Plans for a major housing development behind a Knaresborough school have been refused for the second time in two years because of concerns about the “poor” layout and design.

Proposals for 218 homes near Meadowside Academy were first rejected by Harrogate Borough Council’s planning committee in October 2019.

Applicant Geoffrey Holland then scaled back house numbers for the scheme to 170 in his second push for approval. However, these latest plans were thrown out again by councillors at a meeting on Tuesday.

Recommending refusal, council planning officer Kate Broadbank said the Water Lane scheme had a number of “fundamental” issues.

She said: 

“One of the site allocation requirements is the provision of a circular recreation route – and this has been provided around the edge of the site.

“However, it is considered to be unsatisfactory, as it is a narrow path between the site boundary and side elevations of dwellings, meaning it is not very well overlooked and would not provide a safe, attractive route.

“The same situation occurred around the open space and children’s play area where houses backed onto this.

“The applicant has tried to overcome this by turning some houses around to face onto the path and play area, however, this has led to an issue with rear gardens now backing onto the streets.

“On the whole, the scheme is considered to lack character or a sense of place.”

Read more:

• First Lidl supermarket in Harrogate given go-ahead
• Kingsley Drive residents to ‘remain vigilant’ despite 217-home rejection
• Council rejects controversial plan for 217 homes on Kingsley Drive

At Tuesday’s meeting, an agent for Mr Holland urged the committee to not vote for refusal but instead defer a decision on the plans.

This, again, was rejected by councillors.

The agent said: 

“If the layout was fundamentally flawed, we should have been told that six months ago, not last week.

“I urge the committee, bearing in mind that most of the issues have been resolved, that the item be deferred for the final layout negotiations to take place.”

80 objections

Ms Broadbank responded to say she did not believe a deferral would bring about major improvements to the key parts of the scheme, particularly the layout.

She said: 

“My view is that there would not be any fundamental change to the layout if it was to be deferred. We have been in negotiations for quite a long time now and my main concerns were expressed to the applicant last year.

“The revisions I have received to date have not overcome the fundamental issues with the layout which I have to say is probably driven by the number of units.”

The site is allocated for more than 148 homes in the Harrogate district Local Plan 2014-2035, which outlines development in the district until 2035. This means development will happen once councillors are satisfied with detailed plans.

The latest proposals included a mix of one and two-bedroom apartments, as well as two, three and four-bedroom houses.

A total of 81 of these properties would have been classed as affordable.

More than 80 residents had lodged objections against the plans, which did not receive a single letter of support.

Property Gold is a monthly column written by independent bespoke property consultant, Alex Goldstein. With more than 17 years’ experience, Alex helps his clients to buy and sell residential property in some of the most desirable locations in Yorkshire and beyond. In this month’s column, Alex takes a look at where things have gone wrong to leave the UK with so many empty homes. 

There are 648,114 empty homes – let that sink in for a moment.

That is the number the government published in its report from October last year, on the number of uninhabited homes in the UK. Of this, 225,845 were classed as long-term vacant (empty for longer than six months).

The numbers speak for themselves. However, despite this, why are we continuing to build these mass-volume new-build developments? Why do governments and the media continually report that we aren’t building enough houses to meet demand and there is a housing crisis? Why are youngsters struggling to get on the housing ladder?

If you want my opinion, it all boils down to money, plus governments and councils meddling in a world they just don’t understand, nor are qualified to deal with. Their actions over the past 20+ years have had far-reaching implications for us all and we are now on the brink of yet another scandal to hit the new-build property sector and national economy. Like the tragic events at Grenfell Tower just over four years ago and the subsequent cladding scandal, there doesn’t seem to be any end in sight for ridding ourselves of this greenfield-sucking parasite.

As an example, Harrogate Borough Council didn’t have a Local Plan in place for several years. This resulted in the big PLC developers having an absolute field day, with limited barriers to their proposals. However, these key players can walk away at any point, with limited accountability for the hand they have had in altering the face of the district and UK forever.

Overloaded schools, GP surgeries, roads and infrastructure are problems we all now have to endure, through no fault of our own. In Harrogate district in the same 2020 count, there were 2,208 empty properties. Yet sizeable new-build schemes dotted throughout the area are still going ahead, with more still to come.

Read More:

• Property Gold: The butchered landscapes of PLC developments – who’s to blame?
• Property Gold: Cladding scandal – the bigger picture

Every new-build home sold adds more financial fuel to the fire, and we will simply continue going around in circles until all our green space is gone – and then what?

We are already seeing that empty homes bring about ghost blocks and areas, attracting crime, hitting local house prices and the economy. My concern is that a housing bubble is being created once more. The powers running the country have opened a Pandora’s Box and I don’t believe they know how to close the lid.

So who are the fools in all of this? The government, councils, PLC developers, the new home buyers, or us  for not taking a stand when it was needed?

If you have any comments or questions for Alex, please feel free to contact him on alex@alexgoldstein.co.uk

Plans have been lodged for 77 new homes in Knaresborough on a former factory site.

Developer Countryside Properties has earmarked the former Trelleborg factory on Halfpenny Lane in the town for the houses.

The site is not allocated for housing in Harrogate Borough Council’s Local Plan, but it is included on the council’s Brownfield Land Register, which identifies locations that are considered to be appropriate for redevelopment for residential use.

As part of the proposal, the development would include a mixture of one, two and three-bedroom homes.

Read more:

• Council to launch loan scheme to bring empty homes into use
• Work on ‘worn-out’ Ripon flats could get under way this summer

Planning documents submitted to Harrogate Borough Council show that 30 per cent of the 77 homes would be allocated as affordable housing.

The developer said in its planning statement:

“The development at Halfpenny Lane will provide an attractive, high quality designed environment to live. The scale and character of the proposals will ensure that the scheme will contribute to and enhance the immediate and surrounding area.”

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

A Pannal resident is in a battle with Harrogate Borough Council over two willow trees that he believes hang precariously over his house.

Professor Alejandro Frangi, who is an internationally renowned expert on computational medicine, lives by Crimple Beck in the Harrogate suburb with his wife and eight children.

On the other side of the water are several trees, including the two willows that he believes could fall in strong winds and threaten the safety of his young family.

In 2020 he applied to the council to prune and manage the trees. The council agreed to manage some of them, but it refused to touch the willows, saying that work would damage their health.

Instead it placed a Tree Preservation Order (TPO) on them, making it a criminal offence to make any changes.

Prof Frangi has accused the council of “acting unreasonably” over the trees and submitted a formal complaint to the council about the way the saga has been handled.

The council rejected his complaint and said it was satisfied with how it made the decision.

Prof Frangi told the Stray Ferret:

“These trees risk falling on to my side of the river, straight on my property, posing a risk to my family and property. The council has been acting unreasonably, dismissing the risks and putting TPOs on the trees instead of protecting us.”

Read more:

• Housing plans set for ‘eyesore’ Dunlopillo office block in Pannal

• Smouldering barbecue sets garage alight in Pannal

To help his case, Prof Frangi commissioned arboricultural consultant James Royston to inspect the hazards posed by the trees, and he agreed that one of them could be dangerous.

The report said:

“It is overhanging a house and garden, and it thereby presents a reasonably foreseeable risk of danger to the occupants and visitors of that house and garden.”

However, it doesn’t appear that Harrogate Borough Council will change its position.

Prof Frangi has now lodged an appeal with the government’s Planning Inspectorate about the council’s refusal and hopes it will force them to change their stance.

A HBC council spokesperson said:

“Proposals that result in the thinning, loss of or damage to mature trees that are subject to a Tree Preservation Order (TPO) are not permitted unless there is an overriding need that outweighs loss or harm.

“The trees are mature specimens with no visible health defects, and thinning would have a detrimental impact on their health and the visual amenity of the surrounding area, contrary to the guidance in the National Planning Policy Framework and Policy NE7 of the Harrogate Local Plan.”

“Professor Frangi has submitted appeals against the council’s decisions to refuse consent and the matter is now with the Planning Inspectorate whose decisions are currently awaited.”

Harrogate Borough Council officers have given final approval for 145 homes in Ripon.

Harron Homes will build the homes at Bishop’s Glade, off Bellman Walk.

The developer already had outline permission for 131 homes, which was granted by the council in 2017. But the company sought approval for a further 14 last year.

Read more:

• Ripon student wins coveted National Youth Theatre place
• Quarry plan near Masham ‘could boost ecology’, says study

The council’s planning committee deferred the application to the council’s chief planner to approve in June last year.

Now, the development has been given final permission to go-ahead.

The proposal will include a mixture of three, four and five-bed homes. The developer has also agreed to allocate 58 homes as affordable housing.

Harron Homes describes the development as “a hidden gem which borders picturesque woodlands and open fields easily accessible for a morning walk to set you up for the rest of your day”.

Housing company Avant Homes Yorkshire has bought land in Green Hammerton to build a £21.5 million, 80-home development.

The development, which will be called Ambretone Park, will be built on land off the A59 between Harrogate and York.

Avant Homes has bought the land from Leeds-based Loxley Homes, which originally submitted plans for the development.

Harrogate Borough Council approved the proposal in March 2021 despite fierce opposition, with 229 residents in the village objecting on the grounds that it was over-development.

Read more:

• Anger in Green Hammerton at 80-home development
• Green Hammerton gets final approval for 3,000-home settlement

The scheme is set to include one, two and three-bedroom homes and 40% of the properties will be designated as affordable housing.

Chris Coley, Avant Homes Yorkshire managing director, said: 

“We are very pleased to complete this land purchase and move plans forward for our Ambretone Park development.

“Green Hammerton is ideally situated for buyers that are keen to be close to York, Harrogate and Knaresborough while also benefitting from its rural setting. We are now looking forward to commencing initial groundworks this summer.”

The Wakefield-based company said groundwork on the site was due to start next month.

The first residents are expected to move into the new homes in spring 2022 with the total development build taking approximately two-and-a -half years.

Green Hammerton has also been designated as the site of a new 3,000-home development by Harrogate Borough Council.

An unnamed housing company is in negotiations to buy a field in Bogs Lane in Harrogate with the intention of building new homes, the Stray Ferret understands.

The Kingsley area is already one of Harrogate’s main pressure points for housing – and could see more than 650 new homes eventually built. A local residents’ group said the area has reached a “saturation point” for new homes.

The field is between Henshaws College and Long Lands Common, where thousands of local people raised £375,000 to purchase 30 acres of land to plant trees and protect it from development.

Local estate agent Lister Haigh is marketing the land as a “rare opportunity” to buy a greenfield site that could be used for a potential residential or commercial development.

The Stray Ferret has seen an email sent by the estate agent to a person who enquired about the land. The person asked not to be named, but the email confirms that negotiations are already under way with a housing developer.

The email says:

“Currently negotiations are ongoing with a commercial housing development company who want to build houses on the site.”

Read more:

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• Harrogate residents disappointed at 95-home Granby Farm approval

The site, which is 1.4 hectares, is not allocated for development in Harrogate Borough Council’s Local Plan. This is a guide for where commercial or residential development can take place in the district until 2035.

Similar sites in the Local Plan have been allocated for between 30 and 40 homes.

John Hansard from the Kingsley Ward Action Group was alarmed at the news that the Bogs Lane field could be sold for housing.

He told the Stray Ferret that residents will fight any potential planning application for the land.

He said:

“In any new development area, there has to come a time when you reach saturation point, beyond which the area cannot continue to function as neighbourhood community and simply becomes a soulless conurbation, an out-of-town sprawl of housing, lifeless, with no community spirit or indeed willingness to create such a spirit.

“I feel so sad and afraid that in this area we are already at that tipping point, if not beyond it and that unless this mindless devastation of our green spaces stops, we will be at the point of no return for our community.”

Harrogate Borough Council is drawing up a plan for what infrastructure, such as schools, roads and doctor’s surgeries, are needed in the west of Harrogate where as many as 4,000 new homes could be built by 2035.

Harlow Hill, Rossett, and Pannal Ash are already some of the most popular residential areas in Harrogate and the stretch of Otley Road from Cardale Park to Beckwithshaw is set to be transformed.

Some of the biggest allocated developments in the Local Plan yet to be built include 776 homes on Windmill Farm, 750 homes near Lady Lane, and 550 homes on Bluecoat Wood.

Developments in the Local Plan are highlighted. Credit: HAPARA

During the Local Plan process, residents raised concerns about the impact of the housing on schools, roads, sustainable transport and green spaces.

This led the government’s planning inspector to request HBC create a so-called ‘West Harrogate Parameters Plan” to assess transport and infrastructure needs.

A coalition of resident groups, including Harlow & Pannal Ash Residents Association (HAPARA) and Pannal & Burn Bridge Parish Council, produced a document of its own last year which lays out what it thinks needs to be done regarding infrastructure in the area.

What is the Parameters Plan?

It’s being coordinated by HBC working with North Yorkshire County Council, other infrastructure providers, and the site promoters to identify the infrastructure requirements for the area and how they will be delivered.

This includes new schools, local shops, sports facilities, green space and parks, roads and sustainable transport options. It will also identify how it will be delivered and who will pay for it.

HBC says the plan will allow a more joined-up approach to infrastructure rather than assessment on a site-by-site basis.

What is the current status of the plan?

Work started on the Parameters Plan last year. It has involved engagement with ward members, local parish councils and other local community groups, as well as promoters of other nearby sites.

This has included sharing and inviting comments on an early draft of the plan, as well as holding joint workshops and individual meetings. Further meetings are scheduled.

An independent design review has also been undertaken which the council hopes means that quality design is “at the heart” of the plan. Following this, the site promoters have jointly commissioned design expertise to carry out more detailed work, which is currently underway.

Read more:

• Controversial plans for 200 homes in Pannal Ash halted indefinitely
• Criticism over 560 homes plan for Otley Road in Harrogate

When will it be published?

HBC said there is no hard deadline for the creation of the Parameters Plan as its priority is “getting the content right.”

Further work is being carried out to incorporate the recommendations from the design review as well as ongoing work with infrastructure providers to finalise necessary requirements.

Residents’ groups had expected the plan to ready before the end of 2020. The council said it now expects the plan to finalised by the autumn. It will then be rubber-stamped by HBC’s cabinet member for planning Cllr Tim Myatt.

Once the Parameters Plan is agreed, how will it work in practice and how will it be implemented?

The plan will provide a framework that will guide the development of site masterplans which are submitted to the council when developers apply for planning permission.

It will also be a material consideration in the determination of relevant future planning applications, meaning councillors can use it to help them make a decision on a particular development.

The council will use legal agreements called section 106’s to secure funding for the infrastructure needed and to mitigate any impacts from the development.

A home in Harrogate has got creative to deliver a unique warning about climate change.

Whoever lives in the house has hung eco-bunting across a hedge for all to see on Oatlands Drive, opposite St Aidan’s Church of England High School.

It includes messages such as “if the climate were a bank it would already have been saved” and “you know it’s bad when introverts are doing this”.

Caroline Linford who runs the Sustainably Harrogate blog and website, noticed the bunting.

Ms Linford praised it and said “activism comes in all shapes and forms”.

She added:

Our story yesterday about the Harrogate district being left to grow wild to improve biodiversity and attract bees, birds and insects provoked a huge amount of interest.

Harrogate Borough Council has left large swathes of green spaces untouched by mowers and strimmers.

Even the neat and orderly Stray has a different look to previous years.

It’s a thorny subject for the district, which prides itself on its well tended, floral appearance.

Almost 100 people commented on our Facebook page, and the vast majority gave the new approach the thumbs-up.

One person praised the wildflower “anarchy” on display.

“I love it! Wild flowers are never untidy – just a bit anarchic!!”

‘The wilder the better’

Another reader called Harrogate Borough Council “brave” for taking the new approach.

“The wilder the better for wildflowers, insects and other wildlife. Well done Harrogate Borough Council for taking such a brave approach and not bowing to the ‘tidy brigade’. Currently it’s only a tiny percentage of our green space but it’s a start!”

Read more:

• Harrogate’s ‘rewilding’: untidy or biodiversity boon?
• Wildflower planting starts on the Stray tomorrow

Someone on our Twitter page said other parts of Harrogate were also looking better:

“It’s great – not just on The Stray but also in other places like along Wetherby Road near Woodlands. Looks great with the buttercups in flower.”

However, there were some dissenting voices. Several people accused the council of not cutting the grass to save money.

Another accused it of “hypocrisy” due to the scale of housebuilding in the district.

The Stray Ferret reported last year that green spaces the size of over 700 football pitches will be lost to housing.

“The crocuses and planted up flower beds also attract many bees and many insects but oh wait, the council are selling the horticulture nurseries on Harlow for yet more housing. 

“Total double standards but they they’ll cut maintenance costs and make money from developers.”

How wild is your neighbourhood? Send us pics and give us your views. Email us at contact@thestrayferret.co.uk