A new planning application in Harrogate has further highlighted the trend towards town centre living. 

An applicant named as Govind wants to turn the offices on the first, second and third floors of 5 Cambridge Road into three flats.

Each apartment will take up a whole floor and have two double bedrooms – one of them with en suite shower room – as well as an open-plan kitchen, living room and dining area. 

The property stands between William Hill and the Cambridge Café, opposite The Den. 

Changing the use of town centre properties from class E – the term used by planners to denote commercial, business and service usage – to C3, residential, has become increasingly common in recent years.

In 2021, the government introduced a new permitted development right  to allow changes from E to C3 without planning permission in most cases.

The aim was to reverse the decline of town and city centres that have experienced an exodus of retailers and company offices in the wake of covid. The increase in online shopping has led to falling footfall on shopping streets and the trend for home-working has resulted in less demand for office space.

The decision on this latest application, which is being handled by agent Elite Dwellings Ltd, will determine whether the conversion falls under the permitted development rules or whether the applicant needs to give prior notification of development.

The consultation period on the application will run until Monday, April 8, and council planning officers aim to make a decision on the case by Friday, May 3. 

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A man has been arrested on suspicion of possessing a bladed article in Harrogate town centre.

North Yorkshire Police were called to Cambridge Road outside McDonalds at around 1.40pm this afternoon.

Officers said an 18-year-old man was arrested at the scene on suspicion of breaching bail conditions, possession of a bladed article and obstructing police.

A statement from police this afternoon said the man remained in custody at this time.

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The government has approved a plan to convert a former Post Office in Harrogate into 23 holiday apartments.

The Post Office on Cambridge Road controversially relocated to WH Smith in 2019 amid claims by Harrogate and Knaresborough MP Andrew Jones the service was being “downgraded”. The building has stood empty since.

In December last year, Harrogate Borough Council rejected plans by Leeds-based Priestley Group to convert the building into self-serviced holiday flats with a commercial unit on the ground floor.

At the time, the council cited poor residential amenity, lack of information on waste disposal and “a significant adverse impact on the vitality or viability of the retail offering” as reasons for refusal.

However, the government’s Planning Inspectorate has now approved the plan after Priestley Group appealed the decision.

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In her decision notice, Susan Hunt, a planning inspector, said although the apartments would not be suitable for long-term residents, those living in the flats would be “temporary and transient”.

She added that a condition could be set for waste disposal to “appropriately deal with the council’s concern”.

Ms Hunt also said the addition of a commercial unit would add to the vibrancy and vitality of the town centre.

She said:

“I have had regard to the comments that the council’s economic section and the advice from a commercial agent that a smaller unit would be more affordable for and attractive to individual and independent retailers. 

“There is a lack of evidence before me to suggest that smaller retail and commercial units would harm the vitality and viability of the town centre. Accordingly, I consider that a variety of sizes of unit would add to the choice within Harrogate town centre.”

The move comes as the developer had previously had plans for 11 flats at the site approved in February this year.

The Stray Ferret asked Priestley Group whether it would now proceed with the latest approval for holiday flats for the site, but had not received a response by the time of publication.

Plans to convert the former main post office in Harrogate town centre into 11 flats have been approved.

The post office on Cambridge Road relocated to WH Smith in 2019 amid claims by Harrogate and Knaresborough MP Andrew Jones the service was being “downgraded”. The building has stood empty since.

Proposals lodged to Harrogate Borough Council by Leeds-based property developer Priestley Group will see the building converted into 11 apartments.

The developer said in a statement to the council the proposal would secure an “active re-use” of the building.

It said:

“The proposed development will facilitate the long-term active re-use of this prominently located building within the heart of Harrogate town centre with an appropriate mix of uses that will support the wider vitality and viability of the town centre.”

The approval follows two previous planning applications for the former post office.

In November 2020, Harrogate-based developer One Acre Group submitted plans for 25 apartments and offices on the site but withdrew the application in 2021.

Meanwhile, Priestley Group saw a proposal to convert the building into 23 self-serviced holiday flats rejected by the council in December.

Read more:

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

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

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

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

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

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

Alex Goldstein, property consultant in Harrogate.

Mr Goldstein said:

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

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

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

Harrogate following the trend

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

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

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

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

Harrogate is not immune to this trend.

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

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

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

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

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

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

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

Mr Wellman said:

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

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

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

An opportunity for young people

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

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

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

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

He said:

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

‘The high street is shifting’

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

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

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

“The high street is shifting from the usual.”

A man has admitted assaulting two police officers outside Tesco Express in Harrogate town centre.

Jonathon Bogg, 31, pleaded guilty to two charges of assault by beating of an emergency worker on December 11, 2022.

The court heard how Bogg had been spotted by the officers on Cambridge Road and tried to run.

The 31-year-old was being pursued by police for another offence. Once caught, he punched both officers in the face and head.

Bogg, of Windsor Lane, Knaresborough, appeared before Harrogate Magistrates Court this morning where he spoke only to confirm his name and enter his plea.

He also admitted a further charge of being in possession of 10mg of diazepam, which is a class C controlled drug.

Bogg was bailed and ordered to appear before the court on January 27 to be sentenced.

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A Betfred bookmakers looks set to open in Harrogate town centre after plans were approved.

Done Brothers (Cash Betting) Ltd, which trades as Betfred, applied to Harrogate Borough Council to open the bookies on Cambridge Road.

The proposal will see the former YMCA charity shop, which sits next to Greggs, converted into a bookmakers. The unit was also previously occupied by a travel agents.

Harrogate Borough Council has now approved the proposal.

The developer said in its plans that the opening of Betfred would help bring the unit back into use and “provide additional staff employment”.

It said:

“Betfred do not currently operate a bookmakers in central Harrogate, Betfred require additional premises to meet demand from the local residents. 

“The proposal therefore seeks a new opening of Betfred’s existing bookmaker businesses within Harrogate and would result in new options for bookmakers’ business within the town centre.”

The developer added:

“The introduction of Betfred’s businesses within the town centre will grow a local business, providing additional staff employment and bring a vacant unit back into use within Harrogate which supports economic growth principles in national and local planning policy.”

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Two teenage girls are to appear in court after police officers were allegedly assaulted in McDonald’s in Harrogate.

The incident happened at the restaurant on Cambridge Road on April 1 this year.

North Yorkshire Police said two community support officers were allegedly assaulted while responding to an incident at around 7pm.

A 13 year-old and 15-year-old girl, who cannot be named for legal reasons, have been charged and will appear in court on October 28.

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Another girl, 14, was referred to a youth outcomes panel following the incident and was dealt with by an out of court police disposal.

The panel, which is a partnership between police, North Yorkshire Youth Justice Service and York Youth Offending Team, decides what action, if any, is most appropriate to pursue.

It encourages a restorative approach with victims and looks to address the causes of the young person’s offending.

Plans have been submitted to convert a former charity shop into a Betfred bookmakers in Harrogate town centre.

Done Brothers (Cash Betting) Ltd, which trades as Betfred, has applied to Harrogate Borough Council to open the bookies on Cambridge Road.

The proposal would see the former YMCA charity shop, which sits next to Greggs, converted into a bookmakers. The unit was also previously occupied by Thomas Cook.

The developer said in its plans that the opening of Betfred would help bring the unit back into use and “provide additional staff employment”.

It said:

“Betfred do not currently operate a bookmakers in central Harrogate, Betfred require additional premises to meet demand from the local residents. 

“The proposal therefore seeks a new opening of Betfred’s existing bookmaker businesses within Harrogate and would result in new options for bookmakers’ business within the town centre.”

The developer added:

“The introduction of Betfred’s businesses within the town centre will grow a local business, providing additional staff employment and bring a vacant unit back into use within Harrogate which supports economic growth principles in national and local planning policy.”

Betfred currently operates a bookmakers on King’s Road in Harrogate.

Harrogate Borough Council will make a decision on the plan for Cambridge Road at a later date.

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