Spofforth villagers ‘over the moon’ at 72-home planning refusal

Spofforth villagers are “over the moon” that an application to build 72 homes in the historic village was refused yesterday — but there is uncertainty over what happens next. The proposed development has been the subject of fierce opposition.

Harrogate Borough Council’s planning committee rejected the proposal yesterday at a meeting that dealt with the appearance and landscaping of the scheme even though a council report recommended approval.

Houses will be built on the site in some form as outline permission for the development was granted to Vistry Partnerships and Yorkshire Housing in March 2019.

Speaking to the Stray Ferret today, Spofforth parish councillor Chris Heslop said the decision was the “best possible outcome” for the village.

He urged the developers to work with residents on a scheme that better addressed housing density, appearance and flooding.

“All we hope as Spofforth Parish Council is we now get some involvement in the application that comes forward. That site has outline planning so they won’t just walk away from it.

“It was refused so we were absolutely over the moon about it. That was the best possible outcome. For once it looks like sense has prevailed.”

If the applicants appeal it raises the spectre of a costly legal battle for Harrogate Borough Council, but Cllr Heslop believes there would be grounds to fight it.

At yesterday’s planning committee, Liberal Democrat councillor Pat Marsh referred to the government’s National Planning Policy Framework, which says, “permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions”.

Read more:

If Vistry Partnerships and Yorkshire Housing do go develop a new plan for the site, people in Spofforth hope they will be able to have more of a say.

Cllr Heslop added:

“This plan was put on us and the wants needs and requirements of the village weren’t thought of at all. I would hope with this, [the developers] would have learned they need to work with the village not railroad over it. We won’t give in to another poor application.”

Andy Gamble, director of development at Yorkshire Housing, told the Stray Ferret it was considering its options.

“We are disappointed with the decision to refuse our application and await further details from the council, after which we will consider our options.

“Yorkshire Housing is passionate about creating new communities and delivering quality affordable homes that will help address the housing crisis and provide homes in Yorkshire.”

A Harrogate Borough Council spokesman said:

“Decisions made at planning committee are determined by councillors based on officers’ reports and information held on the application file. Officers do make a recommendation but it is entirely up to the committee how they vote on applications.

“In regards to an appeal, we would not comment on something that hasn’t even happened.”

Site revealed for new Knaresborough leisure centre

The new Knaresborough leisure centre is set to be built on the same site as the current one, it was revealed today.

Harrogate Borough Council said it had chosen the existing site on King James Road as its preferred option.

It was one of four options, along with Conyngham Hall, Knaresborough House and Hay-a-Park under consideration.

The council faced a backlash for considering Grade II* listed Conyngham Hall, with Knaresborough Civic Society among those opposing the move.

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.

Conyngham Hall

Conyngham Hall appears 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.”

The decision is likely to be ratified at a council cabinet meeting on December 2. Residents will then be consulted on whether they agree.

Local property consultants Carter Jonas looked at the leisure centre options.

The council said the decision was based on factors including location, physical appearance, access as well as planning and legal issues.

A new £10 million leisure centre is also being built in Ripon. It will have a six-lane, 25-metre pool, an extended gym and sauna suite, three activity studios and meeting rooms.

Leisure services plans for the district take a step forward

Harrogate Borough Council also announce today is was set to appoint Alliance Leisure Services as its development manager for leisure.

The company, based in Somerset, will be responsible for the delivery of investment in leisure sites in Harrogate and Knaresborough.

Read more:

Councillor Stanley Lumley, the council’s cabinet member for culture, tourism and sport, will be asked to approve the decision tomorrow.

Cllr Lumley said:

“There are some exciting times ahead that shows our investment in the future of the sport and leisure facilities in the Harrogate district.”

Bilton housing scheme criticised for lack of affordable homes

Harrogate Civic Society has said it is “very disappointed” a 19-home council development in the Bilton area of the town doesn’t include any affordable homes.

North Yorkshire County Council was granted permission last week to demolish its Woodfield House care home on Woodfield Square and build the new homes through its property company, Brierley Homes.

Henry Pankhurst, ex-chairman and current planning spokesman for the society, told the Stray Ferret he was not happy that all the new homes will be sold at market value with no provision for affordable properties, particularly as they are being built by a local authority.

He said:

“It’s very disappointing. I would have hoped North Yorkshire County Council would have recognised that Harrogate Borough Council has a difficulty in providing affordable housing. It’s an ideal location to have more affordable housing.”

The government defines affordable as homes sold at 80% of the market rate or homes for social rent.

Harrogate Borough Council policy requires 30% affordable on all brownfield developments.

However, for this scheme North Yorkshire County Council applied for a Vacant Building Credit — a government mechanism to encourage vacant properties back into use, which can be used to remove the provision for affordable housing.

Instead, it will make a financial contribution of £72,528 to Harrogate Borough Council, which granted planning permission.

Read more:

Mr Pankurst called the Vacant Building Credit a “dreaded thing” and said North Yorkshire County Council should have done more to provide affordable housing, particularly as Harrogate Borough Council had identified a need to build 208 affordable homes in the district every year.

Prior to the decision to grant planning permission, a report from Harrogate Borough Council case officer Kate Broadbank also expressed “disappointed” in the lack of affordable housing in the scheme.

‘Excellent opportunity’

Brierley Homes was established in 2017 by North Yorkshire County Council. All profits are used to support frontline council services in the county.

A spokesperson for Brierley Homes said:

“Brierley Homes welcomes the planning approval to redevelop the former care home at Woodfield Square, Harrogate into 19 quality new homes.

“The regeneration and redevelopment of brownfield land is recognised by government as an important aspect of our national ambition to deliver much needed homes.

“The scheme will deliver a mixture of 2, 3 and 4 bedroom homes, with over 50% of the homes being 2 beds. This will offer first time buyers an excellent opportunity for modern and contemporary living within walking distance of the town centre of Harrogate.”

£7 million for Harrogate district businesses affected by covid

Government grants worth more than £7 million will be awarded to Harrogate district businesses affected by lockdown.

The government announced the funding after non-essential shops, pubs and restaurants were forced to close throughout November.

Businesses in the district have faced a tough time during the lockdown, with some saying it came at the “worst possible time”.

Now the borough council has been given £7,127,446 in total to support businesses affected by the lockdown.

Read more:

The funding is available in two separate grant streams.

The UK government’s Additional Restrictions Grant scheme is for businesses forced to close that do not directly pay business rates, as well as those that do not have to close but have been impacted by the lockdown.

This could include businesses that supply retail, hospitality and leisure services. However, the borough council has yet to open applications for the grants.

Open ‘as soon as possible’

Nadhim Zahawi MP, minister for business and industry, confirmed in a written statement to Parliament that local authorities have been allocated funding for the scheme. Harrogate Borough Council has been given £3,216,620.

A spokesperson for the authority said the scheme would be open “as soon as possible”.

The other tranche of funding is from the government’s Local Restrictions Support Grant, which the council will also administer.

The government has allocated the council £3,910,086 for the scheme, which would see businesses offered grants up to £3,000 depending on their rateable value.

It is aimed at businesses that were open as usual, but were then required to close by law due to the national lockdown for 28 days.

It will support “in-person services”, such as non-essential retail, leisure and hospitality.

To be eligible, businesses must have been forced to close for at least 14 days because of the restrictions, be unable to provide their usual in-person service and be paying business rates to qualify.

The borough council has opened applications for the local restrictions grant.

Controversial 72-home Spofforth development refused

A controversial application to build 72 homes in Spofforth was today rejected amid claims it would turn the historic village into a “carbuncle of urban sprawl’.

Harrogate borough councillors voted 6 to 3 to reject the plans, even though a council report had recommended approval.

Developers Vistry Partnerships and Yorkshire Housing won outline planning permission for the scheme in March 2019.

The council’s planning committee met this afternoon to consider the appearance, landscaping and layout of the development — but such was the level of concern it rejected the scheme.

The developers will now have to decide whether to appeal — a move that could lead to a costly legal battle.

‘Urban sprawl’

Spofforth parish councillor Chris Heslop, a third-generation farmer in the village, said the proposals would not benefit local people. He said:

“Development must be in keeping with the village and not a carbuncle of urban sprawl.”

Andy Paraskos, the Conservative councillor for Spofforth with Lower Wharfedale, called the application “wholly inappropriate”. He said:

“The application is essentially creating an urban estate at the entrance to a historic village. It leaves too many questions around flooding, its impact on countryside and urban development.”

Since winning outline planning permission, the developers had altered the layout and density of the scheme and raised the level of the homes by over a metre to prevent flooding.

‘Struck a balance’

Stephen Hughes, planning manager at Yorkshire Housing, said the scheme “struck a balance” between reflecting the characteristics of Spofforth and ensuring views of the village were not damaged by the housing. He said:

“We have been pushed very hard by your officers to ensure the scheme design is of high quality and reflective of the characteristics of the village and conservation area”.

But councillors were unconvinced the scheme was sympathetic to the village.

Read more:

The Stray Ferret revealed this morning over 300 local people, Historic England, Natural England, Yorkshire Wildlife Trust, the council’s principal ecologist, North Yorkshire’s highways, the Lead Local Flood Authority and Spofforth Parish Council had all raised concerns about the scheme.

Cllr Bernard Bateman, who represents Wathvale, said he would be refusing the plans to reflect the views of local residents. He said:

“Where do the residents come into the play? At end of the day, we are elected by the residents into Harrogate Borough Council, yet they have no say.”

Cllr Stuart Martin, who represents Ripon Moorside and voted against the refusal, asked the council’s legal officer Peter Atkinson to clarify if a refusal would risk a legal challenge because the council had already granted outline planning permission and the site was allocated for development in the council’s Local Plan.

Mr Atkinson confirmed it would and said the council would risk incurring costs.

District’s homebuyers and agents furious over council search delays

Homebuyers and agents are furious with Harrogate Borough Council over its land search delays.

The council has admitted it is currently struggling with the volume of requests but insisted the wait is around 30 working days.

Since publishing a story about the delays we have been contacted by people who dispute the council’s timescale.

Far away from the estimated 30 working days, some claim they put requests in at the end of summer to be told that it won’t be cleared until December.

A financial adviser in Harrogate, who requested anonymity, wanted to move to a bigger house as his family is growing.

He says he put in a search request on September 25, only to be told this week that will likely be the end of December when it is complete:

“Our main issue is the communications from Harrogate Borough Council, we have had too many mixed messages.

“I think anyone could have predicted that the Stamp Duty holiday would increase demand. Why wasn’t the council prepared?”

In an email to the financial adviser, the council said it has just two staff working on searches after two “experienced members of the team” left.

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

Hours after that email the communications department at the council said it currently has eight staff processing searches.

Read more:

The council also disputed the claim that searches submitted in September will not be complete by December:

“The 30-day figure is an average therefore it is the case that some searches are taking longer than 30-working days.

“We anticipate that, depending on submissions, which are currently running at twice the number we would expect, additional resources will allow us to soon reduce processing times.”

James Wort, a director at Strutt and Parker, 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. “

James Street social distancing cones to be replaced with planters

Cones used for social distancing on James Street in Harrogate will be replaced with planters in an effort to make the street more attractive.

Harrogate Borough Council and North Yorkshire County Council will introduce the planters as part of funding from both the European Regional Development Fund and government.

They will also replace the social distancing cones on parts of Albert Street.

It comes as a trial pedestrianisation of James Street was proposed in September, but county council bosses later postponed after pressure from local business owners.  It’s unlikely the planters will be welcomed by some shop owners on the street who have opposed the cones and want the return of on-street parking.

Cllr Graham Swift, deputy leader of the borough council and cabinet member for resources, enterprise and economic development, said: 

“We recognise the majority of businesses and stores in Harrogate are currently closed. 

“But we hope in the run-up to Christmas, and the anticipation that the current lockdown will be lifted, people will be able to return to the high street and do so safely with the addition of these new eye-catching social distancing measures.”

As well as the planters, additional signs will be put up to reassure shoppers that it is safe to shop on the streets in the run up to Christmas.

Read more:

Parking suspensions will remain in place until the end of January to support social distancing measures, but the county council will continue to monitor and review the situation.

However, suspensions that are currently on Albert Street, between Princes Square and West Park, will be removed and parking will be available

Cllr Don Mackenzie, executive county councillor for access, said: 

“Our local highways team is working with Harrogate Borough Council’s parks team to install these planters alongside signage that will reinforce the message that it is safe to shop local.

“We are confident that the introduction of more attractive social distancing measures will offer reassurance to the public that they can shop safely and at the same time give much needed support to our local businesses.”

The county council will temporarily close both roads on November 18 and 19 to implement the planters.

It comes as the county council had initially planned a temporary pedestrianisation of James Street.

The measures were criticised by local business owners and landlords, including former Leeds United and England footballer Danny Mills.

After a meeting with local businesses in October, county council bosses decided to postpone the trial until after Christmas.

Taxi fares set to increase in December

Taxi fares for hackney carriages in the Harrogate district are set to increase for the first time in two years.

Under Harrogate Borough Council proposals, the flag fall, or starting charge, will increase from £3.30 to £3.40 during the day and from £4.95 to £5.10 at night.

Also, 3% will be added to the fare for running miles and waiting time.

Rates will also increase for Christmas and New Year from £6.60 to £6.80.

The proposed increase will come into force on December 1.

Read more:

The last fare increase was in December 2018.

A council decision notice said:

“The setting of fares is a statutory duty placed upon the council and it is the council’s responsibility to strike a balance between setting a fare that is acceptable to the customer and to the taxi driver.”

Taxi drivers called for the increase and said many drivers had lost work due to coronavirus.

In a letter to Cllr Mike Chambers, cabinet member for safer communities, one firm, whose name was not disclosed, said:

“The taxi trade has suffered immensely during the coronavirus lockdown, with many experiencing little or no work whatsoever and certainly at present things are still far from being normal for the trade as far as income is concerned.”

Objections must be made by letter or e-mail to the council by November 19.

Harrogate council gives £31,000 to Welcome to Yorkshire

Harrogate Borough Council has today agreed to pay £31,472 to troubled Welcome to Yorkshire to help keep the tourism body afloat.

Cllr Richard Cooper, leader of the council, approved the sum at a meeting with council officers.

It comes as Welcome to Yorkshire faces a funding gap of £1.4 million amid the coronavirus pandemic.

The tourism body revealed the shortfall in July and wrote to council leaders in the county asking for support – of which around £450,000 was needed from authorities in North Yorkshire.

The organisation was deprived of £1 million in business rates after councils in North and West Yorkshire saw the pandemic reduce their income.

A further £400,000 shortfall was created when Welcome to Yorkshire suspended its membership fees.

Read more: 

Now Harrogate Borough Council has followed North Yorkshire County Council, which has paid £290,000 in additional funding, to help bailout the organisation.

In a report before Cllr Cooper today, the council said it would fund the contribution from both its revenue budget and business rates retention reserve.

‘Positive projection’

Welcome to Yorkshire said failure to support it would reduce the “positive projection” of the county provided by the tourism body.

A spokesperson for Harrogate Borough Council said:

“This financial support will enable Welcome to Yorkshire to continue to support tourism in Yorkshire and the Harrogate district at a time when it is needed the most.”

Welcome to Yorkshire was hit by controversy when former boss, Sir Gary Verity, resigned in March 2019 on health grounds. He later faced allegations of bullying and inappropriately claiming expenses, which he denied.

Two inquiries carried out after Sir Gary’s resignation cost the tourism body £482,500.

Paul Scriven, a former leader of Sheffield City Council and a Liberal Democrat peer, told the House of Lords Welcome to Yorkshire had a “culture of toxicity” and misused public funds.

Harrogate council urges homebuyers to be patient about search delays

Harrogate Borough Council has urged homebuyers to be patient after admitting it is struggling to cope with the volume of land searches.

The council posted a message on Facebook yesterday saying it had received more than 700 search requests in October, which is about twice as many as the same month last year.

Local authority searches, which check there are no hidden surprises for buyers, are an essential part of the home-buying process.

The council said it was doing “everything we can to reduce the processing times for searches that is currently around 30 working days”. It added:

“We have significantly increased the number of staff working on land searches but it will inevitably take time for their training to be completed and a positive impact to be felt.

“With requests continuing to rise we would encourage people to be mindful of the current timescales and advise them to carry out searches as early as possible in their housing buying process.”

Read more:

A buoyant market, fulled by the freeze in stamp duty, has left many homebuyers keen to complete moves before Christmas.

A council spokesman said:

“Our normal target for processing searches is seven working days. So we know it can be frustrating to hear our current timescales are closer to 30 working days.

“The main reason for the extended timeframe is due to the high volume of search requests that have been received over the last six months.”

The Stray Ferret first reported the delays last month. Property experts suggested searches in Harrogate were taking several weeks longer than in neighbouring Leeds and York.

The situation is frustrating for homebuyers and estate agents.

Alex Goldstein, an independent property consultant in Harrogate, told the Stray Ferret:

“The turnaround time of searches is currently appalling. I have several transactions currently on hold. Both sides have to put down tools to wait for the searches.

“As a result it can easily take three months from going under offer to exchange. Something that would normally take one month.”

Mr Goldstein added the delays can be particularly hard on those with financial worries.

It costs £103.95 for a search, which reveals information on issues relating to the property such as previous planning applications, roads, utilities and the environment.

The Stray Ferret has previously spoken to a couple selling a property in Grantley near Ripon who waited 10 weeks for a search.