A developer has appealed a decision to refuse a plan to redevelop a retail unit on Harrogate’s James Street to create three flats.

The application was made by Leeds-based company SJM Cotech Ltd and included plans to create a three storey extension for the flats to the back of the site and create two ground floor retail units.

The developer revised the plans after submitting them in May 2021, which initially outlined proposals for four flats.

It said in documents submitted to the council that the proposal would help to “deliver a high quality residential scheme” for the town.

However, Harrogate Borough Council refused the plans in February this year.

Read more:

• Four flats could be built above James Street shop in Harrogate
• Final backing for 72 homes in Spofforth

The property is located at 16 James Street, near the cut-through to the Victoria shopping centre. It fronts both on James Street and on Market Place to the rear. It was previously home to Thomas Cook, the travel agent.

Council officials said the proposal would fail to enhance or preserve the character of the conservation area.

In a decision notice, the council said:

“The rear historic offshoot is considered a heritage asset. The proposal seeks to remove and replace this without suitable justification.

“The proposal therefore would fail to enhance or preserve the character and appearance of the host building and Harrogate Conservation Area.”

It added that the proposal would “result in poor levels of natural daylight to all apartments”.

SJM Cotech Ltd has since taken the refusal to the government’s Planning Inspectorate.

A planning inspector will decide on the proposal at a later date.

Candidates standing for the upcoming North Yorkshire Council elections were quizzed by an audience in Harrogate last night.

The Stray Ferret held an election hustings chaired by editor John Plummer at the Wesley Centre ahead of a landmark polling day for the town.

Questions on housing and congestion featured heavily on the night, as well as the environment, the Stray and a Harrogate town council.

Voters will head to the polls on May 5 to elect councillors to the new North Yorkshire Council.

The election will be the last before the authority replaces North Yorkshire County Council and seven district councils, including Harrogate Borough Council, in what will prove to be the biggest shakeup in local government since the 1970s.

Labour, the Liberal Democrats, Green Party and Independents all attended the hustings on Tuesday evening – but the Conservatives declined.

You can watch the full hustings below.

Housing and congestion

The candidates first faced a question on how they would ensure roads and local services could cope with ongoing housebuilding in Harrogate.

Labour’s Chris Watt, who is standing in Fairfax and Starbeck division, said:

“The first thing I would do is work with local residents to oppose housing developments where there is not adequate infrastructure.”

He pointed to developments on Kingsley Drive as an example.

Meanwhile, the Liberal Democrat candidate for Fairfax and Starbeck, Philip Broadbank, said he felt the council should encourage more people out of cars.

He said:

“We have to encourage people to get out of there cars and use them less.

“We also need investment in public transport.”

(From left) Bill Rigby, Chris Watt, John Plummer, Philip Broadbank and Sarah Hart.

Bill Rigby, who is standing for the Green Party in Killinghall, Hampsthwaite and Saltergate, said the number of cars on the road needed to be reduced.

“The main way you can reduce the traffic is by reducing the number of cars.”

Sarah Hart, Independent candidate for Harlow and St George’s, said:

“We need the right homes in the right places.

“We need more homes for local people who work here. And they should be in suitable locations.”T

Town council and the Stray

Meanwhile, the candidates were also asked about how the Stray would be used under the new council and who would look after it.

Mr Watt said:

“There should be a local community work on the Stray.”

He added that people should be involved in what happens with the Stray and what events are held on it.

Mr Rigby agreed that local people should be involved in deciding what happens with the Stray.

“I agree that the community should be involved in its management.”

He added that he would support the introduction of a town council to take control of the Stray.

Ms Hart agreed that the community should look after the Stray and supported creating a Harrogate Town Council.

“If there is a Harrogate Town Council, then they should protect it.”

Mr Broadbank said that the Stray was “unique” and added that Valley Gardens should also be considered for events too.

Hustings in full

The candidates also fielded questions on a Killinghall bypass, the environment and opposition parties working together.

You can watch the full debate below.

Demolition work has started on the Dunlopillo office block in Pannal which represents the end of the historic building.

The former factory site is being flattened to make way for 38 flats.

The move has proved controversial locally, with some residents describing it as an “eyesore” . Pannal historian Anne Smith said the village would be lumbered with a “skyscraper-type building”.

Developer Echo Green Developments was granted planning permission in September 2021 to demolish the main office block and build 48 apartments.

Read more:

• Plans approved for 38 flats at ‘Pannal skyscraper’
• Harrogate council should have acted quicker on Dunlopillo housing plans, review finds

However, this was later revised down to 38 following another application from the developer. The scheme would still be two-storeys bigger than the original building.

The decision was made under permitted development rights, which can be used by developers to fast track the redevelopment of disused offices.

History of the site

From 1938 to 1949 the site was occupied by the Bintex factory, which manufactured radar equipment for use during the Second World War.

It was bought by rubber manufacturer Dunlop, which changed its name to Dunlopillo and made the site its headquarters.

It is estimated around 440 people worked there in its 1970s and 80s heyday producing pillows, mattresses, beds and latex cushioning for cars.

A plan to build 72 homes in Spofforth has been given final backing by councillors.

Yorkshire Housing Ltd plans to build the housing development on land at Massey Fold in the village.

A government planning inspector approved the homes in October 2021 following an appeal by the developer against Harrogate Borough Council’s refusal.

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

A reserved matters application, which includes access to the site, was backed by the authority’s planning committee today.

Cllr Robert Windass, who sits on the committee, said councillors had no choice but to approve the plan.

He said:

“We rejected this at committee and we felt strongly that it would not go ahead.

“The Planning Inspectorate has had a different decision. They [the developer] have now got planning permission. Our hands are tied.”

Meanwhile, Cllr Pat Marsh said:

“In some respects our hands are tied.

“This went to appeal and it was given permission. This is sort of a final legal tie up.

“I am sorry to think that this is going to go ahead. It is something that this committee strongly opposed every time it came here. That is why it went to appeal.”

Inspector backs Spofforth homes

Siobhan Watson, a government planning inspector, gave the go-ahead for the proposal in October after she said she found the design and proposed housing “to be acceptable”.

She also awarded costs against the council after finding that the authority “behaved unreasonably” and that its reasons for refusal were “vague and illogical”.

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

At the time, more than 300 local people and organisations, including Natural England and Yorkshire Wildlife Trust, raised concerns about the scheme.

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

Residents behind a bid to save a Sharow pub are set to carry out their own viability study into taking on the building for community use.

The Half Moon Inn pub on Sharow Lane was opened in 1822 but closed down back in 2016.

Since then, a long running saga has unfolded over how best to put the building to use.

Mark Fitton, owner of the building, has applied to change the use of the former pub into a home.

However, the Half Moon pub group, which is made up of residents who object to the loss of the pub, has launched a campaign to save the building for community use.

The group is set to commission a viability study and valuation from York-based commercial property specialists MJD Hughes.

Dan Robinson, one of the volunteers at the pub group, said:

“Our proposed model is community ownership with free-of-ties lease or purchase.

“We’ll conduct business for the benefit of our community. Our next step is to look at a community share offer, to raise funds and to give locals a chance to own a stake in their pub and a say in its future. We know it’s possible.”

Read more:

• Sharow Parish Council continues village pub fight

• Plan resubmitted to convert Sharow pub into house

The campaign comes as Mr Futon lodged an application to Harrogate Borough Council to turn the pub into a four-bedroom house.

In documents submitted to the council, Mr Fitton said “all avenues” had been explored to reopen the pub but had proved unviable.

In a planning statement, the developer said:

“It could hardly be clearer that there is no reasonable prospect of the Half Moon Inn re-opening as a viable hospitality venue.

“All avenues for such an opportunity have been fully explored, over an extended period of time, by agents with strong commercial credentials, unrivalled local coverage and a national licenced-premises specialism.”

However, proposals to convert the pub have been long opposed by the parish council.

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

Residents in Harlow Hill and Pannal Ash have been told to expect 15 more years of disruption due to a wave of new housing developments in the area.

Concerns about traffic and disruption linked to around 4,000 new homes dominated Harlow & Pannal Ash Residents’ Association’s (Hapara) annual general meeting this week.

Much of the discussion was centered around the 770-home Windmill Farm development after plans were submitted by Anwyl Land and national housebuilder Redrow Homes this month.

The homes and a new primary school would be built on green fields on the opposite side of the road from the charity-run nursery Horticap and behind RHS Harlow Carr.

David Siddans, Hapara’s secretary, told the room that a traffic report submitted by the developers had “seriously underestimated” the number of cars that are likely to leave the site during rush hour.

The report suggested that 450 vehicles will leave in the morning.

Mr Siddans warned the current road network around Otley Road will struggle to cope with Windmill Farm traffic as well as cars from large housing schemes at Bluecoat Wood, Whinney Lane and Pennypot Lane.

He said:

“They have seriously underestimated the total impact on the highways network. Pennypot Lane and all the other sites will feed traffic towards this direction. The totality of it will be huge.”

Sustainable transport

The Windmill Farm site includes a cycle path towards Harrogate and three bus stops. However, Mr Siddans said the plans don’t do enough to encourage residents to leave their cars at home.

“How many people can you persuade not to use a car? That isn’t explained. We know they are providing a bus route, they’ll provide some bus stops, but what about the bus? Who’s providing that?

“How many will cycle or use public transport? We simply don’t know the impact.”

At the meeting, Otley Road resident Chris Dicken also did a critical presentation on the Otley Road Cycle Path, which he called “a waste of money”.

David Rowe from Zero Carbon Harrogate gave a talk on the benefits of low traffic neighbourhoods, which is when a road is closed to through traffic to boost walking and cycling, as as the one currently on Beech Grove.

Windmill Farm proposals

Mr Rowe and the group’s chair, Jemima Parker, fielded questions from residents about the environmental impact of Windmill Farm.

The homes will be built with gas boilers, despite the government banning them from new builds from 2025.

Ms Parker queried the layout of the Windmill Farm and suggested it had been designed with the car in mind.

“The shop and the school are not next to each other, so when you go to pick your children up from school you can’t pop into the shop. It’s illogical and needs a different way of thinking.”

Parameters plan

Rene Dziabas

Rene Dziabas, chair of Hapara, expressed the group’s dismay at the delayed West of Harrogate Parameters Plan, a document the group had hoped would go some way to solving transport issues.

Mr Dziabas said the plan had been developed without much input from residents who have knowledge of the area.

He said:

“The only way we’ll make progreess is if the council genuinely starts interacting with the community, not gaming us and ticking boxes, but actually listening to us.”

A Harrogate Borough Council spokesman said previously:

“A number of suggestions have already helped shaped the West of Harrogate Parameters Plan and I’d like to thank those local resident groups and parish councils for their valuable feedback.”

Developers have lodged plans to build 49 homes on Kingsley Farm in Harrogate.

Quarterly Kingsley Ltd has submitted the plan for the north and north east of the site off Kingsley Road.

It comes as the area has seen multiple planning applications lodged to build houses on Kingsley Farm, including a proposal for 181 homes by Persimmon Homes.

The latest proposal would include 20 homes allocated as affordable housing.

The developer said in a planning statement submitted to Harrogate Borough Council that the scheme would help to offer a “sense of place”.

It said:

“Kingsley Farm brings together complex ideas of identity, community, ownership sensibilities, public spaces and landscape into a singular harmonious place for the residents and neighbours, creating a sense of place and identity.”

Read more:

• Plea for ‘moratorium’ on controversial 181-home Kingsley development
• Residents say new Granby Farm homes will ‘tower over’ them

The borough council will make a decision on the plan at a later date.

The latest proposal comes as residents in Kingsley have voiced their objection to more housing developments in the area.

In February, 100 residents packed into St Andrew’s Church in Starbeck for a meeting on a scheme to build 181 homes off Kingsley Road.

Three Persimmon employees attended, as did two highways consultants and a planning consultant, Paul Butler, who spoke on behalf of the developer.

Mr Butler told residents that the site is allocated for development in the Harrogate district Local Plan, a council document that outlines where new housing schemes can be built until 2034.

However, John Hansard, from Kingsley Ward Action Group, said residents “will fight tooth and nail” to stop it from happening.

He said:

“People lived here for decades and have had this beautiful view, how do you think they will feel [when it’s gone]?”

The booming housing market in the Harrogate district led to a record number of homes sold above £1million last year.

Land Registry data reveals 84 property deals passed the seven-figure threshold, more than any other previous year.

The number includes all detached and semi-detached homes as well as apartments.

The most expensive part of Harrogate is an area off Leeds Road —Fulwith Mill Lane, Fulwith Grove, Fulwith Drive and Fulwith Road — where five homes sold for over a million in 2021.

The Harrogate district beats large metropolitan areas in the North (Leeds, 55, York, 27, Manchester, 17) when it comes to bumper property deals.

Knaresborough

The two most expensive homes sold last year in the district were in Knaresborough.

Staveley Court in the village of Staveley sold for £3m and a property on Lands Lane went for £2.9m.

Staveley Court. The most expensive property in the Harrogate district last year

In a sign of just how buoyant the property market is currently, the website Move Market suggests Staveley Court’s value has increased by a whopping £449,000 since it was sold in January 2021.

Its price tag has trebled in two decades. It was sold in 2001 in a deal worth £950,000.

Peter Lacey is from Knaresborough Community Land Trust, a not-for-profit organisation that is hoping to develop a site in the town into affordable housing.

He said the record year for million pound houses indicates the market is currently imbalanced:

“The pace in which affordable housing is growing is being outstripped by the rate we are selling million pound houses.

“It’s a product of supply and demand, but an awful lot of people, including my own kids, can’t get on the property ladder.

“We haven’t got the balance right but you can’t criticise anyone for buying or selling house at market value.”

Mr Lacey said he is worried that expensive property deals will inflate the market and make it even more unaffordable for people earning average wages to buy a home here.

He added:

“That’s what id be concerned about. If market is distorted, that becomes an issue.”

Booming market

David Waddington, director at Linley & Simpson, described the current housing market in the district as a “frenzy”.

He said the average value of a property in Harrogate is going up by 1% a month.

He added:

“There has been really strong activity over the last three years. Selling homes for over a million is not uncommon nowadays.”

“Increasingly, buyers are wanting houses with all the bells and whistles, but to be able to afford a million, Harrogate is the jewel in the crown.”

Last week The Sunday Times named Harrogate as one of the best places to live in the UK.

Judges cited the town’s schools, parks, shops, cafes and restaurants as among its attractions, describing it as “all the fun and fresh air of Yorkshire without any of the gritty bits”.

Mr Waddington said around 25% of Linley & Simpson’s sales are from people moving up to the district from down south, which he said could be pushing prices up.

He expects a downturn in the market later this year but for those who can afford a £1m price tag, he said they are less likely to be affected by factors like the cost of living crisis and inflation.

Villagers in Bishop Monkton say climate change has led to increased flooding in their village over the past decade — and two housing developments, with a total of 125 new homes, will exacerbate the problem.

Bishop Monkton Action Group was formed two years ago to raise awareness in the village about a 98-home development on Moor Road by Alfa Homes and 25-homes by Kebbell Developments on Knaresborough Road.

The group’s members are residents Kenneth Barker, Jonathan Beer, Harvey Bigg, Martin Minett, Raj Selvarajan and Bob Upton.

Both sites in the village, which is five miles south of Ripon, were allocated for development in Harrogate Borough Council’s Local Plan, which means they are likely to be approved in some form.

But the action group is holding out hope that they will be dismissed outright because surface water at the two sites will run off into Bishop Monkton Beck, a small river that runs through the village.

Major implications

The group says freak flood events are becoming more common in the village.

One resident submitted an objection to both developments that said from 2011 to 2020 the village faced nine days of floods, which was the same as the previous 50 years combined.

A spokesperson for the action group said

“The wider cumulative impacts of these developments will have major implications to the village in our view.”

The Alfa Homes proposal

Read more:

• Plan to build new classroom at Bishop Monkton school
• Plan to expand Bishop Monkton caravan site

Flood risk assessment

A flood risk assessment submitted on behalf of Alfa Homes says surface water from the development will be discharged into Bishop Monkton Beck, which the Environment Agency classes as a river.

The developer said it has factored in a 30% increase in rainfall due to climate change but the risk of flooding would remain low.

A flood assessment submitted on behalf of the smaller Kebbel Developments scheme said surface water run-off into the river “will not increase flood risk elsewhere.”

That scheme will store water in a tank before it is discharged into the river.

However, members of the action group fear the two schemes, as well as a plan to increase the number of caravans on a local holiday site, could make flood events like those seen in 2015 and 2020 worse.

The two applications have almost 300 objections between them, with many people citing fears about flooding in the village.

North Yorkshire County Council, which is the flood authority, said HBC should refuse the application on flood grounds. It said:

“[The development] will ultimately increase the risk of flooding and exacerbate an already flood prone area; potentially further jeopardising people, property and critical infrastructure.”

Mike Mulligan, director at Kebbell Developments, sent the following response:

“The site is allocated for residential development in the adopted Harrogate Local Plan and therefore the principle of development has already been established. The comments and concerns of local residents on surface water flooding are noted and our engineers are liaising with the relevant bodies on the detailed design of the on-site attenuation and drainage scheme.

“We can confirm that the surface water drainage scheme for the development will meet all the necessary requirements. The key principle of the scheme is to ensure that the surface water is attenuated on the site in a large storage tank before being slowly discharged into the Beck at an agreed discharge rate.”

Afla Homes did not send a response at the time of publication

Flaxby-based modular housing developer Ilke Homes could manufacture 332 homes for a new housing scheme in Guernsey.

They would be built at Ilke’s factory and transported to Guernsey to be constructed on-site.

The Channel Islands Co-operative submitted plans for the development this week and include a car park and supermarket.

Jane Slimming, founder of Culco, an organisation which helps businesses implement cultural programmes, will be the key speaker at the meeting. She is also CEO of Zeal, a Digital and Creative Agency.

Ms. Slimming is expected to speak about subjects around improving workplace culture and inclusion, the future of the workplace, and recruitment.

Jane Slimming

Harrogate Borough Council has worked closely with the company, helping businesses across Yorkshire. It also funded workshop participation hosted by Culco earlier this year.

Harrogate BID will also hear about plans for the Queen’s Platinum Jubilee in Harrogate.

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