New 3,000 home settlement in Harrogate district to be called Maltkiln

Formal consultation is set to begin on a proposed new 3,000-house settlement in the Harrogate district.

The settlement, which will be larger than the town of Boroughbridge, will be built in the Hammerton and Cattal area of the district, close to York.

Harrogate Borough Council said in a news release today it was “finalising its policies and proposals for the new settlement” following earlier stages of consultation.

Its executive will consider a development plan document, which will set out the boundary for the settlement and other details, on Wednesday next week before it goes out for formal consultation.

It added:

“The development of a new settlement is a key part of the district’s growth strategy providing much needed homes and jobs in a sustainable location along the York-Harrogate-Leeds railway line.”

Wetherby real estate developer Oakgate Group earmarked the area to be known as Maltkiln for 3,000 homes in 2017.

It submitted a screening application to assess whether it needed to conduct an environmental impact assessment before submitting a formal planning application.

Cllr Tim Myatt, Harrogate Borough Council’s cabinet member for planning, said today: 

“The development plan document sets a clear and ambitious 30-year vision for Maltkiln and provides a policy framework that will enable the planning authority to lead, guide and manage how it is developed.”

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As part of the plan, the council also commissioned consultants at a cost of £20,000 to produce a “comprehensive climate strategy” for the settlement.

The council said that Maltkiln would be planned in a way which would help to to meet net-zero carbon emissions by 2038.

It said this would mean reducing the need to travel, providing walking and cycling infrastructure and improvements to public transport as well as supporting the transition to low emission private cars.

Cllr Myatt added:

“Climate change is one of the biggest challenges facing us today and one that the council takes seriously which is why we have commissioned a climate change strategy to ensure Maltkiln will be a climate resilient place, fit for the 21st Century.”

If councillors agree the plan next week, a consultation on the development plan will be held in the autumn. It would then be submitted to the secretary of state for examination.

The move to create a settlement in the Hammerton/Cattal area comes after a long running saga between Flaxby Park Ltd and the borough council.

The battle led to a High Court hearing over whether the homes should be built in Flaxby or Green Hammerton before it was finally settled in late 2020.

New plans to convert Harrogate’s former post office

Plans have been submitted to convert Harrogate’s former post office on Cambridge Street into 11 apartments and retail space.

The Post Office controversially relocated to WH Smith in 2019 amid claims by Harrogate and Knaresborough MP Andrew Jones the service was being “downgraded”. The building has stood empty since.

In November 2020, Harrogate-based developer One Acre Group submitted plans for 25 apartments and offices in the building but withdrew the application last year.

The former plans were welcomed by conservation group Harrogate Civic Society although it was concerned about a proposal to build an additional floor.

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The new scheme, which was submitted to Harrogate Borough Council this week, will keep part of the ground floor that faces Cambridge Street as a retail or commercial space.

The apartments would have either one or two bedrooms.

The building is still owned by the Post Office but this time the application has been submitted by Leeds-based property firm Priestley Group.

A planning statement attached to the application says:

“The proposed development will secure the active re-use of this longstanding vacant building with an entirely appropriate mix of uses within a town centre location that will enhance the general appearance of the building with resultant benefits for the wider streetscene and conservation area as a whole.”

 

Plan to convert 53 Bo Grove into flats

Plans have been tabled to convert the site of the former 53 Bo Grove antiques emporium and cafe into five flats.

The bohemian business on Grove Road in Harrogate closed in December 2021 after more than two years of business.

It became a hub for residents during the early coronavirus lockdowns by remaining open to sell food at a time when many supermarkets were struggling for stock.

Kyrensa Bentley, who set up 53 Bo Grove.

Now plans have been submitted to Harrogate Borough Council to convert the site, which consists of two buildings and a car park, into flats.

The proposal has been lodged by Architecture One Eight Ltd on behalf of David Birtles.

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All of the apartments proposed would be two-bedrooms.

A planning statement from the developers said the proposal would help to bring the building back into use.

It said:

“The existing buildings have fallen into disrepair and are having a negative impact on the adjacent conservation area.”

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

133 Harrogate homes set for approval after badger concerns

Plans to build 133 homes on Kingsley Road in Harrogate look set to be approved after being delayed due to badger surveys.

Redrow Homes won outline planning permission to build the development on appeal in August 2020 after it was initially refused by Harrogate Borough Council.

The company’s reserved matters application, which considers issues such as access and appearance, came before the council’s planning committee last month.

But the council delayed a decision after residents claimed there were more badger setts in the area than developers had surveyed.

As part of the application, the developer submitted two ecology studies that found there were four badger setts in the area but only one or two were still actively used.

A previous ecological study undertaken in 2019 by a different developer found no evidence of badgers.

Members of Kingsley Ward Action Group (KWAG) bought a trail cam, which is a camera that is left outside to capture the movement of animals.

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They claimed their investigation found evidence of 11 badger setts, six of which were still active.

A report due before councillors at a meeting next week refers to a study on badger setts undertaken by Dan McAndrew, the council’s principal ecologist. It says:

“The report provided is comprehensive, thoroughly assesses the current position and provides acceptable mitigation. 

“There are no badger setts on the site and the development will not cause loss or disturbance to the main sett and will only involve the temporary closure under licence of a small number of outlier setts.”

It added that mitigation measures were already in place as part of the outline approval.

Council officials have recommended that the committee approve the application at a meeting on July 12.

The proposal will see 133 homes built on the site, of which 53 would be allocated as affordable.

Second homes council tax premium plan gets mixed reception

A plan to tackle the affordable housing crisis in North Yorkshire by doubling the council tax charge on second homes has received a mixed reception.

North Yorkshire County Council has said the proposal to introduce a 100% council tax premium on all second homes in the county from April 2024 will depend on the government passing legislation in the coming months.

The move would double an average band D council tax charge for second home owners to more than £4,100 in some of the most heavily affected areas of the county.

Announcing the proposal, the authority stated it had potential to generate an annual £14m windfall to fund services and affordable housing schemes, funding for which the North Yorkshire Rural Commission identified as a significant challenge. About £1.5m would come from the Harrogate district.

Upper Dales councillor Yvonne Peacock, whose drive to introduce a council tax premium on second homes was rejected by Richmondshire District Council four years ago, said she was “absolutely delighted” by the county council’s proposal.

She said the premium would bring some rarely used second homes on to the market as “people don’t like paying over the odds for anything”, while the funding it would generate would overcome one of the biggest obstacles to building affordable houses.

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About half of the “windfall” would come from properties in Scarborough district, especially along the coast, and a further large proportion from Richmondshire, which the county council has stated would be shared with all precepting authorities, such as police, rather than ploughed directly back into the most affected areas.

A report to a meeting of the council’s executive, which is considering the proposal on Tuesday, warns that numerous concerns have been raised whether the second homes premium might encourage council tax premium avoidance, with owners transferring properties to holiday lets to qualify for discounted business rates.

Devaluing fears

The proposal has been met with open hostility by some who say it has potential to flood the housing market with properties, devaluing homes and undermining the viability of businesses which depend on second home owners.

County council Independent group leader Councillor Stuart Parsons described the move as “one of the stupidest suggestions the Tories have ever come up with”, adding it would cause more damage than good as there would be “so many loopholes people could dodge out of paying the premium as they wish”.

Restricting the premium to second homes rather than holiday lets would simply lead to the creation of “a multitude of small companies”, he added, to which owners would pay a small nominal fee to themselves to stay at their properties.

Cllr Parsons predicted the authority would see a net loss in council tax as a result and that a levy limited to 100 per cent more council tax would be “pass vaguely unnoticed” by many second homeowners.

Other local politicians have claimed some areas of the county are suffering more due to holiday lets than second homes.

Nevertheless, Councillor John Amsden, chairman of planning in Richmondshire district, said while he welcomed action, the proposed premium would be “a non-starter unless you can pin a property’s ownership down”.

He said:

“It is a step in the right direction, but the problem is now local people cannot afford many of the properties due to a rise in demand, particularly in areas with good broadband connections, after the pandemic.

“Why should we have to suffer depopulation, see our infrastructure like schools and roads dwindle and watch hospitality industry struggle to find staff due to people wanting a second home?”

Council reveals social housing plans for Harrogate, Knaresborough and Boroughbridge

Harrogate Borough Council has revealed plans for social housing at seven sites which it said would make a “small but important contribution” to the serious shortage of affordable homes.

With around 1,800 households on its housing waiting list, the council has made a push to bring forward new homes on small sites.

However, it has been criticised for not going further or faster enough to provide more homes for Harrogate’s low-income earners who are being driven out of the area by high rent and house prices.

The council’s latest plans include social housing at sites in Harrogate, Knaresborough, Boroughbridge and Huby.

The Knaresborough site off Halfpenny Close is the largest and could accommodate around 14 homes for market, social rent and shared ownership if approved. All of the properties would be classed as “affordable”.

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A total of £170,000 in government cash has been secured by the council to progress these plans, and some of the money has already been spent on site surveys.

There are also proposals for five shared ownership apartments at the former Cavendish House hostel on Robert Street, Harrogate.

The council said these apartments would be for “first time buyers unable to afford to access the property market”.

Also in Harrogate, two properties are planned for St Andrew’s Place where the council has admitted vehicular access would be “tight” on the single lane street.

Another home has been proposed for Gascoigne Crescent in the town.

On Knaresborough’s Charlton Drive, a garage site which has been described as in “very poor condition” could also become a new build.

There are also proposals for single properties on both Springfield Drive, Boroughbridge, and Kingsway in Huby.

A decision to submit planning applications for all six sites is set to be signed off by Cllr Mike Chambers, cabinet member for housing and safer communities, at a meeting next Tuesday.

A report to the meeting said the development of similar sites has been “long established” and “makes good use of the council’s landholdings”.

The report also said the council would bid for extra government funding to develop the proposals if planning permission is granted.

It added:

 “There are circa 1,800 households on the waiting list for social/affordable rented housing and circa 650 first time buyers registered for shared ownership.

“These underutilised sites will make a small but important contribution to helping meet that need.”

Plans for new plant nursery in Harrogate progress – but council refuses to reveal location

Harrogate Borough Council is pushing ahead with proposals to build a new plant nursery as a replacement for its Harlow Hill site, which will become new housing.

However, the council has refused to reveal its preferred location for the new nursery.

Around 60 homes are set to be built at the existing site, which was allocated for development in the Harrogate district Local Plan 2014-35 two years ago, although a planning application has yet to be submitted.

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 March, the Stray Ferret revealed two proposals for the site.

£50,000 consultants’ fee

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

A council spokesperson said these proposals are in the early stages and that it wanted to see whether the unnamed preferred site is “viable”.

The spokesperson said:

“To ensure we can continue to deliver and develop the award winning floral displays for which the Harrogate district is well known for and attracts thousands of visitors every year, alternative locations are now being explored.

“Following a successful bid for funding, the council has commissioned consultants to look at master planning and delivery options for the site with a focus on achieving innovative, quality design.

“The development will not be progressed in advance of certainty regarding the relocation of the nursery.”

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The spokesperson also said the housing plans will include “a range of private and affordable homes”.

The council previously spent another £50,000 on a “professional site appraisal” for the new nursery plans after holding a consultation on the future of the Harlow Hill site

One resident responded to the survey to say:

“I hope this nursery is not going to close. Don’t ruin anything with more houses please.”

Another said:

“It would be a very, very sad day if the site was sold off for housing.”

GPs ‘extremely concerned’ Knox Lane housing will put pressure on health services

The organisation that commissions local GP services has issued a strongly worded objection to a plan to build 53 homes in Bilton.

North East property developer Jomast wants to build the homes on a field off Knox Lane, in what has been a controversial and long-running planning application.

Many objections from residents in Knox and Bilton have focused on the impact of the potential new homes on roads and congestion.

Knox Lane

Knox Lane

However, NHS North Yorkshire Clinical Commissioning Group says GP practices in Harrogate are already over-saturated and have “very limited capacity” to accept another 123 patients that the new homes could bring.

The letter says:

“Having consulted with the local GP practices and primary care networks directly impacted we wish to strongly object to this proposed residential development.

“As primary care providers, the GPs and primary care networks are extremely concerned regarding any proposals for further residential development within Harrogate. The existing health infrastructure in Harrogate already operates above optimum capacity and has very limited capacity to absorb additional pressures.

“Primary care and community services within the area are already running at, or far beyond their existing capacity. This is further compounded by the fact that primary care networks practices are operating in substandard buildings limiting their ability to cope with the existing high patient demand.”

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The letter adds the application offers “no provision” for healthcare services for residents, but approved, Jomast should make a payment to the CCG through a section 106 agreement.

The CCG has used an NHS formula to calculate that the developer should pay £63,974, which will be spent by GP practices.

But it warns that this figure would only make up a small part of what is required by GPs.

A spokesperson for Jomast’s planning consultant Spawforths said it is currently considering the comments from the CCG and will issue a response in due course.

Latest blow

The objection from the CCG is another blow for the developer’s hopes of building the scheme in its current form.

Last month, North Yorkshire County Council said the layout of the development was ‘not acceptable’ and the plan should be refused unless the developer agrees to pay to widen the road.

Spacious new village homes available to move into next month

This article is sponsored by the Oakapple Group.

Nestled between Ripon and Thirsk lies the quintessentially English village of Rainton, complete with a cricket club, green and pub.

This idyllic rural setting provides the perfect location for Robinson’s Fold, a small development of 15 three, four and five-bedroom family homes.

As village locations remain in huge demand, the majority of the properties have now sold.

However, there is still an opportunity to own your dream house in the country, with three beautiful new spacious homes available to move into late next month.

Lucy Collinge, new homes marketing executive at Linley & Simpson, the agent selling the properties, said:

“The developers – Oakapple Homes – have done some incredible builds around North Yorkshire. They are known for building large, quality family homes.

“Internally the proportions of the houses at Robinson’s Fold are really quite substantial. The specification is high quality with stunning fitted kitchens, tiled bathrooms and ensuites, oak flooring in the hallway and one reception room, underfloor heating to the ground floor and bi-fold doors all coming as standard.”

A showstopper kitchen and dining room space.

The Newburgh – Plot 12

The Newburgh is a stylish four-double bedroom home with an adjoining garage.

Key features

• 4 bedroom detached family home
• Fitted shaker style kitchen with Bosch integrated appliances
• Private rear turfed garden
• Open plan dining kitchen with bifold doors to rear garden
• Master bedroom with ensuite shower room

The Studley – Plot 13

Constructed in artstone, The Studley is a superb executive home with five double bedrooms and an integral garage.

Key features

• 5 bedroom detached family home
• Fitted shaker style kitchen with integrated Bosch appliances
• Private rear turfed garden
• Open plan dining kitchen with bifold doors to rear garden
• Master bedroom with ensuite shower room and dressing room

The Studley is available now.

The Studley – Plot 14

Constructed in brick with artsone cills, this is also a substantial executive home with five double bedrooms and an integral garage.

This home backs onto open countryside and enjoys unspoilt and open views from the rear bedrooms.

Key features

• 5 bedroom detached family home
• Fitted shaker style kitchen with integrated Bosch appliances
• Private rear turfed garden
• Open plan dining kitchen with bifold doors to rear garden
• Master bedroom with ensuite shower room and dressing room

A beautiful entrance and staircase.

When it comes to deciding what type of property to buy, Miss Collinge said the benefits of new homes “are endless”. She said:

“They have 10-year warranties. That’s two years with the builder, where they will come out and address any issues that might arise. For the next eight years it’s covered by an insurance backed warranty picking up anything structural.

“Another benefit is the affordable running costs. I think that’s such an important factor for purchasers at the moment with the cost of living continuing to rise. New build properties also come with all manufacturers guarantees on these appliances and heating systems.

“Self-builds, home improvements and renovations are difficult at the moment due to the cost. So new builds are fantastic in terms of buying something you can go straight into, live in and enjoy.

“All the evidence, as well as our own research, highlight that flexible working patterns are very much here to stay. No longer is working from home a novelty – it’s now very much a growing lifestyle choice. The majority of the properties incorporate a home office and super-fast broadband in response to this.

“In Yorkshire and across the UK, COVID-19 has rebooted the property market. One of the few positives of the pandemic is that it has catapulted the idea of home-working from the edge of employment activity, into the mainstream.”

A living room perfect for those cosy nights in.

Sean Mayes Development Director at Oakapple said:

“Recent events have made us all reflect on what is important in our lives. A sense of community, work/life balance and the need for open space away from the crowd are still very much at the forefront of our minds.

However, as the world starts to open up again, connectivity is also high on the checklist. Rainton offers the best of both worlds thanks to its convenient location.

It is close to the junction of the A1 and A168, providing the commuter with options when travelling by car. Central Harrogate and York are 16 and 25 miles to the south respectively and Leeds is 38 miles away.

For longer journeys, the nearest train station is Thirsk which is just 7 miles away. From here, it is possible to catch direct trains to Leeds, London, Manchester Airport, Sunderland and York”.

In conclusion, Miss Collinge added:

“Rainton has got a lovely village green and a maypole and it certainly looks the part.

“You head over the bridge back to Ripon and you’re also a stone’s throw away from Thirsk. You’re bang in the middle. You’ve also got great transport links on the doorstop giving seclusion without remoteness. Rainton really is a stunning village in a fabulous location – the perfect place to buy a new home.”

Developers appeal Harrogate working men’s club flats plan

Developers behind plans to convert a former Harrogate working men’s club into flats has appealed a council decision to refuse the proposal.

The National Reserve Club, on East Parade, formally closed in July following a unanimous resolution from its members last year. It was also known as ‘The Nash’.

The organisation had been registered as a working men’s club since July 11, 1913, when it was known as the Harrogate Battalion National Reserve of the West Riding of York Club.

ID Planning, which submitted a plan to convert the club into flats on behalf of Ashleigh and Caroline Wells, said in its application that the scheme would provide a viable use for the building.

However, Harrogate Borough Council rejected the plan in May this year.

The council said in its refusal that the owner had not been able to prove that it was no longer viable before submitting planning permission.

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Now, the developers have launched an appeal to the government’s Planning Inspectorate to challenge the decision.

It said in a statement to the planning inspector:

“Based on the assessment provided, it is considered that the reasons for refusal of the planning application given by Harrogate Borough Council are unfounded and the proposed development accords with all relevant local and national planning policy.”

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

Demise of working men’s clubs

Working men’s clubs were once the heart of the community across the country but many have faced dwindling membership numbers with some forced to close.

The Nash never reopened after the first covid lockdown two years ago.

It had 28 members at the time and donated its remaining cash to charity.

However, other Harrogate clubs such as The Londesborough Club and Bilton WMC are still going strong.

Read Harrogate historian Malcolm Neesam’s history of the town’s working men’s clubs here.