Housing Archives - Page 24 of 48

Developers appeal Lamb and Flag housing plan refusal

Developers have appealed a council decision to refuse plans to build five houses at the Lamb and Flag pub in Bishop Monkton.

The proposal was tabled by Carol and Trevor Pawson for the 200-year-old pub, which also had a bed and breakfast.

Harrogate Borough Council rejected plans for the pub back in May.

Now, the developers have taken the refusal to the government’s Planning Inpsectorate, which deals with planning disputes.

As part of the plan, two houses would be created by converting the pub itself and another would be created at the barn next door.

A further two homes would be built at the car park at the back of the pub.

However, council officials have refused the application on the grounds that “insufficient marketing” has been done to demonstrate that the pub could not be used for community use.

Officers added in a decision notice that two of the houses on the car park are outside the development limits.

In documents submitted to the government, the developers argued that the site was not viable for any community use.

It said:

“An independent report has confirmed there is no scope for the Appeal property to be viably run as a public house.

“The issues highlighted in that report would equally, and perhaps more so, apply to any alternative community use.

“The only realistic potential purchasers for an alternative community use project would be the parish council and Harrogate Borough Council. The property has been marketed since 2017 and at no time has either body expressed any interest in it.”

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

Controversial 21-house scheme in Markington to be discussed tonight

Controversial plans to build 21 homes in Markington will be discussed by the village’s parish council tonight.

Leeds firm KCS Developments Ltd has applied to build a combination of two- to four-bedroom houses with gardens and car parking spaces at High Mill Farm on High Street. Eight of the 21 homes would be classed as affordable.

Markington, which is situated between Harrogate and Ripon, has a population of just over 600 people.

Some residents have expressed concerns on social media about the impact of the development on the landscape and infrastructure in the historic settlement.

The proposed site

But a design and access statement submitted to Harrogate Borough Council by Ilkley architects Halliday Clark on behalf of the applicant, says there is an “identified need” for new housing in Markington. It says:

“The proposal sits centrally in Markington and is in walking distance of all the village amenities such as the primary school, shops and community spaces.

“Developing in a small village such as Markington will protect the continuation of these vital services, allowing the village to stay sustainable. There is an identified need within Markington to provide affordable family housing to enable young families and people to stay living in the village.”

The statement adds the development would be “concealed and therefore will have no visual impact on Markington’s high street”.

Markington with Wallerthwaite Parish Council will discuss the development at tonight’s monthly meeting, which is open at everyone, at 7.30pm at the Yorkshire Hussar Inn in the village.

Concern over lack of secondary school at new Harrogate district town

Concerns have been raised about the absence of a secondary school in plans for a new Harrogate district town of up to 4,000 homes.

The proposed town, called Maltkiln, will be built in the Hammerton and Cattal area and will include a GP surgery, shops and two primary schools — but not a secondary school.

According to a North Yorkshire County Council report, the scheme proposes to expand Boroughbridge High School, which has about 600 students, to meet demand for secondary school pupils.

Land in Maltkiln has also been “safeguarded” for a high school, but this would only be built in future should it be required.

Green Party councillor Arnold Warneken, who represents Ouseburn, told a Harrogate and Knaresborough Area Constituency Committee meeting today that plans to expand Boroughbridge High School to meet demand would generate its own problems.

He added that local residents were surprised the development did not have its own secondary school given that thousands of homes are expected to be built.

Cllr Warneken said:

“This is a massive impact on this community and everything needs to be in place that is going to address that impact.

“The pupils are not just going to come from the Maltkiln development, they are going to come from places like Whixley, Green Hammerton and Tockwith as well. All of those have experienced big developments as well.

“I am concerned that we are asking, as a result of Maltkiln, for a school to be further developed in Boroughbridge when I believe that Boroughbridge has its own set of problems in terms of levels of development and the number of pupils that will generate.”

Boroughbridge High School.

Officials at the county council said in a report that it was “not expected” that the size of the development would “generate sufficient pupils” to require a new secondary school.

Sue Turley, strategic planning officer in the county council’s children’s and young people service, said the council had forecast that Boroughbridge High School would be able to meet the demand for secondary school pupils from the new town.

She said:

“In terms of the secondary provision, it is expected that Boroughbridge High School would be expanded because there is sufficient space at the school and to grow the school, which is part of a federation with King James School.

“However, it is important to realise that there is safeguarded land within Maltkiln for secondary provision as indicated should this be required in the future. There is that provision there and I think that everybody wanted to see that there was that provision in that development plan for the site, which is now being consulted on.”

Cllr Pat Marsh, chair of the area committee, raised concern that the move did not meet the sustainable aims of the development.

She said:

“Why are we saying this is a sustainable community and yet expecting children to travel at 11 to Boroughbridge?

“Then this joining with King James becomes problematic because Knaresborough itself has got over 1,000 new houses and where is the secondary school there? It’s King James.

“So there is going to be a major issue with secondary schools.”

Extension of consultation

Harrogate Borough Council has agreed to extend a consultation into Maltkiln until November 25.

Council officials launched a six-week consultation on October 3 into its draft new settlement development plan document, which sets out a 30-year vision and policy framework on how the town is designed and developed.

However, Cllr Warneken, who represents Ouseburn on North Yorkshire County Council, called for an extension amid concern that the planning process was being rushed ahead of the new North Yorkshire Council coming into being.

He issued the plea after it emerged the consultation documents had been changed midway through — without people being told — and raised the prospect of a judicial review.

You can take part in the consultation over the new town here.

Controversial plan for 35 homes in Crimple Valley rejected

A controversial plan to build 35 homes in Harrogate’s Crimple Valley has been refused.

The application by Square Feet Ltd and Antela Developments Ltd would have seen homes built at Almsford Bank Stables on Leeds Road.

It included plans for 14 affordable homes, seven first homes and 14 self or custom build plots.

The proposal was objected to by residents, who described it as “ludicrous” and unsafe.

A total of 247 letters of objection were submitted to Harrogate Borough Council against the scheme.

The council rejected the development on the grounds that the site was not allocated for housing under the Harrogate district Local Plan 2014-35, which outlines where development can take place, and “would result in harm to the character and appearance of its surroundings”.

It said in its reasons for refusal:

“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, important to the setting of Harrogate and the grade II* listed Crimple Valley viaduct.”

The application was the third for the site since 2018, when plans for 65 homes were put forward but withdrawn.

The following year, a reduced proposal of 35 homes was submitted, but again withdrawn in the face of extensive objections.

Campaign group Save Crimple Valley urged the public to submit objections to the new proposal.

Among them was Judith Hooper, who told the council that the site was unsafe for such a housing scheme.

She said:

“In the time we have been resident in Harrogate there have been numerous car accidents on Almsford bank, the most recent very serious one being only a few weeks ago.

“Cars accelerate down the bank on reaching the 50mph sign and already have to contend with traffic coming out of Crimple Hall.

“Putting access at the bottom of such a busy section of road, on a bend, seems to invite accidents. At night there are many cars clearly speeding on this stretch. At busy periods traffic is queuing both up and down the hill.”

Council could sell garage sites in Ripon and Knaresborough for housing

Affordable housing will be on the agenda at a Harrogate Borough Council (HBC) meeting next week, as two sites in Ripon and Knaresborough are recommended for redevelopment.

The sites, both rows of lock-up garages, are currently owned by HBC, but a report due to be discussed next Tuesday said they are underused.

According to the report by the cabinet member for housing and safer communities, they could provide much-needed revenue for the council as well as helping to address the shortage of low-cost accommodation in the district.

The council is recommending that one of the sites, at Park Row in Knaresborough, is sold to Newcastle-based developer Karbon at market value to provide two affordable homes in partnership with Knaresborough Community Land Trust (KCLT). Currently consisting of seven brick-built garages, six of them empty, it has planning permission for two one-bed bungalows.

The report says the disposal of the Knaresborough site “will deliver two affordable homes at nil cost to the council and in the short to medium term”.

HBC is recommending that the Ripon site, a row of brick-built garages between North Road and Bridge View Road, be offered for sale at market value for residential development.

There is existing planning permission for conversion of the garages to create a three-bed bungalow, but this cannot be implemented as the existing foundations have been deemed unsuitable for the change of use. The underlying geology is high in gypsum, a highly soluble rock prone to forming sinkholes, and ground investigation works will be needed to ensure the site can support a brand-new building.

The garages on North Road in Ripon

The council intends to prioritise the sale of the North Road site to one of its registered providers, but if none shows any interest, it may sell the site for self-build.

Two alternative options for both sites – developing the homes in-house or retaining the properties in their existing form as under-used garage sites – will be recommended for rejection at the housing meeting.

The report said “disposal of both sites is considered the best way to meet the council’s wider objectives for housing provision” and noted “it is important that sales be progressed swiftly before the market slows”.

Developers plan 60 homes in Sharow

A housing association has lodged plans to build 60 new homes in Sharow.

Non-profit developer Broadacres Housing Association Limited, which is based in Northallerton, has submitted a joint proposal with V&A Homes (Yorkshire) this week to Harrogate Borough Council for land off Dishforth Road.

Sixty houses would be built in the area, 24 of which would be affordable homes and the rest open market.

The plans come after permission was granted for a housing scheme on the site in 2020, but has since lapsed.

The revised proposal sees a mix of one, two, three and four bed semi-detached houses as well as several three, four and five bed detached dwellings.

All the houses would have parking provisions and a pocket park will be on site.

In documents submitted to the council, Broadacres said:

“Land to the south of Dishforth Road, Sharow offers a unique opportunity to provide housing and community uses in a logical and sustainable location that would bring benefits to the village and those who live there today and in the future.”

It added:

“The site represents an appropriate and sustainable location for new homes within the village. Proposals will meet with the vision of achieving a development of high quality and inclusive design of buildings, spaces and landscaping.

“Integrating well within its existing context, reinforcing local character and providing new connections to the village and surrounding countryside.”

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

Consultation into new Harrogate district town after legal threat

Harrogate Borough Council has extended a consultation into a planned new town the size of Thirsk.

The proposed new town, called Maltkiln, would be built in the Cattal and Green Hammerton area in the east of the district.

However, Cllr Arnold Warneken, who represents Ouseburn on North Yorkshire County Council, called for an extension to the consultation amid concern that the planning process was being rushed ahead of the new North Yorkshire Council coming into being.

He issued the plea after it emerged the consultation documents had been changed midway through – without people being told.

The council has since agreed to extend the consultation until November 25.

On its website, the authority said:

“After carefully considering requests from the local community and parish councils, we have extended the Maltkiln DPD consultation until midnight on Friday 25 November to provide more opportunities for the community to engage in the new settlement process.

“Comments received after that date will not be considered ‘duly made’.”

The move follows Cllr Warneken submitting a letter to Janet Waggot, transition lead for North Yorkshire Council, and Richard Flinton, current chief executive of North Yorkshire County Council, on behalf of local parish councils.

In the letter, which has been seen by the Stray Ferret, he called for the consultation to be extended in the interests of transparency.

Cllr Warneken added that, while the parishes did not wish to go down the route of a judicial review, residents frustration should not be underestimated.

He said:

“As you will appreciate, use of that sort of terminology starts to take us into legal areas such as judicial review.

“We have no wish to go there. If nothing else, it would be a huge waste of public money. However, please don’t underestimate the level of frustration of local residents.”

You can take part in the consultation over the new town here.

Developer tables plan for 55 retirement homes in Kirk Hammerton

A developer has lodged plans to create 55 retirement homes and a community hub in Kirk Hammerton.

SageHaus Living, which is based in the Isle of Man, has submitted the proposal to Harrogate Borough Council for land off Station Road in the village.

It would see 55 park homes built, which the developer said would be “sustainable modular retirement bungalows”.

A hub would also be built, which would be open for the community to use for meetings and other activities.

The developer said in documents submitted to the council that scheme would help bring more retirement accommodation to the district, while also being environmentally friendly.

It said:

“SageHaus Living are introducing a new concept for eco retirement living to overcome the lack of supply of age appropriate retirement options for the elderly population of Harrogate.

“The development will deliver a retirement lifestyle that is focused on community and independent living whilst being carbon net zero.”

A visual of the community hub planned for the Kirk Hammerton site.

The proposal comes as SageHaus acquired the land, known as Carlton Fields, back in 2021.

In a statement on its website, the company said the nine acre site would help to provide a “peaceful community”.

Simon Westray, managing director of SageHaus Living:

“Our first site exemplifies our business model; a rural but sustainable site that is very well connected (both Harrogate and York are only 10 minutes by rail) where we can provide a peaceful community for our residents.

“We very much look forward to working with Harrogate Council to deliver much needed elderly and truly sustainable accommodation in the district.”

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

‘Developers should create infrastructure for new homes’ says Harrogate and Knaresborough MP

Planning regulations should change to require developers to include infrastructure to support new homes, Harrogate and Knaresborough’s MP has said.

Andrew Jones told North Yorkshire County Council‘s Harrogate and Knaresborough area constituency committee yesterday he had raised the issue in parliament.

He was asked by Green Party councillor Arnold Warneken, whose Ouseburn division includes the planned up to 4,000-home Maltkiln settlement, whether more should be done to ensure infrastructure could cope with a sudden rise in the population.

Cllr Warneken said:

“When I’ve had meetings with the developers for Maltkiln, it has become apparent that they are going to use existing infrastructure until it bursts before they do anything about it.

“In reference to the sewage they are going to use an existing, archaic sewage system until it’s up to bursting level and then they’re going to put efforts in to have new infrastructure put in and new sewage, working with the water authority.

“I would like to see the planning system changed that allows us to say, if you are going to build something as big as 4,000 houses, that the road infrastructure, the sewage infrastructure, has to be put in place as part of that process.

“I know it sounds naive, because who is going to pick up that tab? But if we make it that it’s part of the planning process, we can maybe enforce the investment in it before it actually happens.”

Mr Jones said the development was not in his constituency but in Selby and Ainsty, represented by fellow Conservative MP, Nigel Adams.

However, he said he agreed with the principle of ensuring infrastructure was fit for new development, digital connectivity, micro-generation of power and insulation of new homes.

He added:

“I have raised the issue of building standards in parliament. I agree with the basic point that we need to have build standards that are fit for the future.

“It’s significantly easier to construct things during the earliest phases of a construction project rather than go back and retro-fit.

“That applies to more than just water but it certainly applies to water.”

‘Over-developed’

Liberal Democrat councillor Chris Aldred said he was frequently asked by people in his High Harrogate and Kingsley division about the amount of house-building.

He said there seemed to be too many large homes being built that were unaffordable to most local people, with no public transport, healthcare facilities or other provisions to support the growing population.

Cllr Aldred said he did not feel the planning system in the UK was fit for purpose and was too heavily weighted in favour of making profits for developers. He added:

“I really do think Harrogate and Knaresborough are over-developed. There are far too many people living in the area.

“The residents who have been here long-term are suffering because of this over-development.”

In response, Mr Jones said he had “no doubt” that more homes were needed across the country, with many people struggling to get onto the property ladder.

He said the local plan had provision for starter homes, but even creating that took a long time and would not always be popular with people who did not want to see their areas change.

He added:

“Getting the balance right between protecting areas and allowing people to get on the property ladder isn’t easy.

“I’m not sure we can say it’s over-developed. We’re certainly in a period where we have been under-developing across the country and people, I think, are very uneasy about all the work that has been done catching up on that.

“But I think if we get the right mix of houses so local people get a chance to put their roots down in their home areas and we see infrastructure developed in parallel then I think we can meet people’s needs and aspirations.”

New Pannal business park rejected

Senior Harrogate councillors have rejected plans for a new business park in Pannal as the proposal was “not viable without significant support”.

Harrogate Borough Council’s cabinet last night put the brakes on the proposals for a site off the A61 Leeds Road between the railway line and Crimple Beck.

Councillors also paused plans for a redevelopment of Dragon Road car park in Harrogate and agreed to progress with a housing plan for the Harlow Nursery site provided a new nursery is found.

It comes after council-appointed consultants BDP and Colliers undertook a study to come up with options for three brownfield sites under the Harrogate district Local Plan 2014-35.

Cllr Tim Myatt, cabinet member for planning at the council, told a meeting last night he was not comfortable with the standard of the design for the Pannal proposal.

He said:

“The options presented, which aren’t viable without significant support, are not up to a standard design with which I can feel comfortable.

“There seems little hope to producing something to the quality that I believe the site needs. I will therefore propose that we do not progress with options for the site.”

He also recommended that the employment site be removed from the local plan “at the review stage or during the creation of a new local plan on a North Yorkshire Council geography”.

The proposed layout of the employment site along the A61 near Pannal.

An officer’s report said the site could be used for high-tech manufacturing, research and development, or business headquarters. Buildings would be up to three storeys and 5,000m sq in size.

The total office space allocated for the site was 10,000m sq alongside 31,500m sq of industrial space.

The officer’s report acknowledged that any development of the site was likely to take place after Harrogate Borough Council is abolished next spring, when the new North Yorkshire Council comes into effect.

Dragon Road redevelopment paused

Meanwhile, senior councillors also decided to pause plans for development on Dragon Road car park in Harrogate.

The site could be used to create affordable flats or extra care housing.

However, Cllr Myatt proposed that the council should ensure that “adequate parking for Harrogate Convention Centre associated vehicles take primacy over site redevelopment”.

He added that the council should “pause consideration of this site until it is clear that the Harrogate Convention Centre redevelopment will be able to accommodate exhibition traffic on site”.

The cabinet did, however, approve plans to procure technical drawings and surveys into how infrastructure for the Nidderdale Greenway cycle route, which passes through the car park, could be improved.

Cllr Myatt said:

“We do certainly want to see improvements to the cycle path.

“But greater development isn’t possible until the site’s role as a car park for Harrogate Convention Centre traffic has been explored during Harrogate Convention Centre redevelopment.”

Harlow Nursery housing

The council approved plans to press ahead with housing for the site at Harlow Nursery provided a replacement nursery is found.

Cllr Myatt recommended that any sale of the site was “contingent on the relocation of the existing council nursery”.

Consultants hired by the council came up with two options for the site 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.

The Harlow Nursery site in Harrogate.

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

Cllr Myatt told councillors:

“On Harlow Nursery, we must make sure that a successful nursery relocation is prioritised and that should be explicitly referenced in our recommendations.”

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Extension of consultation

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‘Over-developed’

Dragon Road redevelopment paused

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Harlow Nursery housing