Plans approved to build 95 homes at Harrogate’s Granby Farm

Harrogate councillors have approved controversial plans to build 95 homes on a grass field described by residents as a “vital green corridor” connecting the town to the countryside.

Redrow Homes were awarded planning permission to build the homes at Granby Farm at a meeting today despite complaints from residents that it would result in the loss of the last remaining link between the Stray and the town’s surrounding scenery.

Those who have contested the plans over the past year also pointed towards an assessment report published in 2016, which said around half of the site should be maintained as a green corridor under any housebuilding plans.

This, however, was only a recommendation and not made an official policy when the Local Plan was adopted last year.

Speaking at today’s Harrogate Borough Council planning committee, Liberal Democrat councillor Pat Marsh voiced her objections to the plans and questioned why the assessment of Granby Farm was ever carried out.

She said:

“I won’t be supporting this – I don’t think it is achieving what the council set out when it went to the effort of pulling together a site assessment for inclusion in the Local Plan where it clearly puts into perspective what this site was meant to achieve.

“If we didn’t want to take note of it, why have it assessed?”

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Today’s approval of the plans also follows warnings from worried locals that a planned access road connecting the nearby Devonshire Gardens development would “decimate” a parkland created for residents less than two years ago.

Richard Clark, an agent for Devonshire Gardens Residents’ Association, said the new street set to be built over Pickering Gardens would “split” the popular outdoor space in two.

He said:

“While this proposal includes replacement open space, splitting the existing space in two to allow access undoubtedly reduces its usefulness. Simply providing more does not address this.

“The access route proposed would of course be cheaper for the developers than securing access via Kingsley Drive, but being the cheaper option does not justify granting permission.”

Locals living south of the site on Roseville Gardens had also lodged complaints that the proximity of the new homes would “severely compromise” their privacy, although council planning officials said all guidelines had been met and that a cycle lane and landscaping measures would reduce the impact.

‘Ideal location for new housing’

The plans – which include 38 affordable homes – were voted through by seven votes for and four against.

Once construction is completed, there will be a mix of one, two, three and four-bedroom properties.

Mike Ashworth, planning manager at Redrow Homes, told today’s meeting:

“The Granby Farm site forms a natural extension to our previous development at Devonshire Gardens and has been proposed for development since the drafting and eventual adoption of the Local Plan.

“It sits in an ideal location for new housing within walking distance of the town centre but also the extensive amenity space at the Stray. We will improve this relationship further through new and improved pedestrian and cycle links.

“The proposals have been subject to a number of changes in consultation with officers, consultees and neighbouring residents.

“The development of the site will lead to significant benefits, not least the delivery of housing to meet identified demand.”

Calls to refuse plans to build 95 homes at Granby Farm in Harrogate

A residents’ group has called on councillors to refuse plans to build 95 homes at Granby Farm in Harrogate and create a ‘green legacy’ instead.

Redrow Homes and Richborough Estates have submitted proposals for the development, which would be built on land designated for development in Harrogate Borough Council’s Local Plan.

A council officer has recommended the plans be approved, subject to conditions, but the planning committee will make the final decision on Tuesday.

In a site assessment produced when creating the Local Plan, the council described the site as ‘an important part of the green infrastructure network’ of Harrogate and said any development should maintain 50% open fields — yet the plans propose only 25% be kept green.

The application has attracted over 150 objections from local residents, as well as from Harrogate Civic Society.

One objection, by Granby Residents Group, said developers should go back to the drawing board and retain a ‘green corridor’ so people can walk from the Stray to Nidd Gorge and to Longlands Common.

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Harrogate Civic Society said in its objection letter:

“An open corridor into the countryside is lost, giving pedestrians and cyclists only a narrow passageway through a housing estate to reach open country and the green belt.”

Gary Walker, whose house borders the field, said:

“The council has a unique opportunity to create a green corridor from the centre of Harrogate to Nidd Gorge. In order to ensure this is delivered the planning application must be rejected and modified.”

A design and access statement prepared on behalf of the developers said the site would include ‘significant green infrastructure’.

Redrow Yorkshire managing director John Handley said:

“Redrow is committed to strong placemaking and the creation of thriving communities. A key element of this involves designing in green spaces, enhancing or replacing existing wildlife habitats and better connecting people to them through thoughtful design of the public areas.

“In his report to councillors for the Harrogate site, the planning officer has confirmed that the amount of green space meets the requirements of the Local Plan.  We have also made revisions to landscaping, tree retention and supplementary planting which ensure that the finished site will offer a biodiversity net gain.

“Our plans include a large area of green space of just under a hectare which, in turn, connects to the existing open space created as part of our neighbouring Devonshire Gardens development. This creates a conjoined area of larger open space.  We are also incorporating a new footpath and cycle greenway, which will connect our development and other housing allocations in the area with both Harrogate town centre and The Stray.”

78 homes proposed at former Trelleborg factory site in Knaresborough

People in Knaresborough are being asked to comment on a proposed 78-home housing development on the site of the now demolished Trelleborg factory on Halfpenny Lane.

Countryside Properties, which is part of the Pegasus Group, is behind the scheme. They are yet to submit a formal planning application but say comments will help inform the types of homes it will include.

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 sites that are considered to be appropriate for redevelopment for residential use.

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A website for the development claims the company specialises in homes that focus on “energy efficiency and green living, making people’s lives and the environment a better place to be.”

The consultation ends on April 7 and people can submit their comments here.

Meanwhile, work recently begun on a separate development on Halfpenny Lane where Persimmon Homes is building 74 homes. The first homes are expected to be completed this Autumn.

Plans to convert Ripon office block into apartments

Plans have been submitted to convert the Athelstan Court office block in Ripon into 19 homes.

The site owners, Athelstan Court Ltd and Spirit 80 Limited, are proposing 13 two-bedroom and six one-bedroom apartments with 30% being “affordable”.

The building on Kearsley Road has been empty since 2013 and lies within the College Business Park. It was previously used as offices by the Inland Revenue.

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In 2020, the building was being sold as office space for £1.3 million.

However, planning documents suggest the owners failed to find a buyer for this purpose:

“The marketing information over the past 7+ years has demonstrated that the site is not desirable for office use with no credible offers for use of the site for office use. This leads to conclude that the use of the site for employment use is unviable.”

Government overturns council decision to refuse 149 homes in Harrogate

The government’s Planning Inspectorate has overturned a Harrogate Borough Council decision to refuse 149 homes on Kingsley Road near to Harrogate High School.

In August 2020, HBC’s planning committee voted by 10 to 1 to refuse the application because they said it would make already clogged roads in the area even worse.

At the time, councillors also agreed that a 1km walk to the nearest bus stop was not practical for elderly people or families carrying shopping.

Developer Richborough Estates appealed the decision which was overturned earlier this week.

An inspector from the Planning Inspectorate, the government agency that deals with appeals, said HBC councillors “behaved unreasonably” in reaching its conclusion. They also highlighted the fact the site was already designated for development within HBC’s Local Plan.

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The inspector A M Nillson disagreed that the nearest bus stop was too far away for residents:

“I do not consider that future residents would be discouraged from accessing bus stops and local services and facilities on Knaresborough Road on foot.”

The council has also been ordered to pay the developer’s legal costs.

Local resident Gary Tremble from the Kingsley Ward Action Group criticised the decision to overturn the appeal. He said: “How can someone believe this is a sensible place to build housing?”.

Liberal Democrat councillor Pat Marsh, who sits on the planning committee and voted against the development, said she was “fuming” and “outraged” at the planning inspectorate’s decision.

A spokesperson for Richborough Estates said:

“The Planning Inspectorate has reviewed the appeal for land off Kingsley Road and decided in our favour.”

Final approval for 80-home Green Hammerton scheme

Harrogate Borough Council has given final approval to an 80-home housing development in Green Hammerton.

Leeds-based developer Loxley Homes was granted outline planning permission to build the homes in January 2019.

Today the council’s planning committee considered a reserved matters application that dealt with the design and layout of the site.

Five councillors voted to approve the plans, three voted to refuse and three abstained.

The development, which will include 32 affordable houses, faced fierce opposition within the village, with 229 objections and none supporting.

Chris Chelton, co-chair of the Keep Green Hammerton Green action group, spoke to councillors and cited an objection from Historic England.

The public body said the views towards York’s skyline were some of Green Hammerton’s ‘most precious but fragile qualities’.

Mr Chelton added:

“Out of all the developments in Green Hammerton, this is the one that’s aroused the most local outrage, and with good reason. It will have a massive impact on its surroundings.

“You could refuse and say you are no longer prepared to sanction a development on a site as sensitive as this. Send the developers back to the drawing board to work harder.”

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Ann Myatt, Conservative councillor for Ouseburn, objected to the plans and also revealed that Conservative Selby & Ainsty MP Nigel Adams had intervened and written to committee members about the proposals.

Responding to comments that there are too many homes in the development, the agent Roger Rippon, speaking on behalf of Loxley Homes, said:

“I don’t believe this is over-development. All the government guidance says you should make the most use of a site. We’re not allowed to waste land by carrying out unreasonably low-density development.”

 

Former Home Guard club in Harrogate for sale

The former Home Guard club on the corner of Tower Street and Belford Road in Harrogate has been put on the market for £500,000.

Property agent Feather, Smailes, Scales says the 2,700 square foot building near St Peter’s School is in need of extensive repair but could be refurbished and turned into housing or retail space.

It also suggests the building could be demolished and rebuilt, if planners allow it.

Simon Croft, from Feather, Smailes, Scales said the former social club is in a “sorry state” but has the potential to be redeveloped.

He said:

“The building could become what someone would think would work best economically and prevent it from being an eyesore.”

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Home Guard members played snooker at the club.

There have been two planning applications in recent years to demolish the building and build four flats in its place, but they were both withdrawn. Objections were raised from both the Ancient Monuments Society and Harrogate Civic Society.

Harrogate historian Malcolm Neesam told the Stray Ferret that the building has historical importance to Harrogate. It was originally the town’s second hospital from 1873 until 1883 before being used as Harrogate’s first custom-built Masonic Hall.

It was also where Harrogate’s Crimean War hero Sgt Major Robert Johnston died.

With the advent of the Second World War in 1939, the local Home Guard began using the building as a social club to relax with a drink and play snooker.

Since 1987, the ground floor has been used by various businesses including Sweet Tooth Munchies.

According to a letter from a former Home Guard club member that is contained within planning documents, the club was forced to disband and close the venue in 2015 because it did not have enough money to repair a leaking roof.

Anger in Green Hammerton at 80-home development

Despite the spectre of a 3000-home “new settlement” eventually being built around Green Hammerton, a smaller application for 80 homes has arguably attracted just as much anger in the village.

Leeds-based developer Loxley Homes was granted outline planning permission to build the homes in January 2019 and the council’s planning committee is expected to consider a reserved matters application, that deals with the design and layout of the site, next month.

The homes would be built on Green Hills, an agricultural field that rises above the village and out towards York, where you can even see York Minster on a sunny day.

The original application received over 250 objections, more than the number of homes in Green Hammerton itself.

The plans also received an objection from Historic England who said the views towards York’s skyline are some of Green Hammerton’s “most precious but fragile qualities.”

Chris Chelton, founder of the Keep Green Hammerton Green campaign group said the homes will leave a “horrendous legacy” for villagers.

He said:

“The site stands out like a sore thumb and will project out on village on the hill to York. It’s an absolute travesty.”

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After Harrogate Borough Council chose the area around Green Hammerton for a major expansion of housing in the district, ahead of Flaxby, the village has become synonymous with development.

The new homes could eventually see the village grow from 675 people to over 10,000.

Mr Chelton said it rankles that the Loxley scheme was granted outline permission during the years when Harrogate had no Local Plan, which he said “condemned” Green Hammerton to its current fate.

During that time, councillors say they were “forced” to approve major developments to boost housing numbers.

In November last year, villagers in Green Hammerton were encouraged after a HBC planning committee refused a reserved matters application in another historic village — Spofforth.

Like the Loxley proposal, the developer had outline planning permission but councillors agreed that the proposals in Spofforth would turn the historic village into a “carbuncle of urban sprawl”.

Loxley Homes was approached several times for comment but has not responded.

Government to build 800 homes in Harrogate and Ripon

The government’s housing agency, Homes England, announced today it will build over 800 homes in Harrogate and Ripon after the previous developers pulled out.

Homes England said it has bought the 450-home Bluecoat Park site off Otley Road in Harrogate and the 390-home West Lane site in Ripon.

It said the two developments had stalled for various reasons, including the “associated enabling costs” and that their planning permissions were due to lapse imminently.

Homes England now has a major presence in the district: it is already working on a 1,300 scheme at Ripon Barracks and 200 homes at the former Police Training Centre site on Yew Tree Lane, Harrogate.

Bluecoat Park, Harrogate – 450 homes

In February 2016, Harrogate Borough Council granted planning permission to HTH Harrogate LLP to build the homes.

It followed an earlier refusal of permission on the grounds of road safety and traffic flow problems.

The site is off Otley Road, opposite Cardale Business Park and Harrogate Police Station.

The proposals included retail units, a new primary school and a village green.

However, the developer since put the site up for sale to potential developers.

With planning permission due to lapse, Homes England said the homes would not be built unless it stepped in. It plans to submit a new planning application later this year.

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West Lane, Ripon – 390 homes

In 2018, Harrogate Borough Council granted permission to Barratt Homes on appeal for the development.

It was previously rejected in 2017 for being a “substantial intrusion into the open countryside” and its impact on nearby Studley Royal and Fountains Abbey.

However, last summer Barratt Homes pulled out of the scheme.

The developer told The Stray Ferret that the decision was not related to the lockdown but in a year-end trading update, the company announced its revenue had fallen by 30% due to the coronavirus pandemic.

‘Fantastic news for Harrogate’

Both schemes are set to include 40% affordable housing, which Harrogate Borough Council asks developers to include in most developments.

Housing Minister Christopher Pincher said the acquisitions were “fantastic news” for the district.

“This is fantastic news for Harrogate and a realisation of this government’s mission to deliver quality, affordable homes, that are fit for future generations.”

Trevor Watson, director of economy and culture, Harrogate Borough Council, said:

“We welcome Homes England’s involvement in seeking to bring forward and unlock these stalled sites.

“They are important in helping to deliver our strategic objective to provide new homes that meet the needs of the district.”

Plans for 69 retirement apartments in Knaresborough refused

An application to build 69 retirement apartments with additional care facilities near St James Retail Park in Knaresborough has been refused.

Harrogate Borough Council‘s planning committee voted overwhelmingly to reject the bid yesterday. Eleven councillors refused and one abstained.

Adlington, part of the Gladman group, applied to build on land adjacent to the single-track Grimbald Bridge on Wetherby Road, alongside the River Nidd.

Adlington has built similar developments for retired people across the north of England, including Adlington House on Bridge Street in Otley.

Cllr Phil Ireland, who sits on both Knaresborough Town Council and Harrogate Borough Council, said the plans would increase traffic and air pollution for children walking to Aspin Park Academy primary school.

He said:

“The size and scale of the development is overpowering. The visual intrusion will be evident to all entering Knaresborough.”

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Robert Gaskell, planning manager for Adlington, said new retirement complexes were “critical” to the Harrogate district as they helped to release existing homes back into the housing market.

He added:

“The accommodation brings a social life that combats isolation and loneliness. In the context of current lockdown, this is surely something to be supported.”

Several councillors raised concerns about flooding, including Sue Lumby, who said elderly residents would not “be able to make a quick getaway” if the Nidd flooded.

However, Nick Turpin, the council’s planning manager, said officers were satisfied the development would have “minimum risk” of flooding.

The development was proposed be built to the left of Grimbald Bridge on Wetherby Road.

Grimbald Bridge is a pressure point for congestion and the proposals faced objections from both Knaresborough Civic Society and Knaresborough Town Council on transport grounds.