£4 million of Harrogate district housing developer funds left unspent

Harrogate Borough Council has held onto almost £4 million of unspent money given to it from housing developers for social and community projects.

The Section 106 cash is agreed during planning talks to offset the impact of new housing and is intended to be used for improvements such as village hall refurbishments and new sports facilities.

More than £613,000 was spent on projects during 2020/21 – and the council has been praised by some communities.

But with around £3,730,000 unspent at the end of that period, there are concerns that many residents are not feeling the benefits at a time when the construction of hundreds of new homes is piling pressure on the need for community facilities.

Residents left with no community improvements

John Hansard, a member of Kingsley Ward Action Group, said the area faced the construction of around 700 new homes but residents have had “nothing at all” in terms of community improvements.

He said:

“Some of this money needs to come our way.

“Harrogate can’t cope with much more new housing and to think they want to build an extra 700 homes in our area is absolutely crazy.”

Tim Ellis, who also lives in the Kingsley ward, added: 

“There is no community hall, no church halls and not even a pub any more, therefore nowhere local groups can have meetings.

“With all the new housing destroying the last of the fields, and new houses having tiny gardens, we will need a public park.

“The triangle of meadow and trees to the east of Kingsley Farmhouse bordering Kingsley Road would be ideal… but greedy developers are threatening to put houses even on this.”

Most of the money spent by Harrogate Borough Council during 2020/21 was on the purchase of affordable housing.

Cllr Tim Myatt, cabinet member for planning at the council, described the funding as a tool to “support future communities across the Harrogate district” and said other projects included new play areas and open space.

He also said the authority helped North Yorkshire County Council secure around £1.2 million in the last year for improvements to roads, sustainable travel and schools.

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But when questioned by the Local Democracy Reporting Service, the county council did not say how much unspent money it has held onto.

A county council spokesperson said Section 106 money has a “significant lifespan” and that the funds will be used for their intended purpose “at the appropriate time”.

Call for review of section 106 contributions

Harrogate Borough Council said it was “not unusual” for the authority to have large sums of unspent money and there were several reasons why this is the case.

It said the money is sometimes paid in instalments and cannot be spent until it has all been received. It also said parish councils often ask for the money to be saved up for larger projects.

Despite this, Cllr Pat Marsh, leader of the opposition Liberal Democrat party, said the almost £4 million unspent by Harrogate Borough Council “does seem a lot” and has called for more regular reviews of how the money is spent.

The council also collects cash through Community Infrastructure Levy contributions, which are another type of charge on new housing.

These work on a pounds-per-square-metre basis and because of recent changes to Harrogate Borough Council’s charging schedules no contributions were collected during the last financial year.

It is now intended that a review will be carried out to develop a list of spending priorities and projects.

Cllr Myatt added: 

“Payment of CIL is due upon commencement of development, therefore there will be a time lag of up to two years before the first CIL contributions are received.

“In the future, the CIL will provide us with a pot of money so that we can work with local communities and partners to provide the right infrastructure in the right places to support development and the continued growth of the Harrogate district.”

Plan to convert former Ripon City Club into house

A former club in Ripon could be converted into a house, under plans submitted to Harrogate Borough Council.

The club was initially built as the Jepson’s Hospital, a ‘Blue Coat’ school for poor boys in the city, before it closed in 1927.

It was then taken over by Ripon City Club, which occupied the building on Water Skellgate before it closed due to a dwindling membership in December 2019.

According to documents submitted to the council, the number of members at the club 20 years ago stood at 300. However, the figure dropped to just 11 by the start of 2019.

As a result, the viability of the club was cited as a reason for its closure.

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The proposal by Joplings Property Consultants, lodged on behalf of applicant Mr Jeet Sahi, would see the building converted into a house.

In 1998, the rear half of the club was sold to a developer with planning permission to build seven apartments.

The developer said in its documents:

“The proposed change of use to a single residential dwelling is required by the applicant for him and his family to occupy. 

“The previous use of the building is redundant, the proposed change of use to residential is in line with planning policies to meet the demand for new residential housing.”

The club will become the latest in the Harrogate district to be converted into housing following the demise of its membership.

Last month, plans were submitted to convert the former National Reserve Club on East Parade in Harrogate into apartments.

Lack of affordable housing ‘killing’ villages in North Yorkshire

Former Liberal Democrat leader Tim Farron has said second homes and holiday lets are “killing” rural communities in places such as North Yorkshire.

Mr Farron told a debate in Parliament last week that more than a quarter of the housing stock in the Yorkshire Dales was not lived in.

He added the majority of properties in some towns and villages were empty most of the year.

Mr Farron, whose constituency of Westmorland and Lonsdale in Cumbria is severely affected by second homes, called for action to “shift the dial and save the dales and other rural communities”.

He said:

“Excessive second home ownership is a colossal problem in our communities.

“The collapse of affordable, available housing for local communities is killing towns and villages in Cornwall, Northumberland, Shropshire, Devon, Somerset, North Yorkshire, the highlands of Scotland and rural Wales, as well as in my home of Cumbria.

Mr Farron accused the government of “inexcusable inaction to save our communities” and outlines a seven-point action plan.

The measures included making second homes and holiday lets new and separate categories of planning use so councils and national parks could limit the number of them in each town and village, giving councils the power to increase council tax by up to 100% on second homes in the worst-affected communities and ensuring Airbnb properties “meet the same standards as any other rental”.

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Housing minister Christopher Pincher said rural communities faced “some very specific challenges”, which was why the government had changed the tax system.

“Since 2013, local authorities have been able to levy 100% of council tax on second homes, where the people who own them do not necessarily use the local services that they might, but through the council tax have to contribute to them; 96% of local authorities make use of that opportunity.”

He added changes had been made to stamp duty to help first-time buyers and a surcharge had been introduced for foreign purchasers of property.

Mr Pincher added:

“This issue is also why we have reformed the planning system. It is opaque, slow, and is not predictable. That does not help small and medium-sized enterprises—often the builders who build different types of homes for different tenures in the places that the big builders do not want.

“We need a system that will help those SMEs and is far more engaging.

“We also want, as a reform to be introduced soon, a new infrastructure levy to replace section 106, which tends to favour the bigger developers that can afford the bigger batteries of lawyers.”

Masham Parish Council agrees to plans for up to 60 homes

Masham parish councillors have said they have no objections to plans to build up to 60 homes on Foxholme Lane.

The application would involve the demolition of existing buildings on the site and the construction of houses, small commercial units and a public green space.

Developers Stonebridge Homes have yet to be granted planning approval from Harrogate Borough Council. But Masham Parish Council’s agreement gives the scheme a boost.

The site between The Oaks and W E Jameson & Son would include various sized houses.

Minutes to the latest Masham Parish Council meeting said councillors had no objections to the application and voted in favour.

The plans will now go before Harrogate Borough Council.

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Nearly 700 secondary school places needed in Harrogate and Knaresborough

Nearly 700 secondary school places will be needed in Harrogate and Knaresborough by 2025/26 to keep up with demand caused by new housing.

North Yorkshire County Council revealed the shortfall in a report for its Harrogate and Knaresborough area constituency committee on Thursday.

The report says Harrogate and rural secondary schools had a shortfall of 156 places in 2020/21 while Knaresborough secondary schools had a surplus of 139 places.

However, by 2025/26 there is a projected shortfall of 623 places in Harrogate and rural secondary schools and a projected shortfall of 49 places in Knaresborough secondary schools.

Harrogate and rural secondary schools include Harrogate Grammar School, Rossett School, Harrogate High School, St John Fisher Catholic High School, St Aidan’s CE High School and Nidderdale High School.

Knaresborough secondary schools consists solely of King James’s School.

The county council said in the document that it was “carefully monitoring pupil numbers” across Harrogate and Knaresborough and highlighted plans for more housing in the west of Harrogate as the cause of the issue.

Primary schools fare better

Harrogate’s primary schools look set to fare better, with a surplus of 580 places forecast by 2025/26.

There is a projected shortfall of 156 primary school places in Knaresborough, where a new school with the capacity for 420 pupils is being built to accommodate people moving into Manse Farm and Highfield Farm.

Rossett School and Harrogate Grammar School built five additional classrooms as a result of discussions about pupil numbers in 2019, the report adds.

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The county council, which has a duty to provide enough spaces, says in the document that both Rossett School and Harrogate Grammar School “will assist to meet the expected rise in demand for places as a result of housing growth” but does not give further details.

‘Sufficient places’ at King James’s School

In Knaresborough, the county council said that there are currently “sufficient places for local children at King James’s School and a significant number of pupils from outside the catchment are able to secure places”.

The report says:

“The general picture across the whole of the county shows projected growth in the urban areas contrasting with declining numbers in rural locations.

“A falling birth rate combined with changing demographics means that a number of small schools are facing financial challenges associated with low numbers on roll.”

Harrogate Borough Council is due to publish a West Harrogate Parameters Plan this year, outlining the infrastructure requirements associated with the projected 4,000 new homes planned for the western side of Harrogate.

Residents and councillors have grown frustrated with delays about when the plan will be published.

The council initially said it would be published in October 2020, but this was delayed until March 2021, then September 2021. It now says a draft version will be published next month.

Plan for 256 Boroughbridge homes recommended for approval

A proposal to build 256 homes in Boroughbridge looks set to be given the go-ahead.

The proposal by Barratt and David Wilson Homes is due to go before a Harrogate Borough Council planning committee on January 6.

Council officers have recommended that the proposal, which was previously refused and criticised for being “crammed”, is approved.

Officials said in a report that the fresh application has been submitted after negotiations with the council over the scale of the scheme.

The houses are part of the first phase of a wider 450-home development at Stump Cross.

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The developers’ previous application for 260 homes was thrown out by councillors in June – which it has since taken to the government’s Planning Inspectorate to appeal.

One councillor, Cllr Nigel Simms, a Conservative who represents Masham and Kirkby Malzeard, described it as “like a sink development from Lancashire, not something that we should be having in North Yorkshire”.

Cllr Simms later apologised for any offence caused by his comment.

Barratt and David Wilson Homes already have outline approval to build on the site and are seeking final permission. 

In documents submitted to Harrogate Borough Council, the developers said:

“The development will respect Boroughbridge’s local character but also move the area towards a more sustainable future, through a significant increase in housing choice and mixed-use approach.”

London estate agent returns home to Harrogate to open new firm

A new estate agents is opening in Harrogate after its owner, Libby Watt, decided to leave London to return home.

After more than 20 years in the capital working for firms such as Featherstone Leigh and Manors, Ms Watt said she chose to move back home to be closer to her parents and set up a new firm, Barclay Watt Estates.

The new agency will cover all of Harrogate and surrounding towns.

Ms Watt said she is hoping her London contacts and love for property will help her stand out among the numerous well-established Harrogate agencies.

She said:

“I’m obsessed with property and never ever tire of visiting clients and seeing other peoples houses.

“I am always friendly, always fair, but will fight to the death to get my clients the best deal, and ensure their transaction is pushed along to a swift and satisfactory conclusion.”

Initially, Ms Watt was planning to buy a second home to be closer to her parents and commute regularly but said it was her experience with local agents planted the seed to set up her own firm.

“After registering with pretty much all the agents, only three made contact with me. I also made an offer on two properties – one I never heard back from, and the second emailed about five days later.

“I was genuinely shocked, after all, clients give you their properties to sell/let in good faith and to me it is just not acceptable to not get back to people, or not to act in your clients best interest. I discussed setting up on my own with friends here, who had been left frustrated when buying or selling properties here, and they thought it was a great idea – so here I am.”

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Ms Watt has said she will be focussing on sales, lettings, management and property acquisitions. In London, she said it is common for agents to close deals on homes before they hit the market she is hoping to offer the same in Harrogate.

She is currently working alone but said she hopes to hire more staff in the future.

Ms Watt said she is also in the process of securing an interior designer to work alongside her and will also offer a national, and international Global Relocation service.

Developer appeals Boroughbridge 260 homes refusal

Developers have lodged an appeal over a council decision to refuse 260 homes in Boroughbridge.

Barrat and David Wilson Homes already has outline approval as part of the first phase of a larger 450-home development at Stump Cross.

However, councillors rejected the scheme back in June over concerns that it “crammed as many houses in as possible” into an area.

One councillor, Cllr Nigel Simms, a Conservative who represents Masham and Kirkby Malzeard, described it as “like a sink development from Lancashire, not something that we should be having in North Yorkshire”.

Cllr Simms later apologised for any offence caused by his comment.

Now, developers have submitted an appeal over the decision to the government’s Planning Inspectorate.

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This proposal forms part of the first phase of housing at the Boroughbridge site.

Barratt and David Wilson Homes already have outline approval to build on the site and are seeking final permission. 

In documents submitted to Harrogate Borough Council, the developers said:

“The development will respect Boroughbridge’s local character but also move the area towards a more sustainable future, through a significant increase in housing choice and mixed-use approach.”

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

‘Bold and brave’ changes to prevent second homes in Dales

“Bold and brave” changes to planning rules that aim to prevent Yorkshire Dales houses becoming second homes and holiday lets have been approved.

Members of Yorkshire Dales National Park Authority signalled their determination to get to grips with the high-profile housing crisis across much of the 2,179 square km area and gave the green light to several key changes to the body’s forthcoming Local Plan blueprint.

The decision follows years of debate over which of the park’s estimated 2,000 traditional stone barns should be conserved and how to create sufficient new housing for local people to remain living in the area, parts of which have seen property prices rise by some 20% this year.

Earlier this year it emerged some 3,100 of the national park’s 12,000 properties had become holiday lets and second homes, and the number was rising, as the pandemic had accelerated a trend for rural relocations among wealthy and retired people.

The meeting heard although some 150 potential sites for housing were currently being considered, continuing to permit barn conversions in settlements, building groups and roadside locations could make a significant difference to housing supply.

However, members said in future the conversions should only be allowed for holiday letting as part of farm diversification schemes.

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Officers told the meeting extending the area restricting occupancy of new homes to local people to the whole of the national park and making the criteria for occupancy more favourable to attracting new households would benefit the local economy.

Other key changes agreed include that local occupancy restrictions could form part of the housing mix on larger sites and that a principal residence restriction should be introduced on new housing, to stop properties becoming holiday lets or second homes.

Ring-fencing homes for local people

A meeting of the authority, held at Tennants in Leyburn, heard that despite concerns permitting traditional agricultural building conversions over the last six years had seen only a small proportion of new homes for locals, relaxing the planning rules had boosted the park’s heritage.

Neil Heseltine, the authority’s chairman, described some of the recommendations as being “bold and brave”, as the meeting heard further action was needed to help increase the housing stock ring-fenced for local people.

Recreation champion for the authority, Nick Cotton, said while almost 200 barns had been permitted for residential conversion since the policy was extended in 2015, only 42, or 20% of them had been completed over the six years.

He said: 

“We are giving plenty of permissions, they just aren’t being taken up.”

Nevertheless, Jim Munday, the authority’s member champion for development management, said the policy over barns needed to remain largely unchanged because it had proved to be successful in conserving derelict traditional buildings.

He said barn conversions had contributed 40 per cent of the homes to the authority’s housing targets over the past four years.

Mr Munday said: 

“Let’s not forget 94 per cent of planning applications for barns have been approved. It’s that six per cent that aren’t that hit the headlines. I don’t know why.”

Developer reduces Knox Lane scheme from 73 to 53 homes

A developer has reduced the size a proposed housing development on Knox Lane in Bilton from 73 to 53 homes.

Jomast‘s initial plans to build the homes in April last year generated objections from over 200 people.

Those opposing the scheme criticised the number of homes on the site and questioned how the narrow Knox Lane would cope with the increased volume of traffic.

Harrogate Borough Council‘s Harrogate district Local Plan 2014-35, which outlines where development can take place in the district, says 52 homes should be built on the site, which sits on arable land adjacent to Oak Beck.

Knox Lane in Harrogate.

Knox Lane

Critics of the initial scheme included Cllr Paul Haslam, who represents Bilton on Harrogate Borough Council and North Yorkshire County Council, who said part of the land Jomast wanted to build on was prone to flooding.

Yorkshire Water also submitted an objection to the plans, which it said did not properly accommodate a sewerage system running across the site.

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Jomast said in planning documents that its resubmitted smaller plans included 34 semi-detached and three detached homes, 12 apartments and four terraced homes. A total of 30 homes would be classed as “affordable”.

To alleviate flooding concerns, Jomast would install hydro-brakes, which are machines that control water flow near rivers. It would also install underground storage tanks to hold water in the event of a major storm.

Harrogate Borough Council’s planning committee will decide on the proposal at a later date.