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.

 

 

Business park near Flaxby that could support 2,000 jobs approved

Ilkley-based property developer Opus North and Bridges Fund Management have been granted planning permission from Harrogate Borough Council to build a 600,000 square feet business park near Flaxby.

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

It’s allocated as the main strategic employment site in the council’s Harrogate district Local Plan and already has existing planning permission for more than half a million square feet of employment space.

The new plans include up to 130,000 sq ft of office accommodation, about 75,000 sq ft of tech starter units and approximately 430,000 sq ft for logistics and warehouses.

Ryan Unsworth, development director of Opus North, said:

“This development is key for the Harrogate and wider North Yorkshire economy due to its capacity to transform vacant land into office and industrial space for local, regional and national occupiers, and the vast job-creating potential it has.

“The delivery of Harrogate 47 will allow local companies to expand and grow within the region in addition to attracting inward investment into the district and we are delighted that its potential has been recognised through the positive planning outcome.”

Electric vehicle show comes to Harrogate

A global event that promotes clean energy and electric vehicles will come to Harrogate’s Yorkshire Event Centre in May 2023.

The event is called Fully Charged, the World’s no.1 Electric Vehicle and Clean Energy Show, and is expected to attract 10,000 visitors from May 19 to May 21.

The event will be hosted by Red Dwarf actor and YouTuber Robert Llewellyn.

There will be 120 exhibitors and visitors will be able to test drive some of the latest electric vehicles on sale in the UK.

Dan Caesar, joint chief executive of Fully Charged Live, said:

“Fully Charged Live has been a huge global success, and we are delighted to be bringing the show to the north of England at last. Harrogate is a great location, and the Yorkshire Event Centre, with its indoor and outdoor space, and its sustainability credentials, is a natural partner.”

(L to R) presenter Robert Llewellyn, Richard Moorhouse operations manager at the YEC, Dan Caesar, joint CEO of Fully Charged Live and Ben Chatburn sales manager at the YEC.

Grants of up to £100,000 available for Yorkshire social enterprises

The Social Enterprise Support Fund is now open for the second round of funding and will provide grants of between £10,000 and £100,000 for social enterprises that have been impacted by covid.

This follows the first round of applications in December that saw over 800 applications from enterprises across England, requesting grants worth over £37m.

The fund is available to social enterprises if most of their beneficiaries are in England, and their annual income has been between £20,000 and £1.8m in either of the last two financial years.

Sheffield-based Key Fund supports social enterprises across Yorkshire. Its chief executive, Matt Smith, said:

“The UK’s social enterprises have been at the heart of community survival and recovery during the pandemic. In a post-covid world, where the inequalities within society are even starker, the work of these organisations will be needed more than ever.

“This grant funding has already proven to be a lifeline to many social enterprises and the communities they work in, and so we welcome this second round of financial support.”

Matt Smith, CEO of Key Fund

Road closure warning as delayed A1 (M) junction 47 works come to end

A multi-million pound project to upgrade junction 47 on the A1(M) at Flaxby will be completed by the end of this month.

Work began at the start of September 2020 to widen slip roads and install traffic lights to prevent vehicles queueing.

The project, carried out by contractors Farrans Construction on behalf of North Yorkshire County Council, also involves upgrading the road network just off the junction.

Work was originally due to be completed in September 2021 but has encountered several delays. The council blamed ‘unforeseen ground conditions’ and the discovery of great crested newts for setting the project back.

Final repair works on the A168 bridge and verges along with resurfacing of the A59 will run from March 14 to 26 under overnight weekday closures.

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Once the traffic signals are installed there will be a period where the signal timings are adjusted by engineers to the optimum settings for traffic flow conditions. This may result in some extra delays during March and April.

Conservative councillor Andy Paraskos, member for the Ainsty division, added:

“The upcoming works will involve repairs, resurfacing as well as the installation of road markings and traffic loops. For the safety of our workforce this must be carried out under a full road closure and we apologise in advance for any inconvenience this essential work may cause.

Conservative county councillor Don Mackenzie, executive member for access, said:

“The finish line is in sight for this important scheme which will support the future growth of the Harrogate and Knaresborough areas.

“The scheme promises to reduce congestion and improve road safety at this major junction. It is a great example of how we are delivering on our aim to improve east-west connections across North Yorkshire.”

Rising costs

The council initially earmarked £7.7m for the project, but it said last year it now expected it to cost over £10m.

The project is being funded by the council, with £2.47m from the government’s Local Growth Fund along with contributions from Highways England and developer Forward Investment LLP.

The Stray Ferret has asked the council for the current cost of the project but did not receive a response by the time of publication.

Flaxby modular housing developer posts £41m loss

Flaxby-based modular housing developer Ilke Homes has posted a loss of £41m in its latest annual report.

The company, which has 500 employees, builds homes at its factory on Flaxby Moor Industrial Estate near Knaresborough that are then delivered across the UK.

In the year to 31 March 2021, the company sold 199 homes, up by a third from the previous year.

The report says the company was “significantly impacted” by covid. It adds a restructuring and redundancy programme in summer 2020 led to the departure of 122 employees.

But it adds that the long-term future of the company is healthy and it aims to become a top 10 house builder within the next five years.

It adds:

“In spite of these significant interruptions to business operations and to the wider economic environment, the company continued to make meaningful process, with additional designs and approvals, factory automation and production process improvement leading to capacity growth, sales pipeline development and strengthening the senior management team.”

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Since the company was founded in 2018 it has yet to turn a profit, and has reported combined losses of over £100m.

Homes England, the government’s housing agency, has invested £60m into the company since 2019.

The Stray Ferret asked Ilke Homes for comment but did not receive one by the time of publication.

Eco-development could be catalyst for green housing in Harrogate district

There are hopes nine ‘eco-homes’ that could be built near Knaresborough will be a catalyst for greener housebuilding in the Harrogate district.

Ben Holmes, from Birstwith, has submitted a planning application to Harrogate Borough Council for the cutting-edge development, which would be built to strict environmental standards and include solar panels, air-source heat pumps and super-tight insulation.

There would even be a communal vegetable garden to reduce the need to drive to shops.

A different model

Mr Holmes’ proposed scheme for York Road in Flaxby would be a community self-build development, which is a different model of housebuilding from what is usually seen.

If he is granted planning permission, he will install infrastructure, such as paths, water, drainage and a communal area, on the site.

He will then sell each of the nine plots 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.

Mr Holmes’ said this allowed for a customisable approach rather than buying identikit cookie-cutter homes on a large estate.

He said:

“You see these houses and they’ve all got their gas boilers. It is wrong way to build houses. Your big developers get as many homes on as possible and there is a lack of variation and creativity. It is soulless.

“There is a different way of building houses.”

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Lower energy bills

Harrogate Borough Council has a register of about 200 people who want to build their own home. Mr Holmes said there is an appetite in the district who people who want to have more of a say in how their home is built.

Anyone buying a plot to build their home will have to abide by a framework of environmental rules.

This includes Passivhaus certification and the Home Quality Mark from BRE.

Developed in Germany in the 1990s, Passivhaus is seen as a game-changer for low-carbon housing. It’s an innovative design code that prioritises insulation so that a home doesn’t need any heating or cooling at all, resulting in minimal energy bills.

There is only a handful of Passivhaus homes in the district, including the Larners’ house on Bogs Lane in Harrogate.

Mr Holmes also said the houses may be factory-built, bypassing much of the polluting construction process that comes with traditional bricks and mortar homes.

He added:

“Hopefully this site will act as a catalyst for the area to build more Passivhaus. It’s a high bar to get to that standard.”

Lost planning appeals have cost Harrogate district taxpayers £209,000 in legal fees

Planning appeals lost by Harrogate Borough Council have cost taxpayers almost a quarter of a million pounds in legal fees over the last nine years, it has been revealed.

Figures obtained by the Local Democracy Reporting Service show the council has spent £209,411 on lawyers plus £15,765 on covering developers’ costs when being found guilty of “unreasonable behaviour” in unsuccessful legal battles over where new homes and businesses should be built.

The findings have prompted questions over how willing the Conservative-run council is to take on developers and why third-party lawyers are sometimes used over in-house legal teams.

It also comes at a time when the authority is waiting to hear how much it will have to pay developers behind plans for a Starbucks drive-thru on Wetherby Road which was approved by the government’s planning inspectorate at an appeal in June.

Councillor Pat Marsh, leader of the Liberal Democrats and a long-serving member of the council’s planning committee, previously expressed her disappointment over a decision by council officers not to contest the Starbucks appeal and instead leave it to residents.

She has now said:

“The council should be prepared to defend the decisions using staff at an appeal, after all they are the qualified staff with local knowledge, what could be better.

“Every time they employ outside help it also adds to the cost.

“And even when they refuse to defend members’ decisions, as they did with the Starbucks application, they still had costs awarded against them so it would have been better for them to at least defend the council’s decision.”

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Councillor Marsh also took aim at the “unfair” planning system which allows appeals to be lodged by developers, but not by councils or residents.

She added:

“Why should developers have the upper hand? Why not a more level playing field? You never see a poor developer but you can see poor, underfunded councils.

“The planning system is very unfair and the balance is on the side of the large developers, in particular, those with the biggest purse.

“Appeals are costly and councillors are aware that it is council tax payers money that is at risk so would only proceed if they truly felt they were making the right decision for their community.

“There have been successes and also failures, but that is the cost of decision-making.”

Flaxby costs

Legal costs are only made against the council if it is found to have acted “unreasonably” when making planning decisions.

These costs are also made regardless of whether the council has won or lost an appeal, meaning successful appeals can also prove costly.

Last year, the council was successful in an appeal against rejected plans for 2,750 homes at the former Flaxby Park golf course, but spent £57,360 on external legal teams and paid £17,000 to cover a proportion of the developer’s costs.

These figures are not included in the total £225,176 spent over the last nine years because this sum only focuses on lost appeals.

Defending its record, the council said the majority of appeals made against it are unsuccessful, with 80% of applications referred to the planning inspectorate over the last two years resulting in defeat for the developers.

A council spokesperson said:

“This is positive as, by and large, the inspectorate has noted that our recommendations and decisions align with national and local policies.

“Costs would only be awarded to the council if it had deemed the actions of the applicant to be unreasonable, had made an application to the planning inspectorate and this had been successful.

“This only occurs in a very small number of cases.

“It is inevitably disappointing for the actions of the council to be judged as unreasonable. We work hard to ensure such occurrences do not occur, and to learn from the rare examples where a costs award is made.”

When has the council paid legal costs to developers at lost appeals?

And how much has been paid to external legal teams?

£7.7m upgrade of junction 47 on A1(M) delayed by two months

A £7.7 million project to upgrade junction 47 on the A1(M) at Flaxby has been delayed and is now scheduled to end in December.

Work began at the start of September last year to widen slip roads and install traffic lights to prevent vehicles queueing.

The project, carried out by contractors Farrans Construction on behalf of North Yorkshire County Council, also involves upgrading the road network just off the junction.

It was due to end shortly but the completion date has been pushed back two months due to “unforeseen ground conditions”.

Barrie Mason, assistant director highways and transportation at North Yorkshire County Council, said:

“Work to upgrade junction 47 on the A1(M) is progressing well and when complete will address congestion, improve road safety and support sustainable development in Harrogate and Knaresborough, as well as supporting the county council’s objective of improving east-west connections across North Yorkshire.

“Unforeseen ground conditions have required extra work on the southbound on-slip carriageway and this has delayed the scheme.

“The original planned completion date of late September or early October has been revised to December this year.”

The project is being funded by the county council with £2.47m from the government’s Local Growth Fund along with contributions from Highways England and developer Forward Investment LLP.

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£50,000 bid to look into Knaresborough to Flaxby cycle route

North Yorkshire County Council (NYCC) is proposing to build a 7km segregated walking and cycling route between Knaresborough and the new Flaxby Green Park.

The county council has bid for £1.55million from the government’s Active Travel Fund to develop four schemes in North Yorkshire that improve walking and cycling infrastructure.

It proposes spending £50,000 on a feasibility study for the proposed route, which would run alongside the railway line and connect the town to Flaxby Green Park, a new employment site that is set to open on the junction of the A59 and A1.

The council said it would link to wider plans to build a cycle route all the way to York.

If NYCC decided to move forward with the scheme, it would have to bid for more money from government. An NYCC spokesman said the estimated costs of the route are unknown at this early stage.

The other scheme in the Harrogate district is to the west of Ripon where the council proposes to spend £550,000 on footway widening, crossing facilities and traffic calming measures.

Two other proposals are road improvements in Craven and a new walking/cycleway between Helmsley and Kirkbymoorside.

A decision on whether the council has been successful in its bid is expected in the autumn and funds must be spent before March 2023.

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It is not the first time NYCC has bid for money from the Active Travel Fund.

Ministers awarded £1,011,750 last year to help fund three potential schemes in Harrogate plus one in Whitby, despite the authority bidding for more.

It includes plans for cycle lanes and junction upgrades on the A59 between Harrogate and Knaresborough, as well as a scheme on Victoria Avenue in the town centre.

Meanwhile, a proposal to make Oatlands Drive more friendly to cyclists met with fierce backlash from local residents.

The plan originally included a scheme to make the whole of Oatlands Drive one-way. However, this was dropped in March after 57% of respondents to a council consultation opposed it.

The scheme moved forward and included making nearby St Winifred’s Road and St Hilda’s Road one-way, but this was similarly unpopular with residents.

In May, the council decided to withdraw the scheme altogether from its bid.

Instead, the council has commissioned an ‘Oatlands Constituency Feasibility Study’, which it says will “reassess opportunities” for infrastructure improvements across a wider area than the government scheme allows.