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.

Man arrested after early morning Knaresborough crash

A man has been arrested following a crash near Knaresborough in the early hours of this morning.

North Yorkshire Police said in a statement this afternoon that it responded to calls about a car that had left the road on the A59.

It occurred near junction 47 of the A1(M), at Flaxby.

Officers attended but could not locate the driver.

Following further enquiries, a man in his 60s was arrested on suspicion of drink driving.

He remains in custody while enquiries continue.

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Praise for A1 junction 47 upgrade – but overspend remains unknown

The full extent of the multi-million pound overspend on the upgrade to junction 47 on the A1(M) has still not been revealed, months after the delayed scheme was finally completed.

The project, which had an original budget cost of £7.7m, finished in April — seven months later than planned.

North Yorkshire County Council revealed 10 months ago the costs had spiralled to £10m and has not given an updated figure since.

The council issued a press release today in which business leaders praised the initiative, at Flaxby, for improving traffic flow and attracting enterprise.

It said the junction was “already having huge benefits for commuters, residents and holiday-makers amid the summer tourism season”.

Cllr Keane Duncan, the council’s executive member for highways, said:

“The upgrades to junction 47 have made a significant difference, reducing congestion and improving road safety.

“The scheme unlocks future growth in and around Harrogate, with the changes helping to manage significant residential and commercial development anticipated along the A59 corridor.”

David Simister, chief executive of Harrogate District Chamber of Commerce said:

“Having used it on a number of occasions since its completion, it is not only benefitting commuters exiting the A1(M), but also those accessing it as well as those travelling along the A59.

“Improving transport links to and from the Harrogate district will benefit business too.”

(from left) Y&NY LEP board member Jan Garill, NYCC project manager Richard Binks, Farrans operations director Jonny Kerr, National Highways head of service delivery Kate Wood, Farrans project manager Shane Daly, AECOM site supervisor Kevin Atkinson and Cllr Keane Duncan.

The scheme involved widening three of the four slip roads onto and off the roundabout to increase capacity, as well as a number of junction improvements.

Traffic signals have been installed on the roundabout to improve traffic flow and added to the T-junction between the A168 and the A59 a short distance from Junction 47 on the York side to benefit drivers turning onto the A59 and to improve safety.

To the west of Junction 47, between the A1 and the Flaxby roundabout, a lane has been added for traffic travelling east, so there is two lanes in each direction between those two roundabouts.

‘Bring more events to Harrogate’

Paula Lorimer, director at Harrogate Convention Centre, said:

“We welcome the upgrade as it has significantly reduced congestion and improved road safety for our visitors.

“The shortened travel time strengthens our competitive advantage and will help us bring more large-scale events to Harrogate.”

Delays were blamed on the discovery of a protected species, great crested newts, which legally had to be relocated, as well as poor ground conditions on the southbound slip road.

Asked why it was taking so long for the final costs of the project to be revealed, a council spokeswoman said:

“The latest estimated costs are the subject of detailed discussions with the county council’s contractor and will be publicly available once they have been agreed.”

 

Developer resubmits Flaxby self-build homes eco scheme

A developer is not giving up on his dream of delivering a self-build eco-development in Flaxby after being knocked back by Harrogate Borough Council.

Ben Holmes, from Birstwith, first submitted plans last year to build the cutting-edge development in the village near Knaresborough.

It was for a community self-build scheme, which is a different model of housebuilding from what is usually seen.

Mr Holmes would install infrastructure, such as paths, water, drainage and a communal area, on the site.

Nine plots would then be available to people who want to build their own home. The buyers then hire an architect and builder and design a home to suit their family’s needs.

A stipulation would ensure all the homes are built to strict environmental standards and include solar panels, air-source heat pumps and super-tight insulation.

The plans were refused by the council on the grounds that it was not in the Harrogate district Local Plan 2014-35, which sets out where development can take place, and because the number of homes was below the council’s requirement per hectare.

‘Moving away from the car’

Mr Holmes appealed the council’s decision to the government’s Planning Inspectorate but it upheld the refusal.

He has this week submitted new plans to the council, which he hopes address the reasons for refusal.

The revised plans include plots for 20 homes, which would be available to those who have joined Harrogate’s self-build register.

He said:

“All of the principles of our original scheme will be included, which is again trying to move away from the car, with use of shared electric vehicles and further an electric mini-bus for the school run.

“The homes will generate their own electricity with photovoltaic panels on the roofs and rainwater harvesting will be used to cut down on energy bills.

“They will all be Passivhaus, relying mainly on solar gain for heating, and have air source heat pumps for any extra heating required. They will be extremely well insulated and air-tight. The intention is that they will set the standard for new homes across the area, and be a catalyst for greener developments.”

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New village hall

The initial proposal received a seven-page objection from Goldsborough and Flaxby Parish Council.

It cited concerns over flooding, sustainable transport and claimed the plans “gave no thought whatsoever to the village of Flaxby”.

To help win over locals this time, Mr Holmes has added a village hall and nature reserve for anyone to use.

He added:

“This was in response to some of the existing villagers’ comments that there was nothing in the original scheme to fulfil their social needs, and it should be more integrated for community cohesion.

“The joined parishes of Flaxby and Goldsborough don’t currently have a village hall so this would be an opportunity for them to have their own village asset, that they can use as they see fit.”

The council will decide on the plans at a later date.

A1(M) junction 47 upgrade at Flaxby completed

Long-term work to upgrade junction 47 on the A1(M) at Flaxby has now been completed.

The project, to improve infrastructure before more houses are built in Knaresborough and Green Hammerton, is at least £2.3 million over budget and took seven months longer to complete than planned.

The original budget was £7 million. This had increased to £10 million by September and the final cost has yet to be revealed.

The A59 corridor has been identified in the Harrogate district Local Plan 2014-35, which outlines where development can take place, as an area of rapid increase in residential and business growth.

Work on the junction began in September 2020 and this week became fully operational. The traffic lights have been switched on for the first time and all lanes are now open.

Three of the four slip roads, on and off the roundabout, have been widened to increase capacity.

Traffic signals are now in place on the roundabout to manage traffic flow and a T-junction has been added between the A168 and A59 to help drivers on the York side turning onto the A59.

A lane has been added to the west of junction 47 between the A1 and Flaxby roundabout so there will be two lanes in each direction between those two roundabouts.

Rapid growth

Barrie Mason, North Yorkshire County Council’s assistant director for highways and transportation, said the rapid growth in the area meant the works were essential.

He said:

“This important scheme has the aim of supporting the future growth and prosperity of Harrogate and Knaresborough. We anticipate significant residential and commercial development along the A59 corridor, resulting in many more people using this key link road.”

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The council attributed the delays to the discovery of great crested newts, which must be legally relocated, covid and poor ground conditions.

Mr Mason added the traffic lights will need to be monitored to ensure the timings are right and reduce queueing. He has asked motorists to be patients whilst the final adjustments are made.

The project has been supported by £2.47m from the government’s Local Growth Fund, secured by York & North Yorkshire Local Enterprise Partnership, along with contributions from the county council, National Highways and developer Forward Investment LLP.

David Dickson, chair of the York & North Yorkshire Local Enterprise Partnership infrastructure and joint assets board, said:

“This project is a real boost for the York and North Yorkshire economy. By improving east-west connectivity, the much improved junction unlocks the opportunity for further economic growth across the region.”

Plans for 350 ‘eco lodges’ and hotel in Flaxby refused

Harrogate Borough Council has refused a bid to build a luxury eco-resort with 350 lodges on the former Flaxby golf course.

The plans included a hotel, outdoor swimming pool, spa and sports area as well as a pub/cafe, farm shop, gift shop and activity hub.

The developer Flaxby Park Ltd had previously said the resort would attract “the most discerning visitors” and would have a focus on sustainability to allow families to “reconnect with nature”.

But council planning officer Kate Broadbank said the development would have a negative impact on the district’s natural environment as well as harming views from the nearby Temple of Victory, which is Grade II* listed.

The golf course, off the A59 and A1(M), closed in 2014 and has been derelict ever since.

Ms Broadbank wrote:

“The scale and layout are considered to have an unacceptable adverse impact upon the district’s natural and historic environment.

“In addition, the application site is not considered to be accessible to local services nor is it demonstrated that an acceptable connection to public utilities can be achieved.”

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The application generated 31 objections, including one from Knaresborough Town Council which feared the hotel would never be built and the site would be re-marketed as a residential development.

An aerial computer generated image of the proposal. The A1 (M) is to the east and the A59 is to the south.

The council added:

“The applicants seem to have no experience of running a holiday park, have no proven business case and have not considered the constant traffic noise from the adjacent motorway.”

The Stray Ferret has approached Flaxby Park Ltd for a response but we had not received one by the time of publication.

History of the site

In 2008 The Skelwith Group bought the site from farming family the Armstrongs for £7m. It published plans for a 300-bedroom five-star hotel on the site that it touted as the future “jewel in Yorkshire’s tourism crown”.

But in 2016 the company went out of business after these plans never materialised.

Flaxby Park Ltd is a company made up of businesswoman Ann Gloag and regeneration specialists Chris Musgrave and Trevor Cartner.

It bought the 260-acre golf course site from administrators in 2016.

Its original proposal for the site was to build 2,750 homes and a rail link at Goldsborough. But these plans ended after the council chose the Green Hammerton area as the site for a new settlement in the district.

In October 2020, the developer challenged the council’s decision in the High Court but was unable to overturn it.

Flaxby parish council calls for government to reject eco-homes

Parish councillors in Flaxby have called on the government to refuse a proposal for a nine-home eco-development in the village.

Holmes Planning Ltd has appealed a decision by Harrogate Borough Council to refuse the development off York Road.

It would have seen houses built to environmental standards and include solar panels, air-source heat pumps and super-tight insulation. The houses were planned to be custom built.

Following refusal by the authority, the developer took the decision to the government’s Planning Inspectorate.

However, in a letter to the government, Goldsborough and Flaxby Parish Council said the previous reasons for refusal still stand.

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It added that a lack of custom build homes in the district was “simply not enough of a justification to permit the building of nine individual self-build houses on the land in question”.

The letter said:

“We are parish councillors, ordinary people with neither the skills nor the knowledge to quote such housing policies inside out, simply representing the residents of Flaxby, whose homes and lives would be detrimentally affected should this planning appeal be approved.”

But, in documents submitted for the challenge, the developer argued that there were not enough custom build developments in the district.

It said:

“The appellant submits that the custom self-build deficit is so severe, and likely to get worse, that this material consideration outweighs any departure from the Harrogate District Local Plan and that the appeal site is suitable for custom self-build and the appeal, if allowed, would be secured for custom self-build through the Unilateral Undertaking.”

A government planning inspector will make a decision on the plan at a later date.

Developer appeals decision to reject Harrogate district eco-homes

A developer has appealed a decision to refuse plans for nine new eco-homes near Flaxby.

Holmes Planning Ltd submitted a planning application to Harrogate Borough Council for the development in October 2021.

It would have seen houses built to environmental standards and include solar panels, air-source heat pumps and super-tight insulation.

It also included self-build and custom homes on the site at York Road in Flaxby.

The council rejected the plan on the grounds that it was outside the development boundary, the affect on the character of the area and because the number of homes was below the council’s requirement per hectare.

However, the developer has appealed the decision to the government.

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In documents submitted for the challenge, the developer argued that there was not enough custom build developments in the district.

It said:

“The appellant submits that the custom self-build deficit is so severe, and likely to get worse, that this material consideration outweighs any departure from the Harrogate District Local Plan and that the appeal site is suitable for custom self-build and the appeal, if allowed, would be secured for custom self-build through the Unilateral Undertaking.”

A government planning inspector will make a decision on the plan at a later date.

Harrogate district unemployment continues to fall

The number of people receiving out-of-work benefits in the Harrogate district has fallen again.

Latest monthly figures by the Office for National Statistics show 2,080 people were claiming the benefits on February 10, falling by 55 from January’s figure of 2,135.

The figure, however, remains considerably above pre-pandemic levels. In January 2020, 1,410 people claimed the benefits, which includes Universal Credit.

Universal Credit can also be claimed by people who are in work but on low incomes.

Across the UK, 4.3% of all adults are claiming the benefits. In the Harrogate district, it is 2.3%.

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In a boost for jobs in the district, a 600,000 square feet business park approved was approved last week by Harrogate Borough Council.

The business park will be called ‘Harrogate 47’ because it will be built at Flaxby close to junction 47 of the A1 (M). The developer Opus North believes it could support 2,000 jobs.

It is allocated as the main strategic employment site in the council’s Harrogate district Local Plan 2014-35, which identifies where development can take place.

‘Do you need to wait until somebody is killed by a speeding car?’

A parish council near Knaresborough has written to 32 North Yorkshire county councillors urging them to make 20mph the default speed limit in their area.

Goldsborough and Flaxby Parish Council said in the email action should be taken now to reduce the current 30mph limit before somebody is killed.

The council wrote the letter in support of the 20s Plenty campaign, which is a national initiative to make a 20mph speed limit normal on residential streets and in town and village centres.

The email says drivers “put their foot down” in Goldsborough even though it has a primary school. It adds that only about 15% of all the roads have pavements on both sides, forcing them to walk on the highways,

Goldsborough

The red arrow shows the playground entrance in Goldsborough.

It adds:

“There is a high proportion of elderly residents in Goldsborough, many of whom may have hearing issues and reduced sight, and are physically less able to move out of the way quickly.

“There are not many street lights in the village and, as such, at dusk or in the dark, it is not easy for drivers to see people walking in or crossing the roads.”

Flaxby speed signs ‘in wrong place’

The email says the current 30mph signs in Flaxby “are completely in the wrong place, and drivers have already entered the village before they see the speed signs and even think about slowing down”.

It adds a speed survey in 2018 revealed 17.5% of motorists travelled over the 30mph speed limit. The correspondence also raises concerns about the lack of street lighting and the number of HGVs driving through the village to visit the weigh-station at Gill’s Farm, just past Coneythorpe.

Flaxby

HGVs often go along Shortsill Lane in Flaxby, which has no pavements.

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The email says:

“Do you really need to wait until somebody is killed by a car speeding through a North Yorkshire village before you begin to tackle this important issue?”

North Yorkshire County Council is the highways authority for the county. The parish council wrote to 32 county councillors that sit on boards, panels and committees that could influence speeding decisions.

Caroline Greenhalgh, vice chairman of the parish council, told the Stray Ferret it had received just two responses from councillors so far, saying the matter was being considered.