62 homes set to be built at council’s Harlow Nursery

Harrogate Borough Council looks set to press ahead with plans to sell land at Harlow Nurseries for housing.

The site next to the Pinewoods is owned by the council and sells plants, pots and compost to the public.

The council’s Harrogate district Local Plan 2014-35, which outlines where development can take place, allocates 40 homes to the site. The nursery will relocate if a development goes ahead.

Consultants hired by the council came up with two options this year. The first option was to build a mix of 57 family homes and flats. The second was to build 62 homes and flats with smaller gardens.

A report due before councillors next week recommends the 62-home option and invites expressions of interest for the land before proceeding to tender for a conditional sale.

The council says the area “provides a good opportunity for sustainable, low carbon and high quality place-making”.

The report says:

“The masterplan illustrates how a bespoke, high quality, carbon efficient, housing development could be delivered at Harlow Nurseries.

“It would create a community that sits well in its setting with a dedicated pedestrian and cycle tree lined avenue at its heart.

“A mixture of dwellings is proposed totalling 62 homes including 40% affordable.”

Read more:

The plans have previously been met with anger from residents who objected to the closure of the Harlow Hill nursery where thousands of plants are grown each year for the district’s award-winning gardens.

In June, Cllr Sam Gibbs, the council’s cabinet member for environment, waste reduction and recycling, signed off £50,000 for “in-depth professional advice,” site surveys and other works to progress the replacement nursery plans.

At the time, a council spokesperson said the proposals were in the early stages and that it wanted to see whether the unnamed preferred site is “viable”.

The Stray Ferret has approached the council to ask whether it has now identified a preferred site for the existing nursery.

Campaigners launch petition to save Bilton’s Knox Lane from housing

Campaigners have launched a petition to save land on Knox Lane from housing.

Keep Knox Natural has called on Harrogate Borough Council to remove a parcel of land in the area from its Harrogate district Local Plan 2014-35, which outlines where development can take place.

The move comes after councillors on the authority’s planning committee voted to delay a decision on a proposal to build 53 homes on the land amid concerns over contamination.

Last Sunday, campaigners took to Nidderdale Greenway, off Bilton Lane, dressed as woodland creatures to collect signatures for the petition.

The group argues that the council should reject the current application and remove the land from the local plan.

A spokesperson from the group said:

“We believe that this land should never have been included in the Harrogate local plan; it is entirely unsuitable for development.

“It lies within a designated special landscape area and building on this land will severely damage bio-diversity and destroy a range of landscape and historical features.

“Additionally, we believe that the development would cause serious risk of floodwater damage to Spruisty Bridge and houses near the site on Knox Lane.”

spruisty bridge

Spruisty Bridge

Read more:

The council’s planning committee has yet to make a decision on the Knox Lane housing plan.

The plans first submitted in April 2020 initially included 73 homes, but this was reduced to 53 after local complaints.

Despite further changes, residents have continued to strongly oppose the development with a total of 313 objections and no letters of support being submitted to the council.

The proposals – which include 30 homes classed as affordable – will be brought back to another meeting of the council’s planning committee in the coming months.

You can view the Keep Knox Natural petition here.

150-year-old Harrogate church could be turned into house

A Harrogate church which is more than 150 years old could be turned into a home, under new plans.

All Saints Church on Otley Road was formerly opened in 1871 as a cemetery chapel.

It was designated as a grade-II listed building in 1975, but was forced to shut in November 2006 due to wet and dry rot.

Three-years later the church closed for good as it was considered unsafe.

Now, under plans submitted to Harrogate Borough Council, the building could be converted into a three bedroom house.

Read more:

The application, submitted by ELG Planning on behalf of Mr and Mrs Hunter, said the church could be salvaged and brought back into use.

In a planning statement, the developers said:

“The former Church of All Saints is a building in much need of attention. 

“The applicant has belief that the existing building can be resurrected with restoration and modification to form a long term home for themselves and enjoyed by family members. 

“Without foresight the building can, with the right approach be salvaged, and put to continued use as a sanctuary and place of continued life.”

Harrogate Borough Council will make a decision on the proposal at a later date.

Boroughbridge couple’s three-year new build nightmare

A Boroughbridge family has been left in limbo for three years after ongoing problems with a new build property.

Chris and Katie Eve bought the house on Hockley Croft estate in December 2019.

But they still have items stored in a shipping container outside because of unresolved issues.

The new build estate, constructed by Harron Homes, consists of eight properties.

Speaking to the Stray Ferret, Mr Eve said his family, which includes two young children, had looked forward to leaving Harrogate for a new home in Boroughbridge.

He said:

“We moved there because we wanted something slightly more rural.

“We liked the development itself and thought it would be good for the kids.”

Lack of insulation

But numerous problems, particularly with the insulation, has led to a three-year nightmare, including the couple having to store clothes and belongings in shipping containers on their drive. Other properties on the estate also have to use containers.

The Eves’ garage ceiling has been taken down four times because of problems with the insulation and fire board, and damp has also been found in the property.

Mr Eve said the couple could “see their own breath” in the front room because of the cold temperature, and had endured “countless” other problems, including uneven bedroom floors and roof trusses being weathered and warped.

Site managers from Harron, council building control and customer service managers have been to the property to inspect the property.

Read more:

On two occasions, the family have had to move items stored in the garage into shipping containers — the latest container has been there for a year.

The couple said they are still waiting for Harron to fix the problems and, as a result, have been forced to employ their own structural engineer to look at the house.

Currently, they are staying in the living area above their garage. But despite the ongoing problems, Mr Eve said the family is determined to make the house work.

He said:

“We like the location and we get on really well with the people around us.

“I do not feel like we should move because Harron would buy it off us and sell it off with the same issues.”

Harron Homes response

The Stray Ferret approached Harron Homes for a response to the complaints made by the family.

Tony Lee, managing director for Harron Homes Yorkshire, said:

“Harron Homes prides itself on creating quality homes so we are disappointed that we’ve not reached that standard on Hockley Croft in the past.

“We are currently working with a small number of residents to agree start dates and convenient times to rectify defects. We are committed to resolving matters as swiftly as possible and I am confident that our operations are robust, and our teams have the resources to deliver the service and quality I expect for our customers.”

Plan approved to convert former Pateley Bridge police station into home

A former police station in Pateley Bridge will be turned into a home after plans were approved.

The owners of Kendall’s Farm Butchers in the town bought the station on King Street.

Former North Yorkshire Police, Fire and Crime Commissioner Julia Mulligan announced last year that the building would be sold as part of cost-cutting measures.

The Stray Ferret later revealed in July this year that the station was sold for £297,000. It was estimated to sell for £142,000.

In a planning application submitted to Harrogate Borough Council by Paul Kendall, a third generation butcher, the family bought the building to relocate to Pateley Bridge.

Now, the council has approved the plan.

Planning documents reveal they had been looking to relocate closer to the business for many years but were unable to find anywhere suitable.

Harrogate architect James Robinson, who submitted the plan on behalf of the Kendalls, wrote that living within 200 metres of the main shop in Pateley will be “revolutionary” for the family, as it will allow for a much better work-life balance.

Read more:

 

Plan approved to convert former Ripon City Club into house

A plan to convert the former Ripon City Club into a house has been approved.

The club was initially built as the Jepson’s Hospital, a ‘Blue Coat’ school for poor boys in the city, before it closed in 1927.

It was then taken over by Ripon City Club, which occupied the building on Water Skellgate before it closed due to a dwindling membership in December 2019.

According to documents submitted to the council, the number of members at the club 20 years ago stood at 300. However, the figure dropped to just 11 by the start of 2019.

Now, Harrogate Borough Council has approved plans to convert the building into a three-bedroom house.

The proposal was tabled in January by Joplings Property Consultants on behalf of applicant Mr Jeet Sahi.

Read more:

The developer said in its documents:

“The proposed change of use to a single residential dwelling is required by the applicant for him and his family to occupy. 

“The previous use of the building is redundant, the proposed change of use to residential is in line with planning policies to meet the demand for new residential housing.”

The club will become the latest in the Harrogate district to be earmarked for housing following the demise of its membership.

Last month, the government rejected an appeal to convert the former National Reserve Club in Harrogate into flats.

Contamination concerns delay decision on 53-home Knox Lane site

A decision on plans for 53 homes in Harrogate has been delayed after concerns were raised that the site is likely to be contaminated by coal and tar spillages from a former railway track.

More than 300 residents objected to the Knox Lane plans and also paid for their own experts to assess the site, which was once part of a railway that transported carriages between gasworks and Bilton Junction.

An agent for the developers Jomast told a Harrogate Borough Council meeting today that the firm had carried out initial ground investigations and was committed to providing more information to council officers who had recommended approval.

However, councillors said they could not support the plans until they had seen the full investigation outcomes for themselves.

The proposed development

There were also further concerns over flooding, the discovery of badger setts, a lack of public transport connections and that the development of the site near Oak Beck could cause “ecological damage”.

Councillor Robert Windass, a Conservative who represents Boroughbridge, said much more work was needed on the proposals which he described as “wrong, wrong, wrong”. He said:

“I’ve heard nothing from the developers or our officers that would make me wish to support this application.

“Unless I feel the applicant has done a proper contamination assessment and got a full report when it comes back to this committee, I’m afraid I won’t be supportive.”

The plans first submitted in April 2020 initially included 73 homes, but this was reduced to 53 after local complaints.

Despite further changes, residents have continued to strongly oppose the development with a total of 313 objections and no letters of support being submitted to the council.

Residents’ concerns are so strong that they commissioned a toxicology specialist to examine the proposals.

Read more:

Dr Damien Bowen told today’s meeting that he believed “extensive investigations” were needed due to the health and environmental risks of the likely presence of contamination. He said:

“While the potential land contamination is considered, concerns over polycyclic aromatic hydrocarbons (PAHs), other toxic metals and their known adverse health effects cannot be dismissed.

“Humans may be exposed to PAHs in the air, water and food, and when such a site is distributed these compounds are distributed into the environment.”

Knox Lane Bilton

The field earmarked for development.

Ward councillor Paul Haslam also argued that these concerns have not been taken seriously enough by the council, which he claimed had taken no notice of “compelling” evidence that the plans should not be approved. He said:

“The developer’s hands seemed to have been held throughout this process, whereas residents have been ignored.”

The proposals – which include 30 homes classed as affordable – will be brought back to another meeting of the council’s planning committee in the coming months.

Plan to build 48 homes in Masham submitted

Plans have been submitted to build 48 homes in Masham.

Loxley Homes, which is based in Leeds, has tabled the application which would see the houses built on land south of Swinton Lane.

A mixture of one, two, three and four-bedroom homes are included in the plans submitted to Harrogate Borough Council.

As part of the proposal, 19 of the houses would be allocated as affordable housing.

In documents submitted to the council, Loxley Homes said the development would help the authority to meet its housing need while also providing affordable housing.

It said:

“The development will provide additional ‘affordable’ homes for local people in housing need who would not otherwise be able to afford a home in this relatively expensive area.

“The development will provide a ‘mix’ of high quality and energy-efficient homes in a sustainable location.”

Harrogate Borough Council will make a decision on the scheme at a later date.       

Read more:

 

Hot Seat: the Harrogate man with ambitious plans for Castle Howard

Harrogate man Rod Findlay takes a minute out of each day to take stock of where he is — working with one of the best views of one of Britain’s finest stately homes, Castle Howard.

Breathtaking as the estate is, with more than 200 listed buildings and monuments set over around 8,800 acres, there is much to do to ensure Castle Howard retains its prestigious reputation for generations to come.

The estate, 15 miles north of York, has been home to the Howard family for 300 years and is rich in history. The Great Fire of 1940 devastated the building decades ago and, more recently, covid has proved hugely disruptive.

Castle Howard’s worldwide reputation, enhanced by its many screen appearances in films such as Brideshead Revisited, meant it relied heavily on international visitors, mainly from China, so covid restrictions hit visitor numbers dramatically.

With every cloud comes a silver lining, though. Covid also made people want to seek out local places of beauty they had previously taken for granted, and the challenge now is to capitalise on that.

Mr Findlay started his career in law before moving into leadership roles in sports such as rugby league, golf and cycling. His current role as chief operating officer and company secretary at Castle Howard presents numerous challenges. He said:

Rod Findlay enjoys nothing more than a walk with his dogs.

“It’s really varied. You know, one day you are talking about Santa Claus and the next day you are talking about the long-term strategic vision for Castle Howard.

“That is interesting to me. We have a really ambitious plan to turn the house around. In the last few years we have done some work to look at the heritage deficit here.

“To look at Castle Howard, it’s a beautiful house but it needs investment.

“The mausoleum on the outskirts of the estate needs £18 million, the house needs £50 million, the gatehouse needs £15 million.

“It is a 300-year-old house so it needs continual investment. This is a long-term vision and requires a major change in our approach as we won’t get that money by putting up the price of scones.”

More than a house

Profit from the estate is invested in areas such as reports, conservation and restoration.

Castle Howard posted a loss of £2.1 million in its 2020 financial year, but recorded a profit the following year of £5.7 million.

A major reason for that quick turnaround was £7.5 million in upwards property revaluation on Castle Howard’s investment property portfolio, which is made up of the estate, residential accommodation and the holiday park.

So if an opportunity arose to expand its property portfolio in areas identified for development in the Ryedale Local Plan, Castle Howard would be keen to get involved.

The estate has bid to develop four areas of its 8,800 acres, which is made up largely of farmland and woodland.

There is, Mr Findlay says, a severe need for housing in the area surrounding the estate:

“We have a waiting list to get into our properties of 180 people. So it’s clear there are a lot of people who want to live and work in the area but they can’t find those opportunities.

“So if we increase the housing stock there’s another benefit as we can invest that money back into the estate, which also benefits the local economy.

“The first job is to get these properties included in the local plan, as it is currently listed as farmland. Then we can start work with a developer to bring them to life.

“We are keen to keep some control over the look and feel of these properties while the developments need to be responsible and sustainable.”

Can Harrogate improve its events?

Mr Findlay, who is originally from Newcastle, moved to Harrogate in 2014.

He has always enjoyed living in the town but the open spaces of Valley Gardens, Crimple Valley and the Stray enhanced his appreciation during covid lockdowns.

Castle Howard is embracing new kinds of events.

Mr Findlay believes the town should embrace more larger events. He said:

“I do think those large events will drive people.

“We certainly have seen that at Castle Howard where, we have attracted visitors we perhaps otherwise wouldn’t get with events like Cafe Mambo, Duran Duran and the Chemical Brothers.

“This attracts a demographic we’re not necessarily seeing. Harrogate shouldn’t shy away from those events, even if the town had a mixed experience like with the UCI.

“People should remember the positive benefits of those large scale events and I feel we should be using our incredible public spaces to that end all year round, weather depending.”

What next for Castle Howard?

Building work began at Castle Howard in 1699 but it took more than 100 years to complete, spanning the lives of three earls.

The estate has seen a lot in that time. While Castle Howard works well as a visitor attraction with around 250,000 expected annually, it’s clear the leadership will not rest on its laurels.

Mr Findlay and his team work for the Howard family, specifically Nicholas Howard and Victoria Barnsley, who are heavily involved in the business and its direction. He said:

“The family wants to make sure this is a place welcoming visitors for many years to come. It’s that long term vision which is important, we are talking about developments we will never see.”

Christmas is coming to Castle Howard.

There are lots of reasons to visit Castle Howard this year with Stately Superstitions: Eerie Encounters at the Castle from October 21 to 31 and Into the Woods: A Fairytale Christmas from November 12 to January 2.

Harrogate estate agents sees renewed interest in self-build homes

This story is sponsored by Linley & Simpson.

A Harrogate estate agency has seen renewed interest in the number of people looking to follow the European trend and build their own home.

The new homes department at Linley & Simpson believes there is a growing appetite in the community to take advantage of this approach amid the cost of living crisis.

As a result, it has launched a new research project to pinpoint how big the interest is.

On the continent, around one-in-three homes are self or custom build – yet in England, the figure is less than 10%.

In Harrogate district, even fewer are following this trend with government statistics showing that just 95 planning permissions for serviced plots have been granted since ministers launched the Right to Build initiative in 2016.

The legislation was designed to address concerns about affordability, and make it easier for people who wanted to build or commission their own home.

David Waddington, director of new homes at Linley & Simpson, said the cost benefits of self-build, coupled with a greater choice of prime plots coming to the market across Harrogate district, has recently increased the appeal of buying and building a personalised home in this way.

He said:

“According to the National Custom and Self Build Association, England has the lowest proportion of self-build homes in the developed world.

“There are big differences in the popularity of self-build across the UK but we believe there is a growing appetite for the concept across the Harrogate district.

“Our aim is to try to identify the size of this hidden demand.

“Much of the interest is location driven – demand for property in Harrogate is high enough for people to choose this route in order to get their dream home in the right place.

“It’s also being spurred on by cost of living pressures and rising inflation as there are significant stamp duty savings with self-build, as you are only buying the value of the land and not a complete house.

“Plots are usually available in rural, semi-rural and suburban areas so there’s no shortage of choice. And roads, sewers and services will already be connected so it’s a real turnkey solution, ready for immediate use.”

Many neighbouring areas have seen far greater numbers of self-build projects – Hambleton, for example, has had 124 in the same timescale while further afield, Cherwell in Oxfordshire reports almost 6,000.

In 2021, more than 12,000 people joined the Right to Build registers, which helps aspiring custom and self-builders find plots – a year-on-year increase of 31%.

If you’re interested in self-build homes and want to find out more, contact Lucy Collinge at Linley and Simpson on lucy.collinge@linleyandsimpson.co.uk or call 01423 540054.