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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Housing companies start work on 33-home Kirkby Malzeard scheme

Two North Yorkshire housing companies have announced a partnership which will see them build 33 homes at Kirby Malzeard, near Ripon.

It will see Brierley Homes, which is owned by North Yorkshire Council, and Broadacres Housing Association create a new development called Laverton Oaks.

Thirteen of the 33 houses will be classed as affordable.

Brierley Homes is delivering the scheme following an agreement to buy the land from Broadacres.

Work on the site is expected to be completed within two years.

Stuart Ede, managing director at Brierley Homes, said:

“This announcement is the result of 12 months of hard work and negotiations between ourselves and Broadacres on this and other schemes.

“It is an exciting partnership between two North Yorkshire companies that will deliver high-quality housing in areas of greatest need.”

Helen Fielding, director of development and investment at Broadacres, said:

“Working in partnership with Brierley Homes, we are pleased to be able to provide 13 much-needed affordable homes in this part of rural North Yorkshire.

“It’s important that we continue investing in even more affordable housing across the county, ensuring our rural communities remain sustainable for local people now and in the future.”

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Knox Lane housing refusal has ‘strengthened community spirit’

Residents on Knox Lane in Bilton have said community spirit has been “strengthened” after a plan to build 53-homes in the area was rejected.

The proposal, which was tabled by north east developer Jomast, was refused by councillors on North Yorkshire Council’s Harrogate and Knaresborough area constituency planning committee yesterday.

It followed concerns about land contamination and the lack of a travel plan for the site, which is alongside a narrow road at the edge of Bilton and not close to a bus route.

The current road serving the site.

The refusal of the plan has been welcomed by residents in the area.

Sue Wrightson, of Keep Knox Natural campaign group, said local people had worked hard to make the council listen to their concerns.

She said:

“Local residents have worked very hard over the last three years to ensure that council officers were aware of the many valid reasons why this development is entirely inappropriate. 

“We have struggled to make them listen and we are very grateful to those planning committee members who have supported our case. 

“Its been a learning curve as far as planning regulations are concerned but we have enjoyed the collaboration of several local experts.

“This whole episode has really strengthened local community spirit and resolve.”

Knox Lane in Harrogate.

Councillors questioned the plans at a lengthy meeting at Harrogate’s Civic Centre yesterday.

Cllr Paul Haslam, a Conservative who represents Bilton and Nidd Gorge, spoke on behalf of residents at the meeting. He said:

“There have been over 500 objections to this application from residents. Not because they are ‘nimbys’, but because they believe the council is making a mistake.”

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Liberal Democrats Cllr Chris Aldred and Cllr Hannah Gostlow raised concern that no travel plan had been submitted as part of the application.

Cllr Aldred said “insufficient information” was submitted in regards to a travel plan for councillors to make a decision.

Prior to the meeting, a report by council case officer Andy Hough said the plan was “considered to now be in compliance with development plan policy” and should be approved.

It added that the reasons for deferral at the last meeting would “not form reasonable reasons for refusal”, which indicated Jormast might successfully appeal the decision.

The Stray Ferret has approached Jomast to ask whether it is considering an appeal but had not received a response by the time of publication.

Councillors reject plans for 53 homes on Knox Lane

Councillors have rejected controversial plans to build 53 homes on Knox Lane in Harrogate.

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

Today’s decision follows concerns about land contamination and the lack of a travel plan for the site, which is alongside a narrow road at the edge of Bilton and not close to a bus route.

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

It added that the reasons for deferral at the last meeting would “not form reasonable reasons for refusal”, which indicated Jormast might successfully appeal the decision.

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.

But elected councillors on North Yorkshire Council’s Harrogate and Knaresborough area constituency planning committee today voted against Mr Hough’s recommendation.

Council officers said they were “satisfied” with land contamination sampling which was carried out by the developer.

However, residents still raised concern over the plan regarding land contamination and the absence of a travel plan.

Cllr Paul Haslam, a Conservative who represents Bilton and Nidd Gorge, spoke on behalf of residents at the meeting. He said:

“There have been over 500 objections to this application from residents. Not because they are ‘nimbys’, but because they believe the council is making a mistake.”

Cllr Haslam added if there was no Local Plan and suitable land supply, this application “would have been turned down”.

Meanwhile, Cllr Hannah Goslow, a Liberal Democrat who represents East, said:

“I would not be able to support this without seeing a travel plan.”

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Nick Turpin, the council’s planning case officer, said a condition could be added to the approval of the application that a travel plan is submitted.

Cllr Robert Windass, a member of the planning committee, said he felt councillors had delayed a decision on the proposal and “kicked it down the road three times already”.

He added:

“With this site, we stand to gain quite a number of affordable homes and social housing.”

However, councillors voted against the proposal by five votes and one abstention.

Cllr Chris Aldred, who was among those who rejected the plan, said “insufficient information” was submitted in regards to a travel plan for councillors to make a decision.

He also raised concern over the impact on an area of special landscape and the loss of biodiversity.

Plans to create flats above Harrogate store approved

North Yorkshire Council has approved a plan to convert the upper floors of a Harrogate shop into flats.

The application, which was lodged by York-based developer Andrew Farr, will see six flats created on West Park above the Elite Bridal store.

Mr Farr had previously withdrawn a plan for the site. However, council officials have now granted permission for development to go-ahead after he resubmitted proposals in June.

The decision increases the trend towards town centre living. In the last month alone, plans have been approved for a  17-bedroom aparthotel above the Oliver Bonas store on James Street and for the former Kings Club strip club on Oxford Street to be converted into 12 flats.

Now the upper floors of numbers 21a, 21 and 22 West Park can be converted. Access will also be made from a retail unit at 21a, which is occupied by Boho Chic and could be forced to close as a result.

A planning statement sent to the council in support of Mr Farr’s application says future residents of the flats would be able to apply for monthly or annual parking pass for West Park multi-storey car parking.

It adds the scheme would “enhance the vitality of the Harrogate town centre” and bring vacant floors back into use “without any identified harm to the character of the host building and the neighbouring Harrogate Conservation Area”. 

It concludes:

“It is considered that the proposed scheme responds to the constraints of the site, planning policy constraints and its heritage context and should fall within the parameters of acceptable development.”

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North Yorkshire housing boss criticises plans to relax national park planning rules

North Yorkshire’s housing boss has criticised government proposals to relax planning rules in national parks.

The government says allowing the conversion of barns, offices and cafes in national parks without planning approval would help boost the supply of housing.

However, Conservative councillor Simon Myers said potential changes outlined for the Levelling Up and Regeneration Bill would not resolve any of the county’s housing issues.

Cllr Myers said the authority would consider inviting one of the government ministers behind the proposed legislation to visit North Yorkshire to view the impact granting permitted development rights on barns would have on areas such as Swaledale.

The criticism from Conservative-run North Yorkshire Council’s executive member for housing and leisure follows an equally condemnatory reaction from the leaders of the North York Moors and Yorkshire Dales national park authorities.

The government is consulting on its plans to remove red tape around converting empty offices, agricultural buildings and retail premises, as well as make it easier to extend commercial buildings.

Government officials have stated they would only drop the proposals if “watertight” reasons not to require planning permission emerged.

In letters raising objections to the proposals, residents and parish councils said the government was not thinking about impacts on the wider public and claimed both national parks “will be damaged beyond repair and for ever if this comes into force”.

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Cllr Myers said the proposal was  “not thinking about what the purpose of the protected landscape is, as the Yorkshire Dales was about field barns”.

Cllr Myers questioned whether the legislation would do anything to ease the county’s housing crisis or boost affordable housing.

Referring to the proposal to allow barns to be converted into homes, Cllr Myers said: 

“It isn’t just some little field barn that is suddenly lived in.

“It’s the hardstanding, it’s all the hard wiring that has to go in. It’s cars parked outside and all the infrastructure. It doesn’t meet any affordable housing requirements, it doesn’t fulfil any need that we have.

“It would be really detrimental. You may as well say we give up protected landscapes.”

Council approves conversion of Harrogate strip club into flats

North Yorkshire Council has approved plans to convert the former Kings Club in Harrogate into 12 flats.

The proposal was submitted by Harrogate developer Forward Investments LLP last October.

The move will see the first and second floor of the building on Oxford Street, known as the Villa Mercedes, converted into residential use.

The Kings Club, which described itself as ‘Yorkshire premier gentleman’s club’, offered topless pole dancing, topless stage strip tease and full nudity lap dancing.

However, the club has since closed.

The proposal will see a mixture of one and two bedroom flats created at the site.

In documents submitted to the council, James Robinson, the planning agent representing the developer, said the conversion of the building would be a “significant improvement” for the area.

He said:

“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.”

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