Harrogate loses ‘feel good factor’ due to new housing

Harrogate has lost its “feel-good factor” due to poorly designed housing being built in the town, according to a key member of Harrogate’s Civic Society.

Speaking to The Stray Ferret, Stuart Holland, joint chairman of the group, warned that the housing is putting the town’s “unique ambience” under strain.

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However, he said it can still be protected through good design.

He said:

“We’ve got to encourage better design but we won’t change it overnight.”

Several major housing schemes have been built across the district in recent years, with more in the pipeline as part of Harrogate Borough Council’s Local Plan.

Yet the design of many of the new homes are a familiar source of complaint for people living here.

Formed 40 years ago, the civic society published a new strategy earlier this month that hopes to influence better housing design.

Mr Holland hopes the strategy can help the group reinvent itself so it’s more relevant to a new generation of people who care about the town.

But what would the Victorian architects who designed heritage buildings like the Pump Rooms, Royal Hall and have to say about the new housing schemes?

According to Mr Holland, they would “be horrified”.

He added:

“They’d say they’re so small, they lack detail. But we’re spoilt in Harrogate with the architecture we’ve got. We can’t expect to be building the homes of the late 1880s.”

More homes added to major Ripon scheme

Harrogate councillors have recommended that more homes are added to a major housing scheme in Ripon.

Harrogate Borough Council’s Planning Committee met virtually on Zoom and agreed to defer the building of 14 new homes at Bishops Glade to the chief planner for approval.

131 homes were approved by HBC in 2017 and building at the site is currently underway.

Developer Harron Homes sought to build an extra 14 homes and change the mix of housing to include more affordable housing and more four-bedroom homes.

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Speaking at the meeting on behalf of the developer, agent Mark Beevers said the new four-bedroom homes were needed as “demand has fluctuated.”

Speaking against the proposals, Cllr Robert Windass said the number of four-bedroom homes already being built on the site is “over the top” and “all about profit for the developer.”

He added:

“They are not concerned about the mix as long as they get a maximum yield for the site”.

Cllr Pat Marsh said she was concerned at the affordable housing mix on the site and felt there are “ghettos” being built.

She also criticised the sustainable credentials of a plastic slide in the children’s play-area.

She said:

“As a council that says we want to get rid of single-use plastic within two years, that slide has to be metal. We’re not addressing the issues that are paramount to our world and looking at sustainability.”

However, HBC housing officer John Worthington reminded committee members that they were not there to “look at the site afresh” and planning permission has already been granted for the majority of the site.

Committee members voted in favour of the motion to defer and recommend for approval to the chief planner by six votes to five, with one abstention.

Ripon housing development refused

Harrogate councillors have refused a 38-home development in Ripon, citing concerns around the number of homes proposed and its impact on a nearby Grade 2 listed building.

Meeting virtually yesterday on Zoom and streamed live on YouTube, Harrogate Borough Council’s Planning Committee refused a full planning permission application from developer Newett Homes by a near-unanimous decision.

The site is designated for development within HBC’s Local Plan but was criticised for being almost double the suggested yield of 20.

Harrogate Borough Council’s Planning Committee meets on Zoom.

Mr James Mortimer, owner of the Grade 2 listed Prospect House, which stands around 30 metres away from the proposed development told the Committee that the homes would bring “substantial harm” to Prospect House.

He said:

“The development of this site fails to provide any unique public benefit and harms Prospect House a listed asset.”

However, Richard Mowatt, speaking on behalf of the developers, told the Committee that the development will have “environmental, societal and economic” benefits for the area.

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Cllr Pat Marsh objected to the plans calling it a “compromise” due to the density of the site. She also said the 15 affordable homes were not enough.

She said:

“Rather than reaching for quality, we’re saying, ‘that’s just acceptable’.”

She also criticised the plans for not being environmentally friendly.

She added:

“There’s nothing in here for zero-carbon and homes that produce their own electricity. I’m saddened by that as well.

Responding, HBC housing officer Kate Williams, said affordable housing targets in the Local Plan are not “prescriptive”. She also said in Ripon there’s more of a demand for more 2 and 3 bedroom housing for market.

Other objections raised at the Committee included worries over a sinkhole in the woodland to the east of the site.

Major Harrogate housing scheme blocked for second time

Developers have been asked to “go away and rework” a major housing scheme near to Harrogate High School after councillors failed to approve it for a second time.

Meeting virtually today on Zoom and streamed live on YouTube, Harrogate Borough Council’s Planning Committee passed a motion submitted by Cllr Andrew Paraskos to defer the plans for 155 homes until developer Richborough Estates addresses concerns over housing density, transport provision and sustainability.

Plans for 170 homes on Kingsley Road were initially considered the Planning Committee at a meeting on January 28 but councillors passed a motion to refuse it, saying it would lead to a loss of green space and put local schools and the roads network under pressure.

However, HBC’s solicitor, who spoke at the Committee, said a full refusal could leave the authority open to a legal challenge from the developer as the site has been already been allocated in the Local Plan.

The revised plan reduced the number of homes from 170 to 155 which satisfied HBC housing officer who said it “mitigates concerns over being over-intensive.”

Speaking against the development, Cllr Pat Marsh said local infrastructure would be unable to cope with the added demand.

She told the Committee:

“It doesn’t serve any purpose for the existing community and it just brings more pain and aggravation. It adds nothing for the area other than misery for the local residents. The roads will be horrendous.”

Speaking to the Committee, local resident Mr Hansard said he was “aghast” that the plans were coming before the Planning Committee for a second time.

He said:

“The fact that Richborough Estates have reduced housing by 15 does nothing to change the fact that this proposal is nonsensical. No amount of legal interference will change the fact that this development is unethical and a potential risk to public health.”

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Speaking on behalf of the developer, James Hall, agent for planning consultants Barton Willmore told the Committee that the plans have been revised after discussions with HBC officers and said he didn’t think the layout was over-intense.

He said:

“We’ve listened. We want to make the scheme work well”.

He also said changes have been made to the road layout to tackle congestion and a cycleway has been added to create a new “greenway” to the school and the town centre.

The development had 91 objections with one saying that the matter should not be considered virtually.

Several objections pointed to the impact the development would have on local schools. Harrogate High School has asked for a contribution of £307,435 and Grove Road primary school has asked for £263,422 to cover extra demand for places.

Bilton homes would be ‘catastrophic’ for environment, residents say

A controversial 73-home development in Bilton would clog already busy roads with traffic and be ‘catastrophic’ for local wildlife, residents say.

The development at Knox Lane has had 222 objections. The formal consultation period for the houses was extended until Monday June 22 due to coronavirus.

Developer Jomast and Leeds-based architects Spawforths are behind the plans, which would see a mix of 1,2,3 and 4-bedroom homes built with 130 car parking spaces and new open public space.

As well as concerns over the environment and transport, residents said the development would effectively remove a valued green space and join Bilton and Knox together.

One resident told the Stray Ferret that the fields are currently home to several animals including deer and badgers.

“The local residents are distraught and can’t believe it’s happening. It would be catastrophic for the local environment.”

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Speaking to the Stray Ferret, Old Bilton Councillor Paul Haslam raised concerns over the number of homes proposed.

The site is designated as a site for development in Harrogate’s Local Plan, which was adopted in March. However, the plan identifies 52 potential homes for the site Jomast’s proposals include an extra 21 homes on land that is not designated in the Plan.

Cllr Haslam said:

“The Local Plan contains more than enough houses and there should be no need to build more.

“The extra area was deliberately left out of the Local Plan because it is prone to flooding.”

Jomast and Spawforths issued a joint statement to the Stray Ferret:

It said:

“The Planning Application has been carefully considered and is supported by a suite of technical reports including an Ecological Impact Assessment, trees reports, and a Landscape Visual Impact Assessment. These specialist reports demonstrate that the proposed development would not have a significant impact on the local environment.

“The planning application is supported by a Transport Assessment (TA) which has been produced by the Transport Consultant’s Fore.   The TA looked at the amount of traffic generated by the Proposal and concluded the traffic impacts associated with the development are limited.

“At peak times, the proposed development would result in fewer than 40 vehicles per hour in both directions on Knox Lane.  Therefore the changes in traffic flows associated with the development would not represent a significant impact on the operation of the highway network.”