New bid for 170 homes in Knaresborough

Fresh plans have been submitted for 170 homes at Water Lane in Knaresborough after a previous application was refused last year.

Landowner Geoffrey Holland’s application would see homes built on the north-eastern edge of Knaresborough, 2km from the town centre.

Harrogate Borough Council refused an application from Mr Holland for 218 homes in October last year, despite the site being allocated for development in what was then the council’s draft Local Plan.

The council said the proposal did not include enough affordable housing and was ‘of poor quality and out of character with its surroundings’.

The new application has reduced the number of homes by 48 to 170, with 40% classed as affordable.

This is still more than the 148 homes allocated for the site in the Local Plan, which was adopted in March this year.

The application proposes 19 x 1-bedroom, 70 x 2-bedroom, 55 x 3-bedroom, 24 x 4-bedroom and 2 X 5-bedroom properties and 170 car parking spaces.

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Other housing developments have been granted planning permission to the north of Knaresborough over the past couple of years. These include 78 homes by Persimmon off Orchard Close and 78 homes by Avant Homes off Bar Lane.

In September last year, the council overturned its own decision to allow Gladman Developments to build 175 homes on Bar Lane.

The public has until November 22 to comment on the Water Lane development before the plans go before the council’s planning committee.

Bilton mother claims council housing system is flawed

A Bilton woman has criticised the system Harrogate Borough Council uses to allocate housing.

Courtney Barrass has been on the waiting list for a council property since her private landlord gave her notice to leave in April.

Ms Barrass has a partner, an eight-week old daughter and dogs and believes her domestic situation may have counted against her.

She claimed she was aware of some single parents who had received a house much quicker and urged the council to “prioritise situations better”. She said:

“They really need to sit back and look at the system. Maybe take the single people out of their three-bed houses to open up more options for families.
“I’m worried I’m going to be homeless. They don’t care about mental health or how situations will or already have affected us. We are just numbers on paperwork and it’s sickening.”

Ms Barrass alleged that when she first approached the council about going on its housing list a council worker told her that if she were evicted it would push her up the queue.

She stopped working while she was pregnant and she and her partner struggled to pay all their bills, so they didn’t pay any rent — only to then be told they were in rent arrears by the landlord and given notice to leave.

Because it did not have a home to move the family into, the council initially paid 75 per cent of the rent but this reduced to about 40 per cent when her baby arrived, she said.

Damp

The damp in Courtney’s flat in Bilton.

Ms Barrass said her landlord had been understanding about her situation but she didn’t know how long it would last, or how long she could wait for a council house.

“The council’s only interest seems to be trying to get me to stay in this house, which is full of damp and I cannot afford it.

“How many more times will I have to contact them and panic not knowing if I’ll get my rent paid next month? It’s a joke.”

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A Harrogate Borough Council spokesperson said it was unable to offer a specific comment about Ms Barrass’ situation. The spokesperson added:

“Properties are allocated via a points system, reflecting housing need. Applicants with arrears may be deemed as not qualifying for social housing, or may be deferred for period of time.

“We urge anyone who finds themselves in challenging circumstances to contact our housing options team as soon as possible. Anyone who finds themselves at risk of losing their home altogether should contact us sooner rather than later.”

Judicial review looms after 2,750-home Flaxby development refused

Councillors took an hour this afternoon to refuse an application for up to 2,750 homes on the former Flaxby golf course, near Knaresborough.

Harrogate Borough Council’s planning committee rejected the plans because they contravene its Local Plan, which chose Green Hammerton and Cattal as the location for a new settlement instead of Flaxby.

The Flaxby proposals also include a retirement village and two primary schools, as well as retail and office space.

The developer, Flaxby Park Ltd, is challenging HBC’s decision at a judicial review, which will take place at the High Court in London this month.

Cllr Robert Windass questioned why the planning committee had been asked to decide on Flaxby now, just weeks before the judicial review. He said the council should postpone any decision until after the judicial review takes place.

But his request was rebuffed by HBC’s chief planner, John Worthington, who said the planning committee and the judicial review were “two very separate processes”.

Cllr Christine Willoughby, who spoke representing Knaresborough Town Council, said the development would have a negative impact on the market town.

She said:

“The town council objects to this application as there would be a serious detrimental impact to health services, educational and recreational services of Knaresborough. Any economic benefit [to Knaresborough] would be small.”

Alex Smith, a member of the public, urged councillors to defer the Flaxby decision until the Green Hammerton development plan document was more fully developed.

He said the Flaxby development was “more sustainable” than Green Hammerton, which he said would require significant infrastructure investment. He said:

“We have a disused golf course and an existing dual carriageway here, now and ready to go. Why discard that site now?”

Eight councillors voted to refuse the plans. Two abstained.

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The judicial review will take place on October 27, 28, and 29 at the High Court in London.

Flaxby Park Ltd has claimed the council’s decision to choose Green Hammerton was based on “flawed information of a scant, conflicting and contradictory nature”.

A judge will decide whether the decision was lawful and followed the correct procedure.

If found to be unlawful, the decision on where to place the new settlement may have to be made again.

Meanwhile, HBC is pressing ahead with plans for Green Hammerton and last week rubber-stamped a public consultation that is expected to take place later this year.

30 homes set to be built in Burton Leonard despite noise fears

Thirty homes are set to be built on the site of the former Hymas haulage yard in Burton Leonard despite concerns about noise from the farm next door.

Knaresborough-based Wharfedale Homes is behind the development for the brownfield site, which will feature a mixture of one to five-bedroom homes, with 30% being classed as affordable.

Harrogate Borough Council’s planning committee met online this afternoon and voted to defer the decision to the chief planner for approval by 7 votes to 0, with two abstentions.

When the committee previously considered the proposal in January, councillors asked for a noise report to be conducted after the adjacent Hammond grain farm raised concerns about noise from its grain dryer.

Wharfedale Homes subsequently commissioned tests in July and August, which found noise was at acceptable levels for development.

However, Sue Hammond from the farm told the committee that due to an unusually poor harvest, farm machinery noise levels were much lower than usual when the tests were taken.

Ms Hammond added that the noise from her farm meant that approving the development would be to “the detriment and dismay of future dwellers and the future of our agribusiness”.

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Cllr Pat Marsh, who abstained, also questioned the noise impact on future residents. She said:

“I don’t think it’s right that we are imposing this noise on someone that wants to live there.”

Noise ‘not an obstacle’

Jon Beeston, from Wharfedale Homes, told the committee the noise monitoring took place “for an extensive period of time and used modelling with a worst-case scenario”. He added:

“Noise is not an obstacle to residential development on this site.”

Cllr Nigel Sims said the tests meant the council had “no grounds to refuse” the application on the basis of noise.

He said:

“If people don’t want to buy these houses then people won’t buy them. It’s as simple as that.”

Harrogate house sales fall by 50%, but ‘manic’ market now rebounding

House sales in Harrogate virtually halved in the first six months of the year but estate agents say a “manic” July and August means 2020 will end strongly.

The Stray Ferret analysed Land Registry data, which shows when and where houses with a Harrogate postcode were sold.

From 1 January 2020 to 30 June 2020, 442 homes were purchased, compared with 872 in the same period in 2019. This represents a decline of 49%.

Estate agents were forced to close from 23 March until 13 May and the figures show how lockdown hit the previously buoyant sector hard.

However, Alex Atkinson, sales manager at Linley & Simpson estate agent in Harrogate told the Stray Ferret that despite the sluggish figures for January to June, it had experienced a “manic” July and August, with several homes sold for above the asking price.

He said this has been driven, in part, by the stamp duty holiday that was announced in July.

Mr Atkinson said:

“The market has been brilliant. I cannot remember the last time we agreed five sales above the asking price in one week.”

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UK house prices are at a historic all-time high but Mr Atkinson said it’s unlikely the housing boom will last into 2021 as the long-term economic impact of coronavirus deepens.

He said:

“The furlough scheme is still yet to end and there will probably be an economic downturn with redundancies, then the stamp duty holiday will end after Christmas. It won’t last forever but my hope is it will quieten down for a little while before picking back up next year.”

Mr Atkinson said about 30% of people currently buying a home in the Harrogate district are from out of the area. He said people from cities like Leeds were being tempted by the large gardens that houses in the district can offer, especially after being cooped up indoors during lockdown.

He added:

“Since lockdown we’ve seen a massive shift in our village and rural properties. Anything with land or outdoor space is selling like hotcakes at the moment.”

Developer offers 5% new home discount to key workers

Houses at a newly completed housing development at Kirby Hill, near Boroughbridge, are being offered to key workers with a 5% discount.

Developer Caedmon Homes says the discount will be applied to three and four bed houses and could add up to a £19,000 reduction on the price.

The Priory Meadows site is a development of 34 homes ranging from two-bedroom bungalows to five-bedroom detached homes, with prices starting at £377,500. James Baker of agent Preston Baker said:

“As the world slowly gets back to normal after the global pandemic, we have hosted a number of open weekends at Priory Meadows and the reaction has been phenomenal. We were so incredibly busy last weekend that we opened on the Monday as well – and that was equally stacked out.

“The upshot is that we have agreed four sales since lockdown, which is a superb return – and a massive endorsement of this stunning development. There are now only 12 houses left to buy.

“As a special thank you to the selfless key workers during Covid-19, we are offering them a five per cent discount on this site for two three/four bed houses, which are the same house type as the show home. That equates to a discount of almost £19,000.”

Porch outside of one of the new houses at Priory Meadows, Boroughbridge

The development has proved popular even over lockdown with 60% of the house already sold.

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Simon Bowler, a Yorkshire-based landscape architect, has crafted three bespoke porches for the development’s flagship houses.

Priory Meadows has been shortlisted for Residential Development of the Year (fewer than 50 homes) in the Yorkshire Property Industry Awards, alongside three other developments – including one other in the Harrogate district, The Chase on Harlow Hill, Harrogate.

 

95 homes at Granby Farm will destroy ‘green corridor’

A residents group has told the Stray Ferret that 95 homes proposed for Granby Farm near Harrogate High School will destroy a vital “green corridor” that connects the Stray to the countryside.

Richborough Estates has submitted plans for 95 homes to be built on the land that is designated for development within Harrogate Borough Council’s Local Plan.

In a site assessment produced by HBC when formulating the Local Plan, the council said because the site “is an important part of the green infrastructure network” of Harrogate, any development on the site should maintain 50% open fields — yet plans submitted propose only 25% is kept green.

Gary Walker, from Granby Residents Association, said HBC should refuse the plans on this basis to “create a legacy” for the town.

He said:

“We believe a green corridor needs to be maintained. We don’t feel the current plans address that objective. There’s an opportunity for the council to create a legacy for the town by providing an access route for the Stray through to Nidd Gorge that could be enjoyed by the people of Harrogate.

 

“People are totally opposed to the proposals. We accept the field will be developed, however we are extremely disappointed the proposal on the table doesn’t meet the council’s recommendation for green space. The council could miss a big opportunity to create a green corridor and help the environment and wildlife.”

Richborough proposes 38 homes will be affordable and 57 will be sold at market rate. All the market rate properties would be either four or five-bedroom houses.

The public consultation for the plans will end on August 14.

The Stray Ferret asked Richborough to comment but it had not replied at the time of publication.

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There are several developments in the Kingsley area of Harrogate — which could see over 650 homes eventually built.

Richborough is also the developer for a separate application for 155 homes on Kingsley Road.

Last month it was told by HBC to “go away and rework” its proposals due to overdevelopment. Updated plans will go before HBC’s planning committee next week.

Whinney Lane in Harrogate to be closed for seven months

A section of Whinney Lane in Harrogate will be closed to traffic from Monday, July 27 to February 28.

The closure is due to the construction of two site access points for the Castle Hill Farm housing development as well as a new roundabout.

The road will be closed from the Castle Hill Drive junction and continue until around 200m before the Squinting Cat pub.

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Meanwhile, Penny Pot Lane will be closed to traffic for four weeks, beginning on Monday, August 3.

This is for the Persimmon King Edwin Park residential development between the Jubilee roundabout and the Ethelburga’s estate.

Access to the estate will be kept open during the road closure and cycling and walking will be permitted.

Harrogate estate agents relieved at stamp duty holiday

Harrogate estate agents say a stamp-duty holiday could help revive a struggling housing market.

Chancellor Rishi Sunak announced in his summer statement that the threshold for stamp duty will be raised from£125,000 per home to £500,000.

The measure will only be temporary and is intended to boost a flagging housing market that has been disrupted due to coronavirus.

Harrogate has been no exception and it is hoped the change in stamp duty could bring some confidence back to the market.

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Estate agent Andrew Hill told the Stray Ferret that the stamp duty holiday will give the market in Harrogate a boost after several fallow months.

He said:

“I think it will be a positive step in the right direction and it might just help people buy a house. It’s money in the right place at the right time to kickstart the housing market. We’re looking forward to it.”

Even though the market shut down from March to May, Mr Hill said the early signs for the rest of the year are positive.

He added:

“The market has set off a lot stronger than we ever dreamt of.

A lot of pent up demand got satisfied as lockdown restrictions eased. The news about stamp duty will help again.

The market will slow down people will be a bit more nervous but there hasn’t been too many signs of that so far.”

Will Linley, chief executive of Linley & Simpson, said it was a major boost for the industry and one that should “turbo charge” the Yorkshire property market.

He said:

“Whilst we have seen the property market making a steady post-Covid recovery, today’s announcement by the Chancellor is very welcome news indeed.

“There was a fear that its introduction would be delayed, which would have immediately put the brakes house sales.

“The stamp duty holiday will make a huge difference for those purchasing properties up to £500,000 and will encourage some to look at flats and houses that were originally out of their price bracket.”

Council steps in to buy Summerbridge social housing

Harrogate District Council has stepped in to buy five homes in Summerbridge for social housing after a national housing charity pulled out of the development.

The homes, worth around £395,000, at Poppyfields will be offered to people in Upper Nidderdale as social rented properties.

The houses were originally allocated as four affordable rented properties and one shared ownership as part of a wider 13 home development.

Housing sites, such as Poppyfields, have a requirement to allocate 40% of homes to affordable housing.

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But the original housing association for the affordable homes, Home Group, pulled out of projects across the country in March in order to focus on other “strategic sites”.

Now, senior councillors on the authority’s cabinet have voted to step in to purchase the houses and offer them to local residents in order to salvage the housing scheme.

The council said the current pandemic has left “considerable uncertainty” in the housing market and an increase in demand for rented homes in Nidderdale.

Mike Chambers, cabinet member for housing, said it was right for the council to step in.

He said:

“It is very appropriate that we buy these houses.

“It allows us to provide much needed accommodation to people in Nidderdale and also has the effect of us being able to assist a small enterprise who might have otherwise had a difficult time in moving these houses.”