Pannal’s controversial ‘skyscraper’ begins to take shape

An apartment block that will replace the now-demolished Dunlopillo offices in Pannal is beginning to take shape.

Plans submitted by Echo Green Developments to build 38 flats on the site at Station Road were approved by Harrogate Borough Council in February 2022.

However, it will be two-storeys taller than the previous structure which led to ill feeling in the village. Pannal historian Anne Smith said residents would be lumbered with a “skyscraper-type building”.

The decision to approve the scheme was made at officer level and without a vote from councillors.

The frame of the new building.

This provoked Conservative MP for Harrogate and Knaresborough Andrew Jones to say the now-abolished council made a mistake with the process by not putting the application before the planning committee.

But the plans weren’t considered by councillors because the application was made under permitted development rights, which were brought in under the Conservative government and can be used by developers to fast track the redevelopment of disused offices.

Cllr Howard West, chairman of Pannal and Burn Bridge Parish Council, said at the time that planning officers “made errors” and that the parish council had written to the government about it.

Read more:

How the building will eventually look.

It ultimately led Harrogate Borough Council to launch an internal review into how it handled the application.

The review found it should have acted quicker and a “longer period of time than ideal” was spent on parts of the process.

It also said residents should have been consulted sooner and this could have allowed time for a vote from councillors. Despite this, the council concluded the plans were still “appropriately considered”.

The former Dunlopillo building

Dunlopillo – which makes pillows and bedding – moved out of the site in 2008 when the company went into administration and its former office building fell into disrepair, with residents describing it as a “monstrosity”.

Other parts of the vast site have or currently are being redeveloped, including the construction of the Vida Hall Care Home which opened in 2013 and a residential development by Bellway Homes.

End of an era: Demolition starts on Dunlopillo building

Demolition work has started on the Dunlopillo office block in Pannal which represents the end of the historic building.

The former factory site is being flattened to make way for 38 flats.

The move has proved controversial locally, with some residents describing it as an “eyesore” . Pannal historian Anne Smith said the village would be lumbered with a “skyscraper-type building”.

Developer Echo Green Developments was granted planning permission in September 2021 to demolish the main office block and build 48 apartments.

Read more:

However, this was later revised down to 38 following another application from the developer. The scheme would still be two-storeys bigger than the original building.

The decision was made under permitted development rights, which can be used by developers to fast track the redevelopment of disused offices.

History of the site

From 1938 to 1949 the site was occupied by the Bintex factory, which manufactured radar equipment for use during the Second World War.

It was bought by rubber manufacturer Dunlop, which changed its name to Dunlopillo and made the site its headquarters.

It is estimated around 440 people worked there in its 1970s and 80s heyday producing pillows, mattresses, beds and latex cushioning for cars.

Parish council slams ‘fast track’ planning rules after latest Dunlopillo proposals passed

Fast track rules which speed up the planning system have been slammed by a parish council after latest housing plans for a derelict office block near Harrogate were approved without a vote from councillors.

The proposals for 38 flats at the former Dunlopillo building in Pannal were passed by Harrogate Borough Council last week.

This came after the developers Echo Green previously won permission for 48 flats at the Station Road site before submitting a second application also under permitted development rights.

These rules were first introduced to ease the path of conservatories, small extensions and other uncontroversial works.

But in recent years they have been used by the government to drive up housing numbers through offices being converted into or replaced by entirely new buildings without usual planning permission.

Councillor Howard West, chairman of Pannal and Burn Bridge Parish Council, had raised several objections over the Dunlopillo plans and has now launched fresh criticism at the planning rules which he argues fails to take into account rural areas.

He said:

“We’re disappointed that the construction of an even bigger building than the one that was universally hated has been allowed.

“However, once Harrogate Borough Council officers made their original decision on the first prior notice of permitted development, there really was no way to stop construction.

“The principle of prior notice of permitted development was essentially to protect the high street from having empty commercial units when they could be converted to accommodation.

“However, to allow loopholes where rural villages could be overshadowed by bigger monstrosities than those originally built was patently an oversight by the civil servants who drafted the legislation and by those who voted it into planning law.”

The rules allow for developers to apply to councils to simply seek confirmation that a development is acceptable before commencing work.

This was the case for both applications for the Dunlopillo site and is different from usual planning permission which requires an outline and reserved matters application, and sometimes a vote from councillors.

But Harrogate Borough Council has admitted it could have allowed for a vote from councillors if it had acted quicker on the first application.

Read more:

It made this admission in a lessons learned review, which concluded that while the plans were “appropriately considered”, “a longer period of time than ideal” was spent on parts of the process.

‘Ghastly design’

Councillor West said he believes the plans could have been refused if presented to councillors as he also described the council-run review as “akin to marking one’s own homework”.

He said:

“Had council officers involved the planning committee for the first prior notice of permitted development then there might have been a chance in getting it stopped because of the ghastly design – although some of the past committee decisions defy logic.

“The second proposal is a country mile better than the first, albeit much too high and overbearing and not at all in keeping with a village environment.”

The latest plans for the Station Road site include demolishing the existing building to make way for an apartments block two-storeys higher.

This is something that has been a key concern for residents who are fearful the development will have a major visual impact on the area surrounding the site which pillows and bedding manufacturer Dunlopillo moved out of in 2008.

Since then, the building has fallen into a state of disrepair with residents describing it as an “eyesore” and “monstrosity”.

Its current state is far from how many employees will remember the building in the 1970s and 1980s when an estimated 440 people worked there.

Harrogate council should have acted quicker on Dunlopillo housing plans, review finds

A review has found Harrogate Borough Council should have acted quicker on controversial housing plans for the derelict Dunlopillo building in Pannal.

Residents, councillors and Harrogate and Knaresborough Conservative MP Andrew Jones all criticised the council when it approved plans for 48 apartments at the site last September.

The decision was made at officer level and without a vote from councillors, which led to the council launching an internal review into how it handled the plans submitted under rules called permitted development rights.

A report has now concluded a “longer period of time than ideal” was spent on parts of the process.

It also said residents should have been consulted with sooner and that this could have allowed time for a vote from councillors.

Despite this, the council said the plans were still “appropriately considered”.

A council spokesperson said:

“The lessons learnt review regarding the former Dunlopillo site in Pannal found that the case was appropriately considered by officers and determined in-line with the appropriate legislation.

“It was acknowledged that some internal process areas could be strengthened, including prioritisation of such applications in the future and a greater overview by senior officers.”

Read more:

The report explained that extra time was spent on the application because it was the first the council had received under permitted development rights, which fast-track the conversion of empty buildings into homes.

Since the plans were passed new proposals have since been submitted for the Station Road site with a reduced number of apartments to replace the derelict office building which has been described as a “monstrosity”.

Echo Green Developments now wants to build 38 apartments at the site, which pillows and bedding manufacturer Dunlopillo moved out of in 2008.

The proposed building is still two-storeys higher than the existing offices – something which has been a key concern for residents who are fearful the development will have a major visual impact on the area.

‘Improvements could be made’

Mr Jones had urged residents to make their voices heard on the latest plans and has now welcomed the conclusion of the review.

He said: 

“I was pleased to see that the council had done an internal review on the matter and concluded that, although all the correct factors were taken into account in reaching a decision, there were improvements in the process that could be made.

“I know planners have a difficult job with ever-changing laws and guidance. I know too that they rarely have to take decisions on issues which are uncontroversial.

“That is why I am really encouraged that they have taken the time to look back, evaluate and implement changes in regard of this brand-new class of permitted development.”

Mr Jones added: 

“After the initial submission which prompted my concerns over the decision-making process, the applicants submitted a new proposal for the Dunlopillo site.

“This superseded the earlier decision and time was available to get the application before a planning committee.

“I think this shows that not only did planners critically evaluate what had been done previously, but they implemented the positive changes identified in the report.

“I am grateful that they took this approach irrespective of the outcome of the process.”

A decision on the latest plans is expected this month.

New plans submitted for smaller Dunlopillo development

Plans have been submitted to build an apartment block with fewer homes than what has already been agreed at the former Dunlopillo factory in Pannal.

Developer Echo Green Developments was granted planning permission in September 2021 to demolish the main office block and build 48 apartments.

However, the decision, which was made under permitted development rights, was met with anger from some residents. Pannal historian Anne Smith said the village would be lumbered with a “skyscraper-type building” due to its extra two storeys.

Conservative MP Andrew Jones also spoke out against the scheme and said it should have been decided by a vote from the council’s planning committee.

Office-to-residential permitted development rights were brought in under the Conservative government and can be used by developers to fast track the redevelopment of disused offices.

Fewer apartments

The developer has now submitted new plans which would supersede the previously approved plans.

It includes 38 apartments, fewer than the original proposal, but would still be two storeys taller than the demolished building.

Architect drawings of how the building would look.

Commenting on his website, Andrew Jones MP said:

“This time round I want as many residents as possible to submit their views and I will certainly support a request for it to go before the council’s planning committee should the parish council wish it to do so.

“In the meantime I encourage residents to submit their views to the council.”

Read more:

History of the site

From 1938 to 1949 the site was occupied by the Bintex factory, which manufactured radar equipment for use during the Second World War.

It was bought by rubber manufacturer Dunlop, which changed its name to Dunlopillo and made the site its headquarters.

It is estimated around 440 people worked there in its 1970s and 80s heyday producing pillows, mattresses, beds and latex cushioning for cars.

Carringtons and Pinocchio’s: Harrogate adverts from the 70s and 80s

Fascinating adverts placed inside Harrogate tourist brochures in the 1970s and 80s offer a glimpse into the town’s recent past.

The adverts are available to view upstairs in Harrogate Library on Victoria Avenue.

The retro adverts range from luxurious quilts made at the Dunlopillo factory in Pannal to swimming at the long-demolished Coppice Valley pool.

They also include staples of the era such as Carringtons nightclub on Station Parade and Pinocchio’s Italian restaurant on Cheltenham Parade.

Other businesses such as Olivers fish and chips on Cold Bath Road are still going strong.

Library supervisor Jane Trigoso has been posting some of the images on the library’s Facebook page.

Ms Trigoso said Pinocchio’s is the “number one” best remembered former Harrogate business.

She said:

“People have so much affection for some of these businesses. They like to reminisce about how it used to be.”

Read More: 

View our image gallery below. How many do you remember?

Review launched into council’s handling of Dunlopillo housing plans

A review has been launched into where lessons can be learned from Harrogate Borough Council’s handling of controversial housing plans for the derelict Dunlopillo building in Pannal.

The council’s recent approval of the plans submitted under permitted development rights was met with anger from residents and MP Andrew Jones who called for the scheme to be decided by a vote from councillors and not at officer level.

Permitted development rights are rules which fast-track the conversion of empty buildings into homes, however, there has been criticism over how much of a say residents and councillors have in the process.

A review into this has now been launched by the council’s cabinet member for planning, cllr Tim Myatt, with the lessons learned to be reported back at a later date.

A council spokesperson said:

“We acknowledge the concerns raised by the parish council and MP Andrew Jones and have written to them both to explain that as the local planning authority we have followed the rules that are set for us by national government.

“Proposals received under permitted development are different to applications made to us under the Planning Act.

“We receive notification from the developer and then have 56 days to check the submission and assess it against a defined list of criteria. If we do not determine the application within 56 days, the proposal is deemed to have been given consent.”

Dunlopillo – which makes pillows and bedding – moved out of its Station Road site 13 years ago and the plans approved this October will see the building demolished and replaced with a taller, six-storey apartment block.

Read more:

MP Andrew Jones previously said the proposals should not have been lodged under permitted development rights and he also criticised the council for its “mistake” in approving the plans without a vote from councillors.

Cllr Howard West, chairman of Pannal and Burn Bridge Parish Council, also said it was “clear” planning officers “made errors” and that the parish council has now written to the government asking for a change in the laws around appeals.

He said:

“It is evident that all was not in order, otherwise councillor Tim Myatt would not have instigated a lessons learned review.

“The parish council has written to the Housing Minister Michael Gove and the Prime Minister suggesting that a change in the planning legislation be made so that bodies like parish councils may challenge decisions by borough, town or unitary authorities without their only recourse being prohibitively expensive judicial review.

“Developers with deep pockets can challenge councils with impunity but parishes don’t have the financial backing to enter into that arena.

“This impasse is undemocratic and in our opinion should not be permitted in law.”

The plans from Otley-based Quattro Property Group include 48 flats for the Dunlopillo site where the new apartments will be split into two blocks – one with four storeys and another with six.

Residents had complained that the development will have a major visual impact on the area which has no other buildings of this type, with the parish council also describing the new building as “hideous and obtrusive”.

The parish council added: “The residents of Pannal will now have to put up with an even bigger monstrosity than exists at present.”

Pannal left with ‘eyesore’ Dunlopillo apartments, says parish council

Pannal and Burn Bridge Parish Council has criticised Harrogate Borough Council for leaving the village with an “eyesore” of a development on the former Dunlopillo office site.

Last month the borough council approved a plan to demolish the office block and replace it with apartments, despite backlash from residents and Harrogate and Knaresborough MP Andrew Jones.

The proposal will see the 1961 office block replaced by 48 one-and two-bedroom apartments.

The parish council has criticised the borough council for granting permission for the development, which it says will mean the village has “a more hideous, more obtrusive building”.

It added it had written to Wallace Sampson, chief executive of the borough council, to “express its frustration” at the decision.

A spokesperson for the parish council said:

“The parish council has written to Mr Sampson, expressing its frustration that because of Harrogate Borough Council’s failings, the parish will have to live with an unsightly, even larger eyesore than it has suffered since that same council’s failure back in 1960 to prevent the initial build.

“The problem is how Pannal and Burn Bridge Parish Council could afford to take the matter to judicial review, having legal limits as to how much taxpayers’ money could be spent on such a review? This shows the total imbalance of the whole planning system which is geared in favour of developers with very deep pockets, irrespective of right or wrong.”

Read more:

Under the plans, the site will be split into two blocks, one with four storeys and another with six.

There will also be one car parking space per apartment plus additional spaces for visitors at the back of the building.

However, the plans have proved controversial with residents, the parish council and Mr Jones criticising the development.

Mr Jones wrote to Michael Gove, communities secretary, to ask for him to intervene “should the council’s local planning powers not be sufficient to enable full scrutiny of the application”.

He said the development should not have been lodged under the permitted development rights, which the application has been made under.

Johnson Mowat, which submitted the application, said in its planning documents that the scheme would be an improvement on the current empty office block, which has been deteriorating for several years.

The Stray Ferret has approached Harrogate Borough Council for a response to the criticisms.

Eight commercial units approved at Dunlopillo site in Pannal

Harrogate Borough Council has approved plans for eight new commercial units at the former Dunlopillo factory site in Pannal.

York-based Echo Green Developments has lodged the application, which will see the units based to the northern part of the site on Thirkill Drive.

It will also include 28 car parking spaces, 10 cycle spaces and two motorcycle spaces.

The developer said in planning documents that the scheme would “deliver much needed economic development” and that the site was earmarked as employment land by the council.

Read more:

The former Dunlopillo site has undergone considerable redevelopment already.

Councillors gave permission to change the site into a mixed-use development back in 2015. Much of the site has already been demolished and replaced by housing as well as the Vida Grange care home.

Approval has also been granted to demolish the former Dunlopillo office block and build 48 apartments.

Harrogate council criticised for approving Pannal “skyscraper”

Harrogate’s MP and residents have criticised the borough council for its “mistake” in approving plans for a controversial apartment block without a vote from councillors.

The plans to demolish the derelict Dunlopillo office building in Pannal to make way for a six-storey apartment block were this week approved at officer level and under rules called permitted development rights despite calls for an emergency meeting.

The decision not to call members of Harrogate Borough Council’s planning committee together for a vote has been criticised as “very wrong”.

However, the council has hit back saying it must follow rules under permitted development rights and that the calls for an emergency meeting were made too late.

A council spokesperson said:

“Proposals received under permitted development are different to applications made to us under the Planning Act.

“We receive notification from the developer and then have 56 days to check the submission and assess it. If we do not determine the application within 56 days, the proposal is deemed to have been given consent.

“In this instance, the request to consider the application was made too close to the target date to enable an emergency planning committee meeting to be arranged.”

Permitted development rights were introduced by the government to fast-track the conversion of empty buildings into homes. However, there have been criticisms over how much of a say residents and councillors have in the process.

Harrogate MP Andrew Jones previously said the Dunlopillo plans should not have been lodged under these rules and has now criticised the council for its “mistake” in approving the development in this way.

He said:

“Over the past eleven years as our area’s MP I have been extremely supportive of our local councils. I do think though in this instance the council has made a mistake in not putting this application before planning committee.

“The outcome may well have been the same; it may not.  That is not a matter for me but for elected members.

“It would though have given council officers the opportunity to demonstrate to councillors and the public the reasoning behind the decision they made.

“Whatever the outcome, surely this would have been a better way to deal with this particular application?”

Read More:

The plans from Otley-based Quattro Property Group include 48 flats for the Station Road site which has sat empty since Dunlopillo – which made pillows and mattresses – moved out in 2008.

The apartments will be split into two blocks – one with four storeys and another with six – and residents are fearful that the development will have a major visual impact on the area which has no other buildings of this type.

Resident Anne Smith said:

“We are going to be stuck with this skyscraper-type building. I honestly don’t know what Harrogate Borough Council are doing because there has been a lot of opposition to this.

“It would have been far fairer for the plans to have gone before councillors.

“We are extremely disappointed that this didn’t happen – this is all very wrong.”