Affordable Housing Archives - Page 2 of 2

Bilton garages set to be demolished for housing

Harrogate Borough Council‘s plan to demolish 10 garages at Woodfield Close in Bilton and build two social homes has been recommended for approval.

The council owns and rents out garages across the district and has increasingly looked at the pockets of land as a way to build social housing.

Harrogate is one of the most unaffordable places to live in England, with average house prices around 11 times the median annual income of people who work in the district.

There are currently 1,867 households on the social housing waiting list.

In planning documents, the council said the development would help to provide “much needed affordable homes”.

The council earmarked the site for housing in August 2021. In total, it has 26 garages.

In November last year, the council was awarded £50,000 of government cash to bring forward housing on the garage site at Woodfield as well as at Park Row in Knaresborough.

The council’s planning committee will meet on Tuesday to decide whether or not to approve the Woodfield proposal.

The report to councillors says:

“The provision of two affordable dwellings is a modest addition to the district’s housing land supply.

“The design of the dwellings would respect local distinctiveness and there would be no significant harm to local residential amenity, or highway safety.

“The housing development would provide off-street parking and be a more efficient use of the site.

“The proposal would comply with the provisions of the development plan and national planning policies and guidance, and should be supported.”

New town with 3,000 homes could get just 20% affordable housing

The proportion of affordable homes to be built at Harrogate’s biggest development in decades could be just 20 per cent.

Maltkiln is a 3,000-home settlement planned for the Hammerton and Cattal area.

It aims to play a major role in addressing the district’s housing need by providing “much-needed homes and jobs in a sustainable location”.

But a newly-published development plan document from Harrogate Borough Council states that the number of homes to be classed as affordable is “anticipated to be within a range of 20 to 40 per cent”.

The council’s target for affordable homes at all new housing sites is 40 per cent.

It said achieving this figure at Maltkiln will be “challenging” as the development needs to be financially viable.

Yet the council also admits the affordability of homes is a “key issue” that needs to be addressed as Harrogate remains as one of the most unaffordable places to live in England.

High house prices

Average house prices in the district are around 11 times average incomes, forcing many people out of the area.

The Maltkiln document states:

“Whilst we want to strive to deliver as much affordable housing as possible, an element of flexibility will also be required.

“This is explicitly acknowledged in the justification to the affordable housing policy where delivery is anticipated to be within a range of 20% to 40%.”

The document also said this range is “not out of step” with other large housing settlements elsewhere in the UK “where figures of 15 per cent, 25 per cent and 35 per cent have been set”.

But councillor Pat Marsh, leader of the opposition Liberal Democrat group on the council, said the authority should be aiming for at least its own 40 per cent target in order to provide homes for those most in need.

She also said that during the creation of the Harrogate district Local Plan 2014-35, her party’s vision for Maltkiln was an “eco-village” which is not car dependent and has many community facilities.

Cllr Marsh said:

“That eco-village had to be in a sustainable place and therefore the area around the Hammertons with two rail halts seemed an ideal place.

“Once taken up and accepted as the new settlement site, there has been a need to ensure all the right infrastructure is in place to serve the existing and new community.

“This includes schools including a secondary school, shops, open spaces and sports pitches. Also, that the houses built would be carbon neutral.

“Added to that the requirement of 40 per cent affordable homes which is very important and we should not consider the delivery of less.”

Flaxby rejected

The Hammerton and Cattal area was chosen as the location for the huge housing plans after rival proposals for 2,750 homes on the former Flaxby Golf Course were rejected by the council in a decision which led to a legal challenge from the developers.

The proposals for Maltkiln include two primary schools and land for a secondary school, as well as shops, employment space and a GP surgery which will be centred around the train station.

The council said it chose this location due to its transport links with the York-Harrogate-Leeds railway line and the A59.

It also said this location will “steer development away” from nearby residents who previously warned the housing plans will be “utterly devastating” for surrounding villages.

A six-week consultation on the development plan document is planned for October when residents will be asked to share their views on areas including roads and public transport.

After this, the document will then be submitted to the government for public examination.

Council reveals social housing plans for Harrogate, Knaresborough and Boroughbridge

Harrogate Borough Council has revealed plans for social housing at seven sites which it said would make a “small but important contribution” to the serious shortage of affordable homes.

With around 1,800 households on its housing waiting list, the council has made a push to bring forward new homes on small sites.

However, it has been criticised for not going further or faster enough to provide more homes for Harrogate’s low-income earners who are being driven out of the area by high rent and house prices.

The council’s latest plans include social housing at sites in Harrogate, Knaresborough, Boroughbridge and Huby.

The Knaresborough site off Halfpenny Close is the largest and could accommodate around 14 homes for market, social rent and shared ownership if approved. All of the properties would be classed as “affordable”.

A total of £170,000 in government cash has been secured by the council to progress these plans, and some of the money has already been spent on site surveys.

There are also proposals for five shared ownership apartments at the former Cavendish House hostel on Robert Street, Harrogate.

The council said these apartments would be for “first time buyers unable to afford to access the property market”.

Also in Harrogate, two properties are planned for St Andrew’s Place where the council has admitted vehicular access would be “tight” on the single lane street.

Another home has been proposed for Gascoigne Crescent in the town.

On Knaresborough’s Charlton Drive, a garage site which has been described as in “very poor condition” could also become a new build.

There are also proposals for single properties on both Springfield Drive, Boroughbridge, and Kingsway in Huby.

A decision to submit planning applications for all six sites is set to be signed off by Cllr Mike Chambers, cabinet member for housing and safer communities, at a meeting next Tuesday.

A report to the meeting said the development of similar sites has been “long established” and “makes good use of the council’s landholdings”.

The report also said the council would bid for extra government funding to develop the proposals if planning permission is granted.

It added:

“There are circa 1,800 households on the waiting list for social/affordable rented housing and circa 650 first time buyers registered for shared ownership.

“These underutilised sites will make a small but important contribution to helping meet that need.”

New plans submitted for 35 homes in Harrogate’s Crimple Valley

A new planning application has been submitted for 35 homes in the Crimple Valley to the south of Harrogate.

The outline application is for 14 affordable homes, seven first homes and 14 self or custom build plots at Almsford Bank Stables.

The site, which lies to the east of the A61 at the foot of Almsford Bank, is currently used for equestrian purposes, with stabling and barns.

Supporting information in the application said:

“It is proposed that the site will be developed for residential use through a combination of terraced cottages, semi-detached and detached dwellings.

“The density of the site has been determined to reflect the pattern of development throughout the surrounding area but also taking into account a variety of dwelling sizes in order to serve local demand.

“It is intended that the new dwellings will vary in height, making use of the existing contours and reflecting the density of the residential context to the north whilst allowing the edges of the development to take on a more rural scale.

“The use of traditional building materials – local sandstone and slate will help to reflect the local vernacular buildings and help soften the visual impact of the new development.”

The application includes information about the provision for self and custom build (SCB) homes, which it argues are in short supply in the Harrogate district.

It is the third application to build housing on the site, and is the first time the suggestion of SCB homes has been put forward.

The first proposal, in 2018, was for 65 homes and was withdrawn after 132 objections were submitted by members of the public.

The Almsford Bank site, outlined in red, is less than half of the area owned by the applicants.

In 2019, plans for 35 homes were submitted, including 21 open market houses and 14 affordable homes.

That application attracted more than 100 comments from members of the public, none of whom supported the plans. Many cited concerns about access to the site from a fast and busy road, as well as objecting to the development on land designated a special landscape area in the local plan.

The proposal was again withdrawn.

All three applications have been put forward by Square Feet Ltd, whose registered address is on nearby Fulwith Mill Lane, and Antela Developments Ltd, two of whose three directors also live on Fulwith Mill Lane.

The new application said:

“The applicant’s ownership extends to an area of approximately 10 hectares. However, the development area extends to 4.4 hectares as a result of the parts of the site which are not considered to be suitable for development including woodland areas, land with steep gradients, flood zone areas and areas which are sensitive to change due to impact on openness and landscape value.

“The site has historically been in equestrian use with associated farmland, barns and stables. Development is only proposed on the northern part of the site, with the southern part of the site providing a significant landscaped area which will remain open.”

To view or comment on the plans, visit the Harrogate Borough Council planning website and use reference 22/02233/OUTMAJ.

A date for the application to be decided by the council has yet to be set.

Plan to build 23 affordable homes in Scotton rejected

A plan to build 23 affordable homes in Scotton has been rejected.

Harrogate Borough Council turned down the proposal from Jack Lunn (Properties) Ltd, which was earmarked for a site on Ripley Road in the village.

The plan would have seen a mix of one, two and three-bedroom affordable homes built on the site.

Affordable housing is defined as housing for people who cannot afford to buy or rent homes on the open market. The price varies locally.

The council estimates the district needs 6,600 affordable homes built between 2014 and 2035, which is the equivalent of 313 per year.

However, the council turned down the application on the grounds that the site was outside the development boundary for the village.

In its decision, the council said:

“The proposal would result in an incongruous projection out of the existing settlement into open countryside.

“The proposed development is not small in scale and is not an infill development that relates well to the existing built form of the settlement.”

The proposal also received 20 letters of objection from residents calling for the application to be turned down.

Scotton and Lingerfield Parish Council said in its objection that the scale of the development was not justified for the village.

It said:

“The National Planning Policy Framework is quite clear how exceptions sites should only be released for local affordable housing needs and not to meet general affordable housing needs.

“The level of local affordable housing need has not been identified within Scotton and Lingerfield parish area to justify the scale of development being proposed.”

In documents submitted to the council, the developer said that the homes would make a “positive contribution” to the area.

It said:

“The design proposal intends to provide a sympathetic response to the surrounding context.

“The homes use materials indicative of the local area whilst the layout seeks to provide a range of homes as part of the development to allow for a positive contribution to the local community.”

22 affordable homes proposed for Staveley

A total of 22 affordable homes have been proposed to be built in Staveley by developer Jack Lunn Properties.

The company hopes to build three one-bedroom, 13 two-bedroom and six three-bedroom homes in the village, which has a population of 430 and is between Boroughbridge and Knaresborough,

The rural site is not allocated for development in the Harrogate district Local Plan 2014-35, which outlines where planning will take place.

But the application has been brought forward through a rural exception scheme, which allows councils to grant planning permission for affordable housing in the open countryside if a developer can prove there is a need for it.

A planning document lodged with Harrogate Borough Council cites affordable housing figures that show a shortfall in the number of new affordable houses built over the last five years.

It says:

“The only sustainable way of making housing more affordable in the long term is to build more homes in the right places. High house prices can prevent people from living near the best job opportunities for them, limiting the productivity of companies that might have employed them.”

Bid to bring Harrogate district empty homes back into use

A senior Harrogate councillor has agreed to offer taxpayers’ cash to buy three empty homes and bring them back into use.

Councillor Mike Chambers, cabinet member for housing and safer communities at Harrogate Borough Council, signed off a decision at a meeting yesterday to make offers for the homes on Greenfields Drive and Electric Avenue in Harrogate, and Beech Lane in Spofforth.

If agreed by the owners, the council will appoint an independent valuer to provide a market valuation of the properties before selling them on the open market.

But if the offers are ignored or refused, enforcement action will be taken through compulsory purchase orders.

Councillor Chambers said:

“Empty properties are a blight for communities and the council will use all available power to bring them back into use, including assistance and enforcement action when necessary.

“Enforcement is the last choice and we have a range of options available to homeowners to assist them in returning their property to use.

“This includes the Empty Homes Loan made available last month. Owners with a property that has been empty for six months or longer can apply for a loan to undertake essential works on a property to return it to use.”

811 empty properties in Harrogate district

There are currently 811 properties across the district that have been empty for more than six months – a figure which has risen from 774 in May.

Of the latest figure, 215 have been empty and unfurnished for over two years, while 31 have been empty for over ten years.

The council has previously admitted there is a “desperate” lack of affordable homes in the district and said it was working hard to bring empty properties back into use.

It has also set aside around £2.5m to purchase these properties from their owners.

There are numerous reasons properties can lie empty. In some instances, landlords cannot afford to renovate their property to sell or rent out.

Properties may also have been inherited and the new owners don’t know what to do with them, while others can also fall below safety standards which means they sit vacant until the problems are fixed.

As well as carrying out compulsory purchase orders, councils also have powers to charge an additional 100% council tax on properties that have been empty for two years.

Empty dwelling management orders can also be issued for long term empty properties that are attracting vandalism and causing a nuisance to the community.

‘We couldn’t afford to buy a home in Knaresborough’

In previous generations, getting on the housing ladder for a young couple with steady incomes was a given.

But in today’s housing crisis, it’s a pipe dream for too many people, particularly in high-value areas like Knaresborough and Harrogate.

Married Knaresborough couple Steph Getao, 32 and Scott Gibson 35, spent three years looking for their perfect property in Knaresborough and Harrogate — but failed to find one within their budget.

It forced them to look further afield and they recently purchased a two-bedroom house with a conservatory and garden in Allerton Bywater, a village south-east of Leeds.

At £175,000, Steph said the home was much cheaper than similar properties locally.

Scott works for an electrical manufacturer in Boroughbridge and Steph works in an office in Harrogate. Steph told the Stray Ferret it was “upsetting” that they couldn’t buy a home closer to Scott’s hometown.

She said:

“We both love it here. He has his childhood friends here. It was so depressing. It was either get what you can in Knaresborough or Harrogate or have a choice and look further afield.”

According to property website Rightmove, the average property price in Knaresborough last year was £320,000

In new housing developments, Harrogate Borough Council demands that 40% of all homes are classed as “affordable”.

The government defines affordable as homes sold at a discounted rate, homes for social rent, or through shared ownership schemes.

Steph dismissed shared ownership schemes as a “different face of renting” and questioned how “affordable” these homes really are.

“An affordable home was £200,000 plus. I don’t understand what they mean by affordable. You can’t put that amount of money down and call it affordable.”

Steph is a director of Knaresborough Community Land Trust, a not-for-profit organisation that is hoping to develop a disused area in the town centre into three flats as affordable housing.

Such initiatives provide small scale solutions. But for Knaresborough to flourish, Steph says the town needs young people to stay and put down roots.

She added:

“Without young people, Knaresborough will get more and more sleepy. The high street is basically all old dear shops! Knaresborough needs its young.

“Scott’s parents and aunts all have houses locally, then you go to the next generation and we’ve all moved out of Knaresborough [due to house prices].

“You’ve got to do what’s best for your pocket, so we went Allerton Bywater. I wish we had more local people being able to purchase within Knaresborough. If we had an influx of young people, we’d see a change in the high street immediately.”

Bilton homes would be ‘catastrophic’ for environment, residents say

A controversial 73-home development in Bilton would clog already busy roads with traffic and be ‘catastrophic’ for local wildlife, residents say.

The development at Knox Lane has had 222 objections. The formal consultation period for the houses was extended until Monday June 22 due to coronavirus.

Developer Jomast and Leeds-based architects Spawforths are behind the plans, which would see a mix of 1,2,3 and 4-bedroom homes built with 130 car parking spaces and new open public space.

As well as concerns over the environment and transport, residents said the development would effectively remove a valued green space and join Bilton and Knox together.

One resident told the Stray Ferret that the fields are currently home to several animals including deer and badgers.

“The local residents are distraught and can’t believe it’s happening. It would be catastrophic for the local environment.”

Speaking to the Stray Ferret, Old Bilton Councillor Paul Haslam raised concerns over the number of homes proposed.

The site is designated as a site for development in Harrogate’s Local Plan, which was adopted in March. However, the plan identifies 52 potential homes for the site Jomast’s proposals include an extra 21 homes on land that is not designated in the Plan.

Cllr Haslam said:

“The Local Plan contains more than enough houses and there should be no need to build more.

“The extra area was deliberately left out of the Local Plan because it is prone to flooding.”

Jomast and Spawforths issued a joint statement to the Stray Ferret:

It said:

“The Planning Application has been carefully considered and is supported by a suite of technical reports including an Ecological Impact Assessment, trees reports, and a Landscape Visual Impact Assessment. These specialist reports demonstrate that the proposed development would not have a significant impact on the local environment.

“The planning application is supported by a Transport Assessment (TA) which has been produced by the Transport Consultant’s Fore. The TA looked at the amount of traffic generated by the Proposal and concluded the traffic impacts associated with the development are limited.

“At peak times, the proposed development would result in fewer than 40 vehicles per hour in both directions on Knox Lane. Therefore the changes in traffic flows associated with the development would not represent a significant impact on the operation of the highway network.”

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