A Knaresborough care home has been granted planning permission to expand.

Thistle Hill Care Home will be able to provide more accommodation for younger people with physical disabilities and acquired brain injuries.

Barchester Healthcare, which owns the home on Thistle Hill, applied to North Yorkshire Council to create single storey extensions to the front and rear of the existing building, a roof terrace and four car parking spaces.

The home provides 24-hour nursing and specialist dementia care, and also operates the Farnham Unit, which offers specialist care for younger people with physical disabilities and acquired brain injuries.

According to a design and access statement by Harris Irwin Architects in support of the application, the scheme will provide eight additional en-suite bedrooms for these younger people.

The statement said:

“The 20-bed Farnham Unit is in high demand and always runs at full capacity. Potential permanent and respite admissions are routinely turned away due to lack of available beds.

“The home operates a waiting list for both private and respite admissions due to lack of capacity and has had to cease regular respite return stays due to full occupancy with permanent residents.”

It added:

“There is high demand locally for services that support younger adults with physical disabilities and/or acquired brain injuries. There are currently insufficient numbers of specialist beds that cater for both these needs locally. This insufficient local provision is leading to such cohorts being placed out of area, which is an undesirable outcome for all concerned.”

The home is situated 1.2 miles from Knaresborough town centre on Green Belt land.

Aimée McKenzie, the case officer at the council, said in the decision notice report:

“From a visual prospective the additions will be minimal. The scheme is an extension to an existing site, which is sustainable as it ensures its continued use.

“It is considered based on the need presented for this site specifically and local community benefit of continued specialist support; on balance and the cumulative benefits, there is justification for the expansion of this care home in this location. It is considered the proposal in principle does accord with local and national planning polices.

“On the basis of the above the development proposed is considered on balance to be acceptable in principle and would not create harm in relation to design, amenity, highway safety, impact to the green belt and protected landscape.”

Read more:

• Brew York buys The Mitre pub at Knaresborough
• Revised plans submitted for 126 homes in Knaresborough

A planning expert has issued an objection to Ripon Cathedral’s plans for a £6 annex, arguing the financial benefits of the expansion have not been properly costed.

The cathedral submitted plans a year ago for a two-storey structure on part of Minster Gardens, a public open space close to the ancient building.

It said the building is much-needed and would provide a new song school for the choir, a cafe, toilet facilities and disabled access.

Ripon Cathedral said it currently welcomes 100,000 visitors a year, which could increase by 33% if the expansion went ahead, bringing in crucial revenue.

The application is yet to be considered by councillors on North Yorkshire Council but it has been controversial in the city, particularly with business owners who fear the new cafe will take trade away from them.

The plans have received an objection this month from Peter Eggleton, a planner based in Ripon with two decades of experience who has conducted more than 1,000 planning appeals as an inspector.

Mr Eggleton wrote in his objection letter that the application has left him “astonished” due its financial implications and impact on the Old Deanery hotel and restaurant which stands next to the cathedral.

The Old Deanery

After studying planning documents submitted by the cathedral, he said there is “no suggestion” of what profits the new building might make. He also questioned if the returns from the cafe would even cover the running costs of operating the new building.

Mr Eggleton said: 

“The financial ‘promise’ of this proposal is not costed. There is no supporting financial information at all. Profits simply may not happen. It may be a financial liability. The applicants have already stated how many other buildings they have that they struggle to maintain.

“In any event, unless there is a mechanism for ensuring that profits are directed back into the cathedral, they would not secure anything of benefit to outweigh the proposed harm.”

Read More: 

• Overview of the Ripon Cathedral annex application
• Heritage watchdogs disagree over £6m Ripon Cathedral annex
• Ripon City Council withdraws support for cathedral development

The planner also strongly criticised the position of the new building, which he said would be “unacceptably overbearing” on the grade two listed Old Deanery.

Mr Eggleton added: 

“This is not a heritage-led design as suggested. It is the architect providing the client with everything on their wish list without proper consideration for the surrounding heritage assets.”

Ripon Cathedral declined to respond to Mr Eggleton’s comments but it issued the following statement about the plans last month:

“Research suggests that visitor numbers to the cathedral could increase by more than a third in the first five years (as outlined in our submission on the economic impact), which will have a significant effect on visitors to the city overall – and 47% of visitors to a city referenced the cathedral as their driver for the visit.

“This will obviously have a positive knock-on financial impact on businesses within the city, as well as support the long-term financial sustainability of the cathedral. As the dean and others have made clear in public statements and in conversation with business and café owners around the city – this project is good for everyone and isn’t intended to impact anyone in anything but a positive way.”

The Liberal Democrat candidate aiming to be Harrogate and Knaresborough’s next MP has said he opposes the latest expansion plans by Harrogate Spring Water.

However, the current Conservative MP Andrew Jones has not given an explicit indication of whether he supports or opposes the plans.

Harrogate Spring Water revealed proposals this month to fell 450 trees near its Harlow Moor Drive headquarters so it can expand its bottling plant and produce more plastic bottles.

It says the scheme will create 50 jobs and lead to a net biodiversity gain because it will create a 1,200-tree publicly accessible woodland nearby.

But the campaign group Save Rotary Wood is leading opposition to the loss of trees, which were planted by schoolchildren concerned about climate change.

Harrogate Spring Water, which is owned by French multinational Danone, is holding a public consultation event at the Crown Hotel in Harrogate from 4pm to 7pm tomorrow (Thursday, November 30).

Ahead of the meeting, we asked Mr Jones and Mr Gordon for their views on the subject.

Mr Gordon said:

“Whilst I absolutely want to see more jobs in Harrogate, and the benefit that would bring for our local economy, I do not support the plans in their current form.

“We should be protecting woodland and preserving biodiversity; to suggest there will be a net gain is not guaranteed, as it would take years for new trees to mature.”

Mr Jones gave a lengthier response but did not state explicitly whether he supported the proposal.

He said:

“The level of community engagement by Harrogate Spring Water on their latest application is a significant and welcome improvement on their previous attempt to achieve approval for their extension. That public consultation is critical as the outcome will rightly be a significant part of the considerations of the Harrogate and Knaresborough planning committee when they look at the application.

“The environmental offer is a big improvement on what we saw previously. And that is important, as constituents to whom I have spoken want significant additional tree planting and public access to that new woodland if the council are minded to approve the proposals.

“On the face of it, replacing trees that are lost on a 3-to-1 or a 6-to-1 ratio is a large increase in cover. The concern is that saplings will be replacing trees with 25 years’ growth. I have spoken to people who helped plant saplings in Rotary Wood all those years ago and I can understand why that is a very emotive part of these plans.”

Read more:

• Campaigners to protest at Harrogate Spring Water meeting
• Harrogate Spring Water plans reignite debate on trees and plastic

Mr Jones added:

“Having said that, it is also important to acknowledge that Harrogate Water is a successful local business that carries the name of our town across the world. I want that success to continue and to grow.

“So a welcome for the vastly improved public engagement, a welcome for the increased environmental offer alongside public access and a recognition that we want successful businesses locally. But I understand the caution about habitat loss and the loss of an area enjoyed by many for recreation.

“There is a public consultation event this week which can help further shape the proposals. I encourage everyone with an interest to attend that meeting and help ensure that the planners get the best possible application to consider.”

Council officers have recommended councillors approve an expansion of Rudding Park Hotel and Spa to create a new golfing clubhouse, family hub, tennis courts and the reinstatement of a walled garden.

Rudding Park is a luxury tourist destination on a sprawling 300-acre estate three miles south of Harrogate.

Planning documents say that its current clubhouse was originally built as a temporary facility but has now outgrown its useful life and “considerably discredits the course”.

The new building would be spread over two storeys and also would feature swimming pools, restaurants, a gym and changing rooms.

A replacement family hub would also be built to include a creche, softplay area and swimming pool.

Masterplan of the renovations as proposed by Rudding Park.

A walled garden was converted into a caravan park in the 1970s but would be reinstated.

Four new tennis courts and a pavilion are also proposed as part of the plans.

According to planning documents, the improvements will result in an additional 75 full time jobs and will lead to an extra £14.3 million being spent in the local area every year.

Documents state:

“Over the last 50 years, Rudding Park has become the standard bearer for quality hospitality in Harrogate, and positions Harrogate as a UK wide and international tourist destination. The owners have made consistent and intentional decisions to design and build the highest quality amenities and experiences for Harrogate, the North and the UK. With no exception.

“The vision is to create the UK’s best independent luxury resort and, to do this, the resort requires a new club house, redeveloped family facilities and additional sports amenities.

“To remain the jewel in the crown for Harrogate tourism, Rudding Park must develop these high-quality fitness, sports, leisure and recreational spaces to complement the hotel, spa and house and the legacy of the last 50 years’ development.”

The application will be decided by councillors who sit on North Yorkshire Council’s strategic planning committee in Northallerton on Tuesday (September 12) rather than those on the Harrogate & Knaresborough planning committee.

Read more:

• Rudding Park unveils golf and country club renovation plan
• Rudding Park refurbishment plan ‘could generate £14m’, say owners