Housing Archives - Page 13 of 49

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”.

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.”

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.”

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?”

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.

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 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.

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.”

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.

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.”

Kirk Hammerton furniture firm plans 24 flats for over-55s

A developer has lodged plans to build 24 new flats for people aged over 55 in Kirk Hammerton.

The scheme would see the flats built on the Geoffrey Benson and Son Furniture Showroom site on York Road in the village.

The showroom, which would remain open, has been on the site since 1992 when it moved from York. It is a distinctive feature on the A59 between Harrogate and York.

Under the plans, which have been submitted to North Yorkshire Council by the furniture company, a further four two-bedroom apartments would be created in the first and second floors of the existing showroom building.

In documents submitted to the council, the company said:

“The applicant has established through dealing with a particular sector of customers that there is a huge gap in current planning policy for dwellings for purchase for over-55s and there is a large demand and need in this area for high quality freehold apartments with 2 bedrooms for the over-55 age group.

“They are by and large people who already live locally and do not wish to move to a town away from their friends and relations.

“These people do not necessarily require affordable dwellings but well designed and appointed quality spaces with fewer responsibilities and maintenance requirements of larger a property.”

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

Historic Harrogate building to be converted back into a home

A former stately home in Harrogate dating back to the 18th century will be converted back into housing after being used as offices.

North Yorkshire Council has approved plans to convert the grade II listed Bilton Court on Wetherby Road into a single home.

Built in 1740 and close to the Great Yorkshire Showground, it’s described in planning documents as being a “jewel in the crown” of Harrogate.

The building is currently used by local firm Geoplan as its main offices but because of the increase in working from home since the covid pandemic, documents submitted by Townscape Architects say it is “no longer needed, practical or economical” to be used by the business.

Two side extensions were added to the building in 1820 and a chapel was built in 1889.

A futher extension will be built to be used as a garage and garden room and a warehouse building that is part of the site will also be converted into a separate home.

Documents add:

“It is proposed to convert the property back into a dwelling which we believe is more befitting of a property of this nature and will preserve and prolong the life of the building as it was first designed.

“Overall, because the property was initially designed as a residential property it lends itself well to being converted into one now. As a result a light touch approach was used with as little intervention as possible.

“This means the heritage asset will disturbed as little as possible. Where new additions are made the intention has been to make them as obvious as possible to ensure they don’t confuse and detract from the heritage asset.”

Review needed before final commitment

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‘Substantially revised’ proposal

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