Cost of repairing Knaresborough wall set to rise to £200,000

The cost of repairing the wall on Briggate in Knaresborough is set to reach £200,000 — and require another 10 weeks of roadworks.

A section of the wall collapsed in September and was finally fixed this month after weeks of two-way traffic lights.

North Yorkshire Council had been warned by multiple residents about the state of the wall and Cllr Hannah Gostlow said last year it “could potentially be a risk to life”.

The collapsed wall

A structural report undertaken just two days before the wall collapsed said there was a seven-metre section that should be treated as “high priority”.

The section of wall between number 77 and The Wellington Inn is now due to be repaired in the new year.

It means roadworks, and two-way traffic lights, will recommence on January 8 and last for 10 weeks. This will enable work to take down and rebuild some sections of the wall, de-weed the wall and repoint it.

North Yorkshire Council has so far spent £35,000 repairing the collapsed section of wall and £15,000 on temporary traffic lights.

The latest details were revealed by Liberal Democrat councillors Hannah Gostlow and Matt Walker, who represent Knaresborough East and Knaresborough West respectively on the council. They were given the update by a council officer this week.

Councillors Gostlow and Walker

Cllrs Gostlow and Walker issued a joint press release saying there was a similar situation with a wall on Vicarage Lane that collapsed a few years ago down the side of Knaresborough House.

They blamed “years of under investment in basic infrastructure by the Conservative-led administration” at North Yorkshire Council.

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Cllr Walker said:

“I was absolutely disgusted that this appalling lack of neglect by the council will cost the local taxpayers just short of £200,000.

“It’s disappointing that the council didn’t use a local construction company. Having spoken to a local construction engineer and builder who told me they could do it for a third of the money, this would have represented much value for money.”

The councillors said they would ask for a meeting with the council’s head of highways to review this case and ensure a similar situation doesn’t happen again.

 

Council said Knaresborough wall was safe three times before it collapsed

North Yorkshire Council assessed a wall in Knaresborough to be safe three times in the weeks before it collapsed, the Stray Ferret has discovered.

The wall on Briggate crashed on to the highway during the afternoon of September 14. Although it is one of the main routes in Knaresborough, nobody was hurt.

It has now emerged the council had received three complaints about the state of the wall in the weeks leading up to the incident.

The complaints said the wall was crumbling, damaged by weeds and plants and was leaning with mortar fallen out.

Highways officers inspected it on June 5, July 25 and August 10 — just five weeks before it fell. On each occasion they deemed it to be safe.

Here are some photos of the wall taken by the council shortly before it gave way.

The Stray Ferret submitted a freedom of information request to the council on October 18 asking how many members of the public had complained about the wall after Briggate resident Catherine Rogerson told us concerns raised by her and others had been ignored. The response was received yesterday (December 20) — well outside the 20 working days target.

In addition to the complaints by the public, Cllr Hannah Gostlow, a Liberal Democrat who represents Knaresborough East, told the council in June last year the wall “could potentially be a risk to life”.  Yet no remedial work was conducted.

The council even undertook a safety report into the state of the wall on September 11, just three days before it caved in.

Based on the findings of a senior engineer and bridge manager, the report — released with redactions following our freedom of information request — assessed all areas of work required to be low or medium priority, except for a leaning seven-metre section.

The wall as it looks now. Pic: Knaresborough and District Chamber

The report said this section should be taken down and rebuilt as “high priority and should be completed as soon as is reasonably practicable”. It added the “wall should be monitored weekly at a minimum to identify any further degradation or change in condition”.

Three days water the wall collapsed and the rubble remained on the road for about three months, which caused traffic lights.

Repair work finally began at the end of November and the collapsed section has now been restored and the traffic lights removed. but they are expected to return in January when the rest of the wall undergoes repair.

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Call for North Yorkshire Council to ‘step up’ fossil fuel divestments

Campaigners have called on North Yorkshire Council to “step up” its divestment from fossil fuel companies.

Fossil Free North Yorkshire, which was set up in 2020, has called on the authority to reinvest its pension fund into sustainable projects.

The fund receives contributions from staff at 160 firms, plus past and present public sector workers.

Campaigners said they had met the council’s pension fund committee on a number of occasions and welcomed a reduction in investments to about 1.8% of the total fund, but argued it still represented nearly £76m.

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Dr Margaret Jackson, from Fossil Free North Yorkshire, said the recent COP 28 meeting in Dubai had signalled a transition away from oil, gas and coal.

Local campaigners wrote to all North Yorkshire councillors calling on them to support the case for divestment by the council pension fund committee from fossil fuels and their reinvestment into sustainable projects.

Dr Jackson said:

“Although the outcome of the recent COP in UAE was felt to be disappointing by many, it did signal, with the ‘transition away from fossil fuels’, the beginning of the end of coal, oil and gas. 

“Pension funds and other investors should take note and move away from these investments before they become stranded.”

In response, Gary Fielding, treasurer of the North Yorkshire pension fund, said the fund had already committed investment in renewable projects.

He said:

“The North Yorkshire Pension Fund has its own responsible investment policy which sets out an approach to managing assets that take environmental, social and governance factors into account in investment decision-making and the role an investor plays as an active asset owner. 

“We are also working with our principal investment manager, Border to Coast Pensions Partnership, on developing targets and policies. As a shareholder of Border to Coast, we are aligned with their net zero target of 2050 or sooner. 

“Our pension fund has also committed further investment to the Borders to Coast Infrastructure Fund, which holds an ever-increasing range of renewable energy investments in the UK and abroad, which includes wind farm and solar power farms, geothermal energy plants and energy from waste facilities.”

RHS plans Harlow Carr service yard redevelopment

The Royal Horticultural Society has tabled plans for a major redevelopment of its service yard at Harlow Carr in Harrogate.

The organisation plans to build a workshop and machinery store, composting store, staff welfare building, events store, poly tunnel and glasshouse on the site.

In proposals lodged to North Yorkshire Council, the RHS said the redevelopment would help to support the “operation of the garden in a highly sustainable way”.

It added that the current facilities at the service yard were “nearing the end of their economic life” and in poor condition.

The site would continue to be used for horticultural support staff at the gardens, the documents added.

In plans submitted to the council, it said:

“As an existing operational site, the redevelopment of the horticultural service yard will improve the functionality and sustainability of the RHS garden. 

“The design of the proposal will support the objectives of the Harrogate Local Plan to support business and tourism expansion in existing locations, whilst respecting and improving the character of the wider landscape and positively enhancing the natural and built environment.”

The Stray Ferret contacted the RHS to ask how much the redevelopment would cost.

In response, a spokesperson for the RHS said:

“The RHS has numerous projects to develop all of our sites. At RHS Garden Harlow Carr, we are improving our existing nursery and staff facilities to make them more efficient, and therefore more sustainable and greener.

“We are unable to give an estimate on costs due to ongoing discussions with proposed contractors.”

North Yorkshire Council will make a decision on the plan at a later date.

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Council approves former Harrogate guest house conversion

North Yorkshire Council has approved plans to convert a former guest house in Harrogate into seven flats.

Leeds-based Abbeycrown Ltd tabled proposals to the council to change the property at 6 Dragon Parade, which is known as Dragon House, into co-living accommodation.

In documents submitted the council, the developer said the guest house had seen a downturn in trade during the covid pandemic.

It added that, as a result, the property was “unviable as a guest house”.

The proposal would see the building converted into a seven-bedroom house of multiple occupation.

The developer said in its planning statement:

“The applicant is looking to address the need of high quality co-living facilities in the area to create rooms for professionals and public sector workers.”

It added that tenants would be “fully vetted and verified people” and would not have a detrimental impact on the surrounding area and neighbours.

A house in multiple occupation is a property rented out by at least three people who are not from the same household, but share facilities such as a kitchen and bathroom.

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Mobile company appeals 4G mast plan in Ripon Cathedral car park

A telecommunications company has appealed a decision to refuse a new mobile phone network mast in Ripon Cathedral car park.

EE Limited had proposed installing the 15 metre high pole in the car park in order to provide improve 4G coverage to the area.

The new mast would have been located in the north east corner of the car park on St Marygate next to a maintenance building.

However, North Yorkshire Council rejected the plan on the grounds that the mast would be “detrimental to the visual amenity and character of the conservation area and harm the setting of the surrounding heritage assets”.

Now, EE Limited has taken the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a statement of case, the company said the mast was required as a replacement for the current infrastructure at Liberty Court House which is being decommissioned.

It added that the mast would not be visible from any of the heritage sites in Ripon.

It said:

“The proposed new mast will not be visible from Ripon Cathedral, nor will it form a meaningful part of views from the cluster of listed buildings to the north and east of the site. 

“In utilising a sympathetic design, with colouring designed to reduce visual impact, the proposed development has sought to mitigate any potential harm where views are possible.”

A government planning inspector will make a decision on the proposal at a later date.

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Briggate wall repair brings Christmas respite to Knaresborough

Traffic lights have been temporarily removed from Briggate in Knaresborough after a section of wall was repaired.

The wall fell down on to the road at about 2pm on September 14. Nobody was hurt but the rubble remained on the carriageway for almost three months.

This caused the installation of temporary traffic lights on what is one of the main routes in Knaresborough.

Businesses, residents and traders grew increasingly frustrated at the length of time the work was taking.

North Yorkshire Council began repairing the section of wall that collapsed on November 27 and has now finished.

The traffic lights have been removed but they will be back in 2024.

Karl Battersby, the council’s corporate director for environment, said previously:

“In the new year, date to be confirmed, further maintenance work along the rest of the wall will take place – again, under two-way lights – to ensure its future integrity is maintained.”

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Financial benefits of Ripon Cathedral expansion ‘uncosted’, claims planning expert

A planning expert has issued an objection to Ripon Cathedral’s plans for a £6 annex, arguing the financial benefits of the expansion have not been properly costed.

The cathedral submitted plans a year ago for a two-storey structure on part of Minster Gardens, a public open space close to the ancient building.

It said the building is much-needed and would provide a new song school for the choir, a cafe, toilet facilities and disabled access.

Ripon Cathedral said it currently welcomes 100,000 visitors a year, which could increase by 33% if the expansion went ahead, bringing in crucial revenue.

The application is yet to be considered by councillors on North Yorkshire Council but it has been controversial in the city, particularly with business owners who fear the new cafe will take trade away from them.

The plans have received an objection this month from Peter Eggleton, a planner based in Ripon with two decades of experience who has conducted more than 1,000 planning appeals as an inspector.

Mr Eggleton wrote in his objection letter that the application has left him “astonished” due its financial implications and impact on the Old Deanery hotel and restaurant which stands next to the cathedral.

The Old Deanery

After studying planning documents submitted by the cathedral, he said there is “no suggestion” of what profits the new building might make. He also questioned if the returns from the cafe would even cover the running costs of operating the new building.

Mr Eggleton said: 

“The financial ‘promise’ of this proposal is not costed. There is no supporting financial information at all. Profits simply may not happen. It may be a financial liability. The applicants have already stated how many other buildings they have that they struggle to maintain.

“In any event, unless there is a mechanism for ensuring that profits are directed back into the cathedral, they would not secure anything of benefit to outweigh the proposed harm.”

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The planner also strongly criticised the position of the new building, which he said would be “unacceptably overbearing” on the grade two listed Old Deanery.

Mr Eggleton added: 

“This is not a heritage-led design as suggested. It is the architect providing the client with everything on their wish list without proper consideration for the surrounding heritage assets.”

Ripon Cathedral declined to respond to Mr Eggleton’s comments but it issued the following statement about the plans last month:

“Research suggests that visitor numbers to the cathedral could increase by more than a third in the first five years (as outlined in our submission on the economic impact), which will have a significant effect on visitors to the city overall – and 47% of visitors to a city referenced the cathedral as their driver for the visit.

“This will obviously have a positive knock-on financial impact on businesses within the city, as well as support the long-term financial sustainability of the cathedral. As the dean and others have made clear in public statements and in conversation with business and café owners around the city – this project is good for everyone and isn’t intended to impact anyone in anything but a positive way.”

New plans for 146 homes in Harrogate

Plans have been submitted to build 146 homes in Harrogate.

Cumbrian housebuilder Story Homes has applied to North Yorkshire Council for permission to build the homes on land east of Otley Road in Harrogate.

A media release by Story Homes today said the land is allocated for housing in the Harrogate District Local Plan 2014-35, which outlines where development can take place.

The development would be built in partnership with housing association Home Group and 40% of the homes would be classed as affordable.

The scheme would include landscaped open space and a £500,000 community infrastructure levy, which is a charge levied by local authorities on new developments.

The site off Otley Road.

Today’s media statement said:

“The scheme proposes a mix of high quality, high specification homes designed for modern living, with open plan living spaces and enviable kerb appeal.

“Properties will range from one-bedroom apartments to six-bedroom detached homes and will include fully fitted designer kitchens with A-rated appliances, as well as luxurious finishes throughout.”

Hannah Richins, planning manager for Story Homes North West said the scheme would “introduce our beautifully crafted homes into a new housing market”.

Home Group, under its brand Persona Homes, has already delivered over 220 homes on Skipton Road in Harrogate.

Kitson Keen, director of development at Home Group said:

“Story Homes deliver high quality properties which will enhance the availability of quality affordable homes in Harrogate.”

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£15m bid to transform Harrogate’s Grove House into care home approved

A £15 million transformation of Harrogate’s Grove House into a major new care home and community facility has finally been approved.

Grove House, a grade two listed building opposite the fire station on Skipton Road, was the home of Victorian inventor, philanthropist and mayor Samson Fox.

It was later used as a hospital during the First World War and as the headquarters of the Royal Antediluvian Order of Buffaloes.

Harrogate’s Graeme Lee, chief executive of Springfield Healthcare, bought the six-acre site from the Buffaloes for more than £3m in 2017.

Grove House

Samson Fox lived at Grove House.

Plans were submitted five years ago to create what Mr Lee calls “the holy grail of care”, combining high quality facilities for residents with extensive community use.

Now, after a lengthy planning process, North Yorkshire Council has published a decision notice approving the application, subject to conditions.

It means Grove House can undergo extensive conversion work to create a care home consisting of 24 flats. In addition, a 62-bed care home and eight houses providing supported living for over-65s will be built on land alongside Grove House.

How the site will look.

An aerial view of the site.

Grove House, which is hidden from traffic on Skipton Road, has stood derelict for years.

Talking about the project last year, Mr Lee said schoolchildren from nearby Grove Road Community Primary School will be invited to participate in activities alongside residents and use the gardens for study and play, and the site would also host an annual garden party for the community.

He said it would become “one of the best examples of developing relationships between older people and young people in the UK”.

Mr Lee’s company already owns seven care homes, including Harcourt Gardens in Harrogate,

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