Plans submitted for 770 homes and primary school on Harrogate’s Otley Road

Plans have been submitted to build 770 homes and a new primary school at Otley Road in Harrogate.

The development also includes a sports centre, a convenience store and community hub.

Land promoters Anwyl Land and national housebuilder Redrow Homes are behind the Windmill Farm development, which would be the biggest housing scheme to be built in Harrogate for decades.

It would dwarf the nearby village of Beckwithshaw, which has a population of 400.

The homes would be built on green fields on the opposite side of the road from the charity-run nursery Horticap and behind RHS Harlow Carr. Part of the land is currently used by Beaver Horse Shop.

Parameters Plan

A design and access statement, submitted to support the application, says the application has been informed by the West of Harrogate Parameters Plan.

The parameters plan, which has been prepared by Harrogate Borough Council, will be used to identify what infrastructure is required to meet the needs associated with future developments in the area.

It also offers guidance on design, open space and landscaping.

The application says 40% of the homes will be classed as “affordable”, with the remaining 60% sold at market rate and being between two and five-bedroom properties.

The homes would look like these

Forty of the homes would be self-build, which are plots reserved for people who want to build their own home.

Bus stops and three access points would be created on Otley Road to leave and enter the site and a new cycle route would also be installed, which the developers hope will eventually connect to the Otley Road cycle path.

The existing Otley Road/Howhill Road junction would be reworked to include one of the entrance points to Windmill Farm and will have traffic lights.

An energy statement says the homes would not have any low carbon or renewable energy technologies.

They would be fitted with “high-efficiency” combi gas boilers to heat the homes. The government will be ban gas boilers from new homes in 2025.

It says to reduce emissions, the homes would be well insulated and be positioned to make the most of the sun.

There are no firm details included about the primary school and the number of children it can accommodate, but it would be built on the side of the development facing RHS Harlow Carr.

It says the size of the school and its surroundings would be 5.19 acres.

The new primary school would be built near RHS Harlow Carr

Local Plan

The site is allocated for development in the Harrogate district Local Plan 2014-35, which is a document that lays out where development can take place in the district until 2035. It says 776 homes can be built there.

If the Windmill Farm development is granted full planning approval, it would mean over 1,200 homes could be built on that section of Otley Road.

The government’s housing agency, Homes England, has plans to build 480 homes on Bluecoat Park, near Harrogate police station.

The majority of homes at the 125-home Harlow Hill Grange development are now completed.

Environment concerns

Whilst the development is likely to be granted planning permission in some form due to the fact the site is included in the Local Plan, a spokesperson for Harlow and Pannal Ash Residents Association told the Stray Ferret in September it was “very concerned” about the scale of the development and its impact on the environment.

Planning documents submitted on behalf of the developer say the scheme is a “high-quality proposal”.

“The proposed layout seeks to meets the aspirations of the draft Parameter Plans for the West of Harrogate masterplan. The proposed scheme provides a residential development that fully integrates built form, landscaping and quality of place in order to provide a high-quality proposal that is where people are proud to live.”

The plans are open for comments on the council’s planning portal and the reference is 22/00089/EIAMAJ

Harrogate Islamic Association confident of mosque purchase as deadline looms

Harrogate Islamic Association has said it is confident of raising enough money to buy the former Home Guard Club and convert it into the town’s first mosque.

A price of £500,000 was agreed to buy the building, which is on the corner of Tower Street and Belford Road, before the association obtained planning permission.

The current owner set a deadline of Monday next week to complete the sale.

The group already has several hundred thousand pounds set aside to buy the building but does not yet have enough to pay the full asking price.

After planning permission was granted last month by Harrogate Borough Council, the association launched a crowdfunding campaign to help raise the extra money needed to buy the building as well as for much-needed repairs, setting a target of £200,000.

With days to go until the owner’s deadline, the crowdfunder is currently on just £18,000.

However, Zahed Amanullah, a member of the association, said there was no risk the deal could fall through because it had loans in place to cover any shortfall.

Mr Amanullah said:

“We are on our way to getting the money. It’s not all reflected in the crowdfunding campaign, which we’re extending to the end of April, which is the month of Ramadan, and will be used to pay back loans.

“We’ve been raising money from other sources, such as pledges from the community directly.

“Where there might be a shortfall, we have people to loan us the difference, so we can pay them back. Our intention is to make the payment in time with a combination of loans and crowdfunding.”

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The association, which was set up in 2011, has been looking for a permanent home for several years, with previous attempts at securing a site falling through. Around 100 Muslim worshippers currently meet in the Quakers’ Friends Meeting House on Queen Parade.

The association also organises prayer sessions at Chain Lane Community Hub in Knaresborough.

Mr Amanullah said once the group has the keys to the building, the immediate focus will be on repairs and restoring original features.

All being well, it could open to the public by the end of the summer.

Plan to convert former Harrogate district school into house approved

Plans to convert a former Harrogate district primary school into a house have been approved.

Leeds Diocesan Board of Finance applied to Harrogate Borough Council to convert the former Bishop Thornton Church of England Primary School site off Colber Lane.

The school closed in 2019 after it outgrew the site and moved to the former Burnt Yates Church of England Primary School building. The school has since been renamed as Admiral Long CE Primary School.

The council has now given the go-ahead to the proposal.

According to plans submitted to the council, the Bishop Thornton building will be converted into a three-bedroom house with two parking spaces.

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The developer said in documents that the proposal will represent a “satisfactory replacement” for the former school building.

It said:

“Making use of empty buildings and placing great weight on using suitable sites within existing settlements is supported by national planning policy.”

Derelict Ripon pub to be converted into home

Plans to convert the former Turks Head pub in Ripon into a house have been approved.

The pub on Low Skellgate closed in 2007 and will be converted into a five-bedroom home. The building is listed and dates back to the 18th century.

Since the pub closed, planning documents state there have been several attempts to reopen it without success.

The documents add that in the years before the pub’s closure there were numerous complaints from residents living nearby. They add there are 14 other pubs within a short walk away.

The building is currently on Harrogate Borough Council’s Listed Buildings at Risk Register due to its deteriorating condition.

Although the building is watertight, planning documents say few of the original internal features remain intact.

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The planning application includes statements from nearby residents who said they would be against any attempts to bring the building back into use as a pub.

One unnamed person called the building “a blot on the architectural landscape”.

The resident added:

“Something desperately needs to happen with it and converting it into a private residence sounds like the very best option to me. Having spoken to various neighbours they all agree.

“If there was ever an attempt to reopen the pub, I, along with many neighbours, would be petitioning against that course of action.”

 

A recent picture of the pub. Credit – David & Lund

Transport assessment for 181 homes at Kingsley Drive ‘fundamentally flawed’

A transport assessment that suggests Persimmon Homes’ 181-home development on Kingsley Drive will not significantly increase traffic in the area has been called ‘fundamentally flawed’ by a Harrogate building surveyor.

The housebuilder submitted its latest proposal for the site this month after a larger development for 217 homes was rejected by councillors last year.

Persimmon commissioned transport consultant Bryan G Hall to undertake a transport assessment to assess how the homes would impact nearby roads.

At over 500 pages long, his report includes measurements, surveys and conclusions about traffic in the area.

It found the impact of the extra homes on local roads would not be ‘severe’.

The report concluded:

“The residual cumulative impact of the proposed residential development on the road network cannot be considered to be ‘severe’ and there are therefore no traffic or highways related reasons why planning permission should not be granted for this site.”

Visuals of the Persimmon Home plan for homes on Kingsley Drive.

Visuals of the Persimmon Homes plan for Kingsley Drive.

However, Steve Marshall, owner of surveyors Airedale Surveys and a member of Kingsley Ward Action Group, spent five days reviewing the document, which he called on the council to reject.

Mr Marshall said this was because one of the traffic surveys took place when part of Kingsley Drive was closed due to roadworks.

He also said the report ignored how the extra homes will impact the nearby Empress roundabout.

Disputed surveys

Mr Marshall disputed a claim in the report that Rydal Road, Birstwith Road and Leyland Road, which all have junctions with Kingsley Drive and Knaresborough Road, were not being used as ‘rat runs’.

North Yorkshire County Council, which is in charge of roads in the district, had specifically asked Persimmon to look at the rat run issue in the transport assessment, as well as how fast vehicles were travelling on the three roads.

Persimmon undertook traffic surveys on the roads from July 31 to August 6 2020 but Mr Marshall said this took place when part of Kingsley Drive was closed.

“The bottom half of Kingsley Drive was shut due to road works during the whole period of the survey. This means no one had access to the three surveyed roads along the rat run route.”

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Mr Marshall criticised the report for not taking into account trips generated at two nearby housing developments of 165 homes.

He also said the surveys did not factor in how the homes would impact the Empress roundabout and the Granby Road/Skipton Road junction during rush hour.

Mr Marshall wrote:

“This roundabout causes massive queues at rush hour despite Harrogate Borough Council’s Transport Background Paper of August 2018 saying it is not a problem junction.

“There cannot be any justification for allowing this development as it stands if one of the key assessments and the subject uppermost in the minds of local residents, ie the traffic assessment, is fundamentally flawed.”

Persimmon’s response

In February, representatives from Persimmon, as well as highways consultant Geoff Bowman from Bryan G Hall, fielded questions from residents in Starbeck about the plans, which included the transport assessment.

Residents queried Mr Bowman about the traffic surveys and suggested they did not give an accurate picture of how many cars use the area.

Mr Bowman said:

“There has been very extensive surveys of traffic in the area. There is a perception that we are nasty developers and it’s dead easy to get through planning, but the highways authority are rigorous.”

The Stray Ferret asked Persimmon Homes for a response but we had not received one by the time of publication.

Harrogate council to sell restored Knaresborough flats for £879,000

Harrogate Borough Council is set to sell four flats on Knaresborough High Street that were restored and brought back into use.

The council bought the Grade II listed properties in 2019 after they had been unoccupied for several years.

Renovation began with planning permission and listed building consent in 2020, and has just been completed.

Now, senior councillors look set to sign off on selling the leasehold of the town centre properties for an estimated £879,900.

However, the authority will retain control over the freehold of the flats. It also intends to keep the freehold of two retail units that were part of the refurbishment.

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A report due before councillors at next Wednesday’s Cabinet meeting says retaining the freehold would help “retain control over the quality and frequency of future external repair and maintenance” of the properties.

The properties are valued at:

Cllr Graham Swift, deputy leader and cabinet member for resources, enterprise and economic development at the council, said previously:

“These properties had been a blight on the high street in Knaresborough for several years.

“But after they were brought to our attention by Cllr Darling, we recognised the potential they could have to provide both homes and business spaces, we took the necessary steps to purchase them.”

Plans for housing at Harlow Nurseries emerge

Two potential plans for housing at Harlow Nurseries in Harrogate have emerged.

The site next to the Pinewoods is owned by Harrogate Borough Council and sells plants, pots and compost to the public.

However, the council’s Harrogate district Local Plan 2014-35, which outlines where development can take place, says 40 homes can be built there. The nursery will relocate if a development goes ahead.

Two options for how it could look were displayed at Pinewoods Conservation Group‘s annual general meeting on Monday by the charity’s chair Neil Hind. Both contain more than 40 homes.

The plans were drawn up by consultants on behalf of the council.

The first option includes 57 homes that are a mix of family homes and apartments.

The second option includes 62 homes and apartments and has less garden space than option one.

Both options include 30% ‘affordable’ homes. The two plans also say the development could achieve net-zero emissions, but don’t give further details on how this might be achieved.

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In September 2020, the council appointed three external consultants to draw up plans for the nurseries, as well as for two other brownfield sites in Harrogate.

The consultants will be paid with funding secured by the council in 2018.

The council received £200,000 from the Leeds City Region Business Rates Pool and £36,000 from the York, North Yorkshire and East Riding Local Enterprise Partnership (LEP).

Impact on Pinewoods

The plans could still change before the final report is published in May.

It would need to be rubber-stamped by councillors before moving to the next stage, which could involve the sale of the site to a developer.

Speaking at the meeting, Mr Hind said:

“My view is there is no point objecting, it’s in the Local Plan, it’s a brownfield site and it’s going to happen. Our role is to ensure it has as little impact on the Pinewoods as it can have.”

Pinewoods Conservation Group’s AGM on Monday evening.

Harrogate Spring Water

The AGM was attended by around 25 people. Also on the agenda was Harrogate Spring Water’s hopes to expand its bottling plant on Harlow Moor Road.

The Stray Ferret reported this week that Harrogate Borough Council has said it would consider selling Rotary Wood to the company, which is preparing to submit a new planning application.

Mr Hind told the meeting that Pinewoods Conservation Group had lawyers on hand to ensure due process on any sale was followed.

Plan to convert disused Harrogate church into seven homes

Plans have been submitted to convert the disused Church of St Mary on Harlow Terrace in Harrogate into seven homes and office space.

The homes would have either two or three bedrooms and 9 car parking spaces would be added.

The grade II* listed Gothic building was built in 1916 but has structural problems.

Mineral felt in the roof is leaking and the stone is deteriorating. It was designed by renowned architect Sir Walter Tapper.

In October 2020 it was placed on Historic England’s ‘At Risk’ register.

Previous plans

A different application to convert the church into office space was granted by Harrogate Borough Council in 2017 but it never materialised.

Shaw and Jagger Architects bought the church in November 2018 with the intention of turning part of the church into its offices with a business partner. 

These plans were approved in 2020 but building work did not start.

The latest proposals for the church still include office space intended for the architect firm, but most of the building would now be turned into housing.

The council will decide on the plans at a later date.

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Harrogate council conservation officer ‘cannot support’ Debenhams demolition

Harrogate Borough Council‘s conservation officer has objected to the demolition of the former Debenhams building on Parliament Street.

Wetherby-based property company Stirling Prescient is behind a proposal to demolish the three buildings that Debenhams was situated in and replace them with 50 flats and two commercial units.

The site on Parliament Street has been home to different retailers for over a century. Before Debenhams, it housed the Buckley’s and Busby’s stores.

But the developer has said there is no market for the building to be reoccupied as a department store, and the 1902 and 1920-era buildings should be torn down.

‘Harmful to the streetscene’

The council’s objection was submitted last month by Emma Gibbens, principal conservation officer.

Ms Gibbens wrote:

“The loss of the traditional building form and architectural detail would be harmful to the streetscene and character and special interest of the conservation area, the building forming part of the designated heritage asset in a manner that contributes positively to its character.”

Ms Gibbens added that the developer needed to prove that the demolition was justified.

She wrote that redevelopment of the site was possible in a way that did not involve the demolition of historic buildings.

She added:

“If demolition can be proven to be required, then a revised scheme would be required for a replacement building; otherwise, the historic buildings should be retained and the later parts replaced with buildings that enhance the conservation area.”

The council’s planning committee will decide on the proposal but the objection by a senior council official is a blow to the developers.

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The council joins two influential heritage groups in submitting objections to the plans.

In January, Save Britain’s Heritage said the developer had failed to provide “clear or adequate justification” for demolishing the buildings.

The public body Historic England has also submitted an objection to the plans. Whilst welcoming the regeneration of the site, it said there should be a “sensitive conversion” of the two older department store buildings.

But the demolition has been supported by Harrogate Civic Society, which said it accepted the building was “very difficult to convert in a logical and practical way”.

However, the group objected to the height of the replacement building, which it said was “overpowering.”

Strengthen the town

A view of the new apartments on Parliament Street.

A CGI view of the new apartments on Parliament Street.

The developer Stirling Prescient said in planning documents that there was no scope to convert the building into smaller units “due to its internal layout and the age of the building”.

Stirling Prescient said:

“The proposals as a whole will strengthen the town’s vitality and viability, increasing footfall and contributing to the local economy.

“The proposal represents a sustainable form of development and therefore benefits from the presumption in favour of sustainable development, meaning planning permission should be granted without delay.”

 

‘Irrecoverable’ housing debts written off by Harrogate council doubles

The amount of “irrecoverable” housing debts written off by Harrogate Borough Council has almost doubled this year.

A total of £61,853 in debts owed to the council have been crossed off for 2021/22 – almost twice as much as the £32,277 in 2020/21 and the largest amount in at least the last six years.

A council spokesperson said the increase was mostly down to debts owed by temporary accommodation users who have stayed at council hostels, houses and flats across the district, but were no longer traceable.

The spokesperson also said a large amount of the debts were owed by council tenants who died and had no assets to pay what they owed.

The spokesperson said: 

“There are a number of reasons we have decided to write off the debt from former council tenants. The majority of these come from either tenants that have sadly passed away or tenants who left their property and remain untraceable.

“In both instances, there is almost no way that this can be recovered and, if it could, may ultimately cost more than the outstanding debt to try and do so.

“The vast majority of the increase – compared to last year – is due to the level of rent debt being written off for former temporary accommodation tenants.

“If the former tenant applies for council housing at a future date the arrears can still be recovered.”

Before any debts over £500 are recommended for write off, the council said at least two searches are carried out using tools such as the National Anti Fraud Network before further checks are made for housing benefit or waiting list applications.

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Meanwhile, the majority of debts under £500 are considered to be “too small to make the cost of recovery action worthwhile,” the council said.

Largest debt £2,903

There were almost 100 incidents where council tenants had died in 2021/22, with the debts totalling almost £19,000.

The single largest debt was £2,903 owed by a temporary accommodation user who was considered to be untraceable after ending their stay.

A decision to write off all of the debts – some of which predate this year – was taken by the council’s deputy leader and cabinet member for resources, enterprise and economic development, Cllr Graham Swift, at a meeting on Monday.

Cllr Graham Swift, Harrogate Borough Council

 Cllr Graham Swift

A report to Cllr Swift said the council had made “sufficient bad debt provision” in its finances to accommodate the write offs and that this would not impact on its spending plans.

It also said the amount of the provision made will be reviewed and increased if necessary for any future write offs.

The council spokesperson added: 

“The total arrears represent less than 0.5% of the annual housing debit.

“The money is a loss to the housing revenue account, which is funded almost entirely from rent income from tenants, rather than through council tax.”