200-home Pannal Ash scheme ‘fails to address infrastructure’, say residents

A plan for 200 homes at Harrogate’s former police training centre “fails to address” increased pressure on infrastructure in the area, say residents.

The plans from Homes England and Countryside Properties include the conversion of several former training centre buildings into 16 homes and building 184 new properties.

Homes England, which is the government’s housing agency, already had permission to build 161 homes on the site but wanted to increase this by 23% to 200 homes by building on three planned football pitches and one cricket field.

Harrogate Borough Council granted outline permission for the scheme to go ahead in December 2021.

But Harlow and Pannal Ash Residents’ Association has criticised the plan.

In a letter to the council, the group raised concern over the “over-intensification” of affordable housing, the impact on carbon emissions and disruption caused by construction traffic.

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Hapara added the proposal did not address how the increased pressure on infrastructure will be addressed.

It said:

“Disappointingly, this application, like many others, fails to specifically address the increased pressure that will be placed on infrastructure. Where do children go to be educated when schools in the vicinity are already at capacity? 

“Where will people receive primary medical care when there are no doctors’ surgeries in the area?

“Will people really catch a bus into town rather than take their cars when the nearest stop is 1km away?”

Homes England appointed Countryside Properties in a £63 million contract to build the homes and a reserved matters application has now been submitted for the scheme. 

This includes details such as landscaping, how the homes will look, and the site layout.

The developers said in a planning statement that the scheme will be of “high quality”.

It said:

“Careful consideration has been given to the detailed design of the proposal to ensure that it creates a high-quality and distinctive development that establishes a strong sense of place and provides an attractive and comfortable place to live.”

Plan approved to convert former Harrogate Italian restaurant into flat

A plan to convert the former Lugii’s restaurant in Harrogate into a flat has been approved.

The Italian restaurant, which was situated in a residential area on Valley Drive, closed in October 2021.

Applicant Nidge O’Brien tabled plans to Harrogate Borough Council to convert the building into a two-bedroom apartment.

Now, the council has approved the plans.

In a report, the authority said the move would “respect the character and appearance of the existing building and surrounding conservation area”.

Luigi’s closed its doors on October 17, 2021. In a post on its Facebook page, management at the restaurant said:

“We have thus reached the end of the journey, and we take this opportunity to thank all the customers who have supported us with their affection during these two years.

“Luigi’s Restaurant will open its doors for you on Sunday 17th October for the last time.

“Heartfelt thanks to all of you, it was a pleasure to pamper you and give you the goodness of our simple and genuine dishes.We will meet again, around the county.”

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Explained: Who will make planning decisions in Harrogate district after devolution?

A new council is set to take over in the Harrogate district in three weeks’ time.

Both Harrogate Borough Council and North Yorkshire County Council will make way for North Yorkshire Council on April 1.

The move throws up questions over housing and planning in the district – in particular, who will make the decisions?

In this article, we will explain how key decisions over housing, new businesses and a Local Plan for the Harrogate area will be made.

Who currently makes planning decisions?

Currently, any decision over permission to build new homes or businesses in the Harrogate district is made by Harrogate Borough Council.

The council is the local planning authority – meaning any applications must be submitted to it.

Officials at the council then make decisions on whether to approve or refuse permission for a development.

Some applications may go to a council planning committee, which is made up of local councillors, to make a decision.

What will change from April?

From April, the borough council will no longer exist.

This means that the new North Yorkshire Council will become the local planning authority.

Any proposals to build new homes of businesses will have to be submitted to the new council.

It will then make decisions on new developments in the Harrogate district.

How will it make decisions?

North Yorkshire Council has proposed setting up two committees to deal with planning applications.

The first will be a strategic planning committee in Northallerton which will deal with major proposals, such as plans for 500 or more homes and employment sites.

There will also be a sub-committee on the Harrogate and Knaresborough Area Constituency Committee, which will deal with proposals of 500 homes or less.

Similarly, plans for Ripon would be overseen by the Ripon and Skipton Area Constituency Committee.

What about the Harrogate district Local Plan?

Under the new council, a fresh Local Plan will be drawn up.

The plan will show where land can be used for housing and employment over the next 15 years.

It means that the current Harrogate district Local Plan 2014-35 is set to be scrapped.

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Plans for 73 homes near nature reserve in Harrogate district village

A developer has submitted plans to build 73 homes in a Harrogate district village.

Thomas Alexander Homes, which is based in Leeds, has tabled the proposal to Harrogate Borough Council for land off Minskip Road near to Staveley Nature Reserve.

Staveley is midway between Knaresborough and Boroughbridge and has a population of about 440.

Yorkshire Wildlife Trust says the nature reserve, which the charity owns, is a “superb wetland” containing otters and orchids.

The plan would see a mixture of one, two, three, four and five-bedroom houses built. The developer has also earmarked 40% of the homes as affordable.

The site is allocated for housing in the Harrogate district Local Plan 2014-2035, which details where development can take place.

The developer said in its plans that the site represented a “logical extension” to the village.

It said:

“The proposal forms a logical extension to Staveley, the local authority concurred with this assessment by allocating the site for residential development to the scale of approximately 72 dwellings.”

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However, residents have raised concern over potential housing on the site.

Graham Bowland, from the Staveley Residents Action Group, said a meeting was held at the village hall this week to raise objections to the plan.

He said:

“We successfully fought off development before and now we have an application for 73 homes on the field known as SV1 on the Minskip Road opposite the Staveley Nature Reserve.

“It will increase the size of the village by 35%, but sadly despite significant objections from residents and the parish council at the time, it still went into the local plan.”

A decision on the plan will be made at a later date.

Plan approved to convert former Summerbridge chippy owned by councillor

Councillors have approved a plan to convert a former fish and chip shop in Summerbridge that was owned by a Harrogate councillor into an office and living space.

Tom Watson, Liberal Democrat councillor for Nidd Valley, ran Valley Fisheries for 40 years before it closed eight years ago.

In 2019, Cllr Watson submitted a plan to convert the building into a home but it was withdrawn due to concerns from planners that the house that would replace the chip ship was too small.

At the time, 90 residents signed a petition calling on the local chippy to be saved despite it having closed its doors more than half a decade previously.

A fresh application to extend the building into a larger home was approved in 2020 but it has lapsed.

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The new plan will see the former chippy form a home office and annexe for Lyndale Cottage, which is next door and also owned by Cllr Watson.

Harrogate Borough Council’s planning committee met this afternoon at the Civic Centre in Harrogate to consider the application.

Cllr Watson sits on the planning committee and along with fellow Liberal Democrat councillors Pat Marsh and Hannah Gostlow he sat out on the vote to avoid a conflict of interest.

There was no debate and the plan was approved unanimously.

Plan to convert Ripon office block into 16 flats approved

A plan to convert the Athelstan Court office block in Ripon into 16 flats has been approved.

Site owners Athelstan Court Ltd proposed the scheme to convert the building, which has stood empty for 10 years.

The building on Kearsley Road lies within the College Business Park. It was previously used as offices by the Inland Revenue.

Now, Harrogate Borough Council has approved the scheme.

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The developer said the proposal to convert the site into housing would regenerate the current building.

It said:

“It is considered that the proposal would complement the area, and significantly enhance the character and visual amenities of the surrounding area, by regenerating a vacant building.”

Councillor calls for housebuilding in Harrogate to be paused

A councillor has called for a pause in housebuilding in Harrogate while work on a new local plan for the whole of North Yorkshire is drawn up.

In December, members of North Yorkshire County Council’s executive approved the creation of a new local plan, which must be finalised within five years of North Yorkshire Council being formed on April 1.

It will identify land that can be developed and will replace the seven local plans that are currently used by the soon-to-be-abolished district and borough councils.

This includes Harrogate Borough Council’s Harrogate district Local Plan 2014-35, which was adopted in 2020 and says over 13,000 homes can be built between 2014-2035. The council has said the document will guide planning decisions until the new local plan is created.

Harrogate’s local plan has led to large new housing developments being built in almost every corner of the district. Last month, approval was given to 162 more homes on Kingsley Drive in Harrogate and 1,300 homes at Clotherholme in Ripon.

But councillors have heard repeated concerns about whether the district’s roads, schools and GP practices can cope with the increase in housing.

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The thorny issue came up at a full meeting of North Yorkshire County Council on Friday.

Statistics released in the government’s last Housing Delivery Test revealed 1,641 homes — 266% above target — were built in the district between 2018 and 2021.

This led Liberal Democrat councillor for the High Harrogate and Kingsley division, Chris Aldred, to ask North Yorkshire County Council’s Conservative executive member for planning for growth, Simon Myers, if the new council would consider pausing new applications in areas where these government targets are being met.

He said:

“There are areas within the county where we’re well ahead of scheduled housing delivery targets. In Harrogate we are 200% over-target according to the government’s own statistics.

“While we’re developing a new local plan for the county, could you consider in areas where we are well ahead of delivery, we actually pause the application process so we don’t get any houses in areas where we might not have done when we’ve got the new local plan.”

The new council will create six new planning committees to oversee decisions across parliamentary constituency areas, such as Harrogate and Knaresborough and Skipton and Ripon.

They will be set up with councillors from across the political spectrum voting on whether significant planning applications go ahead.

‘Misleading’ figure

After the meeting, Cllr Myers told the Local Democracy Reporting Service the 200% figure was misleading. He said:

“Essentially, Harrogate has only just caught up with its own housing targets. It isn’t 200% over. The development is all in accordance with the local plan and to halt development would put Harrogate at risk of the plan being seen as out of date and open the possibility of speculative development. And of course with development we hope to deliver affordable housing which is sorely needed in every part of the county.

“The figure of 200% ‘over delivery’ was published in the government’s housing delivery test calculation pre-adoption of the Harrogate local plan. This was based on delivery against the standard methodology figure that does reflect an accurate picture of need. If you look at delivery against the actual plan-target, the figure is lower.

“In summary, the 200% figure is misleading and the higher-than-plan-target delivery rates should not be cause for alarm as they reflect positive progress on addressing a significant shortfall and reflect a planned trajectory.”

Plans approved for 1,300 homes at Ripon Barracks

Councillors have approved plans to build 1,300 homes at Ripon’s army barracks, subject to conditions.

Harrogate Borough Council’s planning committee met this afternoon to consider an application from government housing agency Homes England, which has been developing the plans for several years alongside the Ministry of Defence.

Councillors were split over the scheme’s impact on roads in the city as well as whether historical military buildings on the site, which were used during both world wars, would be protected.

Votes were tied at six for and six against supporting the officer’s recommendation to defer the plans to officers to approve, subject to conditions.

This meant the committee’s chair, the Conservative councillor for Harrogate St Georges, Rebecca Burnett, cast the deciding vote to see the plans passed.

Clotherholme

The military is set to vacate the site in 2026 but phased work will now begin.

The housing scheme is called Clotherholme and also includes a new primary school, sports pitches, retail, food and drink units, and a 60-bed care home.

The site is home to the Royal Engineers and consists of Deverell Barracks to the east, Claro Barracks to the west and Laver Banks to the south.

Homes England says 3,000 people will live there to increase the population of Ripon by a fifth, although this does not take into account the loss of military personnel who have lived in the community for decades.

It’s expected that all the homes would be built by 2035 and 30% will be classed as affordable.

No new road

Campaigners have long raised fears about the impact on local roads and there have been calls to include a relief road via Galphay Road, but this was rejected.

Access to the site would be from Clotherholme Road and Kirkby Road.

Homes England undertook traffic studies that predicted queues and delays at existing junctions if the homes were built, so changes to the Low Skellgate, Coltsgate Hill and Clock Tower junctions have been proposed as part of 28 alterations to the existing road network.

A new roundabout would also be created at the junction of Kirkby Road and Chatham Road.

‘Hell to drive through’

Liberal Democrat county councillor Barbara Brodigan spoke on behalf of Ripon Spa Residents’ Action Group against the plans.

Cllr Brodigan said she was not against the site being developed but objected to the number of homes proposed. She said a relief road should be built to accommodate any increase in traffic. She said:

“The city was founded 600 years ago and the layout of its streets and centre has hardly changed. It’s pretty to look at, but hell to drive through.

“The layout of the city’s streets was not designed for cars but for horses and carts and people on foot.”

A computer generated image of how Chatham Road and Napier Street in Ripon would look under the plans.

A computer generated image of how Chatham Road and Napier Street in Ripon would look under the plans

Ripon Independent councillor for Ure Bank, Sid Hawke, said there was a question mark over the traffic surveys undertaken by the developer. He said:

“Have you been up Clotherholme Road at peak times?  It’s absolute mayhem, you’re talking about putting 1,300 houses up there. Thats 2,000 cars on that road.”

David Rowlinson, speaking on behalf of the applicant, said highways and transport had been a “key issue” that Homes England and the MoD had worked through whilst developing the scheme. He said:

“We’re not new to this site, we’ve been working on it for five years. We’ve looked at this very thoroughly and worked with North Yorkshire County Council’s highways department to get their on-the-ground views.

“We feel we’ve robustly assessed the impacts and come up with the best solution possible for Ripon.

“North Yorkshire County Council has confirmed there is no defensible reason to refuse the application on highways and transport grounds.”

Military history

The barracks were originally built as a convalescent camp for troops during the First World War.

Thousands were housed there, including the wartime poet Wilfred Owen, who wrote some of his famous works there.

Jane Furse, on behalf of the Ripon Military Heritage Trust, asked councillors to defer the plans until a strategy had been produced that protected from demolition two training bridges and a hut, which has been called one of the best-surviving Second World War-era prefab structures.

However, the bridges and the hut are not protected under planning laws.

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Ms Furse gave a history of the military’s involvement at the site spanning two world wars and the Cold War.

She added:

“We request robust, enforceable conditions are imposed to protect our internationally significant heritage.”

Historic England raised “strong concerns” over the demolition of the hut but it has been decided that it can’t be retained because of asbestos, which HBC officer Andy Hough called “extremely regrettable”.

Homes England said it is committed to working with Ripon Military Heritage Group on studies to resolve what happens to the buildings.

Mr Rowlinson said:

“We give a commitment that until issues are resolved and a strategy is developed, structures will not be destroyed.

“We’re happy to do that, we need to work through the process with the group.”

‘Evidence-based decision’

The Conservative councillor for Ripon Spa and cabinet member for housing, Mike Chambers, who is also a former serviceman, said he supported “the majority” of the scheme but there are “clear issues” with the traffic assessment, so he would not be supporting the proposal.

Cllr Chambers claimed the changes to the Low Skellgate junction, banning right turns, “will only seek to exacerbate the situation”.

Conservative council leader Richard Cooper, who was on the planning committee today as a substitute, said rejecting the plans on transport grounds would risk a costly appeal.

In 2022, HBC had to pay £25,000 in costs after the authority was taken to appeal over its rejection of the Leon drive thru on Wetherby Road. Cllr Cooper said:

“You go and sit before an appeal and say to them ‘I drove down that road once and it was busy’, they’ll laugh at you.

“They did it with the Leon application, they laughed at us because there was no evidence to back up a refusal on traffic grounds and we lost the cost of the appeal because of that.”

Cllr Cooper added:

“If we aren’t a planning committee that bases our deliberations upon evidence, then we arent fit to be a planning committee at all. All our decisions should be evidence-based.”

The applicant has agreed to pay £4,694,875 to North Yorkshire County Council to go towards local primary and secondary schools.

It will also pay £907,267 to the NHS to support healthcare facilities.

Ukraine war could delay Ripon Barracks housing plans, says councillor

If the war in Ukraine escalates the Ministry of Defence (MoD) could delay vacating the Ripon Barracks site for housing to be built, according to the leader of Ripon City Council.

For several years, government housing agency Homes England and the MoD have been developing plans to build 1,300 homes at Ripon Barracks, which has been used by the military since World War 1.

The scheme is called Clotherholme and also includes a new primary school, sports pitches, retail, food and drink units and a 60-bed care home.

The site consists of Deverell Barracks to the east, Claro Barracks to the west and Laver Banks to the south.

Deverell Barracks has already been vacated however Claro Barracks is still operational and in use by the Royal Engineers.

Previously, the MoD has said it would close the site in 2019 and 2023.

A computer generated image of how Chatham Road and Napier Street in Ripon would look under the plans.

A computer generated image of how Chatham Road and Napier Street in Ripon would look under the plans.

Earlier this month, Conservative MP Julian Smith published a letter he received from defence minister Alex Chalk that said Claro Barracks will remain in use until late 2026.

Although the letter said that phased work would begin at Deverell Barracks once planning permission has been granted.

‘A changing world’

At a meeting of Ripon City Council this week, council leader Andrew Williams, who is also an independent councillor on North Yorkshire County Council, said the 2026 date is “optimistic” due to a changing geopolitical situation.

Cllr Williams said:

“In a changing world since these proposals were first put on table, the world is clearly a more unstable place than when this process started several years ago. 

“There is a real risk of proper armed conflict escalating in Europe in a way that several years ago could have seen to be a farcical and ludicrous proposition.

“I suspect the MoD will need to retain part of its estate than it envisaged doing several years ago. As a consequence there may still be a need for a barracks in Ripon well beyond 2026.”

A Ministry of Defence spokesperson said:

“We remain committed to the disposal of Claro Barracks.

“With the adjacent Deverell Barracks now vacated, it is ready for the planned and phased redevelopment of the combined barracks site at Ripon.”

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Councillors will meet next Thursday afternoon in Harrogate to make a decision on whether the Ripon Barracks scheme goes ahead.

The plans have been recommended for approval by HBC case officer Andy Hough in a report.

The meeting will begin at 2pm on February 23 at the council’s Civic Centre. It will also be streamed live on its YouTube channel.

Government rejects bid to convert Kirkby Malzeard pub into house

The government has rejected plans to convert a Kirkby Malzeard pub into a home.

David Fielder, who owns the former Henry Jenkins pub, challenged a Harrogate Borough Council decision to refuse the plan back in May last year.

The authority said “insufficient marketing” had been carried out to demonstrate that “in the absence of any use as a public house there is no alternative community use for which the property may be suitable”.

Mr Fielder challenged the decision and appealed to the government’s Planning Inspectorate.

However, a government planning inspector has dismissed the appeal and ruled in favour of the council.

David Wyborn, who oversaw the appeal, said in a decision notice that he felt all options for the pub had not been “fully explored”.

He said:

“Overall, while there are some concerns with the details for the community pub project which I have highlighted above, I consider that the plans of the Henry Jenkins Community Pub to open a community pub have a reasonable prospect of succeeding and being viable.

“There can be no certainty on this matter at this stage and I understand the objections and criticisms from the appellant who has wide experience on these matters. Nevertheless, in particular, in the absence of an independent valuation to assist with an offer and potential purchase, and with the information, analysis and comments I have examined above, I do not consider that the policy requirements in criterion C of Policy HP8 of the Local Plan have been met.

“Specifically, it has not been clearly demonstrated that there is no reasonable prospect of the existing public house use continuing on a viable basis and all options for continuing that use have not been fully explored.”

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The move is the latest turn in the ongoing saga over the pub and efforts from local campaigners to bring it back into community use.

The Henry Jenkins, which is named after a man that legend states lived to be 169-years-old, is one of the oldest inns in the Harrogate district. It closed in 2011.

Richard Sadler, chair of the Henry Jenkins Community Pub group, said:

“We’re pleased that the inspector has taken the right decision and recognised that we are a genuine and credible community group- and that we should be given the chance to breathe new life into this much-loved local asset.

“We believe a revived Henry Jenkins could boost to our local economy, attract more visitors and transform the whole feel and atmosphere of the village.

“Harrogate council rightly has policies to protect facilities in rural areas and with our village expanding fast, the need for a wider range of services is greater than ever.”