

For more details of these and other upcoming events, visit the Growth Hub website. 

Read more:

Free brownies after Harrogate cafe refurbishment

A Harrogate cafe has reopened after a refurbishment – and is offering free treats to celebrate.

Love Brownies on Montpellier Parade has had a makeover which saw the shop closed for a week.

Now reopened with a new look, it is offering a free brownie with every hot drink bought between Monday and Thursday until the end of March to customers who use the password ‘this brew needs a brownie’.

Owner Lee Teal said:

“We are extremely excited to announce the reopening of our Harrogate store and café. We can’t wait to welcome everyone back in to check out the shop’s new look and enjoy one of our delicious brownies and tasty savoury dishes.

“Our new interior is a true reflection of Love Brownies – it is fun, vibrant and colourful. Being a Yorkshire-based business has meant that our Harrogate store has become a flagship for Love Brownies’ brand future, and we can’t wait for you to see it.”

Love Brownies’ parent company went into liquidation last summer, but the Harrogate branch, which was franchised, remained open.

Mr Teal, who founded the business with wife Chantelle in 2009, told the Stray Ferret at the time that they planned to rebuild the business “from the bottom up”.

Reduction of Harrogate fire engines based on faulty data, commissioner admits

The decision to reduce Harrogate’s number of nighttime fire engines was based on faulty information, it has been revealed.

North Yorkshire Police, Fire and Crime Commissioner Zoe Metcalfe controversially reduced the number of appliances from two to one in her recent three-year fire service blueprint for North Yorkshire.

One of the main concerns during consultation was that if a second fire engine was required to come from Knaresborough in an emergency, it could get held up at Starbeck level crossing.

At a Harrogate Borough Council meeting in September last year, Ms Metcalfe allayed fears by saying firefighters knew the train times and could ring ahead to Network Rail if they needed to cross urgently.

Zoe Metcalfe and Tom Thorp

Ms Metcalfe addresses Harrogate Borough Council in September last year.

But in response to a freedom of information request, Ms Metcalfe’s office has now admitted this was “incorrect”.

Tina James-McGrath, a staff member at the commissioner’s office, said the information was provided by a now-retired “member of the senior leadership team” at North Yorkshire Fire and Rescue Service and it was then “relayed in good faith by the commissioner”.

Ms James-McGrath added:

“It has since transpired as a result of investigating your query further, that the information provided to the commissioner was incorrect.”

She said Harrogate and Knaresborough fire stations “have an awareness of train times, but this can be difficult to predict” and the fire stations “will not call Network Rail when working at an incident on or close to a train line where working crews may be put at a safety risk”.

Ms James-McGrath also acknowledged “ad hoc freight trains also use the line and there is no process for emergency services to phone ahead”.

Starbeck signallers, she added, will delay lowering the barriers when possible “if they do see an emergency vehicle approaching reasonably close to the crossing” but “once the barriers are down the signaller must wait for the train to pass before they can raise the barrier”.

The proposed closure of Bogs Lane and Kingsley Road to through traffic would only add to the traffic at the crossing, she said, adding:

“Network Rail also noted that the traffic flow is at saturation point now and appreciates that the closure of the nearby road is not going to help this or the emergency services.”

‘The difference between life and death’

Pat Marsh, a Liberal Democrat borough and county councillor who raised concerns about Starbeck level crossing with Ms Metcalfe last year, said she was “greatly saddened by the response”, adding:

“I am really worried about the hold-ups that are happening at Starbeck crossing.

“I personally have seen ambulances waiting five minutes for the barriers to lift, this can be the difference between life and death.

“We need everyone round the table ASAP to discuss this very serious issue to ensure the safety of our local residents. People who really know and understand the issues.”

Read more:

Paul Haslam, a Conservative borough and county councillor, said:

“The critical issue for me is that Network Rail update the technology at the Starbeck crossing so that the barriers are down for significantly less time which improves traffic flow, reduces idling and makes access easier should we have the misfortune to need the emergency services.

“I have lobbied together with [Conservative MP for Harrogate and Knaresborough] Andrew Jones on this for a number of years. It needs fixing! The more voices shouting for this change the better.”

The Stray Ferret asked Ms Metcalfe’s office whether the information about Starbeck crossing was checked and whether she would consider reviewing her decision or agreeing to Cllr Marsh’s request for an urgent meeting but it did not respond.

Harrogate Town post £1.2 million loss

Harrogate Town posted a £1.2 million loss in their second season in the English Football League.

Newly-published accounts for the year ending June 30, 2022 also reveal the club’s dependency on chairman Irving Weaver, who owns 75% of the club’s share capital, increased.

The club owed Mr Weaver £4.4 million, compared with £3.7 million the previous year.

This year’s figures follow a £1 million loss the previous year.

The accounts say:

“The company will have sufficient funds, through funding from its controlling shareholder R I Weaver, to meet its liabilities as they fall due.

“Those forecasts are dependent on R I Weaver not seeking repayment of the amounts currently owed to him.

“R I Weaver has indicated his intention to continue to make available such funds as are needed by the company, and he does not intend to seek repayment of the amounts due for the period covered by the forecasts.”

The accounts also show the number of staff increased from 35 to 55 in what was the club’s first season in the EFL with fans allowed back in the ground after covid.

The Wetherby Road club’s land and buildings are valued at £4.3 million as opposed to £3.91 million a year earlier.

Town’s fortunes on the pitch have improved lately, with an upturn in results easing them away from the relegation zone.

Read more:

The club said in a statement:

“We have spent the last 18 months investing in the club for the long-term future including the re-structuring and strengthening of the team, developing the stadium and facilities to a standard fit for the EFL and to give our supporters a better match day experience, plus, the launch of our academy.

“We have exciting plans for the future with the growth of our player development centres, our Women and girls teams as well as many more initiatives to benefit supporters as we continue to grow as a club. We would take this opportunity to thank all our stakeholders for their continued support”