Plan to build 23 affordable homes in Scotton rejected

A plan to build 23 affordable homes in Scotton has been rejected.

Harrogate Borough Council turned down the proposal from Jack Lunn (Properties) Ltd, which was earmarked for a site on Ripley Road in the village.

The plan would have seen a mix of one, two and three-bedroom affordable homes built on the site.

Affordable housing is defined as housing for people who cannot afford to buy or rent homes on the open market. The price varies locally.

The council estimates the district needs 6,600 affordable homes built between 2014 and 2035, which is the equivalent of 313 per year.

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However, the council turned down the application on the grounds that the site was outside the development boundary for the village.

In its decision, the council said:

“The proposal would result in an incongruous projection out of the existing settlement into open countryside. 

“The proposed development is not small in scale and is not an infill development that relates well to the existing built form of the settlement.”

The proposal also received 20 letters of objection from residents calling for the application to be turned down.

Scotton and Lingerfield Parish Council said in its objection that the scale of the development was not justified for the village.

It said:

“The National Planning Policy Framework is quite clear how exceptions sites should only be released for local affordable housing needs and not to meet general affordable housing needs. 

“The level of local affordable housing need has not been identified within Scotton and Lingerfield parish area to justify the scale of development being proposed.”

In documents submitted to the council, the developer said that the homes would make a “positive contribution” to the area.

It said:

“The design proposal intends to provide a sympathetic response to the surrounding context.

“The homes use materials indicative of the local area whilst the layout seeks to provide a range of homes as part of the development to allow for a positive contribution to the local community.”

Convention centre forecasts £510,000 profit ahead of decision on major redevelopment

Harrogate Convention Centre is forecasting a £510,000 profit this year ahead of a decision on whether a major redevelopment should go ahead.

In what is set to be one of its biggest decisions in recent history, Harrogate Borough Council will this summer vote on a potential £47m redevelopment of the venue, which is fighting to keep its national appeal.

The latest forecast comes after the convention centre struggled financially during the pandemic when it was used as an NHS Nightingale hospital and also had its bookings severely impacted by lockdown restrictions.

Yet the success of the venue is not always measured on whether it makes a profit, but also its economic impact on the district.

Councillor Richard Cooper, leader of Harrogate Borough Council, said the convention centre makes a “significant contribution” to the district’s economy and should be supported. He said:

“In a typical year – when the calendar is full of events and conferences – it attracts more than 150,000 visitors a year, has an economic impact of £35m and supports thousands of jobs across the Harrogate district.

“Many local businesses also rely on the convention centre for their income. And for every £1 most attendees spend on their event, another £5 is spent locally, benefitting the wider hospitality trade; from the hotels and B&Bs to the many cafés, restaurants and high street businesses.

“By redeveloping the ageing facility, as well as introducing much more flexible spaces, we will be able to attract a broader customer base and substantially strengthen this economic impact, which will be needed even more so in the future as our economy recovers from covid.”

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When the redevelopment plans were revealed in 2020, the council said the 40-year-old convention centre was in “critical need” of investment and that there is “very real risk” it will not survive without.

£1.5m spent on plans

More than £1.5m has already been spent on the plans which if approved will see the project delivered in stages with a major refurbishment of the centre’s studio two coming first.

After this, three exhibition halls could be demolished to make way for a new 5,000 sq m hall and a refurbished auditorium.

Councillor Pat Marsh, leader of the opposition Liberal Democrat group on Harrogate Borough Council, said while the party had criticised a “lack of investment” in the convention centre in the past, it was supportive of the latest plans. She said:

“Without investment the convention centre will really fail and the impact on the local economy will be huge. There has been under investment in the last 20 years, so this is long overdue.

“The aim and ambition is for the convention centre to make a profit, as it did when the Lib Dems ran the council.

“If this does not happen then of course a serious review would have to be undertaken.”

Bilton caravan park bids for 250 solar panels to produce green energy

Bilton Park Village Farm hopes to install 264 solar panels to produce green electricity for its park homes and caravans.

The site, on Bilton Lane, is a popular holiday location for people wishing to explore Harrogate and Knaresborough.

The owner of the site has now submitted a planning application to Harrogate Borough Council for the solar panels, which would cover 454 square metres of a field next to the site.

They would be capable of producing 90,471 kWh of electricity a year.

Planning documents say the park wants to improve the environmental impact of the business and the solar panels would reduce its carbon footprint by around 31 tonnes of carbon dioxide each year.

It also says that around 30% of the electricity generated will be exported back to the National Grid so it can be utilised by the public.

It adds:

“This means that the public can also utilise electricity which has been generated by renewable energy, further reducing the reliance on fossil fuels and power stations.

“The installation of the solar PV system would not solely serve the applicant but would also benefit other households.”

Harrogate Borough Council will decide on the plans at a later date.

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Welcome to Yorkshire asks for 45% more funding from councils

Councils are to consider whether to help keep Welcome to Yorkshire afloat after the troubled tourism body upped its subscription fee for local authorities by some 45 per cent.

Harrogate Borough Council and North Yorkshire County Council are among the councils paying annual subscription fees to WtY. Harrogate Borough Council paid £12,100 in July last year.

Leading councillors have responded to the increase by calling for the stream of public money that has been handed to WtY to be permanently plugged or for a decision to be postponed until options for the future direction of tourism marketing in the region are presented to the Yorkshire Leaders Board next month.

Welcome to Yorkshire at 2021 Great Yorks Show

Welcome to Yorkshire at the 2021 Great Yorkshire Show.

The tourism body has admitted making “big mistakes” in the way it spent taxpayers’ money, including spending more than £430,000 removing and investigating its former chief executive, Sir Gary Verity, following concerns over his expenses claims.

In recent years numerous local authorities have threatened to withhold funding from WtY, at a time that its finances have been hit hard by the pandemic.

Self-funded model

Lord Scriven, the former leader of Sheffield City Council, has said WtY needs to adopt a self-funded model.

Nevertheless, in October, WtY said it had sufficient funds to operate until March 31, assuming all committed subscriptions for 2021/22 are paid.

An officers’ report to a meeting of Richmondshire District Council’s corporate board on Tuesday next week states the subscription fee for local authorities was initially “modest” at £1,300 a year until 2012, when the rate was raised to £10,000.

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The cost of the subscription for next year has risen to £14,515, which WtY has justified on the basis that there had been no increase in the six previous years.

‘Nothing but scandal’

Stuart Parsons, leader of the Independents group on North Yorkshire County Council, said WtY’s page views for Richmondshire were far inferior to the privately-run Richmond Online tourism website, which was receiving one million hits a month.

He said:

“What have we been getting out of Welcome to Yorkshire? Nothing but scandal. Originally it was supposed to be immediately self-funding, but it has always relied on massive public contributions.

“Councils should not be giving any more money to an organisation that has not demonstrated it is making an effective difference to our lives and our economy.”

The county council’s finance boss, Councillor Gareth Dadd, said the authority would examine any request for funding from WtY “in the light of its performance and our ability to pay”.

He added:

“There is most definitely an advantage of having a tourism marketing body.”

Business owners to quiz Harrogate council leaders over devolution

Business owners are set to quiz Harrogate Borough Council leaders over the future of local government in the district.

The borough council will be scrapped in April next year, along with the six other district councils and North Yorkshire County Council, to make way for a North Yorkshire super council.

The changes, which are part of the government’s devolution agenda, have raised questions over who will control the future of key local assets, such as the Stray, Harrogate Convention Centre and Ripon Town Hall.

Cllr Richard Cooper, leader of Harrogate Borough Council, and Wallace Sampson, the chief executive, will give a presentation on what to expect over the next 15 months at a Harrogate District Chamber of Commerce meeting on Monday next week.

Cllr Cooper and Mr Sampson will take questions from business owners about the new authority and the prospect of a Harrogate town council being created.

David Simister, chief executive of the chamber, said:

“In the biggest shake up of local democracy in almost 50 years, a new unitary authority will replace both North Yorkshire County Council and Harrogate Borough Council next year.

“This will have an impact on all those who live and work in the Harrogate District, and in order to explain what will happen between now and May 2023, the leader and chief executive of Harrogate Borough Council will talk us through the next 15 months.”

The meeting will take place at Rudding House at Rudding Park in Harrogate, although the event could be moved online depending on the covid situation.

Those wishing to attend should register their interest on the Harrogate District Chamber of Commerce website.

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Masham Parish Council agrees to plans for up to 60 homes

Masham parish councillors have said they have no objections to plans to build up to 60 homes on Foxholme Lane.

The application would involve the demolition of existing buildings on the site and the construction of houses, small commercial units and a public green space.

Developers Stonebridge Homes have yet to be granted planning approval from Harrogate Borough Council. But Masham Parish Council’s agreement gives the scheme a boost.

The site between The Oaks and W E Jameson & Son would include various sized houses.

Minutes to the latest Masham Parish Council meeting said councillors had no objections to the application and voted in favour.

The plans will now go before Harrogate Borough Council.

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Harrogate council receives £85,000 to help residents at risk of eviction

Cash support is to be made available for Harrogate district residents at risk of losing their homes and being forced into homelessness.

Almost £85,000 has been awarded to the area from the government’s Homelessness Prevention Grant scheme which aims to protect people at risk of being on the streets due to rent arrears accumulated during the pandemic.

It marks the first time Harrogate has received cash from the £316 million scheme which is based on local need.

Cllr Mike Chambers, cabinet member for housing and safer communities at Harrogate Borough Council, said: 

“The Homelessness Prevention Grant can be a lifeline for some people as it helps reduce the risk of both single and family households from becoming homeless due to eviction.

“This extra funding to tackle homelessness is very welcome and will help residents get back on their feet.”

The funding announcement comes after 29 people in Harrogate were put up in emergency accommodation during 2020 as part of the ‘Everyone In’ initiative which the government had hoped would make big strides in its plan to end homelessness.

But there are now fresh fears that many households could face eviction due to the end of the furlough scheme, Universal Credit cuts and rising living costs during the coronavirus pandemic which has pushed workers across a variety of sectors into precarious circumstances.

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Housing and homelessness charity Shelter recently released figures that show more than 100,000 families across England have received eviction notices or fallen behind on their rent payments in recent months.

It has also estimated that just over 70% of families would struggle to find another home if they lost theirs this winter.

Polly Neate, chief executive of Shelter, said: 

“Eviction notices have started dropping on doormats and our services are working round the clock to help families who have nowhere else to go.

“Like it has before – the government needs to intervene to keep people safe in their homes. We urgently need more support for renters to protect them from eviction this winter.

“Thousands of families are teetering on a cliff edge. It’s only with the public’s support that we’ll be able to keep answering calls and help as many of them as possible keep the bailiffs at bay.”

What the funding is for

The latest allocations in the Homelessness Prevention Grant scheme were announced by the Department for Levelling Up, Housing and Communities in December.

Councils will use the funding to help people find a new home, access support for unexpected evictions and secure temporary accommodation.

Announcing the latest funding, MP Eddie Hughes, Minister for Rough Sleeping and Housing, said:

“I have seen first-hand the devastation of those who come face to face with homelessness, and my heart goes out to anyone in this situation.

“The support we are announcing today is going directly to communities that need it most.

“It will help thousands of people across England, with councils able to prevent homelessness before it occurs and put a roof over the heads of those who have lost their homes.”

Councillors urged to drop ‘crazy’ Harrogate Station Gateway scheme

Councillors will this week debate a petition urging them to abandon the £10.9 million Harrogate Station Gateway.

North Yorkshire County Council is due to decide shortly whether to proceed with the scheme, which would part-pedestrianise James Street and reduce traffic to single lane on some of Station Parade to encourage cycling and walking.

A petition by Harrogate Residents Association calling for the scheme to be halted generated 714 signatures.

Petitions that attract 500 signatures are automatically scheduled for debate by the county council.

It will therefore be discussed by the council’s Harrogate and Knaresborough area constituency committee on Thursday – although a final decision on what happens next will be made later.

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Anna McIntee, co-founder of Harrogate Residents Association, will be given five minutes to speak before councillors debate the matter for a maximum of 15 minutes.

Ms McIntee told the Stray Ferret it would be “crazy” to proceed in the face of widespread opposition from residents and businesses.

She said:

“I don’t really understand how they can ignore all the residents and all the businesses that oppose it. It would be crazy to plough ahead.”

Residents were shown the plans at a public meeting at Victoria Shopping Centre today.

Residents were shown the plans at a public meeting at Victoria Shopping Centre.

The county council revealed last month that of 1,320 people who replied to an online survey, 55% felt negatively towards the gateway, 39% felt positively and five per cent felt neutral. One per cent said they didn’t know.

Shortly afterwards three Harrogate business groups urged the county council and Harrogate Borough Council. which also supports the initiative, to “put the brakes on this scheme”.

Many of those opposed fear the scheme will push traffic into residential areas and damage business.

‘No decision taken’

A report to councillors recommends they ‘note’ the petition and ‘consider a response’. It adds:

“The (gateway) proposals aim to introduce a significant high quality uplift to the public realm in the heart of the town aimed at increasing footfall and quality of experience for residents and visitors.

“They will also provide safe cycling infrastructure and improved footways which is key in promoting healthier and more sustainable travel choices.

“Currently no decision has been taken on implementation of the project, the results of the second round of consultation are being analysed and a report with final recommendations will be taken to the executive early in the new year.”

Harrogate’s Royal Baths: the council’s under-performing ‘trophy investment’

An investigation by the Stray Ferret has revealed that Harrogate’s Royal Baths have massively under-performed as a commercial investment since they were bought by North Yorkshire County Council in 2018.

The council bought the Grade II listed building for £9 million in 2018 as part of a wider strategy to become more entrepreneurial to plug its declining budget from central government.

But the Baths have only generated about a third of the income expected, raising questions about the wisdom of the decision to buy it, as well as whether the council has the necessary business acumen to invest taxpayers’ money in such schemes.

The council was accused of making a “trophy investment” last month when one councillor said he was “absolutely’ speechless” by the £9 million sum paid for the Baths.

It has now emerged that rental income is way down on what was predicted in a confidential report to councillors before they agreed to buy it.

Prepared to pay £10m

The report, which has now been made public, reveals the council was prepared to pay up to £10 million for the Baths, which included four commercial units.

At the time, they were J D Wetherspoon, The Potting Shed bar, the Viper Rooms nightclub and Royal Baths Chinese Restaurant. The Potting Shed subsequently closed.

The report forecast the Baths would generate annual income of £500,940.

But gross income received in the three years since then was just £613,000 — way down on the £1.5 million expected. The council has also incurred maintenance and other costs of £222,000 on the Baths to the end of March 2021, further reducing the income figure to £391,000.

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Philip Broadbank

Philip Broadbank

Councillor Philip Broadbank, a Liberal Democrat who represents Harrogate Starbeck on the county council, said

“The price for the Royal Baths investment seems to be high and the rate of return has been very disappointing and needs to improve.

“The Royal Baths complex is in a central position in Harrogate town centre but margins need to improve quickly for council taxpayers to see some financial benefits. It is vital that all the units are let and fully operational and officers need to ensure that happens soon to help the local economy.

“The periods of closure have been significant and challenging and the poor rates of return need to be substantially improved if taxpayers are to have confidence that the investment policies are to work satisfactorily financially.”

‘It will end in tears’

The council has not been helped by lockdowns, which have affected all three surviving businesses. The Royal Baths Chinese Restaurant remains closed but plans to re-open this year.

Stuart Parsons

Stuart Parsons

Nevertheless, Councillor Stuart Parsons, who represents Richmond and is the Independents group leader at the county council, said the financial performance of the Baths was worrying and predicted the council’s attempts to generate income in new ways would “end in tears”. He said:

“There’s always that belief in local government that they have expertise and can deliver anything but they are experts at delivering services rather than property projects.”

He said the council had been “absolutely strapped for cash by central government for 11 years” and was being encouraged by ministers to find new sources of income to “shore up shortfalls”. But he added:

“We have seen a number of councils fail because they have taken on projects like renewable energy and are unable to deliver them.

“They will try their hardest in North Yorkshire but they don’t have the necessary expertise to drive things forward. This will be one of the black marks against the Conservative government. It will end in tears.

“Councils should not be trading. They should be providing services, not building houses or power plants. If they had kept the £9m it could have been used to help people in desperate need in social care.”

Cllr Parsons added it was concerning that major spending decisions involving taxpayers’ money were being made on the basis of such inaccurate forecasts.

“If they are basing their finances on estimates that are unsound then something seriously needs to change.”

North Yorkshire County Council offices in Northallerton.

Councillor Gareth Dadd, deputy leader of the Conservatives on the county council, has been one of the key supporters of the Baths investment.

The Stray Ferret sent him some questions but he did not reply.

‘Better than treasury returns’

A council spokesman said it received legal advice and a surveyor’s report and undertook comparative market analysis to support the business case and necessary due diligence before buying the lease on the Baths from M&G Property Portfolio.

He added the investment “continues to stand up against the alternative investment opportunities where cash returns amounted to an average return of 0.19% p.a. at Quarter 2 21/22”.

Gross income received to the end of 20/21 was £613,000 and standard treasury returns would have generated £152,000, the spokesman added, and therefore the investment “has realised £461,000 of additional benefit to the council and its taxpayer when compared to our standard treasury returns”.

He added covid and lockdowns had had a significant impact since the Baths were bought in 2018.

“Our tenants, in the hospitality sector, have been significantly impacted by the pandemic with extended periods of enforced closure during 2020 and 2021. We are working with them to reach reasonable terms on recovery of arrears where possible.

“National regulations in force until late March 2022 prevent us from evicting tenants that have fallen into arrears as a result of covid.

“All retail and hospitality suffered significant periods of closure and financial challenge throughout the pandemic. The Harrogate Royal Baths is a local asset and we remain confident that Harrogate and the Royal Baths itself will recover from the pandemic and continue to contribute to the Harrogate and North Yorkshire local economy.

Besides the four commercial units, the purchase of the Baths also included two further units held on long-leases by Harrogate Borough Council at a peppercorn rent occupied by the tourist information centre and the Turkish Baths, as well as two car parks similarly let on long leases at nominal rents.

The council set up the Brierley Group of firms, ranging from house builders to lawyers, in 2017 to bring together council-owned companies and find new ways of making money. However, last year it reported a loss of £639,000.

Further losses are forecast for the current financial year.

The council warned last month it faces “enormous financial pressures” and needed to find £19 million in savings.

 

 

 

Plan for 256 Boroughbridge homes recommended for approval

A proposal to build 256 homes in Boroughbridge looks set to be given the go-ahead.

The proposal by Barratt and David Wilson Homes is due to go before a Harrogate Borough Council planning committee on January 6.

Council officers have recommended that the proposal, which was previously refused and criticised for being “crammed”, is approved.

Officials said in a report that the fresh application has been submitted after negotiations with the council over the scale of the scheme.

The houses are part of the first phase of a wider 450-home development at Stump Cross.

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The developers’ previous application for 260 homes was thrown out by councillors in June – which it has since taken to the government’s Planning Inspectorate to appeal.

One councillor, Cllr Nigel Simms, a Conservative who represents Masham and Kirkby Malzeard, described it as “like a sink development from Lancashire, not something that we should be having in North Yorkshire”.

Cllr Simms later apologised for any offence caused by his comment.

Barratt and David Wilson Homes already have outline approval to build on the site and are seeking final permission. 

In documents submitted to Harrogate Borough Council, the developers said:

“The development will respect Boroughbridge’s local character but also move the area towards a more sustainable future, through a significant increase in housing choice and mixed-use approach.”