Housing Archives - Page 14 of 47

New plans submitted for 138 homes on Knaresborough’s Water Lane

A new application has been submitted to build 138 homes on Water Lane in Knaresborough.

The plans, put forward by Cunnane Town Planning on behalf of landowner Geoffrey Holland, also include a playground, a pond, and tree-lined streets.

The site had previously been subject to a proposal for 170 homes, which was rejected by Harrogate Borough Council in August 2021.

An appeal over that decision was unsuccessful, with the government’s planning inspector saying the plans would have caused “significant harm” to the surrounding area.

In the new plans submitted to North Yorkshire Council, Haines Phillips Architects said:

“The submission now presents 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.

“Thus this revised proposal addresses both the inspector’s concerns at appeal and the subsequent comments of the planning officers throughout the recent pre-application dialogue.”

The documents reveal that plans for 148 homes were initially considered after the appeal failed, but a council case officer suggested the scheme be “wholly redesigned”.

After this was done, the planning officer said the proposal was “moving in the right direction”, and further discussions resulted in the new plans being submitted this month.

The previous plan for 170 homes, which was rejected on appeal

The site, a former nursery, lies adjacent to housing on Halfpenny Lane, and to the Hay-a-Park site of special scientific interest.

Road access would be created via Mint Garth, with footpaths onto the site from Guinea Croft and Water Lane.

To view or comment on the application, visit North Yorkshire Council’s planning website and use reference ZC23/02886/FULMAJ.

Council to approve £400,000 to draw up new housing plan

North Yorkshire Council is set to spend £400,000 on creating a new housing plan for the county.

The Local Plan will guide where land can be used for housing and employment for decades to come.

It will replace the Harrogate district Local Plan 2014-35, which outlines where development can take place across the district between 2014 and 2035.

The old plan was published by Harrogate Borough Council, which was abolished at the end of March.

The new North Yorkshire Council executive next week will recommend approving a sum to help progress work on the first year of the countywide plan.

This will include commissioning “key technical evidence”, such as flood, transport and housing needs assessments.

Gary Fielding, corporate director for strategic resources at North Yorkshire Council, said in a report a full cost for the plan will be published at a later date.

He said:

“The preparation of a new Local Plan for the whole of North Yorkshire is now required and involves pulling together multiple work streams across council services.

“Discussions are underway with several services including highways to fully understand the technical evidence required to support a new plan and the resource implications involved.

“Benchmarking is also underway to understand any cost efficiencies of pulling together evidence for seven former district authorities.

“A full report on budgets will be pulled together which addresses the resource and staffing implications for developing a Local Plan over the next five year.”

The plan will plot where housing and development can take place over the next 30 years, including across the Harrogate district.

Conservative councillors on the authority’s executive agreed to draw up the Local Plan last December.

Barn conversion ‘free for all’ could lead to ‘destruction’ of Dales, say national park leaders

National park leaders have criticised a government proposal to allow landowners to redevelop barns in protected landscapes into homes without planning consent.

Leading officers at both the Yorkshire Dales and North York Moors national parks have said the potential relaxation of the planning system outlined in a Department for Levelling Up, Housing and Communities consultation were very concerning.

National park bosses are dismayed a proposal to give farmers permitted development rights on barns has resurfaced less than a decade after the government abandoned the same proposal amid an outcry.

In 2014, park authorities and MPs raised concerns about the suburbanisation of rural areas if a swathe of barns was turned into homes, saying the proposal flew in the face of protecting national parks.

Impetus for the latest proposal has been linked to the government abandoning housing targets and an attempt to find ways to increase housebuilding in the face of a national housing shortage.

The consultation states:

“Allowing our town and village centres within protected landscapes (such as national parks) to benefit from the right could help ensure the longer-term viability and vitality of these community hubs, supporting the residents and businesses that rely on them.

“We also want to support the agricultural sector by providing further flexibilities to farmers to undertake works on their agricultural units and enable farm diversification without having to submit a planning application.”

Chris France, director of planning at the North York Moors National Park Authority, said agricultural buildings played a key contribution to cultural heritage of the country’s national parks.

He said:

“We don’t say you can’t do anything with them, but the whole point in having a planning system in a protected landscape is to carefully control those changes.

“The proposal to take barn conversions outside the planning process completely disenfranchises local populations, neighbours and in national parks, the nation, because we wouldn’t have any input into whether we think a proposal is acceptable.

“In national parks this isn’t going to deliver more housing for local people, which is what’s needed, it will just deliver more holiday homes and destroy our finest landscapes at the same time.”

The national park leaders said the move would do nothing to ease the need for affordable housing in either area as developers would not have any restriction on the type of homes they created.

Yorkshire Dales National Park Authority chief executive David Butterworth said the proposal would mean up to 6,500 field barns across the 841sq mile area could be converted into homes, “decimating” the landscapes.

He added:

“If I was trying to devise a policy that would essentially lead to the destruction of Yorkshire Dales national park, this would be the policy. These are permitted development rights to convert a property without any planning restriction.

“It is one of the most bonkers examples of environmental destruction I could think of. I am extremely concerned that this has been introduced now with an eight-week consultation. It is just crackers.”

A spokesperson for the Department for Levelling Up, Housing and Communities said:

“This consultation remains open and we will consider all responses, including that from National Parks UK, before coming to a decision. We have been clear that any developments must be beautiful and enhance the environment.”

Council rejects nine-home plan in Killinghall

North Yorkshire Council has rejected plans for nine new homes in Killinghall.

Newett Homes, which is based in Wetherby, submitted a planning application for a site north of Skipton Road, near to the junction with the B6161 Otley Road.

The proposal would have seen a mixture of three, four and five-bedroom houses.

However, council officials have refused the plan on the grounds that it fails to provide an appropriate mixture of housing and concerns over surface water flooding.

In a decision notice, Trevor Watson, assistant director of planning at the council, said:

“Parts of the site are identified as being at risk of surface water flooding. No sequential test has been submitted as part of the application.

“Therefore, it has not been demonstrated that there are no reasonably available alternative sites appropriate for the proposed development that would be at lower risk of flooding.”

The council added that it had not been demonstrated that the site would be “all sources of flooding for its lifetime without increasing flood risk elsewhere”.

Meanwhile, in a letter to the council, Killinghall Parish Council said residents had concerns over access to the site from Skipton Road.

People on council house waiting list in Harrogate district set to bid for homes

North Yorkshire Council is set to extend its system of “choice-based” social housing into the Harrogate district.

The initiative, which allows tenants to bid for homes advertised through the authority by housing associations, aims to give those on the waiting list more choice over where they live.

The authority set up its choice-based scheme, called North Yorkshire Home Choice, in 2011.

However, it currently does not operate in the Harrogate district.

North Yorkshire Council replaced Harrogate Borough Council on April 1 and as part of its move to a single social housing policy, the council is set to consult on extending the scheme into the district.

It would see the council offer choice-based social housing through its partners such as Broadacres Housing Association, Yorkshire Housing and Beyond Housing.

The Stray Ferret asked the council why it had decided to extend the North Yorkshire Home Choice scheme to Harrogate instead of sticking with the district’s current social housing policy.

A spokesperson said:

“At present the council operates two allocation schemes, North Yorkshire Home Choice which covers all localities except for Harrogate, and a standalone allocation scheme covering the former Harrogate Borough Council area.

“Local Government (Structural Changes) (General) (Amendment) Regulations 2018 provides a period of two years for the housing allocation schemes inherited from predecessor councils to be revised and harmonised across the new unitary authority.

“The new draft policy has been drawn together from the two existing allocations policies of the predecessor councils.

“North Yorkshire Council would operate one social housing allocations scheme across the county.

“Support will be provided to all applicants where the changes affect them, for example if they are required to re-register a housing application.”

The move would see 2,084 people who are currently on the Harrogate housing list re-registered as part of the move to a single policy.

The local authority said it plans to hold face-to-face events and additional communications in Harrogate to “support applicants through the process”.

The council also plans to hold a 12-week consultation on the initiative between August and November this year.

Cllr Simon Myers, executive councillor for culture, arts and housing, will be recommended to approve the consultation at meeting today.

Developer withdraws Knaresborough nine homes plan

A developer has withdrawn plans to build nine houses on the site of one of Knaresborough’s oldest houses and garden.

Paul Franklin tabled the proposal to North Yorkshire Council to demolish the property and build the homes on land off Stockwell Road.

It was met by objections from around 30 residents and Knaresborough Town Council.

They argued that the scheme would cause worsening “gridlock across the railway bridge” on Stockwell Road, the “inadequate” number of parking places in a residential area close to the town centre, a GP surgery and schools.

Meanwhile, Knaresborough Town Council said in a letter to the council that the proposal would be “overbearing and will overlook neighbouring properties particularly gardens affecting other residents privacy”.

The area where the homes would have been built.

The town council urged the authority to consider the proposal at a planning committee.

However, the council’s planning portal shows that the application was withdrawn on August 1.

In response to concerns over the plans, Mr Franklin told the Stray Ferret previously:

“For over 12 months we have been in consultation with the council. Under the guidance of external consultees, we have carefully designed a scheme to provide local people a quality and sustainable place to live and enjoy Knaresborough.

“Comments have been received from local residents mainly covering historically-recurring issues which need to be raised with the relevant bodies – Yorkshire Water, highways authority etc.

“Knaresborough has a rich history, but the site is not a historical asset or listed building and is beyond economical repair despite significant investment during ownership.

“Our garden was cleared of nettles, perennial weeds and thistles and four disease-ridden/choked trees over the past two years. Felling of diseased trees was done outside of nesting season, and no Tree Protection Orders were in place.”

Plan approved to convert Harrogate listed building into a flat

Plans have been approved to convert the upper floors of a grade-II listed building in Harrogate into a flat.

Mercer House on Swan Road towers above the adjoining Mercer Art Gallery.

Under plans lodged by Colston Trustees Limited, the building would be changed from offices to residential and create a single flat. The ground floor retail unit is not included in the plan.

A previous proposal submitted in November 2022 would have seen two flats created.

However, in documents tabled to North Yorkshire Council, the developer said the revised plan would have “less impact upon the building than previously approved and be acceptable”.

Mercer House is historically and architecturally significant due to its gable-fronted, white and blue appearance.

North Yorkshire Council has approved the proposal.

It will see the first, second and third floors turned into a single flat with living, dining and kitchen space and a bedroom and bathroom on the first floor.

The second floor would have three bedrooms, two en-suites and a bathroom while the third floor would be storage space.

In documents to the council, the developer said:

“The alterations required to the building are less than the previous approved scheme and retain more of the original openings and minimal alterations to original internal walls.

“The external alterations are limited to those at the rear of the building and are the same as those already approved, there are no changes to the front or sides of the building.”

Village housing scheme rejected amid fears of sewage in streets

North Yorkshire Council has refused plans for 23 homes in Bishop Monkton amid concerns it would increase the amount of raw sewage released on streets.

The Kebbell Homes development was considered yesterday afternoon at the Skipton and Ripon planning committee at Ripon Town Hall.

About 25 villagers, who appeared to be firmly on the side of refusal, also attended,

A council officer recommended councillors approve the scheme but the committee decided otherwise.

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

A decision on the application was deferred at the previous planning committee in June when councillors requested further details from Yorkshire Water on how the scheme would impact on foul water drainage in the village.

Yorkshire Water told the council that “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.

However, the water company acknowledged that the sewage system in Bishop Monkton, which is between Boroughbridge and Ripon, was close to capacity.

Nick Brown, the Conservative councillor for Wathvale and Bishop Monkton, who was on the committee as a substitute, said the village had been blighted by sewage discharges in recent years with its Victorian sewage system unable to cope with more rain brought on by climate change.

He called on Yorkshire Water to improve its infrastructure before any new homes are built.

Cllr Brown said:

“There’s no question that Bishop Monkton has had sewage on the streets and that’s totally abhorrent.

“I really think this is something that should not be happening in 2023. There are proper grounds for refusal in villages where sewage systems are at capacity.”

Yorkshire Water accused of ‘arrogance’

Yorkshire Water did not send a representative to attend the meeting, which angered Conservative and Independent Group councillor for Skipton East and South, Robert Heseltine.

He said:

“I am exceptionally disappointed with the response from Yorkshire Water. They are a massive company and it’s not acceptable to democracy. It demonstrates a disturbing amount of arrogance on their part.”

The two-storey homes would have had either 2,3,4 or 5-bedrooms. Planning documents attached to the application said the developer hoped the scheme would “integrate with the locality and positively contribute to the community”.

Steve Longstaff, a planning agent on behalf of the developer, said the application met all of the requirements set out in Harrogate Borough Council’s Local Plan, which is still being used to guide planning applications on the new unitary authority.

He said:

“There are no objections from Yorkshire Water or the lead flood authority. The scheme is designed with current best practice and as such any reasons for refusal on drainage are unsubstantiated and unreasonable.”

Hedgerow retained

Nathan Hull, the Conservative councillor for Washburn and Birstwith and chair of the committee, praised the scheme for including 40% affordable homes which he said could help keep the village alive.

However, he said he would abstain from voting due to the conflicting views and opinions on what the impact the homes might have.

Councillors also objected to the removal of a hedgerow, which some villagers claim dates back to 1816.

After a long discussion with officers over how to word the refusal in the event of the developer appealing, councillors voted to refuse the application by four votes to one with one abstention.

They cited policies in the Local Plan relating to developments not having an adverse impact on the sewage capacity and the removal of the hedge harming the Bishop Monkton Conservation Area.

Kebbell Homes can appeal and the Local Democracy Reporting Service has asked the company for a response to the decision.

Developer appeals Harrogate office block conversion refusal

A developer has appealed a council decision to refuse a plan to convert Simpson House in Harrogate into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive 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.

In a decision notice, the council said that existing trees and hedges at the site which would lead to “large amounts of shade” to the flats during the day.

Now the developer has taken the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In documents submitted to the inspector, the developer argued that the council’s reason for refusal was “not based on any detailed technical evidence”.

It said:

“The local planning authority considers that the proposal would fail to provide adequate daylight within all apartments.

“However, the appellant has provided a detailed assessment following national guidance.

“This demonstrates that appropriate levels of daylight can be provided and as such the proposal is acceptable.”

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

The move comes after two previous proposals to change the use of the office block to residential were refused in 2022.

Meanwhile, another application by Artium Group was withdrawn in July 2022 amid concern from the former Harrogate Borough Council officers over the impact on neighbouring trees.

Council recommends Bishop Monkton homes approval despite water system concern

Council officers have recommended that 23 new homes in Bishop Monkton are approved despite concerns over the village’s water system.

Councillors voted to defer the application, which is proposed by Kebbell Development Ltd and would see the homes built on Knaresborough Road, after requesting further information from Yorkshire Water over when it would modernise the system.

At a meeting in June, councillors expressed concern that the water firm had given the green light, despite its engineers having condemned the village’s sewage system as inadequate.

Yorkshire Water said many of the issues were linked to blockages and infiltration of surface water into the network during heavy rainfall.

Now, council officers at North Yorkshire Council have recommended that the plan be approved at a Skpton and Ripon Constituency Planning meeting next week.

In a report due before the committee, council officials said Yorkshire Water had provided explanations for its lack of objection to the scheme.

It said:

“Yorkshire Water advised that there were two reasons they did not object.

“The first related to the fact that this site is an allocated site for housing and it was not felt that, as a water company, they should be stopping development. Yorkshire Water prefer to work with developers to create sustainable drainage solutions for development.”

It added:

“The second and perhaps more pertinent reason, is that data held by Yorkshire Water suggests that most, if not all, of the sewage escapes are caused by blockages.

“These blockages are predominantly caused by individuals misusing the sewer network.”

However, the report said the company acknowledged that the network was getting “close to capacity” and that it was “taking steps to improve the resilience of the network”.

The proposal has been met by 127 letters of objection from local residents. It received one letter of support.

Bishop Monkton Action Group raised concern that the scheme would affect surface water drainage, increase flood risk and impact upon the sewerage system.

Councillors will discuss the proposal at a meeting on August 1.

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Yorkshire Water accused of ‘arrogance’

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Hedgerow retained

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