Plans have been submitted to build 146 homes in Harrogate.

Cumbrian housebuilder Story Homes has applied to North Yorkshire Council for permission to build the homes on land east of Otley Road in Harrogate.

A media release by Story Homes today said the land is allocated for housing in the Harrogate District Local Plan 2014-35, which outlines where development can take place.

The development would be built in partnership with housing association Home Group and 40% of the homes would be classed as affordable.

The scheme would include landscaped open space and a £500,000 community infrastructure levy, which is a charge levied by local authorities on new developments.

The site off Otley Road.

Today’s media statement said:

“The scheme proposes a mix of high quality, high specification homes designed for modern living, with open plan living spaces and enviable kerb appeal.

“Properties will range from one-bedroom apartments to six-bedroom detached homes and will include fully fitted designer kitchens with A-rated appliances, as well as luxurious finishes throughout.”

Hannah Richins, planning manager for Story Homes North West said the scheme would “introduce our beautifully crafted homes into a new housing market”.

Home Group, under its brand Persona Homes, has already delivered over 220 homes on Skipton Road in Harrogate.

Kitson Keen, director of development at Home Group said:

“Story Homes deliver high quality properties which will enhance the availability of quality affordable homes in Harrogate.”

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Andrew Jones has raised concerns in Parliament about plans to build 138 homes in Knaresborough and called for the scheme to be rejected.

The site, off Water Lane, is within the Harrogate district Local Plan 2014-35, which outlines where development can take place.

But it has attracted opposition from Knaresborough Town Council and residents, amid concerns about the proximity to Hay-a-Park gravel pits, site access and the impact on local infrastructure. Hay-a-Park is an important breeding site for goosander ducks and protected Canada geese.

Now Harrogate and Knaresborough’s Conservative MP Mr Jones has added his voice to those calling on North Yorkshire Council to refuse the scheme.

He told the Stray Ferret:

“At a time when we have enshrined in law our commitment to stop and reverse the decline in nature, development of a site within or so close to a Site of Special Scientific Interest is not acceptable.  The effect on bird species in particular concerns me.

“There are though many more reasons why this application should be rejected.”

Water Lane on the left divides the field and Hay-a-Park.

He added:

“Environmental health say that a further risk assessment is required because of the presence of gas which means that ‘residential construction would not be accepted’.

“The Ramblers point out the applicant has ignored the public right of way and strongly object to the plans.  The council highlights the need for an archaeological survey.  The highways authority say there are ‘unresolved highways issues’ and Yorkshire Water object to the application saying that ‘the layout and landscaping details are not acceptable’.

“Residents give many other reasons why the application should be rejected and I agree with them.”

Mr Jones raised the issue during a parliamentary debate on protecting green spaces on Monday.

He asked housing minister Rachel Maclean what steps she was taking to ensure “proposed sites for housing that are completely unsuitable for reasons of biodiversity or lack of access or proximity to a site of special scientific interest are not taken forward and built upon”.

Ms Maclean replied she could not comment on individual cases but it was “really important that local authorities make decisions according to their local plans”.

Third bid to build on land

Two previous plans to develop on the land, which is currently used for grazing, have been refused.

The latest proposal, however, has reduced the number of homes from the original 218 and the previous 148 to 138.

A planning statement sent to the council by Cunnane Town Planning on behalf of applicant Geoffrey Holland said 40% of homes would be classed as affordable and the scheme would include open space and a children’s play area.

A footpath across the site.

A design and access statement by Haines Phillips Architects described the scheme as “a well-balanced, landscape dominated proposal where front gardens are generous, dwellings are no longer cramped, parking or garaging no longer remote or dominant, and casual surveillance and street activity visible in all locations”.

It added:

“It results in an environment that will give a sense of place and well-being for residents.

“It is considered that the proposal does not adversely impact upon other residents or existing neighbours, nor upon the SSSI.

“It is a proposal of benefit in terms of architectural design, landscaping and sustainability whilst providing a strong contribution to housing needs.”

But Knaresborough Town Council has called for it to be rejected, saying the land is one of the town’s last open green spaces “and its loss will impact on the health and wellbeing of the residents of Knaresborough”.

A petition by Andy Bell, a Liberal Democrat town councillor whose ward includes the proposed development, has attracted more than 500 signatures.

Cllr Andy Bell (left) and resident Dave Worner on Water Lane.

Mr Bell said the development “threatens our local environment by encroaching on precious green spaces that provide habitat for wildlife and contribute to cleaner air quality”.

Cllr Matt Walker, a Liberal Democrat who represents Knaresborough West on North Yorkshire Council, has ‘called in’ the application, which means it will be determined by elected councillors on the planning committee rather than by an unelected council officer.

Cllr Walker said this would enable the application to be “fully scrutinised by council members in an open forum”.

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An amusement arcade looks set to open on the site of a former building society in Knaresborough.

The High Street gaming centre will be open to over-18s between 9am and 10pm.

North Yorkshire Council planning officer Sam Witham has recommended councillors approve the scheme when they meet next week — despite objections from Knaresborough Town Council and three residents.

They were concerned about noise, the impact on the High Street appearance and anti-social behaviour.

Carl Bearman, director of a company formed in January called Spectacular Bid, applied to change the use of vacant premises at 30 High Street.

The site, which is on the corner of Knaresborough High Street and Park Place in Knaresborough Conservation Area, was home to Yorkshire Building Society until March 2018.

Mr Whitham’s report to councillors says the location is within the primary shopping area of Knaresborough, complies with the Harrogate district Local Plan 2014-35, which outlines where development can take place, and would not harm the character and appearance of the conservation area. It says:

“Subject to conditions, the proposal is acceptable with regards to its impact on neighbouring amenity, and in particular the impact of noise on the residential flats above the ground floor unit subject to this proposal.”

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The report adds:

“The proposed use would bring about the re-use of the property and it is not considered that the use would be incompatible with the town centre location.”

One of the conditions attached to approving the scheme is that machines must not to operate at more than 25% volume.

Councillors on the Liberal Democrat-controlled 13-person Harrogate and Knaresborough area constituency committee will decide whether to accept the recommendation to approve the scheme when they meet on Tuesday next week.

Planners have rejected a bid to build 20 homes and 12 glamping pods at the former Nidd Valley Saw Mills.

Wakefield-based Milner Homes submitted plans to redevelop the former mill alongside the River Nidd at Dacre Banks.

The mill was sold to the developer in 2020 after its former owner retired.

Milner Homes, planned to convert the mill into five homes, and build a further 15 two to four-bedrooms homes, as well as a dozen glamping pods.

It said the proposal, submitted last year, would “create a distinctive residential development which is sympathetically designed to respect the surrounding built and natural environment” and “promote sustainable tourism”.

But North Yorkshire Council refused the application this week.

The housing and glamping pod scheme as outlined for the Nidd Valley Saw Mills site.

Trevor Watson, assistant director of planning, listed nine reasons for refusal.

He said “no exceptional circumstances” for the scheme, which is outside the Harrogate district Local Plan 2014-35 for development, had been demonstrated.

Other reasons included “a significant, adverse landscape and visual effect upon the landscape and scenic beauty of the Area of Outstanding Natural Beauty”,  “insufficient evidence that the continued use of the site for employment purposes is not feasible or viable” and flood concerns.

Mr Watson added:

“The proposed layout creates a scheme that is of poor quality, does not create a safe and accessible environment or reflect the principles of good, sustainable layout design.”

Hartwith cum Winsley Parish Council objected because the application was outside the local plan boundary and also because of highways and noise concerns.

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From the towns of Knaresborough, Masham and Pateley Bridge to the villages of North Rigton, Summerbridge and Kirkby Malzeard, life will continue without Harrogate Borough Council.

For anyone still not aware, the council will be abolished at the end of this month after 49 years of existence.

From April 1, a new council called North Yorkshire Council will be created for the whole county and HBC will eventually become a distant memory.

Harrogate Borough Council has played a role, small or large, in the life of every resident so the Local Democracy Reporting Service asked four different people in the Harrogate district the same question — what will be its ultimate legacy?

The view from residents

Rene Dziabas

For some residents, the council begins and ends with when their bins are collected.
Others are more engaged with the ins-and-outs of council business and how it spends public money.

Rene Dziabas is the chair of Harlow and Pannal Ash Residents Association, a group that covers an area from Harlow Hill to Rossett Green and Arthurs Avenue to Castle Hill.

Mr Dziabas has lived in Harrogate for 40 years. He said even though the town has seen major changes on the council’s watch he would still move here today if he could.

He said:

“The recycling set up and bin collection has been good. The Valley Gardens and the Pinewoods look good. Those elements are still nice features of Harrogate. The Mercer Art Gallery is an absolute jewel, it punches above its weight. Its exhibitions are really good and well-curated.”

But despite these uniquely Harrogate benefits that the council delivers, Mr Dziabas said over-subscribed schools, poor quality roads and pressure on Harrogate District Hospital have all been made worse by planning decisions taken by Harrogate Borough Council.

Over 4,000 homes could eventually be built in the west of Harrogate over the next decade, including over 1,000 homes in fields next to RHS Garden Harlow Carr on Otley Road.

As with elsewhere in the district, these new developments will change the face of Harlow Hill and Pannal Ash forever. However, residents were disappointed with a document drawn up Harrogate Borough Council last year that said how the homes will link up with local roads, schools and healthcare services.

Mr Dziabas said:

“In this neck of the woods, Harrogate Borough Council is not leaving it in a better state. I can’t think of any major piece of work that’s really had a significant mitigation effect on the problems at the west of Harrogate.”

The council’s Harrogate district Local Plan 2014-35, which outlines where development can take place, will mean thousands more people can enjoy living in the Harrogate district but Mr Dziabas said there are lessons to be learned when it comes to consulting with residents about development. He added:

“Harrogate Borough Council ought to have been more communicative with the public in general. Ultimately we live in a democratic society, we are funding those institutions and I don’t think it’s unreasonable for them to communicate.”

The view from the staff

The Civic Centre in Harrogate

Local government union Unison estimates Harrogate Borough Council has employed around 10,000 people since it was created in 1974.

David Houlgate, who has been Harrogate branch secretary at Unison for the last 18 years, said it’s these people who will be the council’s “enduring and lasting legacy”. He said:

“They are the ones who have delivered services over the years, they are the ones who kept those services going during the pandemic, they are the real stars of Harrogate Borough Council.”

The vast majority of council staff will automatically transfer over to the new authority North Yorkshire Council on April 1.

Mr Houlgate is hopeful these staff members will deliver quality services to residents despite the well-documented cost pressures the new council will face. He said:

“If it gets things right and works with its staff and the trade unions to deliver joined-up and effective services then it’s likely that Harrogate Borough Council will fade in the memory.  If the new council fails to deliver on what it has said it would then inevitably Harrogate council will no doubt be missed.”

Mr Houlgate has worked for the council for the last 26 years and is currently a local taxation team leader.

Since 2010, the government has slashed funding for the council, which he said has resulted in higher workloads and stress for staff. He added:

“It has changed an awful lot in my time at the council.  It delivers more with less which has been necessary as a result of drastic cuts to funding from a central government that only seems to pay lip service to public services.

“To do this it has, over the years, cut the terms and conditions of staff, pay has not kept pace with inflation and workloads and stress absences have increased.

“As it comes to an end, there are recruitment and retention issues like never before.  It probably does not offer the career paths it once did.  The new council will hopefully offer more opportunities. We will have to wait and see.”

The view from outside of Harrogate

Cllr Andrew Williams

Harrogate Borough Council was created in 1974 as an amalgamation of smaller councils including those in Knaresborough, Nidderdale, Ripon and Harrogate.

The council has been based in Harrogate for all that time, moving from Crescent Gardens to the Civic Centre in 2017.

But for some people living outside of the town, Harrogate Borough Council has focused too much on the district’s largest urban area.

Cllr Andrew Williams is a former councillor on Harrogate Borough Council. He currently sits on North Yorkshire County Council as an independent and is also leader of Ripon City Council.

There are hopes in Ripon that the new council will look at the city as an equal to similar-sized market towns in the county like Thirsk, Malton and Northallerton.

Cllr Williams has been an outspoken critic of Harrogate Borough Council as he believes the authority has not given Ripon a fair shake.

The council has invested heavily in the Harrogate Convention Centre, which he believes has resulted in few benefits for his city.

However, he praised the council’s staff for their work in delivering services to residents over the years. Cllr Williams said:

“It would be fair to say that some of the services provided are not unreasonable. The refuse collection service, parks and gardens and the housing department do their best.

“The staff have worked incredibly hard to deliver services for residents across the district.”

Harrogate Borough Council points to its investment in new state-of-the-art leisure facilities in Ripon and Knaresborough as examples of its commitment to towns outside of Harrogate.

Cllr Williams called the new pool in Ripon a “significant improvement” but added:

“One project in 50 years is hardly justification for its previous misdemeanours in my view.”

Cllr Williams said Harrogate Borough Council’s legacy in Ripon will not be positive:

“[Their legacy is] under-investment and a failure to recognise the Harrogate district encompasses more than Harrogate, the conference centre being the prime example.

“Money has been poured into Harrogate at the expense of everywhere else in the district.”

The view from charities

Jackie Snape

Harrogate Borough Council has been a staunch supporter of the district’s voluntary and community sector.

There are more than 700 charitable organisations in the Harrogate district and many have stepped up over the last 13 years as the council has been forced to cut services due to austerity.

The council organises the Local Fund, which was launched in 2018 by Harrogate Borough Council, Harrogate and District Community Action and Two Ridings Community Foundation.

Last year the fund granted £85,000 to 29 different groups.

Jackie Snape, chief executive of Disability Action Yorkshire, said she has enjoyed working with local councillors on various campaigns, including a recent push to improve accessbility at tourist venues. Ms Snape said:

“Harrogate Borough Council was an early adopter of our Think Access campaign, and one of the major factors that we, and other charities, will miss is the local knowledge with individual councillors, often showing a great interest in causes close to their heart and local area.”

Key to the council’s relationship with charities is the role of the mayor, which is a councillor that for 12 months has a packed diary full of meeting charities and attending events.

Current and final Harrogate borough mayor Victoria Oldham was seen getting stuck in with a shovel last year to break ground at Disability Action Yorkshire’s £7.5m supported living complex at Claro Road.

Ms Snape added:

“For many years we were blessed by regular visits by the mayor of the day, all of whom paid great interest in the work we do, both at Hornbeam Park and at Claro Road.

Ms Snape said the council’s legacy of supporting charities will be remembered. Many charities rely on funding from the council and she hopes the new authority will show the same level of support. She said:

“Its work in helping and supporting a raft of charities working with some of the most vulnerable people in society will certainly be remembered for many years to come.

“We hope that when April 1 arrives, and North Yorkshire Council takes over that the same level of local funding and support continues, which is vital to the survival of many charities in the district.”

Looking ahead

If four more people were asked their opinion on what Harrogate Borough Council has achieved and what its legacy will be — it would likely generate another four very different answers.

This perhaps shows the council has done more for the district than it is sometimes given credit for.

But most would probably agree that how fondly Harrogate Borough Council will be remembered is likely to depend on how successful the new council is at the delivering the nuts and bolts services that residents have always expected for the last 49 years.

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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.

Two potential plans for housing at Harlow Nurseries in Harrogate have emerged.

The site next to the Pinewoods is owned by Harrogate Borough Council and sells plants, pots and compost to the public.

However, the council’s Harrogate district Local Plan 2014-35, which outlines where development can take place, says 40 homes can be built there. The nursery will relocate if a development goes ahead.

Two options for how it could look were displayed at Pinewoods Conservation Group‘s annual general meeting on Monday by the charity’s chair Neil Hind. Both contain more than 40 homes.

The plans were drawn up by consultants on behalf of the council.

The first option includes 57 homes that are a mix of family homes and apartments.

The second option includes 62 homes and apartments and has less garden space than option one.

Both options include 30% ‘affordable’ homes. The two plans also say the development could achieve net-zero emissions, but don’t give further details on how this might be achieved.

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In September 2020, the council appointed three external consultants to draw up plans for the nurseries, as well as for two other brownfield sites in Harrogate.

The consultants will be paid with funding secured by the council in 2018.

The council received £200,000 from the Leeds City Region Business Rates Pool and £36,000 from the York, North Yorkshire and East Riding Local Enterprise Partnership (LEP).

Impact on Pinewoods

The plans could still change before the final report is published in May.

It would need to be rubber-stamped by councillors before moving to the next stage, which could involve the sale of the site to a developer.

Speaking at the meeting, Mr Hind said:

“My view is there is no point objecting, it’s in the Local Plan, it’s a brownfield site and it’s going to happen. Our role is to ensure it has as little impact on the Pinewoods as it can have.”

Pinewoods Conservation Group’s AGM on Monday evening.

Harrogate Spring Water

The AGM was attended by around 25 people. Also on the agenda was Harrogate Spring Water’s hopes to expand its bottling plant on Harlow Moor Road.

The Stray Ferret reported this week that Harrogate Borough Council has said it would consider selling Rotary Wood to the company, which is preparing to submit a new planning application.

Mr Hind told the meeting that Pinewoods Conservation Group had lawyers on hand to ensure due process on any sale was followed.