Two major housing schemes in Harrogate look set to be approved.

Councillors on Harrogate Borough Council’s planning committee have been recommended to back 162 new homes on Kingsley Drive and 53 houses on Knox Lane at a meeting next Tuesday (February 14).

Both applications have proved controversial with local residents.

Persimmon Homes lodged the proposal for Kingsley Drive in December after its original plan for 181 homes was met with 222 letters of objection. A prior application for 222 homes was refused.

In documents submitted to the council, Persimmon said it had reduced the size in response to comments from the authority and “other third parties”.

Read more:

• Contamination concerns delay decision on 53-home Knox Lane site
• Developer reduces planned Kinglsey Drive scheme to 162 homes

Residents in the area have held long concerns about the amount of housebuilding in the area and its affect on traffic, noise, health and loss of green space.

In a report prepared in advance of next week’s meeting, council officers said the scheme would “make a valuable contribution to meeting the district’s housing need”.

Officers have recommended the scheme be deferred to the executive officer for development management and building control for approval.

The site is included in the Harrogate district Local Plan 2014-35, which outlines where development can take place.

Case officer Kate Broadbank concludes:

“The detailed layout, access, landscaping, appearance and design of the proposal are acceptable and are considered compliant with the overarching policies of the development plan and national requirements.

“The proposed development will make a valuable contribution to meeting the district’s housing need. The proposal will have an acceptable impact upon the character and appearance of the area. The development constitutes sustainable development.”

Knox Lane

Councillors will also be recommended to approve plans for 53 homes on Knox Lane in Harrogate which have been submitted by developer Jomast.

The scheme has been met by opposition from residents, including campaigners Keep Knox Natural who took to Nidderdale Greenway, off Bilton Lane, dressed as woodland creatures to collect signatures for a petition last November.

Site layout for the Knox Lane scheme.

Councillors deferred the application in October last year amid concern over contamination in the area.

At the time, Cllr Robert Windass, a Conservative who represents Boroughbridge, said much more work was needed on the proposals which he described as “wrong, wrong, wrong”. He said:

“I’ve heard nothing from the developers or our officers that would make me wish to support this application.

“Unless I feel the applicant has done a proper contamination assessment and got a full report when it comes back to this committee, I’m afraid I won’t be supportive.”

However, council officials have now said in a report prepared in advance of next week’s meeting the “applicant has provided additional information in respect of potential ground contamination”.

Councillors have been recommended to approve the proposal subject to conditions being agreed.

The report, compiled by case officer Andy Hough, says:

“The development of the site, which has been extensively amended and reduced since submission, will contribute towards the district’s housing need across the plan period.

“The site is located within a sustainable location for housing and has been designed in such a way that the layout takes into account the constraints of the site, whilst ensuring that it retains and builds upon the natural features of the site.

“The scheme provides a new pedestrian route through the site utilising the new green infrastructure to link directly into Knox Country Park, reducing the length of the Nidderdale Way, passing through the housing areas in Bilton.”

The Conservative-controlled planning committee will vote next week whether to accept the officers’ recommendations for the two housing schemes.

The meeting can be watched live at the council’s Civic Centre or on its YouTube channel.

Campaigners have launched a petition to save land on Knox Lane from housing.

Keep Knox Natural has called on Harrogate Borough Council to remove a parcel of land in the area from its Harrogate district Local Plan 2014-35, which outlines where development can take place.

The move comes after councillors on the authority’s planning committee voted to delay a decision on a proposal to build 53 homes on the land amid concerns over contamination.

Last Sunday, campaigners took to Nidderdale Greenway, off Bilton Lane, dressed as woodland creatures to collect signatures for the petition.

The group argues that the council should reject the current application and remove the land from the local plan.

A spokesperson from the group said:

“We believe that this land should never have been included in the Harrogate local plan; it is entirely unsuitable for development.

“It lies within a designated special landscape area and building on this land will severely damage bio-diversity and destroy a range of landscape and historical features.

“Additionally, we believe that the development would cause serious risk of floodwater damage to Spruisty Bridge and houses near the site on Knox Lane.”

Spruisty Bridge

Read more:

• Controversial Knox Lane housing plans recommended for approval
• Contamination concerns delay decision on 53-home Knox Lane site
• Stray Views: Knox Lane housing scheme ‘lacks detail’

The council’s planning committee has yet to make a decision on the Knox Lane housing plan.

The plans first submitted in April 2020 initially included 73 homes, but this was reduced to 53 after local complaints.

Despite further changes, residents have continued to strongly oppose the development with a total of 313 objections and no letters of support being submitted to the council.

The proposals – which include 30 homes classed as affordable – will be brought back to another meeting of the council’s planning committee in the coming months.

You can view the Keep Knox Natural petition here.

A decision on plans for 53 homes in Harrogate has been delayed after concerns were raised that the site is likely to be contaminated by coal and tar spillages from a former railway track.

More than 300 residents objected to the Knox Lane plans and also paid for their own experts to assess the site, which was once part of a railway that transported carriages between gasworks and Bilton Junction.

An agent for the developers Jomast told a Harrogate Borough Council meeting today that the firm had carried out initial ground investigations and was committed to providing more information to council officers who had recommended approval.

However, councillors said they could not support the plans until they had seen the full investigation outcomes for themselves.

The proposed development

There were also further concerns over flooding, the discovery of badger setts, a lack of public transport connections and that the development of the site near Oak Beck could cause “ecological damage”.

Councillor Robert Windass, a Conservative who represents Boroughbridge, said much more work was needed on the proposals which he described as “wrong, wrong, wrong”. He said:

“I’ve heard nothing from the developers or our officers that would make me wish to support this application.

“Unless I feel the applicant has done a proper contamination assessment and got a full report when it comes back to this committee, I’m afraid I won’t be supportive.”

The plans first submitted in April 2020 initially included 73 homes, but this was reduced to 53 after local complaints.

Despite further changes, residents have continued to strongly oppose the development with a total of 313 objections and no letters of support being submitted to the council.

Residents’ concerns are so strong that they commissioned a toxicology specialist to examine the proposals.

Read more:

• Controversial Knox Lane housing plans recommended for approval
• Bilton garages set to be demolished for housing

Dr Damien Bowen told today’s meeting that he believed “extensive investigations” were needed due to the health and environmental risks of the likely presence of contamination. He said:

“While the potential land contamination is considered, concerns over polycyclic aromatic hydrocarbons (PAHs), other toxic metals and their known adverse health effects cannot be dismissed.

“Humans may be exposed to PAHs in the air, water and food, and when such a site is distributed these compounds are distributed into the environment.”

The field earmarked for development.

Ward councillor Paul Haslam also argued that these concerns have not been taken seriously enough by the council, which he claimed had taken no notice of “compelling” evidence that the plans should not be approved. He said:

“The developer’s hands seemed to have been held throughout this process, whereas residents have been ignored.”

The proposals – which include 30 homes classed as affordable – will be brought back to another meeting of the council’s planning committee in the coming months.

Harrogate Borough Council’s planning committee has deferred a decision on whether to allow 53 houses to be built on Knox Lane in Bilton.

At an unusually busy and noisy meeting this afternoon, attended by some residents, Cllr Rebecca Burnett, who chairs the committee, had to appeal for members of the public not to applaud or heckle.

A 30-page report to councillors by case officer Andy Hough recommended they approve the application by developer Jomast,

But councillors were cheered when they raised concerns about issues such as flooding, contamination and housing sizes.

They voted to ask Joomast to come back with more detailed information — and warned if it wasn’t forthcoming they would be minded to reject the scheme.

Cllr Nigel Simms, a Conservative representing Masham and Kirkby Malzeard, told the meeting:

“I haven’t heard anything that will convince me that the landscape is not worth protecting from the builder’s cement mixer.”

Councillor Sue Lumby, a Conservative who represents Harrogate Coppice Valley, said the fact the application had received 320 objections highlighted the high level of concern. She said:

“Clearly local residents are very concerned about this on many levels.”

A full report on today’s meeting will be published on the Stray Ferret soon.

Read more:

• 53 homes on Bilton’s Knox Lane recommended for approval tomorrow
• GPs ‘extremely concerned’ Knox Lane housing will put pressure on health services

Councillors have been recommended to approve a planning application to build 53 homes off Knox Lane in Bilton tomorrow.

Harrogate Borough Council‘s planning committee is due to meet tomorrow to vote on the scheme. The Queen’s death caused the meeting to be postponed last month.

A 30-page report to councillors by case officer Andy Hough recommends they approve the application by developer Jomast, subject to certain conditions, such as no objection from the local lead flood authority.

However, the councillors could decide to vote against the officer’s recommendation and reject the scheme. The meeting will be broadcast live at 2pm on the council’s YouTube page.

Mr Hough’s report says:

“Amendments to the plans reducing house numbers from 73 to 53 is welcome and the scheme is considered to now be in compliance with development plan policy.

“The site at present represents a transition from the suburban development that is characteristic of the Old Trough area, to the more vernacular loose form of frontage development situated at the hamlet of Knox.

“The frontage to the site has a very rural feel. To aid transition, the houses situated on the Knox Lane frontage have been set back into the site and are to be constructed at low density, behind new additional planting.”

The site is allocated for development in the Harrogate district Local Plan 2014-35, which outlines where planning can take place in the district.

Residents have said the scheme will decimate an idyllic and historic part of Bilton.

Knox Lane, leading to Spruisty Bridge

Councillors will now decide whether to approve plans to build 52 homes at Knox Lane on October 4.

The original date of September 13 was delayed following the Queen’s death.

Harrogate Borough Council postponed all council meetings that were due to take place this week as a mark of respect.

North East property developer Jomast wants to build the homes on a field off Knox Lane in what has been a controversial and long-running planning application.

Council officer Andy Hough has published a 30-page report for councillors that says the development should be given the green light once certain conditions are met and there being no objection from the local flood authority.

In his conclusion Mr Hough said:

“The site is located within a sustainable location for housing and has been designed in such a way that the layout takes into account the constraints of the site, whilst ensuring that it retains and builds upon the natural features of the site.”

Read more:

• Residents say 53 homes at Knox Lane will ‘decimate’ idyllic scene
• Controversial Knox Lane housing plans recommended for approval
• GPs ‘extremely concerned’ Knox Lane housing will put pressure on health services

The plans have faced fierce objections from local residents in Bilton.

To many living there, the fields on Knox Lane represent one of the last green spaces in the area.

At the time of publication, there have been 311 objections to the plans from residents and zero submissions of support.

A Harrogate Borough Council officer has recommended that councillors next week approve plans to build 53 homes in Bilton.

North East property developer Jomast wants to build the homes on a field off Knox Lane in what has been a controversial and long-running planning application.

The council’s planning committee will decide next Tuesday whether the scheme can go ahead.

Council officer Andy Hough has published a 30-page report for councillors that says the development should be given the green light once certain conditions are met and there being no objection from the local flood authority.

The majority of the site is allocated for development in the Harrogate district Local Plan 2014-35, which says where homes can be built.

However, the development will also include land outside of the local plan area for trees and open space.

Obstacles

The developer has faced a number of obstacles getting to this stage.

Its initial plans were for 73 homes but the number was reduced following concerns about over-development.

NHS North Yorkshire Clinical Commissioning Group said GP practices in Harrogate are already over-saturated and have “very limited capacity” to accept another 123 patients that the new homes could bring.

Jomast has agreed to pay £63,974, which will be spent by GP practices.

This year, North Yorkshire County Council, who is in charge of roads in the district, said the layout of the development was ‘not acceptable’. The developer has since agreed to pay to widen Knox Lane in a move that has satisfied the county council.

‘Sustainable location’

Residents in the area have also long said the site is unsuitable due to the overhead electricity pylons that run through the fields and because of its impact on wildlife and a historic part of Harrogate.

Jomast has said it will not build homes directly beneath the pylons. Mr Hough, from Harrogate Borough Council, said the developer has “positively utilised” the pylons to create a “strong green infrastructure” and a “significant area” of public open space.

The National Grid has backed the development.

Read more:

• Siblings, 11 and 7, get creative to protest against new Knox Lane houses
• Residents say 53 homes at Knox Lane will ‘decimate’ idyllic scene
• GPs ‘extremely concerned’ Knox Lane housing will put pressure on health services

In his conclusion Mr Hough said:

“The site is located within a sustainable location for housing and has been designed in such a way that the layout takes into account the constraints of the site, whilst ensuring that it retains and builds upon the natural features of the site.”

‘We will be saddened’ 

The proposed site off Knox Lane.

At the time of publication, there have been 311 objections to the plans from residents and zero submissions of support.

To many living in that corner of Bilton, the fields on Knox Lane represent one of the last green spaces in the area.

They believe the houses would destroy an idyllic scene that is home to wildlife and is a gateway to Spruisty Bridge and Oak Beck.

Sue Wrightson, who lives in the area, gave the following reasons why she and other residents believe councillors should refuse the plans next week.

She said:

“The proposal will have a major adverse visual impact and cause harm to the landscape and character of Knox Lane.

“We have had a total lack of communication from Jomast’s representatives and HBC when information has been sort.

“Wildlife and birds will be totally displaced. Pylons and contamination serious issues have been raised and not addressed.

“It is a beautiful area and enjoyed by many it should be left as is for wildlife and birds, a small little hamlet down Knox lane to the pack horse bridge will be ruined.

“We will be saddened if this is approved for everyone that enjoys it.”

The Stray Ferret asked Jomast to comment but we did not receive a response by the time of publication.

Jomast and planning consultants Spawforths previously issued the following joint statement to the Stray Ferret:

“Jomast recognises the concerns of the local residents in respect to the potential impacts of the proposed housing development.  However they would like to stress that the application site is allocated for housing within Harrogate’s Local Plan.

“Therefore, it has already been deemed as suitable for residential development by Harrogate council.  The planning application is providing a significant amount of affordable housing, above what is required by planning policy, which will help address the significant shortfall of this type of housing within the town.

“The planning application is supported by a number of specialist technical reports, including a transport assessment, which demonstrates the proposed development would not lead to any additional congestion of the local roads.

“Jomast has also commissioned a series of ecological reports, which show that the proposed development would deliver a net benefit to biodiversity and the environment through the creation of new wildlife habitats and significant tree and hedgerow planting.

“Two public exhibitions have been carried out in respect to the development of the Site. In addition, Harrogate council consulted local residents on the allocation of the site for housing during the preparation of their Local Plan.”

The organisation that commissions local GP services has issued a strongly worded objection to a plan to build 53 homes in Bilton.

North East property developer Jomast wants to build the homes on a field off Knox Lane, in what has been a controversial and long-running planning application.

Many objections from residents in Knox and Bilton have focused on the impact of the potential new homes on roads and congestion.

Knox Lane

However, NHS North Yorkshire Clinical Commissioning Group says GP practices in Harrogate are already over-saturated and have “very limited capacity” to accept another 123 patients that the new homes could bring.

The letter says:

“Having consulted with the local GP practices and primary care networks directly impacted we wish to strongly object to this proposed residential development.

“As primary care providers, the GPs and primary care networks are extremely concerned regarding any proposals for further residential development within Harrogate. The existing health infrastructure in Harrogate already operates above optimum capacity and has very limited capacity to absorb additional pressures.

“Primary care and community services within the area are already running at, or far beyond their existing capacity. This is further compounded by the fact that primary care networks practices are operating in substandard buildings limiting their ability to cope with the existing high patient demand.”

Read more:

• Residents say 53 homes at Knox Lane will ‘decimate’ idyllic scene
• Siblings, 11 and 7, get creative to protest against new Knox Lane houses
• County council says Bilton housing scheme ‘should be refused’

The letter adds the application offers “no provision” for healthcare services for residents, but approved, Jomast should make a payment to the CCG through a section 106 agreement.

The CCG has used an NHS formula to calculate that the developer should pay £63,974, which will be spent by GP practices.

But it warns that this figure would only make up a small part of what is required by GPs.

A spokesperson for Jomast’s planning consultant Spawforths said it is currently considering the comments from the CCG and will issue a response in due course.

Latest blow

The objection from the CCG is another blow for the developer’s hopes of building the scheme in its current form.

Last month, North Yorkshire County Council said the layout of the development was ‘not acceptable’ and the plan should be refused unless the developer agrees to pay to widen the road.

Two creative siblings have put up posters and written poems to protest against a housing development on Harrogate’s Knox Lane.

North-east property developer Jomast wants to build 53 homes on a field off Knox Lane in a green corner of Bilton that residents cherish.

Jasmine Stoyles, 7, and her brother Francis, 11, both go to Richard Taylor Church of England Primary School in Bilton.

They live close to where the homes could be built and enjoy admiring the deer, birds and other wildlife in the green fields.

But they fear the idyllic scene won’t be there when they grow up.

Mum Caroline said the threat of development inspired the kids to get their pens out and protest. Over the weekend they put up posters and poems on trees and a notice board nearby.

Jasmine’s poem says it’s a “horrible sight looking at concrete and cement” and Francis’ poem pleads “see the trees that grew up there, soon it will be all bare”.

Ms Stoyles said:

“We just appreciated all through lockdown how many people come here. It’s a lovely place to be. 

“To lose that connection to the countryside would totally change the nature of the area.”

Jasmine’s poem is below:

“Spring is a lovely time, but not when people are killing nature,

“People do not care about nature anymore because they are looking at their toes,

“Wrens and other birds are going to lose their homes because they are cutting down the trees,

“It is a horrible sight looking at concrete and cement,

“Nothing can replace Harrogate’s space.”

Read more:

• Residents say 53 homes at Knox Lane will ‘decimate’ idyllic scene

• Developer reduces Knox Lane scheme from 73 to 53 homes

North Yorkshire County Council has said the layout of a 53-home development in Bilton is ‘not acceptable’ and the plan should be refused unless the developer agrees to pay for the widening of Knox Lane.

North East firm Jomast wants to build the homes on a field on Knox Lane in an application that has been reduced from 73 homes.

The county council, which is in charge of the Harrogate district’s roads, has submitted a response to the application as part of the consultation process.

It warned the development does not comply with standards it sets around roads and new housing schemes.

The section of Knox Lane where the homes would be built is narrow and leads towards a popular beauty spot.

Residents have long argued the road is unsuitable for any extra traffic the homes would bring but the developer’s transport report concluded the development would not lead to congestion.

Read more:

• Residents say 53 homes at Knox Lane will ‘decimate’ idyllic scene
• Developer reduces Knox Lane scheme from 73 to 53 homes

Paul Roberts, the county council’s highways officer, wrote to Harrogate Borough Council last week and said the development should be refused unless changes are made to Knox Lane as well as private roads within the site.

He wrote:

“The highway authority therefore advise that the application should be refused unless further information is provided by the developer. The layout of the site is not acceptable and will need to be amended to comply with the highway authority guidance/standards.”

Mr Roberts said Knox Lane should be widened to 5.5 metres with a two-metre footpath.

He added:

“This work shall be implemented as part of the project and if the application is approved implemented under a S278 agreement with the highway authority which the authority may wish to lead on.”

Residents’ concerns

The Stray Ferret met a group of Bilton residents in February who raised their concerns about the development and its impact on local roads.

With the busy Skipton Road nearby, and Knox Lane itself a narrow thoroughfare, Bob Wrightson said the roads surrounding the development would soon be gridlocked.

Mr Wrightson said:

“Fifty-two houses — a lot of people have cars, which has not been addressed. There might be another 100 cars using these roads and it will be gridlock.”

In February, Jomast and planning consultants Spawforths issued the following joint statement to the Stray Ferret:

“The planning application is supported by a number of specialist technical reports, including a transport assessment, which demonstrates the proposed development would not lead to any additional congestion of the local roads.”

Harrogate Borough Council’s planning committee will decide on the application.