Council could sell garage sites in Ripon and Knaresborough for housing

Affordable housing will be on the agenda at a Harrogate Borough Council (HBC) meeting next week, as two sites in Ripon and Knaresborough are recommended for redevelopment. 

The sites, both rows of lock-up garages, are currently owned by HBC, but a report due to be discussed next Tuesday said they are underused.

According to the report by the cabinet member for housing and safer communities, they could provide much-needed revenue for the council as well as helping to address the shortage of low-cost accommodation in the district. 

The council is recommending that one of the sites, at Park Row in Knaresborough, is sold to Newcastle-based developer Karbon at market value to provide two affordable homes in partnership with Knaresborough Community Land Trust (KCLT). Currently consisting of seven brick-built garages, six of them empty, it has planning permission for two one-bed bungalows. 

The report says the disposal of the Knaresborough site “will deliver two affordable homes at nil cost to the council and in the short to medium term”. 

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HBC is recommending that the Ripon site, a row of brick-built garages between North Road and Bridge View Road, be offered for sale at market value for residential development. 

There is existing planning permission for conversion of the garages to create a three-bed bungalow, but this cannot be implemented as the existing foundations have been deemed unsuitable for the change of use. The underlying geology is high in gypsum, a highly soluble rock prone to forming sinkholes, and ground investigation works will be needed to ensure the site can support a brand-new building. 

The garages between North Road and Bridge View Road in Ripon could be sold for affordable housingThe garages on North Road in Ripon

The council intends to prioritise the sale of the North Road site to one of its registered providers, but if none shows any interest, it may sell the site for self-build. 

Two alternative options for both sites – developing the homes in-house or retaining the properties in their existing form as under-used garage sites – will be recommended for rejection at the housing meeting. 

The report said “disposal of both sites is considered the best way to meet the council’s wider objectives for housing provision” and noted “it is important that sales be progressed swiftly before the market slows”. 

Homeless accommodation plan approved for Bilton garages

Homeless people are set to benefit from new purpose-built housing in Bilton after plans were given the go-ahead by councillors.

Harrogate Borough Council has approved its own plans to demolish 10 garages on Woodfield Close to make way for two homes providing temporary accommodation.

Maggie Gibson, housing needs manager at the authority, told a planning committee meeting yesterday that the single-bed properties will be for people who are unable to use shared accommodation because of their complex needs. She added:

“This is accommodation where they will reside in for an extended period of time, but it means they can move on and enable other people to also use the pathway.

“It could be up to two or three years that they stay there because people’s circumstances change.”

Using garage sites to bring forward new homes has been a tactic used by the council to tackle Harrogate’s housing problems, with plans for affordable homes recently approved in Pannal and Ripon.

The Woodfield Close site is located near the footbridge which connects to the Nidderdale Greenway, and some garages will be retained.

The area will also be resurfaced to provide five public parking spaces, with potential for electric vehicle charging points.

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No solar panels

There are, however, no plans for solar panels on the two properties after council officers said they ran into complications with tariffs and shared roof spaces.

Councillor Pat Marsh, leader of the opposition Liberal Democrat group, expressed disappointment over this and that the homes are to be heated by gas boilers and not more environmentally-friendly methods such as air source heat pumps. She said:

“I will support this because of the need for this type of accommodation, but I’m really upset that this local authority hasn’t thought of another way of using anything but gas.

“We know that in a few years gas boilers are being phased out by the government.

“This council has got to start to grasp that there is a climate emergency.”

Plan submitted to demolish Bilton garages for social housing

Harrogate Borough Council has lodged plans to demolish 10 garages in Bilton to build two new houses.

The garages are on Woodfield Close, near the iron bridge in the Harrogate suburb.

As part of the proposal, two one-bedroom homes would be built on the site.

A council report  in August said there were 24 garages on the site but only 12 were occupied. Of these, four were used by local residents.

The report proposed demolishing seven garages to allow for the new development but the number has now increased to 10.

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The council owns and rents out garages across the district and has increasingly looked at the pockets of land as a way to build social housing.

In planning documents, the council said the development would help to provide “much needed affordable homes”.

The move comes as the council approved plans to earmark the site for housing back in August 2021.

The authority also plans to build a two-bed property for social rented housing on grassland it maintains on the corner of Poplar Crescent and Poplar Grove

Harrogate Borough Council will make a decision on the Woodfield Close plan at a later date.

Pannal garages to be demolished for housing despite parking complaints

A block of garages in Pannal are set to be demolished and replaced with council housing, despite concerns it will only worsen parking problems in the area.

Harrogate Borough Council has approved its own plans to build two new homes at Pannal Green where it says eight garages are underused and new parking spaces will be provided nearby.

But many locals say the site is well used for parking and that if removed more cars will be forced onto the already busy surrounding streets.

A total of 45 residents have lodged objections including Louisa Humpage who lives next to the site and has raised a separate complaint of losing access to a side gate at her home.

She said she had begun legal talks over the issue, but the council has argued there is no right of access over its land.

Speaking at a council meeting on Thursday, Mrs Humpage said: 

“The behaviour of the council does not feel representative of its constituents, but actually working against us in their own interests.”

There are around 1,800 households currently waiting for social housing in the Harrogate district – around 75% of which have requested to live in suburbs such as Pannal.

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Using garage sites to bring forward new housing has been a tactic used by the council to make some progress on the problem, with similar plans recently approved in Ripon.

Yet several residents living on Pannal Green believe it is not the right area for new housing and that the parking problems need addressing as a priority.

Pannal and Burn Bridge Parish Council said in a letter of objection that the additional six parking spaces proposed “does not even pay lip service” in recognition of the problem.

Conservative Cllr John Mann, who represents the Pannal ward on Harrogate Borough Council, also said it is already “extremely difficult to park in or around Pannal Green without the addition of new houses”.

He told Thursday’s meeting: 

“If there are fewer parking spaces, the number of residents looking for parking spaces is going to increase significantly.”

Plans to convert Ripon garages into homes approved

Plans to build three council houses at the sites of two disused garage blocks in Ripon have been approved.

Harrogate Borough Council’s housing team will build the properties at North Road and Church Close where many of the council-owned garages have sat empty for years and the majority are currently not in use.

The council said the plans would help tackle the desperate need for affordable homes in the district, although some residents raised concerns over the impact on the nearby roads.

At North Road, a garage block will be converted into a three-bedroom bungalow but nearby resident Christine Shepherd said she was worried about what the development would mean for traffic in the area.

Speaking at a meeting today, she said: 

“Parking for the proposed building is opposite my gate where my disabled access is. It is a narrow part of road on a bend and we have to dodge cars coming out of the gate and the access road to the rear of Fremantle Terrace.”

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In response, an architect for the council said the development would in fact reduce the number of vehicles in the area due to the removal of seven garages and that highways officials had not raised any concerns.

At Church Close, a garage block will be demolished to make way for two three-bedroom semi-detached properties.

A petition against the plans, which had the support of 34 residents, was handed into the council with similar concerns over the loss of garage parking and increase in vehicles.

But council planners argued there was no demand for these garages and that although the roads can get busy with parked vehicles, a nearby council-owned car park provided for residents was underused.

Also at today’s meeting, a decision on separate plans to build three social rented homes at another site of disused garage blocks at Russell Dixon Square was deferred after a nearby resident raised concerns over access to her home.

It was agreed that the proposals would be revised before being brought back to the council’s planning committee at a later date.

Four homes planned for garage site near Ripon Cathedral

A planning application has been submitted to replace four garages with townhouses in the centre of Ripon.

The garages, to the north of Court Terrace just off Kirkgate, would be demolished so the four two-bedroomed townhouses could be built.

Each of the four homes would have a small courtyard of around 9 square metres to the rear, along with a cobble-set frontage of 13.5 square metres. There would be space for four cars to be parked outside.

An application submitted last year was turned down by Harrogate Borough Council over fears that the area, known for gypsum deposits, was not proven to be stable for development. Although the applicant, Mike Kell, provided a report from an environmental consultancy, the council’s decision notice said:

“The submitted gypsum report and associated declaration form are not considered to comply with Policy NE9 of the emerging local plan by virtue that they do not sufficiently demonstrate that the site can be developed without creating issues of ground instability and the signatory does not meet the definitition of a ‘competent person’ within this policy.”

A new geotechnical report on the site has been submitted with the current application.

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Objections to the original plans for three-storey homes were raised by Historic England, leading the applicant to submit new plans for two-storey homes instead. Planners acknowledged the run-down appearance of the site was out of keeping with the historic surroundings, less than 100m from Ripon Cathedral. Their 2019 report said:

“The design is similar to that of the cottages to the south of the site and is considered to be an improvement on the overall appearance of the local area and would have a positive impact on the character and appearance of the conservation area.”

The new application can be viewed in full on the planning pages of Harrogate Borough Council’s website using reference 20/02809/FUL.

North Rigton residents stage last ditch attempt to fight ‘nightmare’ build

Residents in North Rigton say they will continue to fight council plans to build more homes on their street.

The battle started in 2006 when Harrogate Borough Council planned to demolish all of the garages in Brackenwell Lane for more homes.

Harvey Alexander, chairman of the North Righton Community Association, said they managed to get the council to partially back down then.

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They argued that the space in front of the garages is the only turning point and the grass there is also where kids play.

Years later Harvey says the council has broken its promise to leave the area alone. He fears that, if the development went ahead, it would also create a “nightmare parking” situation.

“You can see how crowded the street is at 6.30pm and it gets worse later on. It’s going to be a parking nightmare. The council are going against the promise they made back in 2006, it is frustrating. This would cause chaos, there are plenty of other places to build homes. We don’t have the amenities.”

Harvey Alexander standing next to the garages

Six garages could be demolished for development.

The council has proposed to demolish the six-car garage to erect two dwellings on Brackenwell Lane, losing ten car parking spaces in total.

Currently, there is no date for the council to make its decision on the development. The Stray Ferret approached Harrogate Borough Council for a comment but did not receive a reply.