Housing case study: 75 homes forced on Killinghall after appeal

Towns and villages across the district were targeted by developers while Harrogate had no local plan or five-year land supply.

A proposal by Gladman Land to build 75 homes in Killinghall was initially refused planning permission by Harrogate Borough Council.  

It said the development “would cause significant harm to the form of the village and to the landscape character, which includes the Nidd Gorge Special Landscape Area and a number of public rights of way, by its manner of extending the built form of the village into open countryside”. 

In October 2016, the company appealed against the decision 

The Planning Inspectorate dismissed the draft Harrogate local plan as being “of little weight”, saying that it considered the main issues to be whether the council could now demonstrate a five-year supply of deliverable housing land.   

After hearing arguments from both, he concluded that Harrogate needed to make provision for 3,857 homes over the period 2016–2021.  

This was considerably higher than the 390 per year originally calculated by HBC.  

‘Suitable location’

The planning inspectorate determined that the site “was a suitable location for the proposed development having regard to national and development plan policies in respect of sustainable development and the delivery of new housing”.  

Its report concluded that the failure to evidence a five-year land supply by the council was the planning consideration to which he attached most weight.  

Had Harrogate met its statutory planning obligations, there may have been a different outcome to the thousands of homes given approval between 2014 and 2020. 

At the time Killinghall conservative councillor Michael Harrison, who was also Cabinet Member for Planning, was reported in the local press as saying Gladman was targeting Killinghall because the council lacked a local plan and five year housing supply.

He said:

“Villagers are right to be upset and feeling that the village is under siege from developers. They are correct.

“It is, in my view, an unacceptable way to get planning permission and it deprives the local residents, and the local council, of the right to have their say on how the district should be developed.”

Killinghall is just one of the areas in the district which feels it is “under siege from development”.

Residents fear the whole fabric of the village has changed as more and more houses are built.

With growing congestion and a lack of local amenities, they worry the formerly small settlement is fast becoming a suburb of Harrogate. 

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Spofforth villagers ‘over the moon’ at 72-home planning refusal

Spofforth villagers are “over the moon” that an application to build 72 homes in the historic village was refused yesterday — but there is uncertainty over what happens next. The proposed development has been the subject of fierce opposition.

Harrogate Borough Council’s planning committee rejected the proposal yesterday at a meeting that dealt with the appearance and landscaping of the scheme even though a council report recommended approval.

Houses will be built on the site in some form as outline permission for the development was granted to Vistry Partnerships and Yorkshire Housing in March 2019.

Speaking to the Stray Ferret today, Spofforth parish councillor Chris Heslop said the decision was the “best possible outcome” for the village.

He urged the developers to work with residents on a scheme that better addressed housing density, appearance and flooding.

“All we hope as Spofforth Parish Council is we now get some involvement in the application that comes forward. That site has outline planning so they won’t just walk away from it.

“It was refused so we were absolutely over the moon about it. That was the best possible outcome. For once it looks like sense has prevailed.”

If the applicants appeal it raises the spectre of a costly legal battle for Harrogate Borough Council, but Cllr Heslop believes there would be grounds to fight it.

At yesterday’s planning committee, Liberal Democrat councillor Pat Marsh referred to the government’s National Planning Policy Framework, which says, “permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions”.

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If Vistry Partnerships and Yorkshire Housing do go develop a new plan for the site, people in Spofforth hope they will be able to have more of a say.

Cllr Heslop added:

“This plan was put on us and the wants needs and requirements of the village weren’t thought of at all. I would hope with this, [the developers] would have learned they need to work with the village not railroad over it. We won’t give in to another poor application.”

Andy Gamble, director of development at Yorkshire Housing, told the Stray Ferret it was considering its options.

“We are disappointed with the decision to refuse our application and await further details from the council, after which we will consider our options.

“Yorkshire Housing is passionate about creating new communities and delivering quality affordable homes that will help address the housing crisis and provide homes in Yorkshire.”

A Harrogate Borough Council spokesman said:

“Decisions made at planning committee are determined by councillors based on officers’ reports and information held on the application file. Officers do make a recommendation but it is entirely up to the committee how they vote on applications.

“In regards to an appeal, we would not comment on something that hasn’t even happened.”

Controversial 72-home Spofforth development refused

A controversial application to build 72 homes in Spofforth was today rejected amid claims it would turn the historic village into a “carbuncle of urban sprawl’.

Harrogate borough councillors voted 6 to 3 to reject the plans, even though a council report had recommended approval.

Developers Vistry Partnerships and Yorkshire Housing won outline planning permission for the scheme in March 2019.

The council’s planning committee met this afternoon to consider the appearance, landscaping and layout of the development — but such was the level of concern it rejected the scheme.

The developers will now have to decide whether to appeal — a move that could lead to a costly legal battle.

‘Urban sprawl’

Spofforth parish councillor Chris Heslop, a third-generation farmer in the village, said the proposals would not benefit local people. He said:

“Development must be in keeping with the village and not a carbuncle of urban sprawl.”

Andy Paraskos, the Conservative councillor for Spofforth with Lower Wharfedale, called the application “wholly inappropriate”. He said:

“The application is essentially creating an urban estate at the entrance to a historic village. It leaves too many questions around flooding, its impact on countryside and urban development.”

Since winning outline planning permission, the developers had altered the layout and density of the scheme and raised the level of the homes by over a metre to prevent flooding.

‘Struck a balance’

Stephen Hughes, planning manager at Yorkshire Housing, said the scheme “struck a balance” between reflecting the characteristics of Spofforth and ensuring views of the village were not damaged by the housing. He said:

“We have been pushed very hard by your officers to ensure the scheme design is of high quality and reflective of the characteristics of the village and conservation area”.

But councillors were unconvinced the scheme was sympathetic to the village.

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The Stray Ferret revealed this morning over 300 local people, Historic England, Natural England, Yorkshire Wildlife Trust, the council’s principal ecologist, North Yorkshire’s highways, the Lead Local Flood Authority and Spofforth Parish Council had all raised concerns about the scheme.

Cllr Bernard Bateman, who represents Wathvale, said he would be refusing the plans to reflect the views of local residents. He said:

“Where do the residents come into the play? At end of the day, we are elected by the residents into Harrogate Borough Council, yet they have no say.”

Cllr Stuart Martin, who represents Ripon Moorside and voted against the refusal, asked the council’s legal officer Peter Atkinson to clarify if a refusal would risk a legal challenge because the council had already granted outline planning permission and the site was allocated for development in the council’s Local Plan.

Mr Atkinson confirmed it would and said the council would risk incurring costs.

Controversial 72-home Spofforth scheme set for green light

Developers have made changes to a 72-home scheme in Spofforth, as they look to get final plans approved by Harrogate Borough Council next week.

The development by Vistry Partnerships and housing association Yorkshire Housing was granted outline planning permission by HBC in March, despite over 250 local objections on issues including the design of the homes, flooding and congestion.

The developers have since amended the layout of the houses and say the site is now more reflective of the character of the village.

However, Shirley Fawcett, chair of Spofforth Parish Council, wrote to HBC about the new plans, saying the layout remained “crowded, urban and completely out of keeping with the village”.

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She added:

“One of the greatest concerns is the visual intrusion caused by the proposed artificial site elevation by 1.5 metres, which will visually impair the view into this conservation area at the key gateway to this historic village.”

A report published by HBC case officer Andy Hough recommends the plans be approved.

The council’s planning committee will meet on November 18 to decide whether it should get the final green light.

Major Pannal Ash development could lose football pitch for more housing

Homes England wants to scrap plans for a community football pitch at the former Police Training Centre on Yew Tree Lane, in order to increase the total number of homes on the site from 180 to 200.

It was originally planned that the football pitch would be used by local sports teams, and potentially adopted and managed by Harrogate Borough Council.

However, according to planning documents, Sport England and the Football Foundation have said they consider it “unlikely” that the pitch would be actively used, instead advising Homes England to consider using the pitch for more housing.

Homes England is the government’s housing agency and the owner of the site.

The new plans also reduce the size of a green space for residents called Central Parkland from 0.81 hectares to 0.41 hectares.

Homes England has instead agreed to pay £595,000 to improve facilities at Pannal Sports Ground. This includes a £100,000 contribution as compensation for the loss of the playing pitch.

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The site will now have 200 homes

It is the second time this year that Homes England has asked HBC to increase the number of homes at the development.

In 2018, the council granted planning permission for 161 homes to be built on the site. However, since then, the land was transferred from the Home Office to Homes England which, in June, submitted fresh plans to add an extra 19 homes to the development.

In HBC’s Local Plan, the site is allocated for 160 homes.

For decades, police recruits from all over the UK came to the site in Harrogate to train. It was closed in 2011 due to cost-cutting.

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.”