Eco-development could be catalyst for green housing in Harrogate district

There are hopes nine ‘eco-homes’ that could be built near Knaresborough will be a catalyst for greener housebuilding in the Harrogate district.

Ben Holmes, from Birstwith, has submitted a planning application to Harrogate Borough Council for the cutting-edge development, which would be built to strict environmental standards and include solar panels, air-source heat pumps and super-tight insulation.

There would even be a communal vegetable garden to reduce the need to drive to shops.

A different model

Mr Holmes’ proposed scheme for York Road in Flaxby would be a community self-build development, which is a different model of housebuilding from what is usually seen.

If he is granted planning permission, he will install infrastructure, such as paths, water, drainage and a communal area, on the site.

He will then sell each of the nine plots to people who want to build their own home. The buyers then hire an architect and builder and design a home to suit their family’s needs.

Mr Holmes’ said this allowed for a customisable approach rather than buying identikit cookie-cutter homes on a large estate.

He said:

“You see these houses and they’ve all got their gas boilers. It is wrong way to build houses. Your big developers get as many homes on as possible and there is a lack of variation and creativity. It is soulless.

“There is a different way of building houses.”

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Lower energy bills

Harrogate Borough Council has a register of about 200 people who want to build their own home. Mr Holmes said there is an appetite in the district who people who want to have more of a say in how their home is built.

Anyone buying a plot to build their home will have to abide by a framework of environmental rules.

This includes Passivhaus certification and the Home Quality Mark from BRE.

Developed in Germany in the 1990s, Passivhaus is seen as a game-changer for low-carbon housing. It’s an innovative design code that prioritises insulation so that a home doesn’t need any heating or cooling at all, resulting in minimal energy bills.

There is only a handful of Passivhaus homes in the district, including the Larners’ house on Bogs Lane in Harrogate.

Mr Holmes also said the houses may be factory-built, bypassing much of the polluting construction process that comes with traditional bricks and mortar homes.

He added:

“Hopefully this site will act as a catalyst for the area to build more Passivhaus. It’s a high bar to get to that standard.”

Harrogate council gets £100,000 to help turn brownfield sites into housing

The government has awarded Harrogate Borough Council almost £100,000 to help turn three brownfield sites in Pannal, Ripon and Sharow into social housing.

Harrogate is one of 15 councils to receive funding from the £75m Brownfield Land Release Fund, which aims to build more affordable homes.

The three sites to be awarded funding are council-owned garages that HBC wants to demolish and replace with social housing. These are:

Holmefield Road in Ripon (£35,000), Church Close in Sharow (£30,000) and Pannal Green in Pannal (£30,000).

The plans for Ripon and Sharow have already received planning permission.

In October, HBC was awarded £50,000 from the same fund to bring forward housing on two underused garage sites in Bilton and Knaresborough.

A council spokesperson said: 

“This is a fund specifically aimed at the cost of infrastructure requirements on council-owned land.

“By helping meet these costs, sites will become viable for development, either by the local authority directly or by private developers, enabling the site to be placed on the open market.”

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The Harrogate district has an acute shortage of homes built for social rent.

Last month The Stray Ferret reported that just 52 social homes were built last year in the Harrogate district, despite there being 1,867 households on the social housing waiting list.

Lib Dem leader on Harrogate Borough Council Cllr Pat Marsh, who also sits on the council’s planning committee, said the council needs to be more proactive instead of relying on developers to build them.

52 social homes built in Harrogate despite 1,800 households stuck on waiting list

Just 52 social homes were built last year in the Harrogate district, despite there being 1,867 households on the social housing waiting list.

The latest annual figures were published by the government yesterday.

Social homes are low-cost homes rented to tenants by housing associations or a local council. It is the only type of housing where rents are linked to local incomes with any increases limited by the government.

The charity Shelter says social housing is the only genuinely affordable type of “affordable” housing.

Affordable housing also includes homes sold under shared ownership schemes and those sold at 80% under the market rate.

The figures for the Harrogate district were criticised by both the local Liberal Democrat and Labour parties.

Lib Dem leader on Harrogate Borough Council Cllr Pat Marsh, who also sits on the council’s planning committee, said the numbers were “alarming but not surprising”.

She said the council needs to be more proactive instead of relying on developers to build them.

“New homes for social rent are being built on predominantly small infill sites such as former council garage sites and are relatively low in numbers.

“There doesn’t seem to be much of an emphasis on the council developing larger sites with social housing. When there are so many people on the housing waiting list this seems to be letting our residents down. We cannot just rely on developers providing affordable homes on their sites, as welcome as these truly are, they will not solve the problem.

“The council needs to be more proactive and that includes the new authority when it is up and running in 2023. We owe it to those people needing houses.”

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The figure of 52 is an improvement on recent years. In the three years prior to 2020/21, just 18 social homes were built out of a total of 2,355 new houses.

Margaret Smith, chair of the Harrogate & Knaresborough Constituency Labour Party, said the amount of social housing built in the last few years has been an “absolute disgrace”.

“It reflects really badly on the council and all its councillors when the waiting list for social housing is so large.”

According to Harrogate Borough Council, 359 new affordable homes were built in 2020/21 but Ms Smith said that not enough of these were genuinely affordable homes for social rent.

Ms Smith added:

“One assumes that social housing is not considered as much of a priority as the other categories in ‘affordable’.”

The Stray Ferret asked Harrogate & Knaresborough Conservative Party for a response, but we did not receive one at the time of publication.

A Harrogate Borough Council spokesperson said:

“Although we are limited by the amount of land available to us, and the high sale price of land on the open market, 359 new affordable homes were provided by Harrogate Borough Council, our partner housing associations and through the planning system last year (2020/21). In the first six months of this year, 170 new affordable homes have also been provided.

“There are currently 1,867 households on the housing waiting list. We urge anyone with a local connection to Harrogate district who would be interested in a council or housing association property to apply to join the list.”

Staveley villagers begin fight against 22-home development

Residents in Staveley are mobilising against a 22-home development that they say will damage the appearance of the picturesque village.

Two weeks ago Jack Lunn Properties submitted plans to Harrogate Borough Council to build three one-bedroom, 13 two-bedroom and six three-bedroom homes on Main Street in Staveley.

The rural site is not allocated for development in the Harrogate district Local Plan 2014-35, which outlines where planning will take place.

Residents say this means that the development should not go ahead.

Residents met at the village hall on Thursday evening to form an action group to fight the plans.

Staveley resident Graham Bowland, who is a member of the group named SV2, called on HBC to refuse the plans.

He said:

“Once a field is given over to developers, it’s lost forever and the nature and ecological benefits it provides are given over to concrete, cars and CO2 emissions. Housing is needed of that we can all agree, it’s a question of where and how many.”

The village has a population of 430 and is between Boroughbridge and Knaresborough.

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The site isn’t in the Local Plan, which in normal circumstances would mean it’s highly unlikely the development would be granted planning permission.

However, the application has been brought forward through a rural exception scheme, which allows councils to grant planning permission for affordable housing in the open countryside if a developer can prove there is a need for it.

The government defines affordable as homes sold at 80% of the market rate or homes for social rent. 

Mr Bowland said villagers fought against a previous application for 13 homes on the site in 2019 but it was withdrawn.

“We expressed their anger at the application and we had substantial support and well-argued planning points against the proposal.”

The Stray Ferret contacted Jack Lunn Properties for a response but we did not receive one at the time of publication.

Harrogate former metalworks could be demolished for housing

Plans have been submitted to demolish the former Franklyn Metal Works on Strawberry Dale Square so it can be replaced with housing.

Developer Hodgson-Jones Developments is proposing to build three four-bedroom houses on the site, which was most recently used by the builder’s merchant Wrayways until May 2020.

For 60 years the site was home to Franklyn Metal Works before closing in 1992.

Planning documents say the buildings should be demolished as it would need substantial investment for it to be reused for commercial purposes.

The plans include five car parking spaces and three electric vehicle charging points.

In 2018, planning permission was granted to demolish some other buildings on the same site to build five homes.

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Fears Nidderdale could become ‘barren’ unless more affordable homes are built

A lack of affordable homes in the Nidderdale Area of Outstanding Natural Beauty is forcing young and low-paid families to move away, a meeting has heard.

Members of Harrogate Borough Council’s overview and scrutiny commission last night called for greater action to bring forward more affordable homes in the area, which has seen average property prices climb to around £320,000, according to Zoopla.

The AONB covers around two-thirds of the Harrogate district but only has 9% of its population and councillor Tom Watson, who represents the Nidd Valley ward, expressed fears that it could become “barren”.

He said:

“If we don’t have small developments in the area, village schools are going to close, pubs are already on the way out and village shops are also going to go.

“The AONB is there to protect the countryside, but we have got to make sure the area is a living one and not barren.”

227 households on waiting list

Created in 1994, the AONB was introduced to conserve the countryside with levels of protection from developments.

A total of 253 homes were recently proposed at sites in Darley, Dacre, Summerbridge and Pateley Bridge under the council’s Harrogate district Local Plan 2014-35. But government planning inspector ruled that they would have had too great an impact.

Since then, a growing number of residents have struggled to get a footing on the property ladder with 227 households currently on the council’s waiting list for social housing in Upper Nidderdale.

And with an average of just 20 vacancies becoming available each year, the waiting list would take around 10 years to clear if no more households came forward.

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Councillor Pat Marsh, leader of the council’s Liberal Democrats, described the situation as “really sad” and said efforts to build affordable homes on small plots of council-owned land were only a “tiny drop in the ocean”.

Council planners said they were also demanding affordable homes be built at developments of more than 10 properties to try tackle the problem.

Smaller profits

However, Jenny Kerfoot, executive officer for housing growth at the council, said landowners were often reluctant to bring forward plans for affordable housing because of the smaller profits involved.

She added the council was hopeful these landowners have “given up hope that their land is worth a lot of money” now that the Local Plan has been adopted and any large developments have been ruled out.

She said:

“There won’t be any of these big sites in the AONB or predominantly for market housing so it’s our intention now to approach those landowners.”

Councillor Victoria Oldham, a Conservative who represents the Washburn ward, said another possible solution would be the conversion of disused farm buildings, but she added any new developments were often met with opposition from locals.

She said:

“We all know little pockets of land in the area where a pair of semis could easily go, but half of the problem would be the negativity from parish councils or people in the immediate vicinity.

“I’m pretty much against large developments in the AONB because we haven’t got the transport facilities. A lot of places don’t even have shops or post offices – and you can forget banking.

“But one or two houses in areas would be of benefit as something needs to be done.”

 

22 affordable homes proposed for Staveley

A total of 22 affordable homes have been proposed to be built in Staveley by developer Jack Lunn Properties.

The company hopes to build three one-bedroom, 13 two-bedroom and six three-bedroom homes in the village, which has a population of 430 and is between Boroughbridge and Knaresborough,

The rural site is not allocated for development in the Harrogate district Local Plan 2014-35, which outlines where planning will take place.

But the application has been brought forward through a rural exception scheme, which allows councils to grant planning permission for affordable housing in the open countryside if a developer can prove there is a need for it.

A planning document lodged with Harrogate Borough Council cites affordable housing figures that show a shortfall in the number of new affordable houses built over the last five years.

It says:

“The only sustainable way of making housing more affordable in the long term is to build more homes in the right places. High house prices can prevent people from living near the best job opportunities for them, limiting the productivity of companies that might have employed them.”

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New primary school in Knaresborough delayed until 2024

A new primary school catering for a rapid increase in housing in Knaresborough has been delayed, it was announced this morning.

North Yorkshire County Council is building the £5 million school to cater for families moving into the 600-home Manse Farm development on York Road and the 400-home development at nearby Highfield Farm.

It will provide 210 places for pupils, with the capacity to be expanded to 420.

The council said delays building the homes had impacted on the schedule for the school, which is now not due to open until September 2024.

It is the second time the opening has been delayed. It was initially planned for September 2022 but covid delayed it for 12 months.

The council said the housing-building delays meant pupil numbers were not rising as rapidly as expected .

Stuart Carlton, director for children and young people’s services at the council, said:

“While this is disappointing, it does not change our commitment to delivery of the school as soon as we are able. The current delay to housing delivery means that pupil numbers are not rising at the predicted rate.

“We will continue to monitor closely the availability of school places but our assessment of the current birth rate data is that a delay by one year will be manageable.”

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The Department for Education has appointed Elevate Multi Academy Trust to run the school.

Nigel Ashley, chief executive of the trust, said:

“We remain committed to the project and look forward to developing future educational excellence for new families who will be moving into the Manse Farm estate area.

“Our utmost priority is quality provision where we all can achieve together and we look forward to opening the doors to our new free school as soon as this is possible.”

The Thirsk-based trust, which was created in 2017, has 12 members schools in north and west Yorkshire, including three in Knaresborough.

They are Meadowside Academy, Aspin Park Academy and Knaresborough St John’s C of E Primary School.

Controversial Crimple Valley homes plan withdrawn

A controversial plan to build a housing development in Harrogate’s Crimple Valley has been withdrawn.

The proposal submitted by Square Feet Ltd And Antela Developments Ltd would have seen 35 homes built on Almsford Bank Stables on Leeds Road.

The developers had initially planned 65 homes for the site in 2018, but later revised the application and reduced the number of homes.

A total of 107 letters of objection were lodged to Harrogate Borough Council over the proposal.

Now the developers have withdrawn the plans to build on the site.

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The Stray Ferret has contacted Seven Architecture, the agent for the developers, for comment but had not received a response by the time of publication.

It follows a backlash from local residents over concerns that the scheme would damage the Special Landscape Area of the Crimple Valley, which is spanned by the distinctive railway viaduct.

In a letter to the council, Tristan Campbell, of the pressure group Save Crimple Valley, said the development “would demonstrably devalue the integrity of the much-valued Special Landscape Area itself”.

He added:

“It takes out a central strip of the most beautiful part of the Crimple Valley Special Landscape Area, sets a dangerous precedent for future planning applications within the SLA and fails to meet the council’s own current and future Local Plans.”

 

Plan to convert Hampsthwaite surgery rejected

Plans to convert a former Hampsthwaite doctors’ surgery into a house have been rejected.

Dr Bannatyne and Partners, which was based at Winksey Cottage, High Street, in the village closed in March.

The surgery was part of Church Avenue Medical Group and shut down after practitioners felt the cottage was no longer a viable place for a medical practice.

Mozaffar Mari, a developer who bought the property, submitted plans to Harrogate Borough Council to convert the building into a house.

However, the borough council has refused the proposal on the grounds that Mr Mari had not demonstrated that the site had been empty for more than three months.

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In a decision notice, the council said:

“It has not been demonstrated that the building has been vacant for a continuous period of at least three months immediately prior to the date of the application for prior approval.”

The developer said in an application to the council that the building had been previously used as a house before becoming a surgery and could be “readily converted back” into a home.