Knaresborough flats to house asylum seekers and homeless

Four council-owned properties in Knaresborough are to be used to house asylum seekers and homeless people.

The flats were due to be sold for a combined estimated fee of £879,000.

But North Yorkshire Council announced today they would be taken off the market and used either for unaccompanied asylum seeking children or as move-on accommodation for homeless people transitioning to independent living.

Conservative Gareth Dadd, who represents Thirsk on the council and is also its deputy leader and in charge of finance, made the decision, according to the online notice.

Explaining the reason, the notice adds:

“North Yorkshire Council is under a legal obligation to house unaccompanied asylum seeking children.

“There are eight children on the national transfer list and 12 in hotels. An urgent decision is necessary for North Yorkshire Council to fulfil its obligation.”

The notice added:

“Whilst there are other properties that have been identified as suitable for unaccompanied asylum seeking children accommodation, these require more significant works and are therefore not available for immediate occupation.”

Harrogate Borough Council bought the properties in 2019 after they had been unoccupied for several years.

The council, which was abolished in April this year, restored them and said last year it intended to sell the leaseholds for an estimated £879,900 and retain the freehold.

Graham Swift, Harrogate Borough Council’s deputy leader at the time, said the properties “had been a blight on the high street in Knaresborough for several years” and the local authority had recognised their potential to provide homes.

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Government approves plan to convert Harrogate offices into flats

The government has given approval for a Harrogate office block to be converted into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive known as Simpson Hosue into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

The developer took the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a decision notice, Mr N Teasdale, planning inspector, said:

“I have no substantive evidence to demonstrate that the rear of the building would be in near constant shade/stygian gloom or that it would prevent solar gain.

“As all habitable rooms tested meet and are in excess of the minimum requirements of the guidelines in relation to daylight and sunlight then it cannot be assumed that future occupiers would complain, apply for tree works or that there would be pressure for removal/pruning.”

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Harrogate district residents to be consulted on new housing plan 

North Yorkshire Council is set to consult residents on a new local plan that will guide decisions on housing and infrastructure in the Harrogate district over the next two decades. 

The North Yorkshire Local Plan will set out where new developments will take place, along with policies and strategies that planning applications will be considered against.

Once adopted, it will replace the existing local plan for the Harrogate district. 

As part of the first stage of a five-year process to create the plan, residents are being encouraged to sign up to a new online portal that will enable North Yorkshire Council to keep them informed about when consultations and engagement will take place and how to have their say. 

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Cllr Derek Bastiman, the council’s executive member for open to business, said:

“Anyone with an interest in what, where, when and how development could take place in the county during the next two decades is encouraged to register their details on the portal.” 

A consultation is due to start this month about the council’s new Statement of Community Involvement, which will set out how it will consult people on planning, as well as early engagement about the local plan.  

Anyone already registered on the existing Harrogate District Local Plan database will be contacted by the council about the new portal.

Those not yet registered can sign up to the database at www.northyorks.gov.uk/localplan or call the council on 0300 131 2 131, stating ‘Local Plan’ when prompted. 

Fresh plan submitted to convert Harrogate strip club into flats

Plans have been submitted to convert the former Kings Club in Harrogate into 14 apartments.

The prominent town centre building is on the corner of Station Parade and Beulah Street, close to the bus station.

The strip club closed during the first covid lockdown in 2020 and never reopened.

The fresh plans come as North Yorkshire Council approved a proposal for 12 flats at the site in September.

After being empty for almost four years, planning documents state the owner hopes to undertake a major refurbishment to “bring it back to its former glory”.

Documents submitted to North Yorkshire Council said that its current adult entertainment use caused “frequent issues”, including complaints of drunken guests leaving late at night, noise, anti-social behaviour and damage to surrounding properties.

The applicant has looked to rent the first and second floors to new club operators, however, it said the post-covid demand for nightlife has deteriorated.

The 200-capacity venue was set out over two bar levels and included 25 strip booths as well as a large dancing stage with a pole.

The entrance to the club.

But the owner said if it was to remain as a nightclub it would need considerable investment to bring it up to an acceptable standard.

It concluded that converting the upper floors to a selection of “high-quality” two-bedroom apartments is the only viable economic use of the building. Access for residents would be on Beulah Street.

Kings Club was run by businessman Paul Kinsey, who also ran the Viper Rooms and Moko Lounge nightclubs in Harrogate, but all three are now closed.

In a submission to the council, architect James Robinson wrote: 

“The proposed conversion of the upper floors of 1 Oxford Street will have a significant net improvement to the surrounding area and economy over the existing strip club use.

“This is an important building, located in a very prominent town centre location, and its current use as adult entertainment is not fitting for the surrounding area. As mentioned the current use attracts anti-social behaviour, and the conversion to high quality flats is a much more appropriate and viable use for the building.”

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

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Final approval granted for 390 homes near Ripon

Council officers have given final approval to a major 390-house development near Ripon.

Housing developer Taylor Wimpey will oversee the scheme, which will be built on land off Whitcliffe Lane.

The former Harrogate Borough Council initially rejected the proposal in 2017, but the decision was overturned by the government’s Planning Inspectorate.

Councillors deferred the scheme to officers for approval in February 2022.

Now, North Yorkshire Council has given the development the final go-ahead after discussions over internal access at the site.

A report by Andy Hough, planning officer at the authority, said “a lengthy negotiation” had taken place with the developer over the road network and consultation with the council’s highways department.

The site layout for the West Lane development, as submitted to

The site layout for the Ripon development.

Councillors had initially raised concern over the development and its impact on the countryside and the nearby Fountains Abbey.

At the time, Cllr Pat Marsh described the plans as being “forced upon” the area following the appeal.

She said:

“The impact on these particular areas which include a World Heritage Site that we must protect are going to be there whether we like it or not.

“I feel strongly that these reasons for refusal still stand.”

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The proposals were initially brought forward by Britain’s largest housebuilder Barratt Homes before the developers pulled out of the scheme.

The government’s housing agency Homes England and developers Taylor Wimpey then struck an £89.5m deal to acquire the site in February 2021 and get the plans back on track.

The approved plans include 156 affordable homes, 42 bungalows, cycling and walking links, a new bus route and children’s play areas.

North Yorkshire housing companies estimate end of year profits

Two North Yorkshire Council housing companies are estimating to report a profit by the end of this financial year.

Brierley Homes and Bracewell Homes are expected to post improved performance after completing further sales, according to a council financial report.

Both companies were taken over by North Yorkshire Council in April 2023.

Bracewell, which is a former Harrogate Borough Council firm, is forecasting a profit return of £1.52 million by the end of 2023/24.

A report said the company had seen sales of shared ownership properties and the “receipt of rental income on the proportion retained within the company”.

However, it added that Bracewell was still awaiting the completion of purchasing a further two sites.

It said:

“The main challenge for the Company relates to receiving accurate information from developers.

“Bracewell is due to complete on house purchases at two sites this financial year however neither developer has managed to achieve their initial forecast completion dates.”

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Meanwhile, Brierley Homes, which was set up by the former North Yorkshire County Council, is forecasting a profit of £959,000 by the end of the year.

The figure is based on the company completing sales at sites in Marton cum Grafton, Pateley Bridge and Great Ouseburn.

Meanwhile, the firm is expected to start work on another housing site in Kirby Malzeard this year.

It comes as the council reported a “positive outlook” for the company in March amid an increase in sales.

Developer appeals decision to refuse 23 homes in Bishop Monkton

A developer has appealed a council decision to refuse plans for 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.

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.

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The developer has now taken 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.

It said:

“It is clear that the appeal proposals fully comply with the requirements of relevant policies contained within the development plan and there are no material considerations that indicate planning permission should not be granted.”

The developer added:

“The council have acted unreasonably in refusing planning permission.”

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

Harrogate road to be closed for another six months

A busy Harrogate road is to remain closed for another six months.

Vehicles have been blocked from crossing the bridge where Kingsley Road meets Bogs Lane since November last year.

Besides serving the Kingsley area, the road is also used as a cut-through to avoid congestion on the main A59 Knaresborough Road.

The road was due to re-open to through traffic on November 3 but North Yorkshire Council, the highways authority, has now said the traffic order will remain in place until May.

The order was issued to enable work on the 133-home Redrow homes site Kingsley Manor to take place.

But in an email seen by the Stray Ferret, the council said Barratt Homes —which built the nearby Kingsley Meadows development — had not fulfilled an obligation to build a footway along Bogs Lane to make the area safer for pedestrians.

The email said:

“Unfortunately following a meeting with Barratts last week, we have been informed that their internal commercial processes would not allow them to award a works contract to the contractor who is currently working in the area and forming the Redrow site access.”

The email adds the council had therefore extended the temporary road closure “to ensure the road does not open until a footway is constructed allowing safe pedestrian access”.

By May, the road closure will have lasted for 18 months — the maximum legal time.

There appears no guarantee, however, the footway will be finished by then.

A spokesperson for Barratt and David Wilson Homes Yorkshire East, said:

“In 2019, we agreed a plan with North Yorkshire County Council for new pathways on Kingsley Road. However, the council has now requested that a revised plan is put in place because another developer is also building homes in the area, creating the need for further road improvement works.

“While we are not legally required to do the more extensive road improvement works, we have agreed to go out to tender to get costs for doing this work and intend to make a contribution towards it.”

A local resident, who asked not to be named, said the situation typified the ‘act now, think later’ approach to development in the area over the last six years.

They said:

“Bogs Lane is an unclassified country lane yet it was deemed safe by highways for the development and entrances of five major construction sites.

“No thought was put into the safety of the current and thousands of future residents. Highways were warned over six years ago of the dangers on Bogs Lane and it took them nearly five years to act and then only due to repeated complaints of incidents and near serious accidents.”

A familiar site on Kingsley Road.

Cllr Chris Aldred, a Liberal Democrat who represents High Harrogate and Kingsley, said:

“While it’s disappointing that Barratts internal processes don’t enable them to work speedily with the Redrow contractors to provide the long awaited and much needed footpath, which myself and council officers have been pressing for, I agree with the officers that it better for the road to remain closed to cars – pedestrians and cyclists are still able to use it, as they have been doing for the last year of course – until the safe footpath is in situ.

“I am very conscious that when the road eventually does reopen to vehicles we do not want a return to the infamous Kingsley rat run, which has knock on effects for all the residential roads leading to Kingsley Drive from Knaresborough Road and need to make this link safe for all users of the road, particularly bearing in mind there is bound to be increased vehicle use by residents living in the new developments.

“It’s important the footpath is in place prior to the road reopening to vehicles.”

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Ripon timber yard to be demolished for 13 homes

Plans to build 13 homes on a former Ripon timber yard have been approved.

Red Tree Developments tabled proposals to demolish the buildings on the former NY Timber site off Trinity Lane and replace them with houses.

The site was home to a timber yard from 1860 to 2018.

The plans would see 13 two-storey, two- and three-bedroom homes built.

North Yorkshire Council has approved the proposal.

It comes as a government planning inspector rejected a similar plan by Red Tree last month over concerns that the scheme did not have sufficient ground investigations and about the impact on nearby heritage assets.

However, in documents submitted to North Yorkshire Council in May, the developer says the new application addresses the reasons given for refusing the previous plan.

The developer said:

“The 13 proposed dwellings are all designed as two-storey dwellings, mostly with rooms in the roof and will have no adverse visual impact upon views from any angle in the area. The scale of the proposed dwellings is entirely appropriate within the context.”

Red Tree bought the 0.64-acre plot, which is adjacent to the listed buildings, Holy Trinity Church of England Junior School and St Wilfrid’s Catholic Church, from Cairngorm Capital for an undisclosed sum in 2020.

In a previous planning application, the developer said the timber yard, which is not listed, must be replaced due to its “poor state of repair”.

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Ripon housing scheme withdrawn after highways objection

Plans to build 14 homes at Athelstan Court in Ripon have been withdrawn after North Yorkshire Council’s highways department objected.

Athelstan Court was originally part of Ripon College before being rented to HM Inland Revenue and used as offices until the organisation moved out in 2009. It was last occupied in 2013.

Harrogate Borough Council accepted a change of use application for the conversion of the main building into 16 flats this year.

Ripon-based Atzaro Box Clever Ltd hoped to develop an additional part of the former site into a mix of three and four-bedroom properties, with 30 per cent being classed as affordable.

Access to the homes was proposed from Kearsley Road, which joins the A6018 Palace Road.

However, North Yorkshire Council’s highways department said the roads within the site would not be suitable for development so the scheme should be refused.

It said:

“The roads within the site are, due to their poor alignments, poor junctions and lack of appropriate footways/lighting/turning area, considered unsuitable by the local highways authority and therefore refuse the application in its current form.”

The council said a number of amendments would need to be made including changing the placement of several properties to reduce speeds on site, introducing a crossing point and relocating visitor parking.

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