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Controversial Knox Lane housing plans recommended for approval

A Harrogate Borough Council officer has recommended that councillors next week approve plans to build 53 homes in Bilton.

North East property developer Jomast wants to build the homes on a field off Knox Lane in what has been a controversial and long-running planning application.

The council’s planning committee will decide next Tuesday whether the scheme can go ahead.

Council officer Andy Hough has published a 30-page report for councillors that says the development should be given the green light once certain conditions are met and there being no objection from the local flood authority.

The majority of the site is allocated for development in the Harrogate district Local Plan 2014-35, which says where homes can be built.

However, the development will also include land outside of the local plan area for trees and open space.

Obstacles

The developer has faced a number of obstacles getting to this stage.

Its initial plans were for 73 homes but the number was reduced following concerns about over-development.

NHS North Yorkshire Clinical Commissioning Group said GP practices in Harrogate are already over-saturated and have “very limited capacity” to accept another 123 patients that the new homes could bring.

Jomast has agreed to pay £63,974, which will be spent by GP practices.

This year, North Yorkshire County Council, who is in charge of roads in the district, said the layout of the development was ‘not acceptable’. The developer has since agreed to pay to widen Knox Lane in a move that has satisfied the county council.

‘Sustainable location’

Residents in the area have also long said the site is unsuitable due to the overhead electricity pylons that run through the fields and because of its impact on wildlife and a historic part of Harrogate.

Jomast has said it will not build homes directly beneath the pylons. Mr Hough, from Harrogate Borough Council, said the developer has “positively utilised” the pylons to create a “strong green infrastructure” and a “significant area” of public open space.

The National Grid has backed the development.

In his conclusion Mr Hough said:

“The site is located within a sustainable location for housing and has been designed in such a way that the layout takes into account the constraints of the site, whilst ensuring that it retains and builds upon the natural features of the site.”

‘We will be saddened’

The proposed site off Knox Lane.

At the time of publication, there have been 311 objections to the plans from residents and zero submissions of support.

To many living in that corner of Bilton, the fields on Knox Lane represent one of the last green spaces in the area.

They believe the houses would destroy an idyllic scene that is home to wildlife and is a gateway to Spruisty Bridge and Oak Beck.

Sue Wrightson, who lives in the area, gave the following reasons why she and other residents believe councillors should refuse the plans next week.

She said:

“The proposal will have a major adverse visual impact and cause harm to the landscape and character of Knox Lane.

“We have had a total lack of communication from Jomast’s representatives and HBC when information has been sort.

“Wildlife and birds will be totally displaced. Pylons and contamination serious issues have been raised and not addressed.

“It is a beautiful area and enjoyed by many it should be left as is for wildlife and birds, a small little hamlet down Knox lane to the pack horse bridge will be ruined.

“We will be saddened if this is approved for everyone that enjoys it.”

The Stray Ferret asked Jomast to comment but we did not receive a response by the time of publication.

Jomast and planning consultants Spawforths previously issued the following joint statement to the Stray Ferret:

“Jomast recognises the concerns of the local residents in respect to the potential impacts of the proposed housing development. However they would like to stress that the application site is allocated for housing within Harrogate’s Local Plan.

“Therefore, it has already been deemed as suitable for residential development by Harrogate council. The planning application is providing a significant amount of affordable housing, above what is required by planning policy, which will help address the significant shortfall of this type of housing within the town.

“The planning application is supported by a number of specialist technical reports, including a transport assessment, which demonstrates the proposed development would not lead to any additional congestion of the local roads.

“Jomast has also commissioned a series of ecological reports, which show that the proposed development would deliver a net benefit to biodiversity and the environment through the creation of new wildlife habitats and significant tree and hedgerow planting.

“Two public exhibitions have been carried out in respect to the development of the Site. In addition, Harrogate council consulted local residents on the allocation of the site for housing during the preparation of their Local Plan.”

GPs ‘extremely concerned’ Knox Lane housing will put pressure on health services

The organisation that commissions local GP services has issued a strongly worded objection to a plan to build 53 homes in Bilton.

North East property developer Jomast wants to build the homes on a field off Knox Lane, in what has been a controversial and long-running planning application.

Many objections from residents in Knox and Bilton have focused on the impact of the potential new homes on roads and congestion.

Knox Lane

However, NHS North Yorkshire Clinical Commissioning Group says GP practices in Harrogate are already over-saturated and have “very limited capacity” to accept another 123 patients that the new homes could bring.

The letter says:

“Having consulted with the local GP practices and primary care networks directly impacted we wish to strongly object to this proposed residential development.

“As primary care providers, the GPs and primary care networks are extremely concerned regarding any proposals for further residential development within Harrogate. The existing health infrastructure in Harrogate already operates above optimum capacity and has very limited capacity to absorb additional pressures.

“Primary care and community services within the area are already running at, or far beyond their existing capacity. This is further compounded by the fact that primary care networks practices are operating in substandard buildings limiting their ability to cope with the existing high patient demand.”

The letter adds the application offers “no provision” for healthcare services for residents, but approved, Jomast should make a payment to the CCG through a section 106 agreement.

The CCG has used an NHS formula to calculate that the developer should pay £63,974, which will be spent by GP practices.

But it warns that this figure would only make up a small part of what is required by GPs.

A spokesperson for Jomast’s planning consultant Spawforths said it is currently considering the comments from the CCG and will issue a response in due course.

Latest blow

The objection from the CCG is another blow for the developer’s hopes of building the scheme in its current form.

Last month, North Yorkshire County Council said the layout of the development was ‘not acceptable’ and the plan should be refused unless the developer agrees to pay to widen the road.

Under-fire infrastructure plans for west Harrogate will cost taxpayers £25,000

Two key planning documents which have been hit by delays and dismay ahead of a huge urban expansion in west Harrogate will cost taxpayers £25,000, it has been revealed.

The West Harrogate Parameters Plan and a delivery strategy set out how the area’s infrastructure and services will cope with 4,000 new homes.

They have been produced by Harrogate Borough Council, which has worked with North Yorkshire County Council, housing developers and consultancy firm Hyas.

After being forced to defend the plan and announcing delays for the delivery strategy, the borough council has now confirmed Hyas will be paid £25,000.

The council also said the delivery strategy will be signed off in autumn – more than two-and-a half years after a government inspector ordered the creation of the plans.

David Siddans, secretary of Harlow and Pannal Ash Residents Association, said he has been frustrated by the “snail-like progress” of the plans and that he has “little confidence” they will address concerns over areas including traffic congestion which is already a major problem.

He said:

“We are concerned that reorganisation of local government, lack of money and pressure from developers will force developments through with inadequate infrastructure, leaving the community to pick up the pieces.

“At the very least the combination of the parameters plan and infrastructure delivery schedule should address the massive growth on the western edge and go some way to mitigating against existing problems.

“In other words things should be no worse.

“We remain unconvinced that this will be the case.”

Howard West, chairman of Pannal and Burn Bridge Parish Council, said:

“It remains to be seen whether the £25.000 spent will prove cost-effective.

“As all matters have been handled without serious interim consultation with stakeholders, we won’t even know if Hyas’s recommendations have been followed.”

Once complete, both the delivery strategy and parameters plan will be used together to shape decisions on how west Harrogate will cope with 2,500 new homes – although as many as 4,000 properties are set to be built in the wider area by 2035.

There are proposals for two new primary schools and four playing pitches, as well as two new local centres for shops and health services.

Land has also been designated for other businesses, as well as new cycle lanes, footpaths and bus routes.

As part of the delivery strategy, a review of existing infrastructure is being carried out ahead of the document being published in draft form during a public consultation.

A Harrogate Borough Council spokesperson described Hyas as a “specialist town planning, master planning and place-making consultancy” firm which was commissioned “based on their experience of other complex development schemes”.

The council spokesperson said.

“The cost of this specialist consultancy is £25,000,

“The West Harrogate Infrastructure Delivery Strategy document is part of their commission and is a joint piece of work – in collaboration with the borough council, county council and promoters – to provide the long term co-ordination of infrastructure across the west Harrogate sites.

“The document will be signed-off in the autumn as it requires the input from a piece of work regarding transport mitigation which won’t be concluded until then.”

Siblings, 11 and 7, get creative to protest against new Knox Lane houses

Two creative siblings have put up posters and written poems to protest against a housing development on Harrogate’s Knox Lane.

North-east property developer Jomast wants to build 53 homes on a field off Knox Lane in a green corner of Bilton that residents cherish.

Jasmine Stoyles, 7, and her brother Francis, 11, both go to Richard Taylor Church of England Primary School in Bilton.

They live close to where the homes could be built and enjoy admiring the deer, birds and other wildlife in the green fields.

But they fear the idyllic scene won’t be there when they grow up.

Mum Caroline said the threat of development inspired the kids to get their pens out and protest. Over the weekend they put up posters and poems on trees and a notice board nearby.

Jasmine’s poem says it’s a “horrible sight looking at concrete and cement” and Francis’ poem pleads “see the trees that grew up there, soon it will be all bare”.

Ms Stoyles said:

“We just appreciated all through lockdown how many people come here. It’s a lovely place to be.

“To lose that connection to the countryside would totally change the nature of the area.”

Jasmine’s poem is below:

“Spring is a lovely time, but not when people are killing nature,

“People do not care about nature anymore because they are looking at their toes,

“Wrens and other birds are going to lose their homes because they are cutting down the trees,

“It is a horrible sight looking at concrete and cement,

“Nothing can replace Harrogate’s space.”

Harrogate YMCA shop to close after just two years

The YMCA charity shop on Cambridge Road in Harrogate will close in the next two weeks after just two years in the town centre.

Manager Sam Perry said the unit has to be vacated by May 12 and expects all stock to be sold before then.

The store opened just before the first lockdown, across from McDonald’s, and Ms Perry said it was often overwhelmed by donations from local people.

She said the closure was due to the renovation of the upper floors into flats.

A planning application to convert the first and second floor of the building into eight flats was approved in September 2021. Developers Lake House Investments, which is based near Brighouse, submitted the plan.

The shop is already looking bare, with just half of the floor space being used to display the last few donations at discounted prices.

Ms Perry said it was a “real shame” the shop was closing but added the charity was keen to find another suitable unit in the town centre.

Before moving to Harrogate in February 2020, there was a YMCA store in Starbeck but it also had to vacate due to development. Ms Perry said it could take up to 18 months to find new premises in Harrogate so she would have to find another job.

Harrogate architecture firm expands to Leeds city centre

Harrogate-based S&SA Architects will be expanding the company to Leeds city centre.

The architect practice, which operates out of a head office in Harrogate, will open its new office at Park House in Park Square in April.

The company had continued to grow during the pandemic and received several notable commissions in the healthcare and residential sectors, which created a demand for its expansion.

Inside the new office at Park House Credit: S&SA Architects

It plans to recruit people in roles at all levels, including in apprenticeship and senior positions.

Chris Paraskos, associate architect at S&SA Architects, said:

“We’re incredibly excited about this expansion. The office location is easily accessible for our diverse London and Leeds clients, being only a few moments’ walk from the station.

“It also offers all our staff the ability to work flexibly at home and across both offices. It will encourage collaboration between teams and better wellbeing, which is a part of our cultural response to the changing world of hybrid work post covid.”

S&SA Architects specialises in residential, retail, logistics, healthcare, sports and leisure sectors. Clients include Tesco, Keepmoat, Exemplar Healthcare and Broadacres.

Harrogate bakery expands with £250k project

Bakery site Bakeri Baltzersen has begun a £250k expansion project.

The site, in Kettlesing, supplies the company’s sister brands in Harrogate town centre, as well as other, wholesale partners.

The project will involve knocking through to a unit at Springfield Business Park, which will then create triple the floorspace of the bakery.

It will be part-financed by a £20,000 grant from the Product and Process Innovation Fund, a European funding programme. Harrogate Borough Council has also provided a grant of £27,390.

Along with it, more jobs will be created, with a particular demand for trainee bakers, packers and drivers.

Paul Rawlinson, co-director of Baltzersen’s and Bakeri Baltzersen, said:

“We are proud to be a part of the Harrogate community. We want to grow our range of products to offer a wider selection, work with more wholesale partners across Yorkshire as we fly the flag for our town, and create new jobs, training and career opportunities for local people.”

The work is expected to be completed in June.

Harrogate woman semi-finalist of Florist of the Year

Helen Pannitt, owner of Helen James Flowers

A Harrogate florist is celebrating making it to the semi-final of the Florist of the Year competition run by Interflora.

Helen Pannitt, who owns and runs Helen James Flowers in Harrogate, has been a florist for 37 years. She has previously won a gold medal at the RHS Chelsea Flower Show.

For the competition, she created a hand-tied bouquet, under the theme ‘Inspired by Nature.’

The winner will go on to represent Great Britain and Ireland at the Interflora World Cup in September 2023.

Helen Pannitt, owner of Helen James Flowers, said:

“I simply love competitive floristry and with the curtailment of competitions over the last couple of years due to COVID, it’s great to have something to get the competitive juices flowing again.”

The finals will see participants creating floral designs on the theme of ‘growing together,’ with a final unknown topic that will be revealed on the day.

The winner of the competition will be announced on Sunday 24 April.

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Harrogate sandwich shop re-opens after 2 year closure

Harrogate sandwich shop Nibble & Nosh has reopened after closing for two years.

The shop is under new management and has returned to its original location at Station Parade having briefly opened last august inside Harrogate Brunch Club.

A new carvery-based menu will be available alongside cakes and freshly brewed coffee.

Steve Butcher, who is both chef and owner of Nibble & Nosh, said:

“After the widespread effect that covid has had on businesses throughout the pandemic, we are very excited to be back, not only in Harrogate but also in our spiritual home at 11 Station Parade. We look forward to welcoming back customers both old and new.”

Nibble & Nosh has also made itself available online for deliveries six days a week.

Harlow Hill and Pannal Ash residents bracing themselves for ’15 years of disruption’

Residents in Harlow Hill and Pannal Ash have been told to expect 15 more years of disruption due to a wave of new housing developments in the area.

Concerns about traffic and disruption linked to around 4,000 new homes dominated Harlow & Pannal Ash Residents’ Association’s (Hapara) annual general meeting this week.

Much of the discussion was centered around the 770-home Windmill Farm development after plans were submitted by Anwyl Land and national housebuilder Redrow Homes this month.

The homes and a new primary school would be built on green fields on the opposite side of the road from the charity-run nursery Horticap and behind RHS Harlow Carr.

David Siddans, Hapara’s secretary, told the room that a traffic report submitted by the developers had “seriously underestimated” the number of cars that are likely to leave the site during rush hour.

The report suggested that 450 vehicles will leave in the morning.

Mr Siddans warned the current road network around Otley Road will struggle to cope with Windmill Farm traffic as well as cars from large housing schemes at Bluecoat Wood, Whinney Lane and Pennypot Lane.

He said:

“They have seriously underestimated the total impact on the highways network. Pennypot Lane and all the other sites will feed traffic towards this direction. The totality of it will be huge.”

Sustainable transport

The Windmill Farm site includes a cycle path towards Harrogate and three bus stops. However, Mr Siddans said the plans don’t do enough to encourage residents to leave their cars at home.

“How many people can you persuade not to use a car? That isn’t explained. We know they are providing a bus route, they’ll provide some bus stops, but what about the bus? Who’s providing that?

“How many will cycle or use public transport? We simply don’t know the impact.”

At the meeting, Otley Road resident Chris Dicken also did a critical presentation on the Otley Road Cycle Path, which he called “a waste of money”.

David Rowe from Zero Carbon Harrogate gave a talk on the benefits of low traffic neighbourhoods, which is when a road is closed to through traffic to boost walking and cycling, as as the one currently on Beech Grove.

Windmill Farm proposals

Mr Rowe and the group’s chair, Jemima Parker, fielded questions from residents about the environmental impact of Windmill Farm.

The homes will be built with gas boilers, despite the government banning them from new builds from 2025.

Ms Parker queried the layout of the Windmill Farm and suggested it had been designed with the car in mind.

“The shop and the school are not next to each other, so when you go to pick your children up from school you can’t pop into the shop. It’s illogical and needs a different way of thinking.”

Parameters plan

Rene Dziabas

Rene Dziabas, chair of Hapara, expressed the group’s dismay at the delayed West of Harrogate Parameters Plan, a document the group had hoped would go some way to solving transport issues.

Mr Dziabas said the plan had been developed without much input from residents who have knowledge of the area.

He said:

“The only way we’ll make progreess is if the council genuinely starts interacting with the community, not gaming us and ticking boxes, but actually listening to us.”

A Harrogate Borough Council spokesman said previously:

“A number of suggestions have already helped shaped the West of Harrogate Parameters Plan and I’d like to thank those local resident groups and parish councils for their valuable feedback.”

Artizan café in Harrogate expands to second floor

Artizan café, which opened on Cambridge Road late last year, is set to expand to an upper floor.

The floor was initially used for offices and storage space. Due to increased demand, it will now be opened up to the public as an extended café area.

Artizan International was founded by Suzie Hart MBE in 2013.

Ms. Hart will be behind the design of the second floor, which will include the same tiles, mosaics and artisan textures on the ground floor.

The café was introduced to help people with disabilities learn hospitality skills and get into the job market.

Anna Maria Wilson, part-time manager at Artizan café, said:

“It was always in the plan. We are definitely doing it sooner than was anticipated because there was that increased demand.

“We have been so busy, that we needed the extra space. It is beautiful up there, and we aim for it to be more of a tranquil and relaxed area for people to enjoy.”

Although the official date is not yet known, the second floor should be open in a couple of weeks for customers to enjoy.

Specsavers Harrogate to join CUES scheme

Specsavers Harrogate is joining the Covid-19 Urgent Eye Service (CUES) scheme

Specsavers Harrogate has announced that it will be joining the NHS Covid-19 Urgent Eye Service programme.

Those with urgent eye health issues can visit the store for treatment under the CUES scheme.

The service was launched to reduce pressure on the NHS during the coronavirus pandemic.

Patients with urgent eye issues and in need of treatment will now be able to visit Specsavers Harrogate to have vision checks, which will be covered free-of-charge by the NHS.

Robert May, optometrist director at Specsavers Harrogate, said:

“The Cues scheme has been set up as we have the expertise and equipment in-store to deal with a range of eye-related emergencies.

“We’re seeing around one hundred customers every week through the scheme, which is definitely taking the pressure off the NHS’ services and waiting times.”

You can find out more about the CUES scheme here.

Obstacles

‘Sustainable location’

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‘We will be saddened’

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Latest blow

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Harrogate woman semi-finalist of Florist of the Year

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Sustainable transport

Parameters plan

Specsavers Harrogate to join CUES scheme

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