‘Let’s make the best of it’: Hopes and fears for 3000-home Maltkiln settlement

Heated public meetings, protests outside council offices and legal challenges in the high court couldn’t stop Harrogate Borough Council from deciding that 3,000 homes should be built around the villages of Cattal, Green Hammerton and Kirk Hammerton.

The decision was mired with suspicion and ill feeling but now residents are trying to look ahead to how the project can work for them and the people who will eventually live there.

The cold-sounding “new settlement” has been given the more homely title of Maltkiln and a draft document has been published that outlines how the the 3,000 homes along with roads, schools, shops and public spaces will develop over the next few decades.

‘Inevitable’

Since 2016 the name Green Hammerton became synonymous with the new settlement, usually in debates that pitted the merits of developing land there versus Flaxby, which is closer to Harrogate and Knaresborough.

The council’s preferred option for the settlement is now centred around Cattal railway station, on the other side of A59 from Green Hammerton.

Chris Hay and James Veitch are shareholders of Green Hammerton’s Post Office, which also serves as a shop, newsagent and soon-to-be cafe.

The two have a grudging acceptance that the homes will be built but are concerned that Maltkiln will erode the village’s identity, which stretches back to Domesday times.

Green Hammerton

They have already seen Green Hammerton, population 675, swell with three new build housing schemes in recent years.

Mr Veitch said:

“The word inevitable comes to mind but you have to be grown up and make the best of it”.

Not a village

A development plan document (DPD) drawn up by Harrogate Borough Council includes a vision for what Maltkiln will eventually become, which is a “garden village with a distinctive identity where people want to live, work and spend time”.

It conjures up a pastoral scene but with an eventual population larger than Boroughbridge, calling Maltkiln a village is misleading to some.

Mr Veitch said:

“They call it a village don’t they? How on earth can you call a 3,000 development a village? It’s a town, not an insignificant one at that. It will be big enough to create traffic jams on the A59”.

3,000 new homes is likely to result in at least 6,000 cars. Mr Veitch fears that much more investment in Cattal Station is required if commuters are going to leave their cars at home.

Cattal Station

He added:

“There will be a lot of commuting, that’s the bottom line. The A59 will be busy and the railway will not increase its capacity much more than what it is. I don’t buy the argument that it’s a hub where you can transport 10,000 people to anywhere.

“People will still use their cars, anyone who suggests otherwise is naive.”

Fresh blood

Keith Welton and his wife Val have lived in Cattal for 16 years, close to the railway station that the developer Oakgate Group hopes will be one of the unique selling points of Maltkiln.

With homes set to be built in green fields that currently surround the family home, Mr Welton might be forgiven for feeling negative or even bitter about the development.

However, he’s taking a pragmatic approach and sees several benefits that it could bring to the area and the people who live in the villages.

Serious infrastructure investment is promised in the DPD, including improvements to the dangerous Whixley crossing on the A59. Cattal Station already saw £10m of investment in 2020 to increase the number of trains to Harrogate and York.

Kirk Hammerton will also be impacted by Maltkiln

Mr Welton has seen his children and their friends priced out from living locally and he hopes affordable housing can inject some younger blood into the area.

He also hopes the new North Yorkshire Council will be firm with the developers and ensure that affordable housing genuinely is affordable.

Mr Welton said:

“There’s an acute need for affordable housing. Many of our young people come out of university and want to go to Leeds, Manchester or London. They settle down, and they want to come back. We need to capitalise on that talent and make housing available for them.”

“I’m 74 and you can’t have a village full of 74 year olds!”

‘Make the best fist of it’

A criticism of HBC for choosing Green Hammerton over Flaxby was a perception that its residents will be heading in one direction towards York for work and leisure.

But Mr Welton said the majority of his family’s trips are to Harrogate to visit restaurants or the theatre.

He believes Flaxby is “one of the most desirable commercial sites in the whole of North Yorkshire” and that homes built next to a noisy motorway would have made it a poor choice for housing.

He added:

“I do think the location for Maltkiln makes sense. It’s now up to people to make the best fist of it. It’s easy to be negative. We should turn those energies around to get the sort of development that will be an exemplar and people think, wow”.

Climate emergency

The DPD for Maltkiln is 88 pages long and the words ‘climate change’ are mentioned on 36 of them.

It’s clear that HBC hopes the settlement will differ from every other large housing scheme in the district it has approved in recent years that have done little to tackle the climate emergency or help the council reach its emission reduction goals.

The government is set to ban gas boilers in new build homes from 2025. It means the homes in Maltkiln should be powered by renewable energy sources such as heat pumps or solar panels.

The document also claims the development will offer a “biodiversity net gain”, which is a planning phrase that means it will leave the environment in a better state than it was before the homes were built.

But when Maltkiln will involve concreting over vast swathes of green fields, it’s an ambition that could appear impossible.

Land in Cattal earmarked for development

Arnold Warneken, Green Party councillor for Ouseburn on North Yorkshire County Council, said he hopes the developer can be influenced to ensure go further than government regulations around the environment.

He said:

“It’s really, really important we don’t get into lip service and tokenism around biodiversity but it’s going to happen so let’s make sure it happens for best of our community, not just stand back and say I don’t agree with it.”

He added:

“The solution is not to concrete over it, but then the scenario is where do you build the houses? Some people say brownfield but people underestimate the biodiversity of brownfield sites, nature gets everywhere”.

Council’s legacy

Harrogate Borough Council will cease to exist in less than a year’s time but arguably the biggest decision it made during its existence was deciding to change the face of Green Hammerton, Kirk Hammerton and Cattal forever with the new settlement.

How successful Maltkiln will turn out could be HBC’s ultimate legacy.

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.

New 3,000 home settlement in Harrogate district to be called Maltkiln

Formal consultation is set to begin on a proposed new 3,000-house settlement in the Harrogate district.

The settlement, which will be larger than the town of Boroughbridge, will be built in the Hammerton and Cattal area of the district, close to York.

Harrogate Borough Council said in a news release today it was “finalising its policies and proposals for the new settlement” following earlier stages of consultation.

Its executive will consider a development plan document, which will set out the boundary for the settlement and other details, on Wednesday next week before it goes out for formal consultation.

It added:

“The development of a new settlement is a key part of the district’s growth strategy providing much needed homes and jobs in a sustainable location along the York-Harrogate-Leeds railway line.”

Wetherby real estate developer Oakgate Group earmarked the area to be known as Maltkiln for 3,000 homes in 2017.

It submitted a screening application to assess whether it needed to conduct an environmental impact assessment before submitting a formal planning application.

Cllr Tim Myatt, Harrogate Borough Council’s cabinet member for planning, said today: 

“The development plan document sets a clear and ambitious 30-year vision for Maltkiln and provides a policy framework that will enable the planning authority to lead, guide and manage how it is developed.”

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As part of the plan, the council also commissioned consultants at a cost of £20,000 to produce a “comprehensive climate strategy” for the settlement.

The council said that Maltkiln would be planned in a way which would help to to meet net-zero carbon emissions by 2038.

It said this would mean reducing the need to travel, providing walking and cycling infrastructure and improvements to public transport as well as supporting the transition to low emission private cars.

Cllr Myatt added:

“Climate change is one of the biggest challenges facing us today and one that the council takes seriously which is why we have commissioned a climate change strategy to ensure Maltkiln will be a climate resilient place, fit for the 21st Century.”

If councillors agree the plan next week, a consultation on the development plan will be held in the autumn. It would then be submitted to the secretary of state for examination.

The move to create a settlement in the Hammerton/Cattal area comes after a long running saga between Flaxby Park Ltd and the borough council.

The battle led to a High Court hearing over whether the homes should be built in Flaxby or Green Hammerton before it was finally settled in late 2020.

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 approved to demolish Little Ouseburn pub for homes

Harrogate Borough Council has approved plans to demolish a Little Ouseburn pub to build new homes.

The proposal by Low Lane Developments will see the Green Tree Inn flattened to make way for four houses.

The pub, which is on the main B6265 from Green Hammerton to Boroughbridge, closed in late 2019.

In documents submitted to the council, the developer said the plan would help to enhance the local area.

It said:

“We believe that redevelopment of this site will enhance the conservation area and will bring a positive contribution to the local environment.”

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In 2017, pub owners Michael and Barbara Briggs were granted permission to convert the property into housing while retaining part of the downstairs as a micro pub.

However, planning documents state Mr Briggs died in January 2017 and Mrs Briggs struggled to maintain the pub alone.

After three years of trying to market the micro pub, Mrs Briggs decided it was no longer a viable business.

One of UK’s youngest heads keeps standards high at Nun Monkton school

Ofsted inspectors praised one of the youngest headteachers in the UK after their first visit to Nun Monkton Primary Foundation School under her tenure.

Lauren Simpson joined the village school as a teacher in September 2016 and became acting head when the previous headteacher left just two laters in September 2020.

She secured the position of headteacher full-time in March 2021 at just 25-years-old.

Not only did Miss Simpson take the school through coronavirus but in that time she also quadrupled pupil numbers — there are now 45 students up from 12 when she started.

Miss Simpson believes the new forest school learning, the new nursery and wraparound care has helped drive up those pupil numbers

Teachers at forest schools regularly take pupils outside to learn through exploration and challenges.

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In recent months, children have built shelters, base camps, fire circles, tyre swings and more. That practical learning has been very attractive to parents looking for something different for their children.

Nun Monkton Primary School.

Ofsted carried out an interim inspection in November 2021 and published the results earlier this week. They said the school continues to be good and added:

“Pupils are very proud of their school. They enjoy school. Pupils have confidence and trust in staff. They know that staff care for them.

“There is a culture of openness and mutual respect that ensures pupils are kept safe.

“Leaders and teachers have high expectations for all pupils. They plan lessons that encourage pupils to enjoy their learning and work hard.”

Miss Simpson, who hopes to earn an outstanding Ofsted report at the next full inspection, told the Stray Ferret:

“The school has grown massively — it has really gone from strength to strength. So I am really proud of the staff and the children.

“We have a fantastic group of children here. They are a real credit to their community.

“People should be able to look back at primary school as some of their best years. That’s possible when you have a great relationship with teachers and when you make amazing friends.”

Harrogate council to commission climate change study for new 3,000-home settlement

Harrogate Borough Council will hire consultants to produce a “comprehensive climate strategy’ for plans to build 3,000 homes in the broad location of Green Hammerton and Cattal.

The council is currently preparing a development plan document (DPD) for the new settlement. This is a document that will guide how it will look and when it will be built. A public consultation on the DPD ended in January.

This week the council agreed to spend £60,000 on consultants to help them produce the document. HBC said it requires “specialist expertise and capacity not currently available within the council.”

It will firstly commission consultants to look at how the new settlement will be an “exemplar” of sustainable design.

This includes how it will utilise renewable energy, encourage active travel and how homes will be heated.

Although it warns that measures to maximise the energy efficiency of homes will have to be balanced with the “commercial realities” of housebuilding.

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Consultants will also produce a plan to estimate what financial contributions are expected from developers for infrastructure, and to advise them on future planning application revisions.

A report on the DPD is scheduled to go before HBC’s Conservative cabinet member for planning, Cllr Tim Myatt, on December 14. It will set out the updated timetable for the New Settlement work.

A long-running battle over whether the new settlement will be built in Flaxby or Green Hammerton was finally settled at the High Court in late 2020.

Terminally ill man takes on 100-mile trek in wheelchair

A Green Hammerton man with motor neurone disease is to embark on a 100-mile trek in aid of a Leeds hospital charity.

Ian Flatt, 56, was diagnosed with the disease two years ago and is to take on the challenge despite needing a respirator for 16 hours a day.

He is fundraising for a Leeds Hospitals Charity appeal to raise £5 million to build the new Rob Burrow Centre for Motor Neurone Disease in Leeds.

Ian will complete the 100-mile challenge in a series of 18 walks, which include some of his favourite trails around the Hole of Horcum, Rievaulx Moor, Thixendale and finishing with a trek around the dramatic Sutton Bank escarpment.

He said:

“I was inspired to take on another 100-mile challenge to support this important appeal, spearheaded by Rob and his family. 

“Such a facility would make a vital difference to people like me and our loved ones. A bespoke care centre that meets the needs of MND sufferers and their families is so needed as MND is such a cruel disease.”

Ian, who has already completed a 100-mile trek with his family this year, was diagnosed with MND in March 2019.

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Speaking to the Stray Ferret in May ahead of his fundraising for Saint Michael’s Hospice, he said news of his diagnosis took its toll on his family at first.

However, despite being told not to plan beyond Christmas that year, he was determined not to let his condition stop him being in the great outdoors.

With the help of Saint Michael’s, he got an off-road wheelchair that allows him to continue enjoying walks with his family.

‘My sense of adventure remains intact’

Now, with the support of his wife Racheal and their two daughters, he began his latest trek yesterday.

He said:

“Motor neurone disease is a disease for which there is no treatment or cure, with 50% of sufferers sadly dying within the first two years of diagnosis. 

“Thanks to the critical help, compassion, expertise and kindness provided by the specialist MND team in Leeds, my family and I have maintained our sense of fun, and our wonderful ability to laugh with each other. 

“Whilst my mobility, dexterity and respiratory functions are failing, my sense of adventure remains intact.”

You can donate to Ian’s fundraising effort for the Leeds Hospital Charity appeal here.

Blaze in Harrogate district barns with 150 tonnes of straw bales

Two barns containing 150 tonnes of straw bales in Green Hammerton went up in flames just after 10pm last night.

Firefighters from Acomb, Knaresborough, York, Harrogate and Boroughbridge rushed to the scene and some are still on site this morning.

They used large jets to bring the fire under control and then focused on letting the fire burn out safely, according to a spokesman for North Yorkshire Fire and Rescue Service.

The spokesman told the Stray Ferret the firefighters were expected to remain on site for several hours today until the fire was completely extinguished. He added:

“We are still at the stage of controlling it and monitoring it. The investigation into the cause will start when that is done.”

There are typically about 40 bales of straw in a tonne, which indicates the scale of last night’s fire. Nobody is believed to have been hurt..

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Police close road near Green Hammerton after serious crash

North Yorkshire Police closed the A59 near Green Hammerton after a serious crash this evening.

The force reported the crash, which led to long delays, at about 7pm this evening.

At this stage it is unclear how many vehicles were involved and the extent of any injuries.

Motorists have been warned to avoid the area while the emergency services deal with the incident.

A spokesperson for the police said:

“We’re currently at the scene of a serious collision on the A59 at Green Hammerton.

“The road is currently closed and diversions are in progress.

“There is likely to be some disruption for some time. Please avoid the area whilst emergency services respond.”

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