Nine Harrogate homes included in £9.2 million housing scheme

Nine new homes are set to be built in Harrogate and Boroughbridge as part of a £9.2 million housing fund.

The move comes as part of a York and North Yorkshire brownfield housing fund, which was approved this month.

The money will see 700 new homes built across the county, including 252 affordable homes.

A total of nine projects have been agreed, which will see developments built in Catterick, York, Easingwold, Harrogate and Boroughbridge.

Funding was agreed, subject to further due diligence, at a meeting of the York and North Yorkshire Joint Devolution Committee.

If progressed, the York and North Yorkshire Combined Authority will administer the fund. Investment has been secured from the Department for Levelling Up, Housing & Communities.

Cllr Carl Les, leader of North Yorkshire Council, said: 

“North Yorkshire is one of the most desirable places to live in the country, but with that comes a massive demand for housing, especially for more affordable homes.

“We want people to be able to continue to live in the communities where they grew up, while also allowing others to move to the county to help to bring in the skills and experience which are needed to boost the economy.

“This is a significant moment for both York and North Yorkshire to see more than £9 million being used to fund hundreds of new properties, especially with more than a third of them being affordable homes.”

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Looking ahead: Major projects in the Harrogate district in 2024

The past 12 months have seen major decisions made on development across the Harrogate district.

However, there are some schemes which remain uncertain and 2024 may hold the answer as to whether they progress or continue to stall.

Maltkiln

The last 12 months have been a whirlwind for the new settlement project which promises up to 3,000 near Green Hammerton and Cattal.

However, in January, news broke that a landowner had pulled out of the project threatening the scheme’s existence.

The landowner owns fields around Cattal train station, making up around half of the proposed site.

Now, North Yorkshire Council, which took over responsibility for the major housing scheme in April, has threatened to compulsory purchase land as a “last resort” so the 4,000-home Maltkiln settlement can be built.

Whether the authority follows through on that pledge is a development to keep an eye out for in 2024.

Harrogate Convention Centre

Perhaps one of the biggest question going into the new year is what will happen to the long promised Harrogate Convention Centre redevelopment?

North Yorkshire Council inherited a £49 million refurbishment scheme for the convention centre on Kings Road from the now defunct Harrogate Borough Council in April.

However, it has yet to decide whether to progress with the project.

Harrogate Convention Centre.

Harrogate Convention Centre.

A contractor has been appointed to draw up more detailed plans for the redevelopment and a final decision was expected this year.

The convention centre opened in 1982 with conferences providing a boost to the town’s bars, restaurants and hotels, however, it has struggled to turned a profit.

The council failed in bids to the government’s Levelling Up Fund for £20 million to help pay for the project – the latest of which was turned down in November.

A previous bid, which was rejected in January, received feedback from ministers stating that it lacked evidence and rationale and may have over-stated the economic benefits.

Government feedback on the bid, released following a freedom of information request by the Stray Ferret, revealed several areas of concerns with the bid.

This is despite the fact the council, which was abolished at the end of March, paid consultants £45,000 as part of its submission to ministers.

The whole saga leaves the future of the convention centre and its refurbishment uncertain and a decision on it being pushed into another year.

Ripon’s Clotherholme development

One of the last acts of Harrogate Borough Council before it was scrapped in April 2023 was to approve a major 1,300 housing scheme on a former Ripon barracks site.

Homes England, which has been developing the plans for several years alongside the Ministry of Defence, has earmarked the Clotherholme site for new homes and facilities.

It was approved in February 2023, just over a month before the council was scrapped.

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Since then, a total of £10 million has been budgeted to cover items in a Section 106 agreement for the project.

The money will fund a number of areas, including off-site highway adjustments and contributions towards primary and secondary education provision and primary healthcare.

Now, residents in Ripon and the wider district await for the news that spades will hit the ground.

Kirby Hill services

The 25-year saga which is Kirby Hill took another turn in 2023.

Dublin-based company Applegreen, which wants to build a motorway service station near the village, tabled final plans for the project.

The proposals were approved in September – however, campaigners threatened to take the decision to a judicial review.

Designs for the service station near Kirby Hill, as proposed by Applegreen.

Designs for the service station near Kirby Hill, as proposed by Applegreen.

Applegreen, which is based in Dublin, applied for amendments to the proposal, including an extension to the length of the slip roads and increasing the permissible height of the eastern dumbbell roundabout by up to 1.25 metres.

But, Gareth Owens, chair of the Kirby Hill RAMS, said the move amounted to “significant change” to the scheme and confirmed the campaign group would challenge the approval.

It seems the saga which has been a quarter of a century in the making may yet go on for another year.

What has happened to Knaresborough’s new £6 million primary school?

Concerns have been expressed about the lack of progress on a new £6 million primary school in Knaresborough.

North Yorkshire County Council unveiled plans in 2020 to open primary schools in Knaresborough and Northallerton “to serve housing growth”.

The school in Northallerton, where the council is based, is due to open in autumn this year.

But three-and-a-half years after the schemes were announced, no work has begun in Knaresborough. A second proposed opening date of September 2024 looks certain to be missed and no new deadline has been set.

The school, which would predominantly be for children in the new 1,000-plus homes at the Manse Farm and Highfield Farm developments, is supposed to cater for 210 pupils and have the capacity to expand its roster to 420. The plans also included a nursery.

After Knaresborough Town Council expressed frustration at the lack of progress last month, the Stray Ferret asked North Yorkshire Council, which succeeded North Yorkshire County Council in April, why the project was taking so long and whether it would definitely still go ahead.

Amanda Newbold, the council’s assistant director for education and skills, said in a statement the local authority remained committed to the delivery of the project but will “will undertake regular reviews before it is able to confirm delivery”. She did not commit to a new deadline.

Ms Newbold’s full statement is:

“Development works have been postponed due to an overhead electric cable that runs across the land where the new school is due to be built. This is also delaying the developer to some degree.

“A sub-station needs to be built on the land and the cable diverted before the school site can be transferred from Taylor Wimpey to the council.

“The negotiations for the sub-station development are continuing and the parties involved have recently confirmed good progress on agreement of the legal terms. All of these matters need to be concluded before the site transfer of the school land can begin.

“We have no control over these issues, but we continue to put a great deal of effort into encouraging the third parties to resolve them.

“While this is disappointing, it does not change our commitment to the delivery of the project, and the application for the renewal of the planning permission for the new school will be submitted in the new year. As there would be for any project of this scale, the council will undertake regular reviews before it is able to confirm delivery of the school.”

Review needed before final commitment 

The town council’s agenda items for its December meeting includes details of separate correspondence with a council officer who said the cost of the school was likely to be around £6 million. He added that once the land was transferred “a review of the need of the project would be undertaken before a final commitment to proceed is made”.

The town council voted to accept a motion by Cllr Matt Walker, a Liberal Democrat who represents Knaresborough Castle, to invite Taylor Wimpey “to provide an update on the transfer of land at Manse Farm housing estate to North Yorkshire Council so a primary school can be built”.

Knaresborough Town Council’s December meeting at Knaresborough House. 

Cllr Walker said it was disappointing the school had not progressed and he hoped the meeting could help get things moving.

Kit Lacey, a Liberal Democrat who represents Scriven Park, said Meadowside Primary Academy was already at capacity due to new nearby housing developments.

Cllr David Goode, a Liberal Democrat who represents Eastfield, said there had been no progress on a community centre that had also been proposed for the town to mitigate for the impact of new housing developments.

A report to county councillors in September 2020 said the new primary schools in Knaresborough and Northallerton were necessary “to maintain school place sufficiency”, adding they were needed “primarily to serve housing growth”.

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New plans for 146 homes in Harrogate

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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Bishop Monkton 23 homes refusal ‘illogical’, says developer

A developer has described a decision to refuse plans to build 23 homes in Bishop Monkton as “illogical”.

Kebbell Development Ltd tabled a plan to build the houses on Knaresborough Road in the village.

At a meeting of North Yorkshire Council’s Skipon and Ripon area constituency planning committee in August, councillors rejected the plan amid concern it would increase the amount of raw sewage released on streets.

The decision went against North Yorkshire Council officers’ recommendations to approve the scheme.

As a result, the developer has appealed the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a statement of case, the developer described the council’s position on refusing the plans as “illogical”.

It added that Yorkshire Water had not objected to the scheme despite concern over sewage.

It said:

“The council have provided absolutely no evidence to justify taking a position contrary to Yorkshire Water who maintain and operate the sewages system in Bishop Monkton. 

“The council’s position is illogical. There has not been any material change in circumstances, Yorkshire Water did not object to the allocation of the site in the Local Plan and have not objected to the planning application on four occasions.

“It could not be clearer that Yorkshire Water have no issues with the development proposals.”

However, Bishop Monkton Action Group has urged the government to reject the appeal.

In a 26-page letter of objection submitted to the Planning Inspectorate, the campaign group said the scheme would “threaten the sustainability of our village”.

The group said it had concerns over the impact on drainage and sewage, as well as a “historic lack of investment” in the area’s sewer system.

It said:

“We have highlighted the key issues within the scheme as submitted by the applicant that threaten the sustainability of our village.

“However, the historic lack of investment in our sewer infrastructure is already threatening the sustainability of our village.

“This is evidenced in raw sewage discharge on our streets, in people’s drives and gardens plus sewage discharges onto our Beck and the Ure in a drinking water safeguard zone. Please do not make this any worse for us.”

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The move comes as councillors rejected the proposals at a council meeting three months ago.

One councillor said having more properties in the village could exacerbate the “abomination” of raw sewage being released into the streets during heavy rainfall.

The committee had also called for Yorkshire Water to provide more detail on how the scheme would impact on foul water drainage in the village.

No representative from the company appeared at the meeting.

But the company said “most, if not all” of the “sewage escapes” in the village were caused by residents putting excessive toilet paper, fat, oil and grease down toilets and sinks which caused pipes to block.

A government planning inspector will make a decision on the appeal at a later date.

Warning 4,000-home Maltkiln scheme ‘could become North Yorkshire’s HS2’

Councillors have been warned that the proposed 4,000-home Maltkiln housing scheme could become North Yorkshire’s version of HS2 if taxpayers’ money is used to compulsory purchase land.

In Northallerton this morning, North Yorkshire Council’s Conservative-run executive agreed to give the council the ability to issue a compulsory purchase order to buy the land near Harrogate required to ensure houses are built.

But the power to buy land without the consent of the landowner would only be used as a last resort if an agreement with landowner is not reached, according to a report prepared for councillors.

A key landowner who owns fields around Cattal train station, making up around half of the proposed site, pulled out in January which has thrown the scheme into doubt.

The potential town and two primary schools would be constructed towards York near the villages of Cattal, Whixley, Green Hammerton and Kirk Hammerton.

Three parish councillors spoke at the meeting today with each questioning whether future compulsory purchase orders would be an appropriate move for the authority.

Kevin Bramley from Hunsingore, Walshford with Great Ribston & Cattal Parish Council compared the housing scheme to HS2, which saw its northern leg scrapped despite millions being spent on compulsory land purchases.

Clare Beckett, chair of Whixley Parish Council, also questioned whether it was “sensible use of public money” to proceed with the plans.

Paul Townsend, chair of Kirk Hammerton Parish Council said it was “time to draw a line and move on” from Maltkiln.

He said: 

“We urge the executive to be very cautious spending taxpayers money at a time when many councils are on the verge of bankruptcy. Does North Yorkshire Council really have the money available for speculative development proposals?”

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Councillors also heard from Richard Holliday, an associate at Carter Jonas, who spoke on behalf the landowner Mr Dent who pulled out earlier this year.

Mr Holliday claimed Caddick Group, which is developing the scheme, had an option to purchase the land from his client but then decided not to exercise it.

He said: 

“Its difficult to see how a CPO can be justified even in principle when the land could have been purchased by agreement. CPO is a drastic tool when the agreement fell away due to the decision of the developer.”

The council’s Conservative executive member for open to business, Derek Bastiman, emphasised that a CPO would only be used as a last resort and was not being suggested as a threat.

According to the report prepared for councillors, Caddick Group has agreed to discuss underwriting the costs of a CPO.

If the council were to purchase the land through a CPO, it could also enter agreements with other developers such as the government’s housing agency Homes England.

Cllr Bastiman said a development document that has been worked on by officers for the last few years will soon be able to be submitted to the Secretary of State who will scrutinise whether the scheme is deliverable.

He added that the council has commissioned specialist advice to “show Maltkiln is a viable scheme”.

Conservative executive member for housing Simon Myers said CPOs have been used by public bodies throughout history to deliver housing.

He said: 

“Without compulsory purchase powers, going back to the 19th century, slums wouldn’t have been demolished and social housing wouldn’t have been built. 

“If push comes to shove, we have a responsibility to deliver housing. We have 8,500 people on housing waiting lists in North Yorkshire.”

Council threatens compulsory purchase to rescue 4,000-home Maltkiln scheme

North Yorkshire Council is prepared to compulsory purchase land as a “last resort” so the 4,000-home Maltkiln settlement can be built, according to a report published today.

The potential town and two primary schools would be constructed off the A59 towards York near the villages of Cattal, Whixley, Green Hammerton and Kirk Hammerton.

But the future of Maltkiln was thrown into disarray in January when a key landowner, which owns fields around Cattal train station making up around half of the proposed site, pulled out.

The land in question also forms the “village centre” at the heart of Yorkshire-based developer Caddick Group’s vision for the new town.

The scheme does not yet have planning permission but is the largest allocation for housing in the Harrogate district’s local plan, which sets out where housebuilding can take place until 2035.

This gives the council a say in how the scheme is developed and officers have been working on a development plan document for several years ahead of a submission to government.

Building homes near the railway station has been the unique selling point of Maltkiln due to its links into York, Harrogate and Leeds.

It was one of the reasons the defunct Harrogate Borough Council picked the Maltkiln area ahead of Flaxby near Knaresborough following a bitter row that lasted years and ended up in the High Court.

But a report that has gone before the council’s Conservative-led executive ahead of a meeting next Tuesday warns that Maltkiln would no longer be deliverable without the land around the station.

It says work on the development plan document might then have to stop, essentially ending the scheme in its current form as the report says the landowner has “made it clear” they don’t want to sell.

To break the impasse, the report says the council would therefore be willing to use a compulsory purchase order as a “last resort” to ensure that Maltkiln is built.

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Although it adds there is still a possibility the landowner may yet change its mind and sell up without it getting to that stage.

Officers have explored expanding the boundary of the settlement but concluded this would mean Maltkiln can no longer deliver its “key principle” regarding sustainable travel opportunities for residents at the train station.

It also says changing the boundary of the scheme would be problematic as roads may need to be rerouted.

The report says if the executive resolves to potentially use the council’s compulsory purchase order powers, it would “provide evidence” to government that Maltkiln is still deliverable and work on the development plan document can continue, despite the key landowner refusing to sell.

This would then allow the council to submit the development plan document for inspection by the government’s Planning Inspectorate in 2024.

According to the report, Caddick Group have agreed to discuss underwriting the costs of the CPO.

If the council were to purchase the land through a compulsory purchase order, it could also enter agreements with other developers such as the government’s housing agency Homes England.

The report said: 

“The new settlement at Maltkiln presents an opportunity to deliver a significant number of homes in a sustainable location on an existing railway line, and in a manner that ensures that infrastructure and facilities can be provided on site.

“National planning policy makes clear that development should be genuinely plan-led and so halting the development plan document, or ‘going back to the drawing board’ would miss an opportunity to capitalise on the work (including community consultation) undertaken so far and deliver much-needed homes in the area.”

Arnold Warneken, Green Party councillor for Ouseburn, told the Local Democracy Reporting Service that the compulsory purchase order proposal “cannot be justified” and that the council should drop the scheme from its county-wide Local Plan.

Cllr Warneken said:

“It’s coming across as desperation to justify all the work and cost so far. If this was so robust why was the landowner allowed to bow out? I feel that was totally their decision and we don’t need to question that.

“So much emphasis has been put on the rail link which is in theory a great idea but this has always been the wrong setting for this to enable the stated benefits for climate and biodiversity.”

Plans submitted to convert Harrogate Debenhams into 34 flats

Fresh plans have been lodged to convert the former Debenhams building in Harrogate into 34 apartments.

Wetherby-based Stirling Prescient No. 1 Limited has tabled the proposal to North Yorkshire Council for the site on Parliament Street.

The building has been home to different retailers for more than a century. Before Debenhams, it housed the Buckley’s and Busby’s stores.

A previous application from Stirling Prescient had proposed the demolition of the building to make way for 50 flats. However, this was withdrawn in May 2022.

The fresh plan would retain the site and see the upper floors converted into 34 flats. The ground floor and basement levels would be used as “flexible commercial space” or a “drinking establishment”.

Debenhams on Parliament Street, Harrogate

Debenhams on Parliament Street, Harrogate pictured in April 2020.

It also proposes erecting a rooftop extension, plus the removal and replacement of canopies, shop fronts and slate roof, and removal and re-cladding of the facade of the 1960s element of the building.

A secure cycle store and seven car parking spaces are also included in the plan.

In documents submitted to the council, the developer said the new proposal would help to restore the site.

It said:

“The proposed development is located within the heart of the town centre with excellent pedestrian and public transport links and will provide a high quality and vibrant new residential development.

“The proposed building will create a new focal point along Parliament Street, restoring and sympathetically converting the current buildings on the site.”

‘Substantially revised’ proposal

The move comes as previous proposals to demolish the site were met with opposition.

In March 2022, Emma Gibbens, conservation officer at Harrogate Borough Council, said the demolition of the building would harm the local area.

She said:

“The loss of the traditional building form and architectural detail would be harmful to the street scene and character and special interest of the conservation area, the building forming part of the designated heritage asset in a manner that contributes positively to its character.”

The objection followed similar concerns from campaign group Save Britain’s Heritage, which said the developer had failed to provide “clear or adequate justification” for demolishing the building.

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However, Historic England said it supported regeneration of the site but added that there should be a “sensitive conversion” of the two older department store buildings.

Documents submitted to the council as part of the fresh proposal acknowledged that plans to demolish the store were not well received.

However, it added that the scheme had been “substantially revised and positively respond to the feedback received”.

It said:

“The proposals will secure the long-term future of the site which will deliver wide ranging and lasting benefits to the town centre. Flexible commercial space at ground level and new residential development will strengthen the town’s long-term vitality and viability.”

North Yorkshire Council will make a decision on the plans at a later date.

Residents urge government to reject Bishop Monkton 23-home appeal

Residents have urged the government to reject an appeal to build 23 homes in Bishop Monkton.

Kebbell Development Ltd tabled a plan to build the houses on Knaresborough Road in the village.

At a meeting of the Skipon and Ripon area constituency planning committee in August, 

councillors rejected the plan amid concern it would increase the amount of raw sewage released on streets.

The decision went against North Yorkshire Council officers’ recommendations to approve the scheme.

As a result, the developer has appealed the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a statement of case submitted to the inspector, Kebbell Development Ltd argued that there was no planning reason for the scheme to be refused.

However, Bishop Monkton Action Group has urged the government to throw out the appeal.

In a 26-page letter of objection submitted to the Planning Inspectorate, the campaign group said the scheme would “threaten the sustainability of our village”.

The group said it had concerns over the impact on drainage and sewage, as well as a “historic lack of investment” in the area’s sewer system.

It said:

“We have highlighted the key issues within the scheme as submitted by the applicant that threaten the sustainability of our village.

“However, the historic lack of investment in our sewer infrastructure is already threatening the sustainability of our village.

“This is evidenced in raw sewage discharge on our streets, in people’s drives and gardens plus sewage discharges onto our Beck and the Ure in a Drinking water safeguard zone. Please do not make this any worse for us.”

Read more:

The move comes as councillors rejected the proposals at a council meeting three months ago.

One councillor said having more properties in the village could exacerbate the “abomination” of raw sewage being released into the streets during heavy rainfall.

The committee had also called for Yorkshire Water to provide more detail on how the scheme would impact on foul water drainage in the village.

No representative from the company appeared at the meeting.

But the company said “most, if not all” of the “sewage escapes” in the village were caused by residents putting excessive toilet paper, fat, oil and grease down toilets and sinks which caused pipes to block.

A government planning inspector will make a decision on the appeal at a later date.

Derelict Ripon petrol station finally set to be redeveloped

A decades-long wait to build flats on a former petrol station at Skellbank in Ripon could finally end soon.

The site has been derelict for more than 20 years and has been described as an “eyesore” by local residents.

In 2003, Harrogate Borough Council approved a plan to demolish it in order to build eight flats but it never came to fruition with the permission now lapsed.

A similar plan was submitted in 2016 but was then withdrawn three years later.

However, Ripon City Council leader Andrew Williams revealed at a recent meeting that he’s had confirmation from the site’s owner that it will submit a new planning application for eight flats in the next few weeks.

The former petrol station is in a residential area on the edge of the city centre and is on the route from Ripon towards popular tourist landmark Fountains Abbey.

Cllr Williams said:

“I’m hopeful that an application will be lodged in next few weeks that will hopefully, after decades of this land being derelict and an eyesore, mean it’s brought back into constructive use.

“Members of this council have repeatedly expressed concerns about this site and I’ve used what influence I have to get it this far. I’ve also had indication that the owner would consider screening the site in the interim.

“Residents in that area have for years had to look out onto that piece of land. I hope in the next 12 months that piece of land will be transformed into something much more appropriate.”

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