‘Green gap’ will protect villages from 3,000-home Maltkiln scheme, says council

A “green gap” proposed for a 3,000-home scheme in the Harrogate district will protect surrounding villages from the huge housing plans, council officials have claimed.

Ever since being revealed five years ago, a key concern of the proposed site in the Green Hammerton area has been the impact on existing residents who fear the new homes will put pressure on local services with a “devastating effect on the community”.

Harrogate Borough Council is behind the development and said it recognised that separating the site from existing communities was “very important”.

It has proposed a “green gap” to the north east of the site which will act as an area of safeguarded land and aims to “protect the distinctive rural character of existing villages”.

Residents have argued this area of land should be expanded further north and south to also protect the nearby villages of Whixley and Cattal.

However, the council has rejected these calls, saying it does not believe there is “sufficient justification” to do so and that it did not want to restrict a potential expansion of the 3,000-home site to be named Maltkiln.

The council said in a report: 

“Development of Maltkiln is a long term project, with delivery over a period of some 30 years.

“Whilst there is no expansion planned for the current Local Plan period, the council does not wish to prejudice potential for future expansion in the longer term by creating a buffer around the proposed settlement boundary.”

The council also argued that safeguarding more land to the north and south would result in a “green belt by the back door” and not accord with national planning policy. Green belt land is protected areas where developments are only allowed in special circumstances.

The council added: 

“A strategic green gap on the eastern edge of Maltkiln is proposed in order to prevent coalescence and protect the distinctive rural character of existing villages.

“It is also a key part of achieving Maltkiln’s vision to be a vibrant new community in its own right, which provides new services and complements existing villages.”

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 Cattal train station.

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

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.

‘Let’s make the best of it’: Hopes and fears for 3000-home Maltkiln settlement

Heated public meetings, protests outside council offices and legal challenges in the high court couldn’t stop Harrogate Borough Council from deciding that 3,000 homes should be built around the villages of Cattal, Green Hammerton and Kirk Hammerton.

The decision was mired with suspicion and ill feeling but now residents are trying to look ahead to how the project can work for them and the people who will eventually live there.

The cold-sounding “new settlement” has been given the more homely title of Maltkiln and a draft document has been published that outlines how the the 3,000 homes along with roads, schools, shops and public spaces will develop over the next few decades.

‘Inevitable’

Since 2016 the name Green Hammerton became synonymous with the new settlement, usually in debates that pitted the merits of developing land there versus Flaxby, which is closer to Harrogate and Knaresborough.

The council’s preferred option for the settlement is now centred around Cattal railway station, on the other side of A59 from Green Hammerton.

Chris Hay and James Veitch are shareholders of Green Hammerton’s Post Office, which also serves as a shop, newsagent and soon-to-be cafe.

The two have a grudging acceptance that the homes will be built but are concerned that Maltkiln will erode the village’s identity, which stretches back to Domesday times.

Green Hammerton

They have already seen Green Hammerton, population 675, swell with three new build housing schemes in recent years.

Mr Veitch said:

“The word inevitable comes to mind but you have to be grown up and make the best of it”.

Not a village

A development plan document (DPD) drawn up by Harrogate Borough Council includes a vision for what Maltkiln will eventually become, which is a “garden village with a distinctive identity where people want to live, work and spend time”.

It conjures up a pastoral scene but with an eventual population larger than Boroughbridge, calling Maltkiln a village is misleading to some.

Mr Veitch said:

“They call it a village don’t they? How on earth can you call a 3,000 development a village? It’s a town, not an insignificant one at that. It will be big enough to create traffic jams on the A59”.

3,000 new homes is likely to result in at least 6,000 cars. Mr Veitch fears that much more investment in Cattal Station is required if commuters are going to leave their cars at home.

Cattal Station

He added:

“There will be a lot of commuting, that’s the bottom line. The A59 will be busy and the railway will not increase its capacity much more than what it is. I don’t buy the argument that it’s a hub where you can transport 10,000 people to anywhere.

“People will still use their cars, anyone who suggests otherwise is naive.”

Fresh blood

Keith Welton and his wife Val have lived in Cattal for 16 years, close to the railway station that the developer Oakgate Group hopes will be one of the unique selling points of Maltkiln.

With homes set to be built in green fields that currently surround the family home, Mr Welton might be forgiven for feeling negative or even bitter about the development.

However, he’s taking a pragmatic approach and sees several benefits that it could bring to the area and the people who live in the villages.

Serious infrastructure investment is promised in the DPD, including improvements to the dangerous Whixley crossing on the A59. Cattal Station already saw £10m of investment in 2020 to increase the number of trains to Harrogate and York.

Kirk Hammerton will also be impacted by Maltkiln

Mr Welton has seen his children and their friends priced out from living locally and he hopes affordable housing can inject some younger blood into the area.

He also hopes the new North Yorkshire Council will be firm with the developers and ensure that affordable housing genuinely is affordable.

Mr Welton said:

“There’s an acute need for affordable housing. Many of our young people come out of university and want to go to Leeds, Manchester or London. They settle down, and they want to come back. We need to capitalise on that talent and make housing available for them.”

“I’m 74 and you can’t have a village full of 74 year olds!”

‘Make the best fist of it’

A criticism of HBC for choosing Green Hammerton over Flaxby was a perception that its residents will be heading in one direction towards York for work and leisure.

But Mr Welton said the majority of his family’s trips are to Harrogate to visit restaurants or the theatre.

He believes Flaxby is “one of the most desirable commercial sites in the whole of North Yorkshire” and that homes built next to a noisy motorway would have made it a poor choice for housing.

He added:

“I do think the location for Maltkiln makes sense. It’s now up to people to make the best fist of it. It’s easy to be negative. We should turn those energies around to get the sort of development that will be an exemplar and people think, wow”.

Climate emergency

The DPD for Maltkiln is 88 pages long and the words ‘climate change’ are mentioned on 36 of them.

It’s clear that HBC hopes the settlement will differ from every other large housing scheme in the district it has approved in recent years that have done little to tackle the climate emergency or help the council reach its emission reduction goals.

The government is set to ban gas boilers in new build homes from 2025. It means the homes in Maltkiln should be powered by renewable energy sources such as heat pumps or solar panels.

The document also claims the development will offer a “biodiversity net gain”, which is a planning phrase that means it will leave the environment in a better state than it was before the homes were built.

But when Maltkiln will involve concreting over vast swathes of green fields, it’s an ambition that could appear impossible.

Land in Cattal earmarked for development

Arnold Warneken, Green Party councillor for Ouseburn on North Yorkshire County Council, said he hopes the developer can be influenced to ensure go further than government regulations around the environment.

He said:

“It’s really, really important we don’t get into lip service and tokenism around biodiversity but it’s going to happen so let’s make sure it happens for best of our community, not just stand back and say I don’t agree with it.”

He added:

“The solution is not to concrete over it, but then the scenario is where do you build the houses? Some people say brownfield but people underestimate the biodiversity of brownfield sites, nature gets everywhere”.

Council’s legacy

Harrogate Borough Council will cease to exist in less than a year’s time but arguably the biggest decision it made during its existence was deciding to change the face of Green Hammerton, Kirk Hammerton and Cattal forever with the new settlement.

How successful Maltkiln will turn out could be HBC’s ultimate legacy.

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”.

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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.

Two primary schools planned for new 3,000-home Harrogate district settlement

Two primary schools and land for a secondary school form part of proposals for a new 3,000-home village between Harrogate and York.

The settlement, to be named Maltkiln, will be built in the Hammerton and Cattal area. New details of the major scheme have been revealed this week.

A development plan document from Harrogate Borough Council shows there are proposals for two 420-place primary schools – one of which would be able to expand with room for 630 pupils.

The plan also said because the village is not large enough to “generate sufficient pupils” for a secondary school, around £10.5 million would be provided to fund an expansion of 11 new classrooms at Boroughbridge High School.

However, it added that land within Maltkiln has been designated for “future secondary provision should this be required in the future”.

The plan said: 

“The council has been working with the education authority, North Yorkshire County Council, in order to identify the educational infrastructure required to support the level of growth proposed in Maltkiln.

“NYCC have indicated that the development is not projected to generate sufficient numbers of pupils to warrant the need for a secondary school on-site.

“Nevertheless, for the proper and long-term planning of the area, the council consider a cautious approach should be taken and have safeguarded land for a secondary school if it is needed.”

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It is estimated that more than 8,000 residents will occupy the village, which may not be completed until at least 2038.

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.

Maltkiln is centred around Cattal train station which links York, Harrogate and Leeds – and Harrogate Borough Council hopes this location will “steer development away” from residents living in surrounding villages who have objected to the proposals.

The council also said facilities including shops, employment space and a GP surgery should be built around this central location.

It said: 

“A new community of over 8,000 residents will generate a need for significant new local facilities and these should be located at the heart of the settlement directly adjacent to Cattal railway station.

“The mixed-use local centre will provide a diverse and vibrant space at the heart of Maltkiln.”

A meeting of the council’s cabinet will be held next Wednesday when senior councillors will be asked to agree to the launch of the consultation on the development plan document.

A report to the meeting said the publication of the plan is a “key milestone” and that once approved it will provide “a 30 year vision for Maltkiln”.

The report added: 

“The development plan document provides the starting point to guide the development and delivery of Maltkiln.

“Proposals will need to go through the planning application process and there will be further opportunities for communities and stakeholders to be involved in more detailed master-planning.

“The council is also exploring a range of governance and stewardship options to ensure that residents will have a say in how community facilities are run.”

New 3,000 home settlement in Harrogate district to be called Maltkiln

Formal consultation is set to begin on a proposed new 3,000-house settlement in the Harrogate district.

The settlement, which will be larger than the town of Boroughbridge, will be built in the Hammerton and Cattal area of the district, close to York.

Harrogate Borough Council said in a news release today it was “finalising its policies and proposals for the new settlement” following earlier stages of consultation.

Its executive will consider a development plan document, which will set out the boundary for the settlement and other details, on Wednesday next week before it goes out for formal consultation.

It added:

“The development of a new settlement is a key part of the district’s growth strategy providing much needed homes and jobs in a sustainable location along the York-Harrogate-Leeds railway line.”

Wetherby real estate developer Oakgate Group earmarked the area to be known as Maltkiln for 3,000 homes in 2017.

It submitted a screening application to assess whether it needed to conduct an environmental impact assessment before submitting a formal planning application.

Cllr Tim Myatt, Harrogate Borough Council’s cabinet member for planning, said today: 

“The development plan document sets a clear and ambitious 30-year vision for Maltkiln and provides a policy framework that will enable the planning authority to lead, guide and manage how it is developed.”

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As part of the plan, the council also commissioned consultants at a cost of £20,000 to produce a “comprehensive climate strategy” for the settlement.

The council said that Maltkiln would be planned in a way which would help to to meet net-zero carbon emissions by 2038.

It said this would mean reducing the need to travel, providing walking and cycling infrastructure and improvements to public transport as well as supporting the transition to low emission private cars.

Cllr Myatt added:

“Climate change is one of the biggest challenges facing us today and one that the council takes seriously which is why we have commissioned a climate change strategy to ensure Maltkiln will be a climate resilient place, fit for the 21st Century.”

If councillors agree the plan next week, a consultation on the development plan will be held in the autumn. It would then be submitted to the secretary of state for examination.

The move to create a settlement in the Hammerton/Cattal area comes after a long running saga between Flaxby Park Ltd and the borough council.

The battle led to a High Court hearing over whether the homes should be built in Flaxby or Green Hammerton before it was finally settled in late 2020.

Teens left in tears by Northern train guard’s ‘heavy-handed’ fine

The parents of three teenagers left “in tears” after being issued with a fine on a train journey have criticised the guard’s “heavy-handed” approach.

Freddie Fulford, 15, and his friends Evie and Oscar Bartle were travelling from Cattal to York on Saturday, June 3.

It was the first time the three had gone into York together and Freddie’s dad, Tony, said they were looking forward to a day out on their own.

“They jumped on the train with no tickets because it was in the station when they arrived.

“There is a ticket machine at the station, but they didn’t know you couldn’t pay on the train.”

Cattal Station

Once the guard realised the teens didn’t have tickets, he issued them with fines of £20 each. The teenagers said they were told in an “intimidating and frightening” way that the maximum penalty was three months in prison.

Upset by the fine and the threat of a criminal record, the teens called their parents from York station in tears.

Mr Fulford, who lives in Harrogate, said:

“They could have paid there and then or the guards could have said ‘buy at ticket on the app and we’ll come back in a minute’. It was just so heavy-handed.

“The obvious answer would have been to let them buy the tickets on the train and explain what they should do for next time.”

He said both families have submitted complaints and appealed against the fines. They had heard from other parents whose children had been fined for similar situations and had successfully appealed.

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Both sets of parents are in a position to pay the fines, he said, but he was concerned about other families who were not. He added:

“The main point is to stop it happening again.”

The Stray Ferret contacted Northern for a response to Mr Fulford’s concerns about their handling of the situation.

In response, Tony Baxter, regional director for Northern, said:

“Customers have a duty to buy a ticket for travel before they board a train.

“They can do so in advance via our app and website or, if they wish to purchase at an un-staffed station, they can do so from one of the more than 600 ticket machines we have installed across the network – one of which is at Cattal station.

“Customers should arrive at the station in time to purchase their ticket before they travel. Anyone issued with a penalty fare has the right to appeal the decision to an independent appeal service.”

Harrogate district train station parking review a ‘lost opportunity’

A review into car parking at train stations across the Harrogate district has been criticised as a “lost opportunity”.

Transport officials at North Yorkshire County Council launched the review to look into where parking could be expanded in order to encourage the use of public transport and stop parked vehicles spilling over onto residential streets.

The findings were discussed at a meeting today when councillor Paul Haslam, who represents Bilton and Nidd Gorge, said he was “disappointed” that residents were not asked where they believe investment is needed the most. He said:

“There doesn’t seem to have been any discussion with any user groups.

“I would have thought they might have been able to share some very important information – we need to know what our customers want.”

Cllr Haslam said while the review was “very measured,” it was a “lost opportunity” to also look into how access to train stations can be made easier for those travelling on foot or by bike.

He told today’s meeting of the Harrogate and Knaresborough Area Constituency Committee:

“I would have hoped this review could have looked at safe and secure storage for bikes, bus stop provision and other access in terms of cycle routes.

“Train stations are going to be what we will call transport transition hubs in the future and we have to facilitate these changes so people can get off their bike and onto a train, or out of their car and onto a bus.”

His comments were backed by councillor Don Mackenzie, executive member for access at the county council, who added:

“We must look at other means of connecting people to railway stations and not simply in their cars.”

More parking at Pannal

The review highlights how new car parking will be built at Pannal train station as part of the ongoing housing development at the former Dunlopillo site.

Construction work has yet to start on the car park and it is unclear when this could begin.

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Cattal train station has also been identified for improved parking as part of a 3,000-home settlement which is planned for the area because of its railway links.

There are no plans to upgrade parking at train stations in Starbeck, Knaresborough or Weeton, as well Harrogate which a report said already has extra capacity at the Victoria multi-storey car park.

Another area which has been identified for potential improvements is Hornbeam Park train station where previous proposals to expand the car park were met with concerns that it could encourage more car journeys on the already congested Hookstone Road.

Traffic impact

Graham North, strategic support officer at the county council, told today’s meeting that extra car parking had been considered again, although it could have had a “significant” impact on traffic.

Mr North also set out some of the reasons why parking upgrades are needed at other train stations, but can not be achieved.

He said:

“The Harrogate line has had significant improvements in frequency including the recent improvements between York and Harrogate.

“We have also had modern rolling stock, station improvements and the introduction of the LNER services to and from London which are all potentially increasing demand for rail travel.

“The rail industry has looked at each station to identify any land available for car parking close to stations and whilst some land has been identified the cost to purchase, access to and from the sites and the poor business cases have meant that these were not developed further.”

Harrogate district railway stations parking could be expanded

Parking at railway stations across the Harrogate district could be expanded in a bid to encourage more train travel.

The proposal will be discussed by North Yorkshire County Council‘s Harrogate and Knaresborough area constituency committee in March.

A report ahead of the meeting highlights the railway stations in Pannal, Hornbeam Park, Harrogate, Starbeck, Knaresborough, Weeton and Cattal for potential investment.

Councillors are set to identify which of the stations need extra car parking spaces and discuss how it could be funded.

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The problem of car parking at railway stations is most often felt away from towns and cities, according to the North Yorkshire Rural Commission.

A spokesperson for the commission highlighted the issue in a report published last year:

“The commission was told that often rural travellers do not go to their nearest railway station because they are not assured of a parking space.

“They travel further to the next station where they are guaranteed a parking space.

“Availability and cost of car-parking spaces at railway stations can be a major challenge for commuters.

“Expanding car parks on rural land is a challenge for transport providers. Accessibility for particular service users is still a major issue at many rural rail stations.”

£9.8m upgrade of Knaresborough to Poppleton rail route complete

Network Rail has completed a £9.8m upgrade of the Knaresborough to Poppleton route, which could increase the number of trains between Harrogate and York.

The works have improved the signalling system and changed the track layout at Cattal station, which will allow two trains to enter the station at the same time.

Work has also taken place to install new safety measures at some level crossings on the route.

£9.6m was secured by York & North Yorkshire Local Enterprise Partnership from the government’s Local Growth Fund.

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Harrogate and Knaresborough MP Andrew Jones, who is a former rail minister, called the works a “huge step forward” for trains in the district.

“The importance of this is that it removes a bottleneck to future increases in capacity on the line. This means that the ability to increase services to and from York now exists whereas previously the infrastructure constrained that. It is another huge step forward for our local rail line.

“In recent years we’ve seen more services and faster services on the York-Harrogate-Leeds line. We have seen signalling upgrades and the new Azuma services to and from London coming to Harrogate.  We have also seen the back of the old, leaky pacer trains.”

North Yorkshire County Councillor Don Mackenzie, executive member for access, said the project would enable “an increased, quicker and more reliable service in the future”. He added:

“The line now benefits from more modern technology and Network Rail have increased safety at a number of level crossings and reduced congestion at Harrogate railway station.”

Consultation on new 3,000-home settlement for Harrogate district extended

A consultation on a new 3,000-home settlement in the Harrogate district has been extended amid concerns some residents weren’t aware of it.

Harrogate Borough Council’s consultation, which opened on October 19, asks for views on three possible sites for the development in the Green Hammerton and Cattal area, close to York.

The preferred option is on land south of Cattal train station.

A report says the scheme would offer a 21st century village lifestyle with convenient links to Harrogate, York and Leeds.

But so far the consultation has generated nine responses, which are overwhelmingly opposed to the development.

One describes it as “a desecration of a beautiful unspoilt area” and “environmental vandalism”. Several say the Flaxby site, which the council discarded, would be better.

The consultation was due to close on December 11 but will now run until January 22.

Chris Eaton, from the Keep Green Hammerton Green action group, told the Stray Ferret local groups had asked the council to extend the deadline because some residents had still not received a leaflet informing them the consultation was taking place.

Cllr Richard Cooper, leader of the council, pledged last month it would be a “genuine consultation”, adding it was “critically important” for the council to get it right.

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Cllr Tim Myatt, the council’s new cabinet member for planning, said the extra time would ensure all residents and community groups had their say.

He said:

“We are listening to the community and following feedback have decided to extend the consultation so that everyone has had enough time to fully review the plans.

“We want this new settlement to be something which will serve the needs of new and existing residents. By extending the consultation and gathering further feedback we can ensure that residents and community groups have had time to provide a full response.”