Could Flaxby now become a 400-lodge eco-resort?

The owners of the former Flaxby golf course could attempt to create a 400-lodge eco-resort on the site after their hopes of building 3,000 homes there were dashed last week.

A High Court judge ruled last week that Harrogate Borough Council’s decision to choose Green Hammerton over Flaxby as the site of a new 3,000-home settlement does not have to be made again.

This decision could prompt Flaxby Park to instigate alternative plans to transform the site into a tourism resort.

A report published by planning consultants Lichfields on behalf of Flaxby Park this year outlines a vision to transform the golf course, which closed in 2015, into a “sustainable eco-resort”.

The report claims the resort could generate £35m a year of visitor spending and employ 600 full-time staff.

As well as the 400 eco-lodges, the proposals include an indoor sports area, paddle boarding and boating, a swimming pool, a spa, shops and restaurants.

An aerial view of the Flaxby site.

According to the report, the “driving principle” of the resort is to allow families to “reconnect with nature, providing an ecologically rich environment” using renewable energy.

It says:

“The development of this unique, environmentally conscious eco-lodge holiday complex would generate significant benefits for the local economy and that of the wider region.”

Plans for the eco-resort have not yet been submitted to the council, but they would be a major addition to district tourism if they came to fruition.

A spokesperson from Flaxby Park confirmed to the Stray Ferret the eco-resort was a potential option for the golf course.

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Flaxby Park Ltd has owned the site since April 2016. Previous owner the Skelworth Group had planning permission to build a 300-bedroom, five-star hotel but the company went out of business before the plans materialised.

In separate plans, Harrogate company Forward Investment already has outline planning permission for an eco-friendly business park immediately south of the golf course at the junction of the A59 and A1M.

 

 

Harrogate council increases search delays to seven weeks

Harrogate Borough Council has increased the average time to complete land searches from 30 working days to up to seven weeks.

The council has asked those waiting to be patient and request a land search as early as possible.

An increase in demand, a backlog of searches from the first lockdown and struggles with staff numbers have all put strain on the process.

The Stray Ferret has reported the frustration of homebuyers and agents over the last month, who all disputed the council’s previous 30 working days time scale.

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Some claim to have put in requests at the end of summer to be told that it won’t be cleared until December.

Harrogate Borough Council put an updated on their social media channels to say the the waiting time had increased:

“We are doing everything we can to reduce the processing times for local land charge searches.

“It is currently taking between six and seven weeks on average for us to complete our part of the searches process.”

Now that the current lockdown is coming to an end the council is opening the civic centre to allow personal searches to take place.

James Wort, a director at Strutt and Parker, previously told the Stray Ferret that his clients have experienced delays up to 90 days:

“I can give about 17 examples where the search delays have been three times what the council have said.

“We have emails from the council saying that requests from September will be complate by December. But they say it’s not true. It’s scandalous. “

Harrogate council defends planning department after accusations

Harrogate Borough Council has defended its planning department after a former planner told the Stray Ferret it ‘has been in a state of disarray’ for two decades.

David Howarth, who was employed by the council for five years in the 1980s and then worked for it as a private consultant for 30 years, spoke to the Stray Ferret to give us his views after reading our series of planning and housing articles this week.

In statement released to the Stray Ferret, a council spokesman robustly defended the performance of the planning department:

“To suggest our planning department has been in a ‘state of disarray for two decades’ is simply not true. The department is made up of highly qualified and experienced officers who work hard to ensure planning and development across the district adheres to national planning guidance that has changed significantly over the last few years, as well locally developed policies.

Mr Howarth said the council’s “weak resistance” to builders contrasted with its “heavy-handed” approach to residents seeking planning permission — an accusation that the council denied.

The spokesman said:

“To suggest we have a ‘weak resistance’ to builders is also not true. All planning applications, whether large-scale developments or single dwellings, are considered against this policy framework and determined accordingly.”

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Our series this week has investigated the impact of the years that followed a rejected Local Plan in 2014 -before the formation of HBC’s current Local Plan, which was adopted in March 2020.

The spokesman added:

“The development of our Local Plan has been a mammoth task, as it is for all local authorities. The latest Local Plan has been judged as sound by the independent planning inspector.”

Harrogate planner: ‘council mistakes have created massive urban sprawl’

A planning specialist has blamed Harrogate District Council’s “parochial mindset” and “lack of vision” for the district’s “massive urban sprawl”.

David Howarth, who was employed by the council for five years in the 1980s and then worked for it as a private consultant for 30 years, contacted the Stray Ferret to give us his views after reading our series of planning articles this week.

Mr Howarth said the coverage had “brilliantly identified the major problems we have had over the last 20 years”.

He said the district’s planning department had been in a “state of disarray for two decades”, which had left the area at the mercy of developers.

David Howarth

David Howarth

Mr Howarth said the “acutely embarrassing debacle” of the Local Plan, which maps planning in the district and took six years to finalise between 2014 and 2020, was the critical failure. He said:

“When you get to the position where you have no Local Plan it becomes a free-for-all.

“You can’t blame the developers. They’re just doing their job. You can’t criticise them any more than you can Volvo for selling cars.”

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Mr Howarth said many councils faced similar challenges but Harrogate Borough Council’s “parochial mindset” had backfired because its unrealistically low housing targets had been rejected by the government and resulted in far more being built. He said:

“We tried to restrict development because places like Harrogate and Knaresborough are nice places to live but when you try to restrict development to the absolute minimum and don’t conform with government guidelines, what happens then is the opposite arises and everybody piles in.

“In 1982 Killinghall Parish Council was screaming for a bypass. That’s 40 years ago — where’s the bypass? What we have instead is massive urban sprawl.

“A bypass could have been included in the Local Plan. The plan could have made developers pay a levy for houses they built Killinghall.”

Afraid to speak out

Mr Howarth said the council’s weak resistance to builders contrasted with its heavy-handed approach to residents seeking planning permission. He said:

“Some developments that have been accepted are very poor but if you put in an application to extend your conservatory they are down on you like a ton of bricks.”

Mr Howarth said the current situation was “predominantly the fault of the people in charge of Harrogate Borough Council” and its planning department needed to be more dynamic and visionary.

He said many planners were reluctant to speak out in case it cost them work with the council. He said:

“I’ve retired and could not care less now. Five years ago I wouldn’t have made this phone call.”

The Stray Ferret has asked Harrogate Borough Council for a response to Mr Howarth’s claims. At the time of publication we had not received one.

New report reveals additional £1.6m civic centre cost

A new council report has revealed it cost £1.6m to fit out the interior of its civic centre at Knapping Mount.

The report, set to go before cabinet next week, sets out the final construction cost at £11.5m and the new figure of £1.6m. The council says that the overall project came under its £13m budget.

It comes after the contractor, Harry Fairclough Ltd, went into administration – delaying the final construction bill.  The report also reveals that the delay was partially caused by negotiations over defects.

The Stray Ferret investigated the overall cost of the move from Crescent Gardens to Knapping Mount in July and put the figure closer to £17m.

We revealed that the council’s calculations for the costs of the civic centre did not take into account the value of the land at Knapping Mount. The land had originally been earmarked for housing.

Read our investigation for a breakdown of how we reached that figure.

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We also reported on how the decision to build a circular building could have added up to 20% onto the build cost – making the design and construction expensive.

In our calculations in July we had a figure of £400,000 for the fit out costs and £865,000 for design expertise. The newly confirmed figure of £1.6m for fitting out the building makes the true overall cost to the tax payer at more than £17m.

The council disputed our figures. It argued that the overall cost was lower because of money received in the sale of its other premises.

From the sale of its other council buildings, this new report identifies an extra £2.47m saving which the council has described as a “massive saving”.

The Stray Ferret’s investigation has not disputed the council’s figures.   We argued that the council could have also benefited from the sale of the land at Knapping Mount which we estimated at £4.5m with outline planning permission and built a cheaper building in a cheaper location.

Cllr Graham Swift, the deputy leader at Harrogate Borough Council, said ahead of the cabinet meeting:

“Cabinet made a strong commitment to publishing the overall costs of the civic centre project, but this has not been possible before now.

“We have an amazing new civic centre which we can all be proud of, and we have achieved significant savings against the original overall budget in the process.”

Ripon businessman ‘dismayed’ by council’s choice of contractor

A local businessman has criticised Harrogate Borough Council’s decision to choose a Somerset company to manage its investment in leisure services.

Jim Anderson, who runs Ripon metal recycling firm K A Anderson, said he was ‘utterly dismayed’ the council had not chosen a local company to handle the management of the project.

Mr Anderson said plenty of firms have had a hard time during the pandemic and it was wrong to award the contract to Somerset company Alliance Leisure.

Mr Anderson, whose business has been running for 40 years, said the contract should have gone to a local company.

He said:

“You see plenty of business struggling in Harrogate now.

“I just think there are lots of good local firms that could do the work. I think whatever the work, it should be given to them especially now.”

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Alliance Leisure will be tasked with progressing schemes, which include a refurbishment of Harrogate Hydro and a new leisure centre in Knaresborough, until they are ready to be constructed.

The company, which was awarded the contract without a competitive tender process, will be responsible for project management and business planning.

The contract does not include construction and the council has said the vast majority of the investment will be given to companies “within the region throughout the construction supply chain”.

An e-mail seen by the Stray Ferret from Michael Constantine, head of operations at the council, defended the decision to appoint Alliance Leisure.

It said:

“We are proposing to use Alliance Leisure as they have readily available, procurement compliant, specialist experience which, despite the range of local businesses in the borough, is not easily identifiable at a more local level. 

“Alliance Leisure have experience of working within region having recently assisted Hambleton District Council with a leisure redevelopment.”

The council borrowed £1.7 million for design and business cases for the scheme.

It is not known if this is the precise sum being paid to Alliance Services.

It comes as last week the council announced that its preferred site for the new leisure centre in Knaresborough was the existing leisure centre site on King James Road.

Senior councillors are expected to discuss the matter at a cabinet meeting next Wednesday (December 2).

Bid to turn former Harrogate post office into 25 flats and offices

Harrogate’s former post office could be radically transformed into a four-story building containing 25 flats plus offices.

Property development company One Acre Group has submitted plans on behalf of Post Office Ltd to Harrogate Borough Council to convert and extend the disused building on Cambridge Street.

If approved, the three-storey sandstone terraced building would be converted into a four-storey mixed use facility consisting of 25 one and two-bedroom flats and office space.

The post office controversially relocated to WH Smith last year amid claims by Harrogate and Knaresborough MP Andrew Jones the service was being “downgraded”.

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A heritage report commissioned by One Acre Group describes the ex-post office, which was designed by architect Sir Henry Tanner and built at the turn of the last century, as an ‘unimposing building of little distinction’.

The report adds the building contributes ‘very little’ to the character and appearance of the Harrogate conservation area in which it is located, and would in fact provide ‘minor beneficial effects on the character and appearance’.

The report adds:

“The proposed development will secure high density residential development within a highly accessible location through the conversion and extension of an existing vacant building in easy access to a wide range of shops, services, job opportunities and public transport infrastructure.”

The application also seeks to demolish the building’s rear extension, car parking, refuse area and cycle parking.

One Acre Group, which is based in Harrogate, commissioned planning consultants ELG Planning, which has offices in Harrogate and Darlington, to draw up heritage and planning reports on the proposal for the council, which must now decide whether to approve the scheme.

If it does, work could start in the summer.

 

Investigation: Harrogate targeted for development during planning chaos

An investigation by the Stray Ferret has uncovered how some of Britain’s biggest land promoters deliberately targeted Harrogate to exploit cheap land and high property prices.

Between 2014 and 2020 the district’s planning system was in disarray.

These failings made it easy for developers to get controversial housing schemes approved. The developers, knowing this, made speculative applications for thousands of homes across the district.

All this week, the Stray Ferret looks at the impact of six years of planning failings: thousands of extra cars on the roads, large detached houses prioritised over much-needed affordable homes for local people, and a lack of sustainable, environmentally friendly building.

Today, we examine how the Harrogate district became a target for opportunistic developers .

The draw of Harrogate

The Harrogate district is a prime place for money to be made in property.

It’s one of the most desirable places to live, often coming top in national property surveys. Just last month, Harrogate was named the ‘chic capital of the North’ by Tatler. It makes it very attractive to developers.

The latest figures put the average home at almost £360,000 – a whopping 13 times the average income for the district.

It is, according to the Harrogate Borough Council Housing Strategy 2019-2024, the least affordable area in the north of England.

It means home owning is out of reach for many low to middle income families caught in the Harrogate housing trap. There are more than 2,000 families in the district on the Housing Register living in unsuitable accommodation.

It’s not a question of Harrogate building too many properties. Rather, it’s too few of the right homes, in the right places, at the right price to meet local people’s need for affordable homes.

Planning failings

Every council has to put forward a 21-year plan to the Secretary of State for approval.The Planning Inspectorate examines local plans on the Secretary of State’s behalf to determine their suitability.

In 2014, the Planning Inspectorate advised Harrogate Borough Council  to withdraw its version of the Local Development Plan (or LDP 2014-2035).

The LDP sets out the council’s priorities and policies for land use. It defines where and how many homes can be built, where employment sites are located and what our town centre will become.

For a plan to be approved, it must demonstrate that it is well evidenced and meets local need. The plan must be in accordance with the National Planning Policy Framework and a raft of legislation, practice guidance and regulations.

Harrogate Borough Council withdrew its draft LDP at its first hearing on April 24, 2014, upon advice from the planning inspectorate.

The failed plan – years in the making – was deemed ‘inadequate’.

A letter from the Planning Inspectorate to Harrogate on April 29, 2014 explained that the evidence used in the plan was too out of date to be meaningful.

Harrogate was forced back to the drawing board.

Prior to its submission, Liberal Democrat leader councillor Pat Marsh had told the Yorkshire Post:

“I do not have confidence in anything to do with the plan, whether it be the actual allocation of homes, whether there is the necessary infrastructure in place to cope and how members will be able to decide on the final proposals which are still being finalised. I have been a councillor for 22 years, but I have never experienced anything quite like this. It is a complete shambles.”

Conservative councillor Alan Skidmore, who was appointed cabinet member for planning at HBC in 2012, publicly defended the plan at the time. Yet speaking to the Stray Ferret this year, he said he knew the plan that had been prepared was “absolute rubbish”.

“I was astonished. I delayed it as much as I could, much to the chagrin of certain planning officers. We were forced to submit it in the state it was in, because if we didn’t, the government would have taken steps against us.”

Houses under construction at Harlow Hill Grange in Harrogate

The local plan should have helped control where new housing was built

Land supply

Harrogate failed on another critical requirement. Councils must show that they have a supply of specific deliverable sites enough to provide five years’ worth of new housing (plus an appropriate buffer).

This is called the five-year land supply (5YLS).

In 2014, the council had more than two thousand families on the housing register.

Planning inspectors and developers surgically dissected Harrogate’s calculation that just 390 new market and affordable homes per annum was enough to meet housing need.

The figure had to be revised, and Harrogate employed a consultant, GL Hearn.

To meet the 5YLS, Harrogate had to find enough developers with land to deliver 1,050 completed homes a year.

As a result, the land earmarked for development within the plan was insufficient.

The perfect storm

Without an approved local plan and evidence of a five-year land supply, a condition called the ‘tilted balance in favour of presumption of approval’ was triggered which prioritised building houses.

In 2013, the Campaign for Rural England warned local government that a

“widespread failure to implement local plans left 175 local authorities (including Harrogate) vulnerable to ‘damaging development’”.

But the Federation of House Builders disagreed, saying:

‘‘Fears that the lack of a (local development) plan will lead to the untrammelled destruction of the countryside are overblown. Even where there is no Local Plan, development must still conform to the NPPF, which clearly sets out that development must be well located, well designed and sustainable.”

Harrogate Borough Council planners advised councillors from 2014 to 2018 that there was a ‘tilted balance’ in favour of approval on almost every major development regardless of whether the site was well located and sustainable.

For almost every major housing scheme, planning officers advised committee members to approve the application.

The planning committee did turn down some applications during that time, though, and the council successfully defended its decision at appeal.

A district vulnerable to promoters

Enter the land promoter: land promoters seek out land which could be ripe for housing and help the owner get outline planning permission before managing the onward sale to a developer.

In the Harrogate district, a hectare of agricultural land will fetch around £25,000 at the farmers’ auction.

As a development site with outline planning approval, the same land will realise between £1.2 and £2.3 million.

The promoter then takes a share of the land’s increased value when it’s sold.

Gladman Land is the promoter behind applications for nearly 1,500 properties in the district since 2014, including Harrogate, Boroughbridge, Killinghall and Knaresborough.

Co-founder David Gladman told the High Court in July 2016:

“We normally only target local authorities whose planning is in relative disarray and… either have no up-to-date local plan or, temporarily, they do not have a five-year supply of consented building plots.”

Even if the council refuses the application, it’s of no consequence.

Gladman Land stated that going to appeal was part of its business strategy, with a success rate of over 90%. They advertise themselves as one of the most successful land promoters in England.

It’s completely legal and was essentially a standard practice within the land promotion industry.

In 2016/17, Harrogate received the highest number of planning applications since records began.

Crofter's Green Killinghall

The development at Crofters Green, Killinghall, was one of those passed at appeal. Click here to read more.

Strengthening position

By January 2019, Harrogate could demonstrate a robust 5YLS which tilted the balance in a different direction.

Harrogate Borough Council’s planning committee was advised to support an outline application by Gladman’s to build 175 houses on Bar Lane, Knaresborough.

The debate ran over several hours with councillors struggling to reach a consensus, despite officers’ recommendation to approve the proposal. Eventually, the committee deferred the application to planning officers to approve, subject to some details being finalised.

But just nine months later, on September 9, 2019, the same application returned to the planning committee who refused it against the advice of officers.

The advanced state of the local plan and a healthy 5YLS gave the planning committee the confidence to reject the proposal.

The local development plan was finally accepted by the planning inspectorate and adopted by HBC in May 2020 affording further protection against harmful development in the borough.

But the damage has been done to the fabric of our communities, and over the next week, the Stray Ferret will look at the impact that six years of planning dysfunction has had on the lives of local people.

Coming up

All this week, we look at the impact of a planning system in disarray. 

 

Somerset company chosen to develop £26 million Harrogate leisure projects

Harrogate Borough Council has appointed Somerset company Alliance Leisure to develop plans to refurbish Harrogate Hydro and build a new leisure centre in Knaresborough.

The council formally chose Alliance Leisure yesterday as development manager for the £26 million projects.

The company was appointed directly, without a competitive tender process.

A council report said its selection procedure complied with EU procurement regulations and would “avoid the traditional more time-consuming procurement process for public organisations”.

Alliance Leisure will be tasked with progressing both schemes until they are ready to be constructed. From there, it will also be able to bid for the construction contract for the projects.

The council borrowed £1.7 million for design and business cases for the scheme.

It is not known if this is the precise sum being paid to Alliance Services.

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Hambleton District Council also hired Alliance Services to help build Northallerton Leisure Centre.

Cllr Stan Lumley, cabinet member for leisure, tourism and sport, approved the appointment.

The Stray Ferret asked the council why Alliance was chosen, why it was appointed without competitive tender and how long the process would take to get to construction. However, we had not received a response by the time of publication.

On Wednesday, the council announced that its preferred site for the new leisure centre in Knaresborough was the existing site on King James Road.

The existing swimming pool site in Knaresborough.

The existing swimming pool site in Knaresborough.

Residents had previously raised concern that the Grade II listed Conyngham Hall could have been chosen for the project.

A Hands Off Conyngham Hall Grounds petition by the Harrogate and Knaresborough Liberal Democrats attracted more than 1,600 signatures.

But that option now seems to be off the table.

Ian Clark, Knaresborough Civic Society’s secretary, welcomed the decision. He told the Stray Ferret:

“This is good news for many people in Knaresborough. Conyngham Hall was not a suitable option for a leisure centre.

“It would not have done the historic building any favours if they built a new site right next to it and replaced park land with a car park.”

Fears solar panel farm in Harrogate could dazzle pilots

Plans for a five-acre solar panel farm in Harrogate have attracted concern from the aviation industry that it could dazzle pilots flying to and from Leeds Bradford Airport.

Yorkshire Water has submitted initial plans to Harrogate Borough Council to erect panels at its Bachelor Gardens sewage works in Bilton.

George Graham, airside operations unit supervisor at Leeds Bradford Airport, said in a written consultation response on behalf of the airport it would like to review the scheme against aviation safeguarding criteria. He added:

“Specifically we’d review the application with a view to understanding the potential glint and glare risk and its impact on aviation activity.

“Harrogate is a published visual reference point for aircraft operating into and out of Leeds Bradford Airport using ‘out of the window’ navigation and as such we’d like to safeguard against any potential threat to airline safety.”

Mr Graham added the airline would need to conduct an initial review before deciding if a formal glint, glare assessment was necessary.

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Yorkshire Water, which is the second largest landowner in the county, plans to develop energy at 150 of its sites as part of its bid to become carbon net zero by 2030.

A spokesman for the company said the sewage farm would continue to operate alongside the solar panels.

Yorkshire Water has applied to the council for an environmental impact assessment screening opinion to determine whether the project would be likely to have significant effects on the environment. It has yet to submit formal a formal planning application.

A spokesman said:

“Many of Yorkshire Water’s treatment works include land that could be used for different purposes, such as ground mounted solar arrays.

“These allow us to maximise the value of otherwise un-used land, while providing renewable energy to offset the consumption of existing on-site assets.”