New electricity sub-station to be built at Crescent Gardens in Harrogate

Work has started on the construction of a new twin electricity sub-station next to the old council offices in Harrogate‘s Crescent Gardens. 

The existing sub-station is located in the basement of the council building, but this will be removed and replaced with a more modern version at ground level. 

The council building was bought in 2020 by Harrogate-based property developer Impala Estates for £4 million, and the company has planning permission to turn it into offices, a roof garden restaurant and gym, and to create a two-storey extension. 

A spokesperson for Northern Powergrid, which is responsible for electricity supply in the region, told the Stray Ferret: 

“We’re relocating the sub-station for three reasons. The old one in the basement of the old council building was not particularly accessible, but the new one at ground level will be. 

“It will also be more secure from the elements, as its old location underground made it more susceptible to flooding. 

“And more modern equipment will help make this section of the network stronger, improving security of supply for more than 230 properties in the immediate area.” 

The spokesperson estimated the project could take between 12 and 18 months in total and said the work represented a £275,000 investment by the power company. 

They added: 

“The transition from shutting down the old sub-station to energising the new one is usually seamless, but if any interruption to supply is required for safety reasons, we will let local residents and businesses know.”

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Plans submitted to convert Harrogate’s Crescent Gardens to private road

Plans have been submitted to close Crescent Gardens in Harrogate to public traffic.

Harrogate-based property developer Impala Estates bought the former Harrogate Borough Council headquarters alongside the road for £4 million in 2020.

It received planning permission in May last year to turn the building into offices, a roof garden restaurant and gym, and to create a two-storey extension. Work has yet to begin.

The company has now applied for permission to install bollards and planters to convert the public highway into a private road.

If approved, the road would be maintained by Impala Estates for access to the Crescent Gardens development and associated car parking bays.

The area affected would include the Crescent Gardens road and footpath from its intersection with Swan Road to its intersection with Montpellier Road.

According to planning documents submitted to North Yorkshire Council, the application site “excludes the off-carriageway parking bays to the south of the Crescent Gardens roadway with the exception of a small section (essentially two parking bays) located directly between the Crescent Gardens building main entrance and the path opposite into the Crescent Gardens park”.

Planters and retractable bollards, similar to those temporarily installed on Beech Grove in Harrogate, would be installed at either end of Crescent Gardens to prevent public vehicles passing.

The documents add:

“The former Harrogate Borough Council agreed to dispose of the land underlying the Crescent Gardens roadway on the basis that it would be stopped up, with the roadway becoming privately owned and associated with the Crescent Gardens development.

“It is also understood that the local highway authority has no objection in principle to the Crescent Gardens roadway being stopped up.”

Crescent Gardens

An impression of how the redeveloped site would look.

James Hartley, director of Impala, told the Stray Ferret,

“The road was discussed at the time of the sale and has been approved by the council at committee.  As part of the process, we have been working with the Department for Transport on the stopping up order and North Yorkshire Council on the submitted planning application.

“The changes to the road will assist in the construction of Crescent Gardens along with providing the building with a well-managed and enhanced setting once the works have been undertaken. This will link the building better with the gardens opposite, achieving a clear public benefit.”

Asked if the company’s plans for the redevelopment of Crescent Gardens had changed, or if a starting date was known, Mr Hartley said:

“Nothing has changed with the broader redevelopment, we are working hard with our design team to develop out the design allowing it to go out to tender.”

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Plans to redevelop Harrogate council’s former headquarters set to be approved

Plans to redevelop Harrogate Borough Council’s former headquarters have been recommended for approval next week.

The proposals for Crescent Gardens, which has sat empty for five years, include a two-storey extension, rooftop restaurant, gym and new office space.

The plans have been recommended for approval at a meeting on May 10 after the council’s planning department released a report saying the redevelopment would “increase the vitality of this town centre site and prove beneficial in boosting Harrogate’s economy”.

Harrogate-based property developers Impala Estates are behind the proposals after purchasing the building for £4 million in 2020.
This came after the council moved to its new Knapping Mount headquarters in 2017.

At the time, the council announced it would sell Crescent Gardens to property developer Adam Thorpe who had plans for a £75 million redevelopment including luxury apartments, an art gallery, underground car park, swimming pool and restaurant.

But two years later, Mr Thorpe’s company ATP Ltd fell into administration with debts of almost £11 million, including £24,394 owed to the council.

Crescent Gardens

Crescent Gardens

Crescent Gardens then went back up for sale and was eventually bought by Impala Estates.

Historic England objection

In the report to next Tuesday’s meeting, the council’s planning department said the latest plans from Impala Estates would “alter the locality but on balance are considered acceptable.”

An objection by Historic England questioned the public benefits and said the roof extension should not exceed one storey. The body also said the plans relate “very poorly” to the existing building.

However, the council has argued this view contradicts a previous assessment from Historic England’s predecessor body, English Heritage, which described the building as “poorly proportioned in classical terms” because it was originally restricted to two storeys.

These comments came when English Heritage refused listed status for the building in 2002.

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Meanwhile, the latest proposals have already won the support of Harrogate Civic Society which described the scheme as “excellent”.

The civic society previously said:

“The existing roof lends itself to a two-storey extension, something that was advocated many times to Harrogate Borough Council, making use of the original design that envisaged future extensions at roof level.

“We are pleased to see that the building will be retained and refurbished as offices, with a restaurant on the roof and meeting rooms within the historic core, as this will retain a degree of public access and use of the building.”

Future of ex-Harrogate council building could be decided this month

A decision on the future of Harrogate Borough Council’s former Crescent Gardens offices is set to be made this month, according to site owner Impala Estates.

The Harrogate-based property investment company bought the building in January 2020 for £4m.

It submitted a planning application in March 2021 to transform the site into offices, a gym and a rooftop restaurant.

Under the plans, the empty building, which was built in the 1890s, would be extended by adding two floors.

James Hartley, director at Impala Estates, told the Stray Ferret in an email today that it expected the proposal to be considered by councillors on the planning committee on April 21.

‘Much-needed’ office space

Documents submitted by the developer in November said the conversion would add “much-needed” office space into the town centre.

It said:

“It has been noted that there is a significant lack of high quality office space within the centre of Harrogate along with more office buildings being approved for conversion to residential within the town centre, this being exacerbated by changes in permitted development rules”.

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In December, the public body Historic England said it objected to the two-storey roof-top extension and would prefer a “suitably designed” single-storey extension instead.

It said:

“Whilst we remain supportive of the proposals to sustainability reuse the former council offices, the revised scheme does not address our previous concerns and our position remains unchanged. Unfortunately, the two storey upward extension is still being pursued.”

The Stray Ferret asked the council to confirm whether Crescent Gardens will be on the agenda at the next planning committee meeting but we had not yet received a response by the time of publication.

The saga of the former council site

The future of Crescent Gardens, which has been empty for five years since the council relocated to Knapping Mount in 2017, has become a long-running saga.

Harrogate Borough Council announced when it moved into its new offices that local developer Adam Thorpe would buy the site for £6.31 million.

Mr Thorpe said he would spend £75 million on a refurbishment, which would include an art gallery, underground car park, swimming pool, restaurant and luxury apartments.

Two years later he said he had agreed the sale of 10 of the 12 properties but Mr Thorpe’s company, ATP Ltd, then collapsed with debts of almost £11million, including £24,394 to the council.

The site then went back on the market and was eventually sold to Impala Estates.

It set up a website outlining its vision for the building. The ‘project updates’ section has not been updated since April 1 last year.

Still no decision on future of Harrogate’s Crescent Gardens

A decision on the future of Harrogate Borough Council’s former Crescent Gardens offices is still to be made, almost two years after the building was sold.

Impala Estates, a property investment company in Harrogate, bought the building in January 2020 for £4 million.

It submitted a planning application in March this year to transform the building into offices, a gym and a rooftop restaurant.

Under the plans, the empty building, which was built in the 1890s, would be refurbished and extended by adding two floors.

The Stray Ferret approached Impala Estates to ask how the plans were progressing. However, the developer did not reply by the time of publication. It has not provided an update on its Crescent Gardens website since April 1.

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Harrogate Borough Council confirmed that its planning committee had not yet set a date to hear the plans.

The council planning portal, which has 120 documents relating to the document, indicates that the developers are currently responding to concerns from consultees, such as Yorkshire Water and North Yorkshire County Council.

How the rooftop restaurant would look. Photo: S+SA Architects.

The saga of Harrogate Borough Council’s former offices

The future of Crescent Gardens, which has been empty for four years since the council relocated to Knapping Mount in 2017, has become a long-running saga.

Harrogate Borough Council announced when it moved into its new offices that local developer Adam Thorpe would buy the site for £6.31 million.

Mr Thorpe said he would spend £75 million on a refurbishment, which would include an art gallery, underground car park, swimming pool, restaurant and luxury apartments.

Two years later he said he had agreed the sale of 10 of the 12 properties but Mr Thorpe’s company, ATP Ltd, then collapsed with debts of almost £11million, including £24,394 to the council.

The site then went back on the market and was eventually sold to Impala Estates.

Plans in to transform Crescent Gardens into offices

Plans have been submitted to transform Harrogate Borough Council‘s former headquarters into offices and a roof garden restaurant.

Impala Estates, a property investment company in Harrogate, bought the Crescent Gardens site in January last year for £4 million.

It has been empty for four years since the council relocated to Knapping Mount in 2017.

Impala’s proposals include creating a gym as well as turning the former council chamber and mayor’s parlour into meeting rooms.

James Hartley, director of Impala Estates, said:

“I am hugely excited to submit a planning application after what has been a tough year for everybody.

“Our plans will ensure that this high-quality local asset is brought back to use and regenerated to deliver a building that provides not only employment space in the town centre but contributes to a community benefit that keeps Crescent Gardens as a vibrant part of Harrogate.”

Mr Hartley said Impala did not yet have a figure on how much the development would cost.

Asked whether he was concerned about letting offices now so many people were working from home, he said:

“The office market continues to change and develop and we would aim to react to these changes as necessary.”

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The council’s planning committee will decide whether to accept the application.

Graham Swift, cabinet member for economic development at the council, spoke highly of the scheme. He said:

“When Harrogate Borough Council sold Crescent Gardens to Impala Estates we were impressed by their commitment to bring much-needed office space into the centre of town to support the growing and changing economic needs of Harrogate.

“They blended this plan with the use of public space that will make Crescent Gardens and its locality a thriving, community area that boasts flexible, modern offices with functional and attractive public spaces.”

Concerns about design, parking and noise

Impala opened a public consultation on its plans in October, which according to Impala attracted 19 comments.

Four were positive; others attracted comments about design, parking, solar shading, access, noise and over visibility from the rook terrace.

A chequered history

The council’s sale of Crescent Gardens had a chequered recent history.

In March 2017, it was announced local developer Adam Thorpe was buying the site for £6.31 million. Mr Thorpe had lavish plans for a £75million pound refurbishment, including an art gallery, underground car park, swimming pool, restaurant and luxury apartments.

Two years later, in February 2019 Mr Thorpe said he had agreed sales on 10 of the 12 apartments including one “comfortably above” £10 million. Mr Thorpe’s company, ATP Ltd, then collapsed with debts of almost £11million, including £24,394.52 to the council.

The site then went back on the market and was eventually sold to Impala Estates.

Consultation opens over plans to extend former council offices

A consultation is being launched this week over plans to redevelop Harrogate Borough Council’s former headquarters.

Impala Estates Ltd bought Crescent Gardens for £4m in January and is preparing to submit a planning application to bring the building back into use.

As well as refurbishing the existing building to deliver modern offices for up to 400 people, the company proposes adding a second and third floor to provide space for a restaurant and terrace, which would be open to the public. James Hartley, asset manager and surveyor at Impala, said:

“Our aim is to bring the building back into use by developing it in a sensitive way that fits in with the diverse architecture in the surrounding area. We hope to create flexible office and public space in a central part of town.”

The refurbishment includes the creation of offices for multiple occupancy, along with meeting rooms, a gym and shower facilities. Historic rooms, including the former council chamber and mayor’s parlour, will be used as meeting space, which will also be available for public use.

Impala said the additional floors will be set back from the front and rear elevations of the existing building. The site will also be made energy efficient as part of the refurbishment project.

The plans have been drawn up by Harrogate-based S&SA Architects. The developers are inviting feedback from the public via their website from Thursday, before a planning application is submitted within the next couple of months.

Sale of Crescent Gardens

Crescent Gardens has been out of use for three years after Harrogate Borough Council first agreed to sell it and build a new headquarters in 2015. A preferred bidder was chosen, but the sale fell through later that year.

In March 2017, local developer Adam Thorpe was confirmed as the new buyer, through ATP (Crescent Gardens) Ltd, with contracts exchanged that year and completion dependent upon a planning application being submitted to redevelop the building.

The agreed sale price was £6.31 million, with a 25% uplift due to HBC if planning permission was achieved and implemented for a change of use to anything other than predominantly office space within five years of the sale.

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Mr Thorpe said his plans included luxury apartments and an art gallery and, in February 2019, said he had agreed sales on 10 of the 12 apartments including one “comfortably above” £10 million.

When the sale collapsed a few months later, Mr Thorpe owed the council more than £30,000 in unpaid rent for the years in which he had used the building following exchange of contracts. The council had also paid legal fees of more than £11,000 in pursuing completion.

Meanwhile, HBC staff moved into the new headquarters at Knapping Mount in late 2017.

Impala was announced as the new buyer in early 2020, with an agreed price of £4m. A 25% uplift will again apply should planning permission for residential use be achieved and implemented within five years.