A new application has been submitted to build 138 homes on Water Lane in Knaresborough.

The plans, put forward by Cunnane Town Planning on behalf of landowner Geoffrey Holland, also include a playground, a pond, and tree-lined streets.

The site had previously been subject to a proposal for 170 homes, which was rejected by Harrogate Borough Council in August 2021.

An appeal over that decision was unsuccessful, with the government’s planning inspector saying the plans would have caused “significant harm” to the surrounding area.

In the new plans submitted to North Yorkshire Council, Haines Phillips Architects said:

“The submission now presents a well-balanced, landscape dominated proposal where front gardens are generous, dwellings are no longer cramped, parking or garaging no longer remote or dominant, and casual surveillance and street activity visible in all locations.

“Thus this revised proposal addresses both the inspector’s concerns at appeal and the subsequent comments of the planning officers throughout the recent pre-application dialogue.”

The documents reveal that plans for 148 homes were initially considered after the appeal failed, but a council case officer suggested the scheme be “wholly redesigned”.

After this was done, the planning officer said the proposal was “moving in the right direction”, and further discussions resulted in the new plans being submitted this month.

The previous plan for 170 homes, which was rejected on appeal

The site, a former nursery, lies adjacent to housing on Halfpenny Lane, and to the Hay-a-Park site of special scientific interest.

Road access would be created via Mint Garth, with footpaths onto the site from Guinea Croft and Water Lane.

To view or comment on the application, visit North Yorkshire Council’s planning website and use reference ZC23/02886/FULMAJ.

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Police are investigating after a man died on a building site near Ripon.

The Health and Safety Executive has also been called in after the incident at the Palladian Homes development in Marton-le-Moor.

The man has not been identified, but is understood to have been working on the site at the time.

A spokesperson for HSE said:

“We are aware of an incident and making enquiries alongside North Yorkshire Police.”

The incident happened on Saturday, July 5, but has only just been confirmed after a nearby resident contacted the Stray Ferret.

North Yorkshire Police has confirmed its officers were called to the site. A spokesperson said:

“We can confirm that we received a call from the ambulance service at 11.41[am] with a report that a 34-year-old man had life threatening injuries following an incident at Marton-le Moor.”

The Stray Ferret contacted Palladian Homes about the incident but had not received a response by the time of publication.

The development, off Chapel Lane in the village, features 10 detached homes of between three and five bedrooms.

It was originally given outline planning permission for up to 16 homes in 2019 after the developer appealed against Harrogate Borough Council’s decision to turn down the proposal.

Detailed plans were then drawn up for a development of 10 homes, which were approved in 2021.

Work was today continuing on the site, where several of the houses have already been listed for sale and some are under offer.

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A decision on controversial plans for houses near a busy road in south Harrogate has been delayed.

North Yorkshire Council had set a target date of yesterday for determining the plans for 17 homes in the Crimple Valley.

However, it has now confirmed the decision will not be made this week.

The council’s assistant director for planning, Trevor Watson, said:

“Our consideration of this application remains ongoing and will not be resolved in time to determine it this week.

“We are nevertheless committed to issuing a decision on the application as soon as is practicable and have informed the applicant of this.”

The plans for seven affordable homes and 10 self-build plots have attracted more than 350 objections from residents.

They focused on the location of the site in the Crimple Valley special landscape area, as well as access to the new homes from the A61 at the bottom of Almsford Bank.

The council’s highways department has also raised concerns about the applicant’s proposal to reduce the speed limit to 40mph between Pannal and Harrogate.

A previous application for 35 homes on the land was rejected by Harrogate Borough Council, whose local plan guiding development in the area did not include the site.

Plans submitted in 2019 for 35 homes were withdrawn, as was a scheme for 65 houses put forward in 2018.

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Residents’ groups in the west of Harrogate have expressed “total dissatisfaction” with infrastructure improvements in the area.

Seven parish councils and residents’ associations shared their frustrations with the lack of progress as thousands of new homes are built.

They said they had been promised a draft document almost a year ago but were yet to see it, or any other progress.

Rene Dziabas, chairman of Harrogate and Pannal Ash Residents’ Association, spoke on behalf of the groups at North Yorkshire Council‘s Harrogate and Knaresborough Area Constituency Committee last week.

He said:

“At the time, we expressed the view that much of this work came over as incoherent and lacking any real structure. We were assured that a complete infrastructure strategy and associated delivery schedule would be made available in October of last year.

“Council representatives assured us that these documents would include clear objectives, clear deliverables, timings, supporting data and financial costings. This was a council commitment, not one initiated by us as stakeholders.

“Yet here we are in mid-2023 and the latest position is that consultants are still looking at the viability of what previous consultants have proposed.So far we have seen no hard detail whatsoever in relation to the infrastructure strategy and delivery schedule and no offer of meaningful engagement with the community.

“Recent correspondence would seem to indicate further delays therefore our overall concern is that this work when it eventually emerges will deliver an ineffective and inadequate package.”

Mr Dziabas said there were 4,000 new homes being built around the west of Harrogate, “the equivalent of a small town”.

Residents were concerned about the impact not just on roads, but on medical facilities, schools, buses and other infrastructure.

He said the local plan, which sets out where development can happen, was being put together more than a decade ago, yet there had been no changes to infrastructure to cope with the building that had already taken place.

He added:

“The reality is that we are now some years on and we see nothing that convinces us that there’s any sort of plan in place that will help to mitigate strains on the infrastructure to the west of Harrogate.”

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In response, NYC’s planning and transport departments issued a joint statement, which was read out by meeting clerk Mark Codman.

It said the local plan and related documents set a “clear framework” for development, while section 106 agreements with developers were used to leverage investment for infrastructure improvements.

A review and costings exercised had been commissioned by the previous councils, it said, and would provide “clarification and certainty”. It added:

“The complex nature of the work means it is not yet complete. Officers are prioritising this work, however the nature of strategic projects does sometimes involve unforeseen delays.”

Cllr Chris Aldred, who represents High Harrogate and Kingsley for the Liberal Democrats, said he was in agreement with the residents.

He recalled hearing a similar call for progress at a meeting a year before, and said he was frustrated to be in the same position now. He added:

“Really, we do need to get our act together on these matters, because people are living in a state of flux where nothing is happening and it’s not fair to the residents.

“I strongly want the executive to get on top of this. I know we’ve had the distraction of local government reorganisation and eight councils into one, but that has now been achieved and we really need to move on with these matters.

“i don’t want to be sitting here in a year’s time and having similar presentations from parish councils.”

Three new council houses built on the site of former garages in Ripon are now being occupied by local families, the council has announced.

North Yorkshire Council said the homes, in Holmefield Road, have been allocated to people on the waiting list for houses.

They each have two or three bedrooms and feature air source heat pumps, solar panels and triple glazing, producing between 0.2 and 0.3 tonnes of carbon dioxide per year compared with the six tonnes produced by an average home.

Claire Edwards, who will move into one of the houses with partner Sharon this weekend, has been a council tenant for 32 years. She said:

“This is the first time I have moved into a brand new house and I can’t wait to get there. I am literally moving round the corner, but we are downsizing, which gives someone else a chance to be rehoused, too. They are lovely homes – I feel very lucky.”

The houses are the latest to be developed in a scheme which uses council-owned land used to create new homes, which are then let as social housing.

Almost 60 homes across Harrogate and Craven have been developed through the scheme in the last five years using £2.3 million of government funding. A further nine homes are being developed in the Harrogate district: seven in Harrogate and two in Sharow.

The three Ripon homes are the first to be occupied since North Yorkshire Council took responsibility for housing when Harrogate Borough Council, which had originally granted planning permission, was abolished at the end of March.

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North Yorkshire Council’s executive member for housing, Cllr Simon Myers, said:

“These are the first new social rented affordable homes delivered by North Yorkshire Council and are part of an on-going programme to make a big difference to the lives and well-being of local families.

“Across the county there are plots of unused land – particularly garages that are too small to be used for cars and end up overgrown, derelict and a haven for anti-social behaviour. Many of these areas would never be touched by developers as they can be complicated to bring forward.

“It is a pioneering initiative and just one of the ways we can create much-needed affordable homes in the county – we also work with housing associations and through our commercial arm, Brierley Homes.”

Matthew Wright, from the government’s housing agency Homes England, added:

“Despite the current challenges affecting the country, accelerating housebuilding remains our number one priority.

“We are committed to supporting North Yorkshire Council’s ambitions to build new homes and our investment through affordable housing grant allows us to do that.

“We’re delighted that this funding will enable North Yorkshire Council to deliver much-needed new homes in Ripon and other parts of North Yorkshire.”

Council officers have recommended a controversial plan to build 53 homes off Knox Lane in Harrogate is approved next week.

North-east property developer Jomast‘s planning application for the Bilton area was deferred for a second time in February this year.

At the time, councillors requested new reports and information about ground contamination and overhead power lines.

However, a report published today in advance of the Harrogate and Knaresborough area constituency planning committee meeting on May 31 has recommended the plans are approved subject to conditions.

Among the conditions is that Jomast would be required to pay £64,000 for healthcare, £140,000 for education and £60,000 for open spaces in the form of a section 106 agreement to compensate for the impact of development on local infrastructure.

The homes would be built off Knox Lane.

The application in the quiet Knox area has proved controversial with residents.

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Campaign group Keep Knox Natural has previously called on the council to remove the parcel of land from the Harrogate District Local Plan 2014-35, which outlines where development can take place.

Cllr Robert Windass, a member of the council’s planning committee, previously called for an independent survey into contamination into the site.

Cllr Windass raised concern that a previous survey into the site was paid for by the developer and requested that an independent report was drawn up.

He told a committee in February:

“I will not vote for this scheme until I know that that land is safe.”

Councillors will vote on Wednesday next week whether to accept case officer Andy Hough’s recommendation to proceed with the scheme.

Planning permission to convert a Bishop Monkton pub to residential use has finally been granted on appeal – just days after one of the applicants died. 

Landlords Trevor and Carol Pawson had spent three years trying to get permission to create five new homes from the Lamb & Flag Inn, but Mr Pawson died on March 25. The couple’s appeal was approved on April 5, the day before his funeral. 

Mrs Pawson told The Stray Ferret she intended to press ahead with development work, but did not yet know when it might start. She said:  

“We won, so I’ll carry on, but for the time being I’m just taking one day at a time.”

Mr and Ms Pawson bought the Lamb & Flag Inn 30 years ago and ran it as a village pub until declining trade and ill-health forced them to close it permanently at the start of the covid pandemic in 2020. 

In the autumn of that year, they applied for planning permission to create five new dwellings – two from the conversion of the pub, one from the conversion of some holiday lets in an outbuilding, and two to be built in the pub car-park.  

They withdrew that application a few months later, but reapplied in April 2021, only to be turned down. Harrogate Borough Council planning officers refused the application on the grounds that “insufficient marketing” had been done to demonstrate that the pub could not be used for community use. 

The Pawsons appealed, providing evidence of marketing, leading planning officer Paul Cooper to conclude that there was “no compelling evidence that operation of the facility would be financially viable”. 

In his decision, Mr Cooper added: 

“The proposed dwellings would have a neutral effect on the conservation area and not […] be harmful by their design or impact on the landscape or settlement as a whole.” 

The Lamb & Flag dates back at least to the 1830s and was at one time one of seven pubs in the Bishop Monkton parish. Only one now remains – the Masons Arms, which still opens five days a week. 

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