Keeping in mind the importance of a vision for Harrogate’s future, the Stray Ferret asked Malcolm Neesam to come up with suggestions for making Harrogate more attractive to visitors and residents alike, regardless of cost or planning requirements. This is the first of three articles. Malcolm fully understands that his “visions” may not appeal to everyone, and he submits them as purely private dreams.

Vision 1: Unlocking the potential of Crescent Gardens

Here, I am referring to the gardens themselves, rather that the building that was until recently the home of Harrogate’s administration.

Crescent Gardens consists of the detached portion of Stray outside the Hotel St. George, and the rest of the gardens to the west of the slip road, which so awkwardly divides the council-owned gardens from the Stray. Although this rat-run is popular with motorists trying to avoid the traffic lights, it really should have been grassed over years ago, to create a single civic space at the heart of the spa area.

The centrepiece of my vision for Crescent Gardens is to complete the architectural frame-work of the unfinished building ensemble, which has the Grosvenor Buildings and the Royal Baths to the south, the Royal Hall and Exhibition Hall “M” to the east, the Hotel St. George and the former council offices to the north, and on the western edge – a small block of public lavatories and the disused Shelter of 1910.

Despite several attempts in the Victorian and post-Great War eras to build something handsome and useful on the gardens’ western edge, nothing was ever achieved. The site has tremendous potential, and the loss of a small strip of the gardens for a new building could easily be compensated by grassing over that awkward slip road and adding it to the main gardens.

Crescent Gardens

Although this land is owned by the council, it lacks the vision and business sense to grasp the development potential. I would commission an eminent, classically-based architect, to design a three or four-storey building on the western edge of Crescent Gardens to contain either offices or apartments in the upper floors and very high quality shops and restaurants on the ground floor.

Built of solid stone, and with elevations to harmonise with the other buildings around the gardens, the development would breathe new life into the heart of the spa area, and complete the architectural framework of this most important locality. The ground level would be fronted with a classical colonnade to protect pedestrians, and the first floor would have as its centre piece a large restaurant with a spacious terrace overlooking the gardens.

I would erect a splendid fountain at the centre of the gardens, consisting of a series of circular bowls of diminishing size to create an attractive water feature symbolic of the town whose old motto was Arx Celebris Fontibus (a citadel famous for its springs).

As for the pretty but under-used Shelter, I would move it 180 degrees on to the grassed area to the north of the Mercer Gallery for use by the gallery to display sculpture or the Park Drag.

Perhaps the new North Yorkshire Council will see the sense in doing something creative with the under-used asset that is the western edge of Crescent Gardens.

Vision 2: Replace the ‘piecemeal bungling’ of the Island site

This is the site bounded by Ripon Road, King’s Road and Springfield Avenue, excluding the land and buildings of the Hotel Majestic.

An aerial view of the Island site. Pic courtesy of Simon Kent.

The development of this key site for the economic prosperity of Harrogate was undertaken with a series of coherent master plans, until 1958, when these were junked in favour of amateurish, piece-meal bungling, which was so incompetent that the subsequent buildings had neither adequate road access nor a single floor level.

My vision for the island site is that I would demolish everything apart from the Royal Hall and the Convention Centre, and rebuild in the following manner to a master plan that ensured vehicular deliveries occurred away from the public highways and footpaths; that all ground floor areas other than that of the Royal Hall were of the same level; with an external architecture that harmonised and enhanced Harrogate’s historic monumental buildings; and, with green open space at its heart as an amenity for visitors and residents and to serve as the centre piece of a leisure and retail complex.

Malcolm would keep the Royal Hall but suggests a complete rethink for much of the land behind it. Photograph: Flickr, Tony Hisgett

Before embarking on my expenditure, I would undertake or commission fastidious research to establish the economic future on which the conference and exhibition business is based, possibly by such a reliable company as Mintel. If such research showed that these activities were likely to continue into the post-covid world, I would include the appropriate facilities in the development specification. If not, I would drop them.

Whatever the result, I would ensure that the new development was targeted at residents and general visitors, with an emphasis on leisure, entertainment, and retailing. After all, this is the heart of the town, and if I could change history, I would have shifted the whole damn development to the Great Yorkshire Showground and kept intact the old railway link that once crossed the site.

As for the new buildings, they would be built over a large underground vehicle park, above which several new structures would frame an open garden accessible to them all. Some of these new buildings would be dedicated to exhibition use, if the demand for this can be demonstrated. Others would contain such leisure amenities as bowling alleys, a trampoline facility, shops, cafes, and office space.

On the important site at the junction of Ripon and King’s Roads, I would reconstruct the most important monumental building ever erected in Harrogate, the Spa Rooms, with a stone facade including the main entrance of six Doric columns with a proper entablature, and the great Georgian internal saloon with its vaulted ceiling, musicians gallery and chandeliers. This would be used to contain a luxury restaurant, and also through its link, a break-out space for the neighbouring Royal Hall. I would also restore the little garden in front of the Royal Hall, long lost under a sea of tar, and replant the chopped down beech trees at the pavement junction of King’s and Ripon Roads.

Vision 3: Create stunning fountains on Prospect Place

Perhaps the most important entrance to the heart of the town is Prospect Place, as it is flanked by an imposing architectural backdrop and also by that wonderful symbol of Harrogate, the Stray.

Culminating at the War Memorial, from which Harrogate’s principal shopping streets radiate, it might be thought that the locality was beyond improvement, but given unlimited funding, I would add something so spectacular as to make visitors arriving at the town’s centre gasp with wonderment.

Prospect Place. Pic: Walker-Neesam Archive

Prospect Place between James Street and Victoria Avenue was at one time fronted by the individual gardens of the private or commercial properties to the east, all of which were converted into the present gardens after the Second World War, Harrogate Borough Council being responsible for their maintenance – a task they perform with great skill.

Here, I would introduce at least four multi-bowled cascade fountains to advertise Harrogate as the original Spadacrene Anglica — the English spa fountain, which would be illuminated at night, and of such a design as to ensure the minimum side effects from wind. Along the low row of boundary stones, which separate the gardens from the footpath, I would add a long ornamental railing, which would be attractive to the eye and useful in emphasising that pedestrians should remain on the path.

Why should earlier attempts to provide Harrogate with handsome water features always be doomed to failure? When a fountain was placed in Station Square after the Second World War, as part of the council’s plan to improve the town’s appearance, an order came from Emmanuel Shinwell’s Department of Power to turn it off, to save energy. A few years later, the council re-introduced a water feature as part of its reconstruction of Station Square, which was eventually filled in.

When Speyhawk remodelled the area outside the Victoria Quarter in 1992, it incorporated pools and fountains, which a subsequent owner was allowed to remove. The time is well overdue to provide Harrogate with some magnificent water features to celebrate its Spa past.

Tomorrow Malcolm gives his visions for the future of Station Square, Cambridge Street, Library Gardens and Princes Square

A decision on the future of Harrogate Borough Council’s former Crescent Gardens offices is still to be made, almost two years after the building was sold.

Impala Estates, a property investment company in Harrogate, bought the building in January 2020 for £4 million.

It submitted a planning application in March this year to transform the building into offices, a gym and a rooftop restaurant.

Under the plans, the empty building, which was built in the 1890s, would be refurbished and extended by adding two floors.

The Stray Ferret approached Impala Estates to ask how the plans were progressing. However, the developer did not reply by the time of publication. It has not provided an update on its Crescent Gardens website since April 1.

Read more:

• Plans in to transform Crescent Gardens into offices
• Consultation opens over plans to extend former council offices

Harrogate Borough Council confirmed that its planning committee had not yet set a date to hear the plans.

The council planning portal, which has 120 documents relating to the document, indicates that the developers are currently responding to concerns from consultees, such as Yorkshire Water and North Yorkshire County Council.

How the rooftop restaurant would look. Photo: S+SA Architects.

The saga of Harrogate Borough Council’s former offices

The future of Crescent Gardens, which has been empty for four years since the council relocated to Knapping Mount in 2017, has become a long-running saga.

Harrogate Borough Council announced when it moved into its new offices that local developer Adam Thorpe would buy the site for £6.31 million.

Mr Thorpe said he would spend £75 million on a refurbishment, which would include an art gallery, underground car park, swimming pool, restaurant and luxury apartments.

Two years later he said he had agreed the sale of 10 of the 12 properties but Mr Thorpe’s company, ATP Ltd, then collapsed with debts of almost £11million, including £24,394 to the council.

The site then went back on the market and was eventually sold to Impala Estates.

Plans have been submitted to transform Harrogate Borough Council‘s former headquarters into offices and a roof garden restaurant.

Impala Estates, a property investment company in Harrogate, bought the Crescent Gardens site in January last year for £4 million.

It has been empty for four years since the council relocated to Knapping Mount in 2017.

Impala’s proposals include creating a gym as well as turning the former council chamber and mayor’s parlour into meeting rooms.

James Hartley, director of Impala Estates, said:

“I am hugely excited to submit a planning application after what has been a tough year for everybody.

“Our plans will ensure that this high-quality local asset is brought back to use and regenerated to deliver a building that provides not only employment space in the town centre but contributes to a community benefit that keeps Crescent Gardens as a vibrant part of Harrogate.”

Mr Hartley said Impala did not yet have a figure on how much the development would cost.

Asked whether he was concerned about letting offices now so many people were working from home, he said:

“The office market continues to change and develop and we would aim to react to these changes as necessary.”

Read more:

• Consultation opens over plans to extend former council offices
• EXCLUSIVE: True cost of civic centre was £17m

The council’s planning committee will decide whether to accept the application.

Graham Swift, cabinet member for economic development at the council, spoke highly of the scheme. He said:

“When Harrogate Borough Council sold Crescent Gardens to Impala Estates we were impressed by their commitment to bring much-needed office space into the centre of town to support the growing and changing economic needs of Harrogate.

“They blended this plan with the use of public space that will make Crescent Gardens and its locality a thriving, community area that boasts flexible, modern offices with functional and attractive public spaces.”

Concerns about design, parking and noise

Impala opened a public consultation on its plans in October, which according to Impala attracted 19 comments.

Four were positive; others attracted comments about design, parking, solar shading, access, noise and over visibility from the rook terrace.

A chequered history

The council’s sale of Crescent Gardens had a chequered recent history.

In March 2017, it was announced local developer Adam Thorpe was buying the site for £6.31 million. Mr Thorpe had lavish plans for a £75million pound refurbishment, including an art gallery, underground car park, swimming pool, restaurant and luxury apartments.

Two years later, in February 2019 Mr Thorpe said he had agreed sales on 10 of the 12 apartments including one “comfortably above” £10 million. Mr Thorpe’s company, ATP Ltd, then collapsed with debts of almost £11million, including £24,394.52 to the council.

The site then went back on the market and was eventually sold to Impala Estates.

A consultation is being launched this week over plans to redevelop Harrogate Borough Council’s former headquarters.

Impala Estates Ltd bought Crescent Gardens for £4m in January and is preparing to submit a planning application to bring the building back into use.

As well as refurbishing the existing building to deliver modern offices for up to 400 people, the company proposes adding a second and third floor to provide space for a restaurant and terrace, which would be open to the public. James Hartley, asset manager and surveyor at Impala, said:

“Our aim is to bring the building back into use by developing it in a sensitive way that fits in with the diverse architecture in the surrounding area. We hope to create flexible office and public space in a central part of town.”

The refurbishment includes the creation of offices for multiple occupancy, along with meeting rooms, a gym and shower facilities. Historic rooms, including the former council chamber and mayor’s parlour, will be used as meeting space, which will also be available for public use.

Impala said the additional floors will be set back from the front and rear elevations of the existing building. The site will also be made energy efficient as part of the refurbishment project.

The plans have been drawn up by Harrogate-based S&SA Architects. The developers are inviting feedback from the public via their website from Thursday, before a planning application is submitted within the next couple of months.

Sale of Crescent Gardens

Crescent Gardens has been out of use for three years after Harrogate Borough Council first agreed to sell it and build a new headquarters in 2015. A preferred bidder was chosen, but the sale fell through later that year.

In March 2017, local developer Adam Thorpe was confirmed as the new buyer, through ATP (Crescent Gardens) Ltd, with contracts exchanged that year and completion dependent upon a planning application being submitted to redevelop the building.

The agreed sale price was £6.31 million, with a 25% uplift due to HBC if planning permission was achieved and implemented for a change of use to anything other than predominantly office space within five years of the sale.

Read more:

• True cost of new civic centre was £17m
• Harrogate Borough Council’s days are numbered, admits leader

Mr Thorpe said his plans included luxury apartments and an art gallery and, in February 2019, said he had agreed sales on 10 of the 12 apartments including one “comfortably above” £10 million.

When the sale collapsed a few months later, Mr Thorpe owed the council more than £30,000 in unpaid rent for the years in which he had used the building following exchange of contracts. The council had also paid legal fees of more than £11,000 in pursuing completion.

Meanwhile, HBC staff moved into the new headquarters at Knapping Mount in late 2017.

Impala was announced as the new buyer in early 2020, with an agreed price of £4m. A 25% uplift will again apply should planning permission for residential use be achieved and implemented within five years.

In the third part of our investigation into the cost of Harrogate Borough Council’s civic centre, we examine how the council has publicly justified the decisions it made – and that cheaper options were set aside in favour of a town centre location.  

HBC has always framed the new civic centre as offering good value to taxpayers. In this report, we will explore the way the council has justified the money it spent and reveal that another option it dismissed would have come in at around £7m less.  

How the council justified Knapping Mount

In 2014, before the decision to move was made, a Conservative campaign leaflet stated that £9m was the gross figure and, following sales, the council expected the project to cost £5m.  

Taken from a Conservative leaflet distributed to local households in 2014

The final sentence of Cllr Cooper’s quote is particularly interesting:

“This consultation takes the politics out of the argument and gives the full facts.”

It later emerged £11.5m was the value of the contract awarded to the builder.  

HBC said that was always the ‘gross’ cost. The ‘net’ cost was £11.5m minus the income it made from selling its other buildings.

The leaflet distributed by the ruling Conservative party says otherwise.

What did the council sell to fund the move?

In moving to Knapping Mount, Harrogate Borough Council sold the following properties: 

• Crescent Gardens – £4m 
• Scottsdale House – £1.9m 
• Victoria Park House – £1.2m 

The total receipts for those came to £7.1m.  So according to the council’s argument, Knapping Mount actually only cost £4.4m to the taxpayer.   

Yet the cost of any commercial project is always the cost of the build plus the value of the land. Regardless of what was sold, how it was funded or what they offset to make it look cheaper, HBC spent £11.5m on the build and used a site worth £4.5m. 

Using their own logic, the council could have sold Knapping Mount with planning permission for housing and added that money to the pot, giving an income of £11.6m.

The alternatives

At the outset of the project, HBC commissioned a report into the options available. As well as staying in its existing offices, it considered buildings and sites around Harrogate. 

However, the full details of those sites have never been released. A summary document was presented to the cabinet for consideration, referring to a number of sites and costs including: 

• Hornbeam Park – £11.3m 
• Beckwith Knowle – £9m or £17m 
• Pannal – £20.5m 

How these figures were calculated – and which specific sites or buildings they referred to – has never been revealed.  

What is evident from the report, however, is that, alongside its aim of bringing all staff onto one site, HBC was determined to maintain a town centre presence.  

The same report also recognised the high potential value of Knapping Mount, but HBC opted not to realise this. In recommending to build on the site, with an indicated cost of £13 to £13.7m, it says: 

“Retaining the site does mean the loss of a significant capital receipt.” 

Read more on this investigation:

• Exclusive: Stray Ferret investigation reveals true cost of new civic centre
• Council chose round design to ‘express nature of democracy’

£7m to stay in the town centre

Another site at Hornbeam Park was offered to the council in August 2014 – more than a year before work began at Knapping Mount – at a total cost in the region of £10.5m. Two hectares of land would have cost around £1.5m and a rectangular build of the same square footage as the civic centre would have been no more than £9m, even for a high-spec finish. 

We would like to make it clear that Chris Bentley, from Hornbeam Park Developments Ltd, is a supporter of The Stray Ferret but has no involvement in any editorial decisions taken by this publication. For more information, click here. All information given to us for this report was assessed and included on its own merits.

Costed up by the council at the time, the Hornbeam Park option was put at £11.9m. Though the details of this total cost have never been made public, the higher value could include an allowance for retaining and refurbishing one of the council’s town centre buildings. The report on the investigation into this option says it “prevents a single site solution” and, being out of the town centre, “results in requirement for additional town centre customer service centre”.  

The Hornbeam Park option only prevented a single-site solution because the council was absolutely determined that it needed to be in the town centre.  Although high quality, the simple rectangular design would have been cheaper. 

The council headquarters put forward at Hornbeam Park were rejected

An office on the business park could have placed HBC adjacent to a railway station, giving ease of access for anyone using public transport. A bus route had previously existed between Hornbeam Park and the town centre, which HBC could have reinstated.  

The proposal suggested up to 177 parking spaces – 82 more than the civic centre now has – for anyone travelling in a car. And the growing trend for working online means most residents will never have cause to visit the civic centre anyway, on foot or otherwise. 

Harrogate Borough Council itself said in a 2014 report that visitor numbers were expected to decline: 

“Visitor allocation is included within the proposals for the Knapping Mount site; this is currently shown as five spaces but could be increased by the redesignation of six of employee spaces at the side of the building. This allocation is being carefully monitored and visitor surveys will continue to take place as the council moves towards the new accommodation, this will be necessary as the visitor numbers could decrease due to the channel shift effect of more services being deliverable online or via telephone.” 

Was being so central really necessary? Serving a district of more than 500 square miles, was it essential for HBC to be located in Harrogate town centre?  

Using their logic and offsetting the income from the sale of all the sites, the council could have had £11.6m to put towards the new civic centre. At a cost of £10.5m, this would have left £1.1m in the bank.  

Tomorrow:

• Is Knapping Mount delivering on promised savings?
• The problem of car parking at the new civic centre

Read The Stray Ferret on Tuesday morning for the full story.

The final build cost for Harrogate’s new civic centre has been revealed as £11,516,200.

It is almost £3m more than the budget announced by Harrogate Borough Council at the outset of the project in 2015.

The figure was revealed to The Stray Ferret after a request under the Freedom of Information Act. Previously, the council had refused to announce the cost on the grounds of “commercial sensitivity”. Contractor Harry Fairclough (Construction) Limited entered administration in February this year.

The council said: “Final account negotiations were ongoing between the Council and Harry Fairclough prior to Harry Fairclough entering into administration.”

In 2015, when the council first began work at the Knapping Mount site, the expected build cost was £8.7m.

Harrogate Borough Council said its intention was to unite all staff on one site, saving £1m per year through efficiencies as a result. It argued its existing offices across five sites were not fit for purpose.

Having first put its historic Crescent Gardens building on the market in July 2015, HBC finally announced it had completed a sale to Impala Estates in January this year for £4m. The company said it intends to refurbish the building as offices.