Council officials have recommended a controversial plan to build 53 homes on Knox Lane in Harrogate be approved.

The proposal, by north-east property developer Jomast, was deferred by councillors at the end of May for a third time.

It comes after concerns have been raised over land contamination at the site.

The meeting in May also proved controversial after proceedings were not broadcast live on North Yorkshire Council’s YouTube channel due to a “problem with the connection”.

Now, the proposal will return to the Harrogate and Knaresborough area constituency planning committee on September 26.

A 45-page report published before the meeting by case officer Andy Hough said the plan is “considered to now be in compliance with development plan policy” and should be approved.

It adds that the reasons for deferral at the last meeting would “not form reasonable reasons for refusal”.

The report also said approval would be subject to conditions and the developer paying a section 106 agreement to compensate for the impact of the scheme on local infrastructure.

The application has proved controversial with residents in the Bilton area.

Campaign group Keep Knox Natural has previously called on the council to remove the parcel of land from the Harrogate District Local Plan 2014-35, which outlines where development can take place.

Cllr Robert Windass, a member of the council’s planning committee, previously vowed not to vote for the scheme until he felt the “land is safe”.

The proximity of the land to power lines has also been raised as a concern.

But the report said:

“The Planning Inspectorate has made clear that there is no justification within policy for withholding planning permission based on unsubstantiated evidence and claims of a link between ill health and the proximity of power lines.

“The onus is not on the applicant to demonstrate there would be no risk to human health in these circumstances but is on the council to show that demonstrable harm would be caused to interests of acknowledged importance if the scheme were to go ahead. The council do not have such evidence.”

Read more:

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Knaresborough Town Council has called for a scheme to build 138 homes alongside a site of special scientific interest to be rejected.

Hay-a-Park gravel pits is regarded as an important breeding site for goosander ducks and protected Canada geese.

Plans have been submitted to build the homes on two fields currently used for grazing on the other side of Water Lane to the gravel pits.

Hay-a-Park gravel pits

In its submission to North Yorkshire Council, which will decide whether to allow the scheme, the town council said:

“This is one of the last open green spaces used by walkers, cyclists, horse riders and joggers where the countryside and clean air can still be enjoyed in Knaresborough and its loss will impact on the health and wellbeing of the residents of Knaresborough.”

The town council listed 15 reasons for declining the scheme, which include concerns about land contamination on the former landfill site and pressure on local GPs and schools.

It also said:

“Access to the site through Mint Garth/Stirling Chase/Old Penny Gate/Florin Drive is not a viable option as these houses were built with onsite parking for one car.”

A petition started by Andy Bell, a Liberal Democrat town councillor whose ward includes the proposed development, has attracted more than 500 signatures, which qualifies it to be debated by North Yorkshire Council’s Harrogate and Knaresborough area constituency committee, which advises the Conservative-controlled council.

Cllr Bell said there had been six housing developments within about a 15-minute walk of Water Lane in the last five years and his main concerns about the latest proposal were the suggested access route through a housing estate and the proximity to the SSSI. He said:

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

“The increased traffic will inevitably lead to higher levels of air pollution in an area that should be cherished for its fresh air and natural surroundings.”

A footpath goes across the site.

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

Cllr Walker told the Stray Ferret he had concerns about the SSSI, access and the design of the scheme.

He added calling in the application would enable it to be “fully scrutinised by council members in an open forum”.

Fields to housing? Dave Worner’s current view from home.

Dave Worner, whose home overlooks the proposed site, said:

“One of the main reasons we moved here was because it was on the edge of the countryside.

“I can sit and watch hundreds of people walking. It would cause significant harm to the surrounding area.”

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Site allocated for planning

Previous plans for 218 homes and 148 homes on the fields have been rejected.

However, the site is situated within the Harrogate district Local Plan 2014-35, which outlines where local development can take place.

A planning statement sent to the council by Cunnane Town Planning on behalf of applicant Geoffrey Holland, said the scheme would create 138 homes with associated access, parking, open space and a children’s play area.

“The proposal is for a mix of affordable and market dwellings of which 40% would be affordable and 60% would be open market.

How the scheme would look.

Because the site is in the local plan, it says the principle of development has been established and “there are no material considerations which would indicate that the development plan should be set aside” and “therefore planning permission should be granted for the scheme without delay”.

A design and access statement by Haines Phillips Architects sent to the council 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.

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

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

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

North Yorkshire Council has refused a plan to build 17 homes at Almsford Bank Stables in Harrogate saying the scheme would “erode the distinct character” of the Crimple Valley.

Developers Square Feet Ltd and Antela Developments Ltd submitted a plan for 17 homes with seven of them classed as affordable and 10 as custom self-build for people who want to build their own home.

The site has been in equestrian use and includes farmland, barns and stables.

It’s the third attempt to build housing on the site, which is on the edge of Harrogate off Leeds Road and is overlooked by the imposing Crimple Valley Viaduct which dates to 1848.

In 2021, plans for 65 homes were withdrawn. Last year, a smaller application for 35 homes was refused by Harrogate Borough Council.

The application was met with fierce resistance from the Save Crimple Valley campaign group who argued the homes would harm the appearance of one of Harrogate’s most picturesque locations.

The plans received 360 objections and no letters of support.

Documents attached to the application by the developers said they reduced the size of the scheme to minimise its impact on the countryside with homes only built on the northern part of the site.

A southern section would have provided a “significant landscaped area”.

The land is not allocated for development in the council’s Local Plan, which sets out where development can take place, however the developers said that the document supports the delivery of self-build homes on the edge of towns.

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However, the council did not agree and gave seven reasons for refusal in a lengthy decision notice.

Reasons included the site not being allocated in the Local Plan, the loss of open fields, re-routing a public footpath, and the removal of a “relatively large” number of trees.

The council’s highways department also said the scheme would interfere with the free flow of traffic on Leeds Road and potentially cause “danger to highway users”.

North Yorkshire Council case officer Jillian Rann said:

“The proposed development would result in harm to the character and appearance of its surroundings, including the Crimple Valley Special Landscape Area, through the loss of open fields and woodland and the introduction of unacceptable and incongruous (sub)urban development into an area of high landscape value, which is important to the setting of Harrogate and the setting of the grade II* listed building, Crimple Valley Viaduct and to the separation between, and individual distinctiveness of, the settlements of Harrogate and Pannal.”

North Yorkshire Council has refused a plan to demolish a former co-working space on Grove Road in Harrogate to build five apartments.

The application was submitted by planning agent David Birtles on behalf of an unnamed developer.

It asked to raze the building and replace it with five two-bedroom flats built over three floors as well as six car parking spaces.

The building was most recently used as the Indieworx Collective co-working space before it closed in 2019.

According to planning documents submitted by architects Architecture One Eight, the unlisted building has “little merit” and a new stone-built structure would enhance the site and improve the Harrogate Conservation Area.

However, Rebecca Micallef from the council’s economic development team raised concerns about the loss of employment space in the town if the development went ahead.

She said: 

“There is a major shortage of suitable commercial accommodation for new and growing businesses across the Harrogate area – this is forcing businesses to relocate elsewhere and is acting as a real constraint to business growth and potential inward investment.”

The council’s assistant director of planning, Trevor Watson refused the plans for reasons including a “fussy” appearance which he said did not respect the traditional surroundings, its size causing harm to the neighbouring property and there being no parking bay or turning area for larger vehicles.

The developer can appeal against the decision.

Read more:

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North Yorkshire Council has announced a probe into why the number of empty homes in the county continues to rise.

Cllr Simon Myers, the council’s executive member for culture, arts and housing, said it was “distressing” that 6,500 people were on waiting lists for social housing in a county where more than 3,000 properties were standing empty.

An officer’s report to a meeting of the council’s leading members highlighted how at the end of June there were nearly 900 empty homes in the Harrogate borough area and more than 700 in Scarborough borough, while there were 500-plus empty homes in the Craven and Hambleton areas.

Both Richmondshire and Ryedale had nearly 400 empty homes and there were more than 200 in the Selby area.

The investigation comes as the Levelling Up and Regeneration Bill, which is at the report stage in the House of Lords, moves to reduce the minimum period councils can charge a premium for empty premises from two years to one year.

It is almost a year since North Yorkshire Council adopted a policy to implement a 100 per cent council tax premium for empty premises that have been left unoccupied and substantially unfurnished for a year or more, from April next year.

The report added demand for affordable housing was set to rise as residents struggle with mortgage payments and rental costs, and fuelled by a forecast downturn in housebuilding completions, changes to planning policy, rising material costs and wider economic pressures linked to the cost of living.

The report stated: 

“Maintaining a robust affordable homes programme is essential to meet this future demand.”

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After being pressed on how the council intended to bring empty homes back into use, Cllr Myers told the meeting empty properties represented some 1.1% of housing stock in North Yorkshire, while the national average is one per cent and the average for Yorkshire and Humber is 1.6%.

He said: 

“It’s distressing when you have 6,500 people on housing waiting lists in North Yorkshire, to know that there are over 3,000 empty properties.

“In Yorkshire and Humber terms, we’re at the lower end of the scale. However, it is not something we want to read about when we know the pressures on people finding housing.”

Cllr Myers said causes behind the rise in empty properties may include the economy, leading to properties not selling quickly, and changes in legislation leading landlords to take properties out of the rental market.

He said the authority was having to develop a county-wide strategy as some boroughs and districts had tackled the issue, going as far as compulsory purchases, some did not have a strategy and only Scarborough and Harrogate had designated empty homes officers.

Pledging to “get to the bottom of it and work out a strategy about what can be done”, Cllr Myers added: 

“You can’t help but look at the waiting lists for affordable housing and consider the question of empty homes and think something has to be done here. So we’ve got our eyes on it.”

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.

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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.”

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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.

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.”

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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.”

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.

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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.

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