‘Let’s make the best of it’: Hopes and fears for 3000-home Maltkiln settlement

Heated public meetings, protests outside council offices and legal challenges in the high court couldn’t stop Harrogate Borough Council from deciding that 3,000 homes should be built around the villages of Cattal, Green Hammerton and Kirk Hammerton.

The decision was mired with suspicion and ill feeling but now residents are trying to look ahead to how the project can work for them and the people who will eventually live there.

The cold-sounding “new settlement” has been given the more homely title of Maltkiln and a draft document has been published that outlines how the the 3,000 homes along with roads, schools, shops and public spaces will develop over the next few decades.

‘Inevitable’

Since 2016 the name Green Hammerton became synonymous with the new settlement, usually in debates that pitted the merits of developing land there versus Flaxby, which is closer to Harrogate and Knaresborough.

The council’s preferred option for the settlement is now centred around Cattal railway station, on the other side of A59 from Green Hammerton.

Chris Hay and James Veitch are shareholders of Green Hammerton’s Post Office, which also serves as a shop, newsagent and soon-to-be cafe.

The two have a grudging acceptance that the homes will be built but are concerned that Maltkiln will erode the village’s identity, which stretches back to Domesday times.

Green Hammerton

They have already seen Green Hammerton, population 675, swell with three new build housing schemes in recent years.

Mr Veitch said:

“The word inevitable comes to mind but you have to be grown up and make the best of it”.

Not a village

A development plan document (DPD) drawn up by Harrogate Borough Council includes a vision for what Maltkiln will eventually become, which is a “garden village with a distinctive identity where people want to live, work and spend time”.

It conjures up a pastoral scene but with an eventual population larger than Boroughbridge, calling Maltkiln a village is misleading to some.

Mr Veitch said:

“They call it a village don’t they? How on earth can you call a 3,000 development a village? It’s a town, not an insignificant one at that. It will be big enough to create traffic jams on the A59”.

3,000 new homes is likely to result in at least 6,000 cars. Mr Veitch fears that much more investment in Cattal Station is required if commuters are going to leave their cars at home.

Cattal Station

He added:

“There will be a lot of commuting, that’s the bottom line. The A59 will be busy and the railway will not increase its capacity much more than what it is. I don’t buy the argument that it’s a hub where you can transport 10,000 people to anywhere.

“People will still use their cars, anyone who suggests otherwise is naive.”

Fresh blood

Keith Welton and his wife Val have lived in Cattal for 16 years, close to the railway station that the developer Oakgate Group hopes will be one of the unique selling points of Maltkiln.

With homes set to be built in green fields that currently surround the family home, Mr Welton might be forgiven for feeling negative or even bitter about the development.

However, he’s taking a pragmatic approach and sees several benefits that it could bring to the area and the people who live in the villages.

Serious infrastructure investment is promised in the DPD, including improvements to the dangerous Whixley crossing on the A59. Cattal Station already saw £10m of investment in 2020 to increase the number of trains to Harrogate and York.

Kirk Hammerton will also be impacted by Maltkiln

Mr Welton has seen his children and their friends priced out from living locally and he hopes affordable housing can inject some younger blood into the area.

He also hopes the new North Yorkshire Council will be firm with the developers and ensure that affordable housing genuinely is affordable.

Mr Welton said:

“There’s an acute need for affordable housing. Many of our young people come out of university and want to go to Leeds, Manchester or London. They settle down, and they want to come back. We need to capitalise on that talent and make housing available for them.”

“I’m 74 and you can’t have a village full of 74 year olds!”

‘Make the best fist of it’

A criticism of HBC for choosing Green Hammerton over Flaxby was a perception that its residents will be heading in one direction towards York for work and leisure.

But Mr Welton said the majority of his family’s trips are to Harrogate to visit restaurants or the theatre.

He believes Flaxby is “one of the most desirable commercial sites in the whole of North Yorkshire” and that homes built next to a noisy motorway would have made it a poor choice for housing.

He added:

“I do think the location for Maltkiln makes sense. It’s now up to people to make the best fist of it. It’s easy to be negative. We should turn those energies around to get the sort of development that will be an exemplar and people think, wow”.

Climate emergency

The DPD for Maltkiln is 88 pages long and the words ‘climate change’ are mentioned on 36 of them.

It’s clear that HBC hopes the settlement will differ from every other large housing scheme in the district it has approved in recent years that have done little to tackle the climate emergency or help the council reach its emission reduction goals.

The government is set to ban gas boilers in new build homes from 2025. It means the homes in Maltkiln should be powered by renewable energy sources such as heat pumps or solar panels.

The document also claims the development will offer a “biodiversity net gain”, which is a planning phrase that means it will leave the environment in a better state than it was before the homes were built.

But when Maltkiln will involve concreting over vast swathes of green fields, it’s an ambition that could appear impossible.

Land in Cattal earmarked for development

Arnold Warneken, Green Party councillor for Ouseburn on North Yorkshire County Council, said he hopes the developer can be influenced to ensure go further than government regulations around the environment.

He said:

“It’s really, really important we don’t get into lip service and tokenism around biodiversity but it’s going to happen so let’s make sure it happens for best of our community, not just stand back and say I don’t agree with it.”

He added:

“The solution is not to concrete over it, but then the scenario is where do you build the houses? Some people say brownfield but people underestimate the biodiversity of brownfield sites, nature gets everywhere”.

Council’s legacy

Harrogate Borough Council will cease to exist in less than a year’s time but arguably the biggest decision it made during its existence was deciding to change the face of Green Hammerton, Kirk Hammerton and Cattal forever with the new settlement.

How successful Maltkiln will turn out could be HBC’s ultimate legacy.

Spofforth housing developer requests £23,000 in council appeal costs

A developer has asked Harrogate Borough Council to pay £23,000 in costs after it won a planning appeal against the authority.

Yorkshire Housing Ltd took the council to the government’s Planning Inspectorate after it refused a proposal for 72 homes on Massey Fold in Spofforth.

The developer already had outline permission to build on the site, but councillors turned down an application that finalised the appearance and landscaping details in November 2020.

At the time, councillors said the plan would have a “detrimental urbanising impact upon the character and setting of Spofforth”.

A planning inspector sided in favour with Yorkshire Housing and gave the go-ahead for the scheme in October 2021.

Now the council has confirmed that the developer has submitted a request for costs totalling £23,278 for the appeal.

Read more:

The developer sought costs from the council after it said the authority had “unreasonably delayed” the housing development.

Council officials asked the inspector dismiss the request. But the government awarded costs against the authority.

Local concern

The decision to approve the scheme followed concerns from local residents over the design and that the housing would not be in keeping with the village.

More than 300 local people and organisations, including Natural England and Yorkshire Wildlife Trust, raised concerns about the development.

Shirley Fawcett, chairman of Spofforth with Stockeld Parish Council, wrote to Prime Minister Boris Johnson appealing for help in challenging the development.

However, Siobhan Watson, the government planning inspector, said she found the council’s reasons for refusal “vague and illogical”.

She said:

“Given the site’s planning history, I find the council’s refusal of the application and subsequent defence of the case to be both vague and illogical. 

“I consider that the development should have been clearly permitted and that the council produced vague and generalised assertions about the proposal’s impact which are unsupported by objective analysis.”

Plan to convert former Markington pub into house

Plans have been lodged to convert a former Markington pub into a house.

The Cross Keys Inn, High Street, closed in 2016 after declining turnover and profitability.

Now, plans have been tabled to Harrogate Borough Council to convert the pub into a home.

ID Planning, who have lodged the plan on behalf of Leeds-based Lotherton Property Services, said in documents submitted to the council that the building had been extensively marketed.

It added that potential buyers had little interest in reopening the pub.

The documents said:

“No party expressed any interest whatsoever in reopening it as a public house or indeed any other use other than residential.”

The proposal would see the former pub converted into a four bedroom house along with three car parking spaces.

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

Read more:

 

Two primary schools planned for new 3,000-home Harrogate district settlement

Two primary schools and land for a secondary school form part of proposals for a new 3,000-home village between Harrogate and York.

The settlement, to be named Maltkiln, will be built in the Hammerton and Cattal area. New details of the major scheme have been revealed this week.

A development plan document from Harrogate Borough Council shows there are proposals for two 420-place primary schools – one of which would be able to expand with room for 630 pupils.

The plan also said because the village is not large enough to “generate sufficient pupils” for a secondary school, around £10.5 million would be provided to fund an expansion of 11 new classrooms at Boroughbridge High School.

However, it added that land within Maltkiln has been designated for “future secondary provision should this be required in the future”.

The plan said: 

“The council has been working with the education authority, North Yorkshire County Council, in order to identify the educational infrastructure required to support the level of growth proposed in Maltkiln.

“NYCC have indicated that the development is not projected to generate sufficient numbers of pupils to warrant the need for a secondary school on-site.

“Nevertheless, for the proper and long-term planning of the area, the council consider a cautious approach should be taken and have safeguarded land for a secondary school if it is needed.”

Read more:

It is estimated that more than 8,000 residents will occupy the village, which may not be completed until at least 2038.

A six-week consultation on the development plan document is planned for October, when residents will be asked to share their views on areas including roads and public transport.

After this, the document will then be submitted to the government for public examination.

Maltkiln is centred around Cattal train station which links York, Harrogate and Leeds – and Harrogate Borough Council hopes this location will “steer development away” from residents living in surrounding villages who have objected to the proposals.

The council also said facilities including shops, employment space and a GP surgery should be built around this central location.

It said: 

“A new community of over 8,000 residents will generate a need for significant new local facilities and these should be located at the heart of the settlement directly adjacent to Cattal railway station.

“The mixed-use local centre will provide a diverse and vibrant space at the heart of Maltkiln.”

A meeting of the council’s cabinet will be held next Wednesday when senior councillors will be asked to agree to the launch of the consultation on the development plan document.

A report to the meeting said the publication of the plan is a “key milestone” and that once approved it will provide “a 30 year vision for Maltkiln”.

The report added: 

“The development plan document provides the starting point to guide the development and delivery of Maltkiln.

“Proposals will need to go through the planning application process and there will be further opportunities for communities and stakeholders to be involved in more detailed master-planning.

“The council is also exploring a range of governance and stewardship options to ensure that residents will have a say in how community facilities are run.”

Final approval for 133 Harrogate homes

Plans for 133 homes in one of Harrogate’s fastest growing areas have been granted final approval after concerns shifted from the discovery of badgers to road safety.

Harrogate Borough Council initially rejected the Kingsley Road plans in 2019, but the authority was forced to reconsider the proposals after its decision was overturned at appeal.

Final plans were then submitted by the developers Redrow, however, local residents brought the development to a halt after using night vision cameras to discover six out of 11 badger setts in the area were active.

A wildlife consultant for Redrow told a council meeting today that after further badger surveys and through mitigation measures there would be “no damage or danger” to the protected mammals.

And while this allayed the concerns of councillors, their attention soon shifted to the safety of pedestrians on Kingsley Road on Bogs Lane.

Read more:

A new footpath connecting the two roads has been promised by the developers of another housing site in the Kinglsey area which overall is facing the construction of around 600 new homes.

However, detailed plans for the footpath have yet to come forward.

Cllr Hannah Gostlow said road safety was a “huge concern” and that having seen a mother and two children try to navigate the road earlier today, the “risk to life” was clear.

She suggested a temporary footpath be built within the Redrow site – and the developers agreed to submit proposals for this should the other footpath on the opposite side of Kingsley Road not be built before the new homes are.

Cllr Pat Marsh described the road as “very dangerous” and said a solution for pedestrians had to be treated as a priority.

She said: 

“The footpath opposite has still not been delivered and that is going to be very difficult, whereas the developers here have got an opportunity to do something within their own site.

“No one is asking for a fancy footpath, but one that means people can come off that road safely.”

Also at today’s meeting, John Hansard, a member of the Kingsley Ward Action Group, made repeated complaints about the disruptions that residents have faced from construction sites in the area as he also called on the council to step up enforcement action on developers.

He said: 

“We have had nearly five years of constant construction from developers intent on avoiding any safety measures for residents and when we complain to enforcement they do nothing.

“Trucks continue to leave the sites with uncovered loads, depositing waste all over Kingsley Road.

“We have also had three developments all of which were supposed to have wheel washing machines in situ, yet none have.”

Mr Hansard received sympathy from Cllr Marsh who agreed that the Kinglsey area has “suffered far too much”.

She said: 

“Hopefully this is the end of these developments here.”

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.”

Read more:

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.

Read more:

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.

Read more:

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.

Read more:

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.

Read more:

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?”