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.”

Developer appeals decision to reject Harrogate district eco-homes

A developer has appealed a decision to refuse plans for nine new eco-homes near Flaxby.

Holmes Planning Ltd submitted a planning application to Harrogate Borough Council for the development in October 2021.

It would have seen houses built to environmental standards and include solar panels, air-source heat pumps and super-tight insulation.

It also included self-build and custom homes on the site at York Road in Flaxby.

The council rejected the plan on the grounds that it was outside the development boundary, the affect on the character of the area and because the number of homes was below the council’s requirement per hectare.

However, the developer has appealed the decision to the government.

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In documents submitted for the challenge, the developer argued that there was not enough custom build developments in the district.

It said:

“The appellant submits that the custom self-build deficit is so severe, and likely to get worse, that this material consideration outweighs any departure from the Harrogate District Local Plan and that the appeal site is suitable for custom self-build and the appeal, if allowed, would be secured for custom self-build through the Unilateral Undertaking.”

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

Butcher serving Harrogate district appoints first resident chef

A butcher that provides meat and poultry to restaurants, cafes and homes across the Harrogate district has appointed its first resident consultant chef.

Greg Lewis will help Wetherby-based Sykes House Farm develop products and build and run a new demo kitchen on site.

Rachael Hirst, who runs the third-generation family business with her brother Robert Smith, said:

“We are delighted to have Greg on board and are extremely excited for our future plans with him.”

Mr Lewis began his career as a bakery assistant in New Zealand, then progressed onto cooking for athletes at the Sydney Olympics. He then moved to the UK and worked under Jeff Baker at Pool Court, Leeds, which was England’s only inner-city Michelin starred restaurant outside of London at the time.

Estate agent makes series of appointments

Georgie Williams

Estate agent Dacre, Son & Hartley has made a series of appointments and promotions across its North Yorkshire offices.

Georgie Williams has been promoted to branch manager in the Wetherby office, where she will lead the team selling homes throughout the town and surrounding areas including Boston Spa, Collingham, Tadcaster, Spofforth, Sicklinghall, Bramham, Harewood, Scarcroft and Kirk Deighton.

Alison Reilly from Dacres’ Pateley Bridge office and Dan Rice from the Ripon office have both been promoted to sales managers. Reilly has worked at Dacres for almost 19 years and Rice joined in 2018.

In the company’s Harrogate office, Alex Jackson and James Curtis-Bean have been appointed as sales negotiators. The pair will work alongside the team’s branch manager Sophie Tillisch.

The North Yorkshire teams are led by area director Paul Baxter. He said:

“These promotions and appointments will enhance the standard of service that our clients enjoy, and further strengthen our Wetherby, Harrogate, Ripon and Pateley Bridge offices.”

Harrogate IT firm acquires company

Harrogate IT firm Redcentric has acquired a provider of security testing, incident response management and consultancy services.

7 Elements works with customers to assess security threats, identify weaknesses and provide tailored support.

The company, which has operations in Edinburgh and Leicester, has an annual revenue of about £1m.

Following the acquisition, it will continue to operate as a standalone business and will be led by its former owner, David Stubley, who established the company in 2010.

Redcentric paid £1.95m in cash, which could rise to £2.4m based on the future performance of the business over the next 13 months.

Chief executive Peter Brotherton said:

“I am delighted to welcome 7 Elements into the Redcentric family. The addition of its services to Redcentric’s existing DDOS, SIEM, managed WAF and information security consultancy services means we are now able to offer a complete portfolio of security services to our customers.”

Plan submitted to demolish Bilton garages for social housing

Harrogate Borough Council has lodged plans to demolish 10 garages in Bilton to build two new houses.

The garages are on Woodfield Close, near the iron bridge in the Harrogate suburb.

As part of the proposal, two one-bedroom homes would be built on the site.

A council report  in August said there were 24 garages on the site but only 12 were occupied. Of these, four were used by local residents.

The report proposed demolishing seven garages to allow for the new development but the number has now increased to 10.

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The council owns and rents out garages across the district and has increasingly looked at the pockets of land as a way to build social housing.

In planning documents, the council said the development would help to provide “much needed affordable homes”.

The move comes as the council approved plans to earmark the site for housing back in August 2021.

The authority also plans to build a two-bed property for social rented housing on grassland it maintains on the corner of Poplar Crescent and Poplar Grove

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

Residents say new Granby Farm homes will ‘tower over’ them

Residents who live adjacent to the 95-home Granby Farm development have complained to Harrogate Borough Council about the height of some of the new properties being built, saying they will “tower over them”.

The council investigated the complaint and found Redrow Homes breached planning rules at the development by starting to build 15 houses before receiving the correct planning approval.

Outline planning permission for the development was granted in April 2021. It will be called Granby Meadows and will have a mixture of 95 one, two, three and four-bedroom properties.

In recent months, contractors have started preparing the land, laying roads, and building some of the houses.

The homes are being built on a field that is prone to flooding and the council said some of the homes are being built between 0.5m and 1.35m above existing ground level to help with drainage.  However, the increase in the ground elevation had not been approved at the planning stage.

Residents concerns

Granby Residents Association, which includes people living in properties adjacent to the development, complained to the council that the homes were being built too high and would “tower over” nearby homes.

Gary Walker, a member of the group, said:

“Residents along the site boundary with both Roseville Drive and Kingsley Drive expressed grave concerns once the work on the infrastructure commenced.

“You only have to visit the properties on Kingsley Drive to see how high the levels have been increased and how these new houses will tower over them.”

Work underway at the site.

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Mr Walker shared with the Stray Ferret email correspondence he had with the council’s planning enforcement officer Andrew Lancashire.

Mr Lancashire confirmed that work on 15 homes took place before the planning condition had been discharged.

He wrote:

“It would appear that the foundations for the units 80-94 have been laid and ground levels will be raised between 0.5m to 1.35m above the existing ground levels to the internal finished floor level (FFL) of the new dwellings.

“The engineering operation to increase the FFL were not approved at the planning stage and development has begun without these planning conditions first being discharged. This is a breach of planning.”

Action

Mr Lancashire said the council investigated the planning breach further to decide what action to take.

As the homes would be up to 1.35m taller, he measured what the distance was between them and Kingsley Drive.

He found all met the recommended distance except for two properties. 

Mr Lancashire said the difference was “relatively minor” and requested that trees be planted as mitigation.

He wrote that Redrow Homes have “recognised this shortfall and are in the process of submitting a revised and enhanced landscape buffer to deal with this situation”.

David Faraday, technical director for Redrow (Yorkshire), said:

“We are developing this site in accordance with the approved plans. Prior to the planning permission being granted we had supplied all relevant and requested information to the council regarding site levels.

“We are currently liaising with officers at the council regarding an issue identified with the site levels and we have committed to provide additional landscaping along the boundary. This will be maintained long-term, initially by our site team and on an ongoing basis by a management company for the site, once they have been appointed.

“Site drainage proposals remain consistent with the strategy agreed during the planning process and Yorkshire Water have confirmed their intention to adopt the scheme as proposed.”

Plans approved to demolish Little Ouseburn pub for homes

Harrogate Borough Council has approved plans to demolish a Little Ouseburn pub to build new homes.

The proposal by Low Lane Developments will see the Green Tree Inn flattened to make way for four houses.

The pub, which is on the main B6265 from Green Hammerton to Boroughbridge, closed in late 2019.

In documents submitted to the council, the developer said the plan would help to enhance the local area.

It said:

“We believe that redevelopment of this site will enhance the conservation area and will bring a positive contribution to the local environment.”

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In 2017, pub owners Michael and Barbara Briggs were granted permission to convert the property into housing while retaining part of the downstairs as a micro pub.

However, planning documents state Mr Briggs died in January 2017 and Mrs Briggs struggled to maintain the pub alone.

After three years of trying to market the micro pub, Mrs Briggs decided it was no longer a viable business.

Plea for ‘moratorium’ on controversial 181-home Kingsley development

Liberal Democrat councillor Chris Aldred has issued a plea for Harrogate Borough Council to halt a controversial planning application for 181 homes on Kingsley Drive in Starbeck.

At a full council meeting last night, Cllr Aldred asked Conservative cabinet member for planning, Cllr Tim Myatt, if he would consider issuing a ‘moratorium’ on the plans, which were submitted this week by Persimmon Homes.

It is the third time the developer has submitted a proposal at the location, which used to form part of Kingsley Farm. A larger application for 217 homes was rejected by councillors in August.

Cllr Aldred, who currently represents the Fairfax ward, cited government Housing Delivery Test figures that revealed Harrogate Borough Council has exceeded its housebuilding target by almost 1,700 homes over the last three years.

He said he attended a meeting of Kingsley residents last month to discuss the application and heard how various housing schemes have heaped “misery” on local residents due to the disruption caused.

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Cllr Aldred said:

“We’ve met the target, so would the cabinet member be prepared to consider an immediate moratorium halting the proposed development of a further 181 homes that went into planning yesterday?

“It’s greatly affecting the physical and mental health of Kingsley residents.”

‘Intense period of development’

In response, Cllr Myatt, who represents High Harrogate on the council, said he had “great sympathy” for people affected by the “intense period of development” in the ward.

But he said over the past six years, the council was still below the housing need target identified in the council’s Harrogate district Local Plan 2014-2035, which maps out where development can take place until 2034.

Cllr Tim Myatt

The government and the council’s Local Plan have different housebuilding targets for the district.

Cllr Myatt said:

“I have been speaking with residents regularly about this application and about what I think the weaknesses are.

“We have a Local Plan, which was adopted recently. It has a target for local need for the past six years. It’s around 690 homes per year. If you look at those figures, we haven’t exceeded that target over the past six years, in fact we are slightly below it.”

Local Plan

The Local Plan was adopted in 2020 but can be reviewed after five years.

Cllr Myatt confirmed that officers are already working on the review, which could see some sites removed if it is deemed the housing need for the district has changed.

Cllr Myatt added:

“Can I order a cease of planning applications? That simply wouldn’t hold up on a national level and I think the councillor knows that, he was just trying to get me to say no. It’s not something within my gift to cease housing applications, if I tried to do so, it would be overturned nationally.

“Our Local Plan is in place, it was voted on by this council and received a strong approval.”

Former pub near Boroughbridge to be converted into flats

Harrogate Borough Council has approved plans to convert a former pub near Boroughbridge into flats, despite objections from local residents over the loss of a community asset.

Stonefield Developments applied to the council to convert the building in Lower Dunsforth, It was most recently a restaurant called The Hideaway Kitchen. Before that it was a pub called The Dunsforth.

The village is four miles from Boroughbridge.

The restaurant closed last year. Planning documents cite a “lack of customer trade and consequent viability issues” as the reason.

Now, proposals will see the ground floor of the former restaurant converted into two two-bedroom flats, along with car parking.

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The upper floor of the building already has three existing flats, so if approved the building would have six in total.

37 letters of objection

The decision comes despite objections from the local parish of Dunsforth, which said the conversion would “strip a community of a vital asset”.

Chris France, who submitted the objection to the council on behalf of the parish, added in his letter:

“The pub is the only secular amenity in the village so its removal would severely impact village life leaving nowhere for the above to take place.”

In addition, 37 letters of objection were submitted to the council pointing out that the former pub has been a community asset in the village for more than 100 years.

The move comes as other applications have been lodged to convert former working men’s and private members clubs into flats.

In January, a proposal was lodged to Harrogate Borough Council to convert the former Ripon City Club into a house.

Drainage concerns at Goldsborough housing site following Storm Franklin

Residents in Goldsborough have raised concerns over drainage on land earmarked for 36 homes following Storm Franklin.

Heavy rainfall last week caused puddles to appear on a site off Station Road in the village (pictured above), which is a mile from Knaresborough. This has renewed concerns from residents of water run off into nearby properties.

The development was approved by Harrogate Borough Council in October 2021.

However, residents say they are concerned that the surface water may affect nearby homes and that they have repeatedly warned Stonebridge Homes, the developer, and the council over flood risk.

Noel Evans, who lives next to the site, said:

“Residents have frequently over the past four years stated that the change of this field from agricultural land, where there has been recorded flooding problems, will be immensely worse once the site is filled with hard surfaces such as roofs, pathways and roadways.”

In a letter to the council, local resident Beverley Jackson added:

“These heavy rainfall events now occur every year so we cannot treat them as occasional hazards.”

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Since the heavy rainfall last week, multiple residents have submitted comments via the council’s planning portal about their concerns.

The developer lodged a drainage plan as part of its proposal, but is still awaiting approval as part of its conditions with the council.

Mr Evans said the plan would need to be “superlative” in order to reduce the risk of flooding.

New sewer system

The Stray Ferret asked both Stonebridge Homes and its parent company, Henry Boot Ltd, for comment on the concerns raised by residents at the Goldsborough site, but did not receive a response by the time of publication.

However, in a letter to the council in January this year addressing public comments on drainage, Katie Purdam, senior planner at Stonebridge Homes, said drainage at the site would “not contribute to the flood risk noted by residents”.

She said:

“We have carried out the detailed technical analysis and soakaway tests to the required standards by an independent consultant, which has shown that we can provide sufficient permeability rates and therefore the development can be accommodated.

“The cause of the historic flooding noted by residents is likely the old-style sewage system which runs through the gardens on the west and east sides of Station Road, which may be poorly maintained.

“We will be providing a new sewer system, which will bypass the existing unadopted sewer system in the gardens of properties either side of Station Road. Our new foul sewer will be laid down the site access, north along Station Road and then east to connect directly into the adopted sewer at Princess Mead. 

“The drainage from our site will therefore not contribute to the flood risk noted by residents.”