Rise in empty homes adds pressure on Harrogate district housing market

The number of empty homes in the Harrogate district has increased post-covid despite the district’s severe shortage of affordable housing.

Harrogate Borough Council figures show there are currently 801 properties that have stood empty for more than six months – up from 758 in February.

There are also 204 properties that have been empty for over two years, while 30 have been vacant for over a decade.

This comes at a time when housing is in desperate need, with high property prices and a national decline in real wages forcing residents out of Harrogate, which remains as one of the most unaffordable places to live in the UK.

There are also around 1,800 households on the council’s housing register.

The council said it has continued efforts since introducing an empty homes strategy in 2019, although it added much of the responsibility to ensure these properties don’t put pressure on the housing market was on homeowners themselves.

It said in a report: 

“The council has agreed to pursue enforcement action where necessary as part of the empty homes strategy.

“Empty homes represent a wasted housing resource; they also pose other problems for local authorities, owners, neighbours, emergency services and the environment.

“They are often a blemish on an area and can be subject to vandalism and anti-social behaviour.”

The council has carried out enforcement action on several empty properties through compulsory purchase orders which allow it to take ownership without the consent of the owner.

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However, the council’s first step is to always make an offer to buy these buildings.

It has set aside £2.5 million for this and has recently proposed to buy three buildings on Almsford Road, Rawson Street and Hartwith Drive in Harrogate, and one on Kings Road in Knaresborough.

The council said there is “no guarantee” that an empty homeowner will agree to sell and that in order to take enforcement action the authority must demonstrate it has “exhausted all efforts” to return the property to use.

It said:

“This includes enabling the empty homeowner to sell their home voluntarily.

“In cases where an offer is refused this forms the basis of reviewing further enforcement action such as compulsory purchase, enforced sale or an empty dwelling management order.”

Why are homes left empty?

There are numerous reasons properties can lie empty. In some instances, landlords cannot afford to renovate their property to sell or rent out.

Properties may also have been inherited and the new owners don’t know what to do with them. Rentals can also fall below safety standards which means they sit vacant until the problems are fixed.

What else can be done? 

As well as carrying out compulsory purchase orders, the government has also given councils powers to charge an additional 100% council tax on properties that have been empty for two years.

Empty dwelling management orders can also be issued for long term empty properties that are attracting vandalism and causing a nuisance to the community.

Flaxby modular housebuilder acquires site in Hastings

Flaxby-based modular house builder ilke Homes has bought a site in Hastings to develop 140 affordable properties.

The 12.35-acre site already has outline planning permission and was previously owned by Hastings Borough Council.

Work is expected to start in autumn this year ahead of completion in 2024. A total of 84 homes will be ‘zero carbon’ and powered by renewable energy.

The company, which has 500 employees, builds homes at its factory on Flaxby Moor Industrial Estate near Knaresborough that are then delivered across the UK.

Tom Heathcote, executive director of development at ilke Homes, said:

“We have enjoyed working closely with Hastings Borough Council’s Estates Team and the local authorities planning department to bring forward our proposals for the site at Harrow Lane.

“Subject to the clearance of pre-commencement conditions, we are excited to commence on site later this year.”

Cllr Maya Evans, deputy leader and portfolio holder for housing at the council, added:

“We are very impressed with ilke Homes, who have gone above and beyond in ensuring 84 homes are zero carbon.

“This means the energy they use will be 100 per cent renewable, on top of fabric first sustainable building materials.”

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Free business workshop in Harrogate

ActionCOACH Harrogate is hosting its second free business workshop at Starling Independent Bar Cafe Kitchen on September 7.

It’s been designed for business owners who want “a more manageable, more profitable business that can work without them”.

Andrew Joy will talk delegates through the ActionCOACH 6 steps model that’s used by many companies around the world.

The free morning of business coaching will include marketing concepts, sales promotion and profit-building systems.

To register visit here.

Harrogate estate agent records £15m turnover

Business Breakfast is sponsored by Harrogate law firm Truth Legal. 

Company accounts show Linley & Simpson recorded a turnover of £15m in the year ending 31 December 2021, up from £11.7m in 2020.

Pre-tax profit was £2.81m, compared to £2.86m the previous year, while operating profit before depreciation and amortisation was £4.67m, up from £3.95m.

The group completed seven acquisitions during the period, with five share purchases and two trade and asset purchases.

The group’s residential portfolio increased from 11,477 to 12,515 during the year, primarily driven by its acquisitions.

The company is planning to expand its land and new homes department to cover the whole of Yorkshire and the Humber from its 23 offices.

David Waddington, the agency’s director of land and new homes, said:

“Having grown into the largest land and new homes agent in the area, we now have a strong launch pad for taking our services to house builders in new territories.”

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Digital marketing graduate scheme announced

Harrogate digital agency group IDHL has welcomed 14 new starters to its biggest ever graduate training programme, which will be run from its Harrogate, Leeds and Manchester offices.

The 12-month specialist digital development programme for graduates has a goal of attracting new talent and investing in the training and development of entry level candidates.

The graduates will undergo training and get first-hand agency experience in other digital marketing service specialisms such as 6technical SEO, copywriting and digital PR as well as web development and design.

Graduate training manager Giacomo Palmieri said:

“I am proud to see this graduate scheme grow, with our successes and learnings in Paid laying solid foundation for the wider teams.

“When we started this programme, we had just one graduate candidate in place at a time, but this year we’ll have four people in Paid Media alone, and a further ten across other areas of the business. It’s so great to see.

“Our six alumni have become key to the day-to-day running of our team, and one has recently been promoted to senior executive.”

Kingsley residents suffering construction dust call on council to tackle developers

Residents in Harrogate’s Kingsley ward say construction traffic has left them worrying about harmful dust and air pollution — but a “weak” Harrogate Borough Council has done little to clamp down on developers. 

Over 700 homes will eventually be built in the ward by five different developers but Kingsley Road and Kingsley Drive are accessed off the busy Knaresborough Road.

This has led to lorries and trucks driving through residential roads to get to the building sites.

Residents say the construction traffic has resulted in vast amounts of dust and dirt from lorries ending up on roads, cars and houses. They say it’s so bad they worry they’ll have to wear masks to protect themselves.

Gary Tremble, from Kingsley Ward Action Group (KWAG), said:

“We have complained for over three years yet to this day the wagons travel down our residential street spewing out dust in summer and dirt in winter, we now even have fully laden uncovered wagons taking dirt into the developments.”

Mr Tremble believes the dust is made up of PM10, an air pollutant typically seen on building sites. When breathed in, it can penetrate deep into the lungs.

Exposure to high concentrations of PM10 has been linked by scientists to asthma attacks, high blood pressure, heart attacks and strokes.

‘We’ve been ignored’

When a development receives planning permission from HBC, conditions are attached that stipulate how housebuilders will minimise the impact of issues including dirt and dust.

This sometimes involves making sure there are onsite wheel cleaners and covering wagons that are carrying materials or waste.

Mr Tremble added:

“We’ve made hundreds of complaints to Harrogate Borough Council but enforcement but are weak. They don’t do anything and we’ve been ignored.”

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The issue of how effective the council’s planning enforcement team was raised at a council meeting this week.

Conservative councillor for Old Bilton, Paul Haslam, said he and other councillors had received complaints from KWAG accusing the council’s planning enforcement team of not ensuring that conditions were being upheld.

Conservative councillor for the Washburn ward, Victoria Oldham, asked Cllr Haslam if he thought HBC’s planning enforcement team was acting on complaints from residents “in a timeous manner”.

Cllr Haslam said he was concerned that enforcement officers “don’t have enough support”. He said:

“Quite clearly, guidelines are being flaunted [sic] by the developers. We need to make sure we are seen to protect our residents.”

‘Addressing the concerns’

In response to KWAG, a Harrogate Borough Council spokesperson said:

“We are aware of concerns relating to dust from HGVs entering and exiting the development(s) on Kingsley Road and have allocated a case officer to address these concerns.

“We have discussed the matter with the county council and the developer and have reminded them of actions they must maintain as per the conditions of the planning permission.

“These actions have been actioned – as well as some further recommendation, including road sweeping – by the developer and we will continue to closely assess this situation to ensure they continue to do so.”

Plans to convert Harrogate post office into flats withdrawn

A developer has withdrawn plans to convert Harrogate’s former main post office into 11 flats.

The Post Office on Cambridge Road 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 on the site but withdrew the application last year.

Its plans had been welcomed by conservation group Harrogate Civic Society although it was concerned about a proposal to build an additional floor.

Fresh plans to convert the building into 11 flats were tabled by Leeds-based Priestley Group to Harrogate Borough Council in June this year.

However, the proposal has now been withdrawn.

A planning statement attached to the application said:

“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 street scene and conservation area as a whole.”

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Calls to tackle construction vehicles who cause ‘misery’ in Harrogate

A councillor says more should be done to tackle construction vehicles that are making people’s lives a ‘misery’ in residential areas.

There has been an unprecedented levels of housebuilding in the Harrogate district in recent years, which has resulted in an increasing number of trucks, lorries and other construction traffic going to-and-from sites.

At a Harrogate Borough Council meeting last night, Conservative councillor for Old Bilton, Paul Haslam, queried what more the council could do to support residents dealing with disruption.

When a development receives planning permission, conditions are attached that stipulate how housebuilders will minimise the impact of issues such as noise and dust.

But Cllr Haslam said he and other councillors had received complaints from residents that the council’s planning enforcement team was not ensuring that conditions were being upheld.

Cllr Haslam said:

“I’m very concerned at the moment about some building work that’s going on in Harrogate, where it’s close to existing properties. [The housebuilders] have been given permission to build, not to make their lives a misery.

“How can we help officers enforce conditions to ensure that development is conducted in a safe and healthy way?”

He added:

“I have potential building on the edge of my area at the moment. The people who live next to it will have 10 years of disruption.”

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In response, Conservative councillor for Killinghall and Hampsthwaite, Michael Harrison, suggested council officers should meet with the directors of housing companies so they can better understand “how much work they need to do” to support people who live next to building sites.

Conservative councillor for the Washburn ward, Victoria Oldham asked Cllr Haslam if he thought HBC’s planning enforcement team was acting on complaints from residents “in a timeous manner”.

Cllr Haslam said he was concerned that enforcement officers “don’t have enough support”. He said:

“Quite clearly, guidelines are being flaunted by the developers. We need to make sure we are seen to protect our residents.”

170-home plan ‘not right’ for Knaresborough, says town councillor

A 170-home development in Knaresborough which was rejected by the government “was not right” for the town, says a local councillor.

Planning inspector Chris Baxter refused the proposal, which was earmarked for Water Lane in the town.

The decision is the latest refusal for landowner Geoffrey Holland, who has twice sought permission from Harrogate Borough Council to build on the site.

Cllr Andy Bell, a Liberal Democrat who sits on Knaresborough Town Council, said the town had already “done its bit” to increase housing stock.

He said:

“I was pleased to speak against this development both at Harrogate Borough Council planning and at the appeal in front of the Planning Inspector.  

“This development is not right for the town, and wider than that Knaresborough has done its bit to increase the area’s housing stock without a comparable improvement in infrastructure.  

“It’s impossible to get a NHS dentist in Knaresborough already.”

Following its latest rejection in August 2021, Cunnane Town Planning took the council’s decision to appeal on behalf of Mr Holland.

It said that there were “no significant or demonstrable adverse impacts that would arise as a consequence of the development”.

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However, the borough council said the scheme had a number of “fundamental” issues.

In his decision notice, Mr Baxter dismissed the developer’s appeal on the grounds that the plan was outside the development boundary and would still have “significant harm” on surrounding areas.

Mr Baxter acknowledged that the scheme had “adequate affordable housing” and would not have an impact on highways safety, but added that it still had issues.

He said in a decision notice published last week:

“The proposal would not have a detrimental effect on highway safety and adequate affordable housing would be provided within the scheme. 

“However, these matters and the benefits described above would not outweigh the significant harm I have identified with regards to the effect on the surrounding area and future users.”

Government rejects plans to build 170 homes in Knaresborough

The government has rejected plans to build 170 homes in Knaresborough.

Landowner Geoffrey Holland’s application would have seen homes built on Water Lane in the town.

The decision is the latest refusal for the developer, who has twice sought permission to build on the site.

Harrogate Borough Council rejected the latest proposal in August 2021 after planning officers said the scheme had a number of “fundamental” issues.

However, the developer took the council to appeal over its decision and said there were no “significant impacts” that would be caused by the development.

‘Unsatisfactory scheme’

Kate Broadbank, the council’s planning officer, told a planning committee meeting in August 2021 that the scheme had a number of issues to resolve.

She said:

“One of the site allocation requirements is the provision of a circular recreation route – and this has been provided around the edge of the site.

“However, it is considered to be unsatisfactory, as it is a narrow path between the site boundary and side elevations of dwellings, meaning it is not very well overlooked and would not provide a safe, attractive route.

“The same situation occurred around the open space and children’s play area where houses backed onto this.

“The applicant has tried to overcome this by turning some houses around to face onto the path and play area, however, this has led to an issue with rear gardens now backing onto the streets.

“On the whole, the scheme is considered to lack character or a sense of place.”

Cunnane Town Planning, which lodged the appeal on behalf of Mr Holland, said there were “no significant or demonstrable adverse impacts that would arise as a consequence of the development”.

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However, Chris Baxter, planning inspector, dismissed the developer’s appeal on the grounds that the plan was outside the development boundary and would still have “significant harm” on surrounding areas.

Mr Baxter acknowledged that the scheme had “adequate affordable housing” and would not have an impact on highways safety, but added that it still had issues.

He said in a decision notice published this week:

“The proposal would not have a detrimental effect on highway safety and adequate affordable housing would be provided within the scheme. 

“However, these matters and the benefits described above would not outweigh the significant harm I have identified with regards to the effect on the surrounding area and future users.”

Harrogate district house prices fall £6,000 on last month

Average house prices in the Harrogate district fell by £6,000 in a month, according to latest government figures.

Data released by the Land Registry shows that from April to May the average price of a property dropped from £332,641 to £326,123.

However, the figures also reveal that prices have increased year on year.

Since May 2021, the average cost of a property has increased by 7.4%. Buyers could purchase a house for £303,528 last year.

By comparison, a property in Leeds could be bought for £229,139 in May this year.

The number is also a drop on last month by £604.

Average house price increased by 13%

The average cost of a home in the Harrogate district is slightly above that for the country.

Across England, latest figures show that the average price is £303,278.

This is up 13.1% on May last year.

In a statement, the Land Registry said:

“England house prices grew by 13.1% in the year to May 2022, up from 11.6% in April 2022. England house prices were growing faster than the UK annual rate of 12.8% in the year to May 2022.

“The South West was the fastest growing region with annual growth of 16.9% in the year to May 2022. The lowest annual growth was in London, where prices increased by 8.2% over the year to May 2022.”

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Plans approved to convert 53 Bo Grove into two flats

Plans have been approved to convert part of the former 53 Bo Grove antiques boutique and cafe into two 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.

Now, a plan to convert part of the building into two flats has been given the go-ahead.

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

A planning statement tabled to Harrogate Borough Council 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.”

A separate proposal to convert another part of the building into three flats was refused over concerns that the scheme “would not provide adequate natural light” into rooms in the flats.

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