Government approves plan to convert Harrogate offices into flats

The government has given approval for a Harrogate office block to be converted into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive known as Simpson Hosue into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

The developer took the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a decision notice, Mr N Teasdale, planning inspector, said:

“I have no substantive evidence to demonstrate that the rear of the building would be in near constant shade/stygian gloom or that it would prevent solar gain.

“As all habitable rooms tested meet and are in excess of the minimum requirements of the guidelines in relation to daylight and sunlight then it cannot be assumed that future occupiers would complain, apply for tree works or that there would be pressure for removal/pruning.”

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Communications tower plan near Masham would ‘harm landscape’

Plans to construct a 35m-tall communications tower near Masham to boost 4G coverage in rural areas have been recommended for refusal ahead of a meeting next week.

Councillors on Skipton & Ripon’s planning committee will meet on Tuesday to consider an application from mobile infrastructure provider Cornerstone to build the tower in Ox Close Plantation, Healey.

However, because the plantation sits within the Nidderdale Area of Outstanding Natural Beauty (AONB), which has strict planning laws, a council officer has recommended the application is refused as “great weight must be given to conserving and enhancing the landscape and scenic beauty” of the AONB.

According to a report due before councillors, existing 4G coverage is “spasmodic” in the area serving Fearby, the hamlet of Leighton and part of the Healey and Ilton villages. Elsewhere, only areas of higher ground can receive a signal.

If the tower is built, it would mean a 4G signal could be received from the Vodafone, Virgin Media-O2 and 3 networks to most of the surrounding area.

The application is part of the Shared Rural Network venture, which is a £1bn drive between government and major mobile network operators to improve the UK’s digital connectivity.

By 2025, the venture is expected to achieve 4G coverage in 95% of the UK.

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One nearby resident has submitted a letter of support to the application saying they experience no mobile signal due to the landscape and are too far from the telephone exchange to ever benefit from any landline broadband.

It has also been supported by Fearby, Healey and District Parish Council.

Ox Close Plantation lies on the north-west side of the Upper Pott Beck valley, where it is occupied by Leighton Reservoir.

The journey from Masham to Lofthouse descends to pass around the reservoir before climbing south-west with visitors experiencing expansive views.

Cornerstone says the tower must to be 35m so signal won’t be blocked by the trees but the planning officer said it would result in harm to visitors.

It said: 

“The height of the tower above the plantation in which it is to be situated is excessive and does cause undue harm to the AONB and the amenity of visitors. 

“The proposed development would introduce an incongruous feature into an unspoilt landscape creating an unacceptable level of harm to the landscape character of the Nidderdale AONB.”

Councillors will meet in Skipton on Tuesday afternoon (November 7) to consider the plans.

Major elements of £11.2 million Harrogate Station Gateway scheme to be scrapped

Two major parts of Harrogate’s £11.2 million Station Gateway project look set to be scrapped.

Cllr Keane Duncan, executive councillor for highways at North Yorkshire Council, said reducing Station Parade to one lane and pedestrianising James Street would need be dropped from the scheme in order for it “to be successful”.

The move comes as council officials are currently drawing up alternative options for the project after the previous proposals were paused last month.

The original plans included reducing a 300-metre stretch of Station Parade to single lane to make space for cycle lanes and the part-pedestrianisation of James Street.

Cllr Keane Duncan.

However, Cllr Duncan, who is also the Conservative candidate for Mayor of York and North Yorkshire, said new proposals for the gateway project required major changes.

He said:

“We need to make fundamental changes to the gateway if we are to secure investment for Harrogate.

“The proposal to reduce Station Parade to a single lane has been the most divisive element. To be successful, we would need Station Parade to remain as two lanes.

“And plans for James Street would need to be removed from the scheme’s scope altogether.”

The council halted the scheme immediately after lawyers acting on behalf of local property firm Hornbeam Park Developments launched a judicial review.

As a result, the authority announced it would draw up alternative options which would focus on “a high quality pedestrian-focussed public realm scheme, with improved access into the bus station, and better traffic flow through co-ordinated signal timings”.

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Full proposals are expected to be put before senior North Yorkshire councillors at a later date.

Cllr Duncan added that the new scheme would still be able to deliver public realm improvements.

He said:

“A new gateway proposal would allow us to move forward with first-class public realm improvements to Station Square, give One Arch the attention it needs and tackle congestion by upgrading the myriad of uncoordinated traffic signals.

“We have a final window of opportunity to produce a deliverable and beneficial scheme. This will not be easy, but I am committed to a cross-party effort. Constructive conversations are already taking place between Conservative and Liberal Democrat councillors.

“My hope is to achieve a revised project plan with clear support from the public.

“I hope that residents and businesses can be encouraged by the pragmatic effort under way and the prospect of key changes to the Gateway that would see more controversial elements removed.”

Fresh plan to convert pub near Pateley Bridge into a cottage

Fresh plans have been lodged to convert a 110-year-old former pub near Pateley Bridge into a cottage.

The Birch Tree, at Lupton Bank in Glasshouses, closed its doors back in March 2020 due to the covid pandemic.

Since then, the former pub has been subject to numerous planning applications to convert it into a cottage.

However, the plans were refused by Harrogate Borough Council planners on the grounds that the loss of the pub “was not justified”.

Latest proposals tabled to North Yorkshire Council would see the empty public house changed into a two-bedroom cottage.

The site has already seen three cottages built under a previous planning permission, with the pub reduced in size.

In planning documents for the fresh proposal, which was submitted by Yarntex Two Limited, the developer said the building had been put on the market without success.

It said:

“Sadly, there appears to be no viable future for the pub and provision of a further holiday cottage to supplement and enhance the others is surely the best option for the building, while still promoting local tourism and employers and making a positive contribution to the local economy.”

The developer added that the site had been marketed extensively without success by both Christie and Co and Hopkinsons Estate Agents.

It said that “no local interest or expressions of interest from further afield have been forthcoming”.

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

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Harrogate district residents to be consulted on new housing plan 

North Yorkshire Council is set to consult residents on a new local plan that will guide decisions on housing and infrastructure in the Harrogate district over the next two decades. 

The North Yorkshire Local Plan will set out where new developments will take place, along with policies and strategies that planning applications will be considered against.

Once adopted, it will replace the existing local plan for the Harrogate district. 

As part of the first stage of a five-year process to create the plan, residents are being encouraged to sign up to a new online portal that will enable North Yorkshire Council to keep them informed about when consultations and engagement will take place and how to have their say. 

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Cllr Derek Bastiman, the council’s executive member for open to business, said:

“Anyone with an interest in what, where, when and how development could take place in the county during the next two decades is encouraged to register their details on the portal.” 

A consultation is due to start this month about the council’s new Statement of Community Involvement, which will set out how it will consult people on planning, as well as early engagement about the local plan.  

Anyone already registered on the existing Harrogate District Local Plan database will be contacted by the council about the new portal.

Those not yet registered can sign up to the database at www.northyorks.gov.uk/localplan or call the council on 0300 131 2 131, stating ‘Local Plan’ when prompted. 

New bike track could be in Harrogate’s Valley Gardens by April

A bike track for young people in Harrogate’s Valley Gardens could be installed by April next year, according to North Yorkshire Council.

The council is running a six-week consultation on whether to replace the nine-hole pitch and putt golf course with a pump track, which cyclists and scooter riders navigate using the natural bumps and bends in the land to generate momentum.

The track, which would take up 2,000 square metres, would be free to use and provide an additional activity for children aged up to 10.

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

“We are running a six-week consultation to see what people think of the idea of a free of charge compressed hardcore beginner’s pump track as an addition to our popular Valley Gardens.

“The track proposed would have gentle slopes, curves and bumps, be accessible all year, and replace the existing nine-hole pitch and putt golf course.”

‘Significant drop’ in golfing

The track would signal the end of pitch and putt in Valley Gardens.

Mr Battersby said:

“The decision to look at closing the golf course has been made for numerous reasons including a significant drop in people using it over the last 10 years, despite attempts to increase popularity by reducing it from 18 holes to nine, introducing season tickets and working with schools.

“Equally, unpredictable weather and natural springs creates sloping wet land making it unsuitable for golf for a large portion of the year.

“We do not want to close an activity in the gardens without replacing it and a pump track would lend itself to the existing slopes and bumps in this area. We are always looking to enhance our parks and the proposed track would also work alongside promoting nature and wildlife as we would also plant more trees and longer grass areas.

“If there is support we hope the track, which would be installed the council’s parks team, could be in place by April next year.”

Cllr Sam Gibbs, a Conservative who represents Valley Gardens and Central Harrogate on the council, welcomed the proposal.

He said:

“I’m supportive of schemes that bring more visitors into the Valley Gardens and supportive of activities for young people.

“I’m also keen the views of other local people, community groups, such as the Friends of Valley Gardens and others who use the park on a regular basis are taken into account and have encouraged many to take part in the consultation.

“From speaking with people in the gardens, most seemed supportive. Nobody I spoke to used the golf facilities although some did raise concerns around safety of participants and whether the area would be fenced off.”

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Speed limit could be reduced on A61 Harrogate to Ripon Road

The speed limit on the main road between Harrogate and Ripon could be reduced from 60mph to 50mph following recent fatal accidents.

Four people, including two children, were killed in two separate incidents in the space of eight days on the A61 at South Stainley in late August and early September.

Rebecca Brewins, who lives alongside the road and lost her parents in a crash at South Stainley 11 years ago, has led a campaign to make the road safer following the latest deaths.

She and other residents met Skipton and Ripon MP Julian Smith, who subsequently urged North Yorkshire Council to act.

Now council chief executive Richard Flinton has indicated it is considering a speed reduction.

Police at the scene of the triple fatality on September 3.

In a letter to Mr Smith, seen by the Stray Ferret, Mr Flinton wrote:

“The reports for the recent fatal collisions are currently being drafted, but I am able to advise that the road environment was not considered to have been a factor in the cause of either fatal collision

“Therefore, the recommendations are limited to small scale localised improvements, such as the cleaning of road signs and refreshing of white lines.

“Nevertheless, in recognition of community concerns, North Yorkshire Council is currently carrying out a series of speed surveys along the A61, with a view to reducing the speed limit from 60mph to 50mph.

“Whilst mean speeds are unlikely to be excessive, the intention here is to set the expectations of the motorist, of the lack of overtaking opportunities, bends and other hazards associated with a high speed rural road.”

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Mr Flinton added the council was expected to consult on introducing a traffic regulation order to reduce the speed limit from the national default speed limit of 60mph.

Mr Flinton also said engineers will undertake “a full route analysis of the A61” to identify what else can be done to make the road safer.

The short overtaking bend in South Stainley is a particular cause for concern, but Mr Flintoff indicated getting rid of it “has the potential at least, to increase driver frustration and hence collision risk” because it presented one of the few opportunities to pass slow moving vehicles between Ripon and Harrogate.

‘Time to make this road safe’

Responding to Mr Flinton’s comments, Ms Brewins said:

“Change is vital to the safety and welfare of the local community and indeed anyone who uses the A61.

“Over the years there has been resistance to reviewing the speed and layout of the A61, which has led to multiple accidents and sadly many deaths.,

“As well as the speed of the A61, the overtaking lane, where sadly three deaths recently occurred, is a major concern. Historically this lane allowed vehicles to overtake tractors but has become dated, leading to daily accidents, aggressive driving and many nbear misses. It is far too short to overtake safely, has a turning area into priovate dwellings and is in dire need of reviewing.

“I am glad to hear Mr Flinton is taking this seriously and looking at the necessary changes to avoid further fatal accidents.

“This has been overlooked and ignored for too many years. It really is time to male this road safe.”

The A61 at South Stainley.

Mr Smith said inadequate overtaking lanes, excessive speed limits, widespread use of the road as an impromptu racetrack by motorcyclists, and rat-running through Ripley village were among the concerns raised at his meeting with residents.

The Conservative MP said:

“A horrific crash took the lives of a fifteen-year-old girl’s mum, brother and sister.

“While I have been humbled by the astonishing generosity of friends, local residents and perfect strangers alike, raising nearly £50,000 for her since, we must also ensure that tragic accidents like this do not happen again.

“I’m grateful to North Yorkshire Council and North Yorkshire Police for their swift response to the recent spate of accidents on the A61, as well as those residents who met with me two weeks ago to share their concerns, as we continue to look for a solution.”

 

Harrogate district school unable to find new teacher for five years

A Harrogate district school facing closure has found it impossible to recruit a single permanent teacher for five years, according to North Yorkshire Council.

The council has recommended consulting on whether to close Fountains Earth Church of England Primary School in Lofthouse, near Pateley Bridge, on March 31 next year.

Elected councillors will vote whether to accept the recommendation next week.

The council claims the decision is largely due to falling pupil numbers, and with no children remaining on the roll the decision appears a formality.

But villagers claim they have been let down by the council and the Upper Nidderdale Federation, which the school is part of, and say closure will rip the heart out of Lofthouse.

The federation also includes St Cuthbert’s in Pateley Bridge and Glasshouses Primary School. The three schools share one headteacher.

A report by council officers ahead of next week’s vote said “it has not been possible to recruit a permanent teacher” for the last five years.

It attributes this to the school’s remote location as well as difficulty finding someone capable of teaching a wide range of ages and abilities from reception pupils to year six.

The report adds:

“Staff retention has also proved difficult with a high turnover of staff over the last five years resulting in use of agency staff which comes with increased staffing costs.

“The school is just over six miles from Pateley Bridge at the top end of Nidderdale which, by virtue of the local road, can be a slow journey as part of a longer commute for staff.”

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The report added supply staff only need to give a day’s notice, which caused further disruption.

It said:

“Recruitment of the right people is a time-consuming activity which has required a substantial amount of the federation’s senior leadership team resource over the past few years.”

Rated ‘good’ at last Ofsted

Fountains Earth was rated ‘good’ at its most recent full Ofsted inspection in April 2017.

The school’s governing board recently approached the council to request consultation on a proposal to close the school after all pupils had transferred to other schools by the start of the current academic year in September.

Cllr Annabel Wilkinson, the council’s Conservative executive member for education, learning and skills, will decide whether to trigger a five-week consultation starting in November.

Cllr Wilkinson said:

“North Yorkshire maintains more small, rural schools than any other local authority in the country. Sadly, the reality is that many of our schools, particularly those in rural areas, are seeing pupil numbers reduce year-on-year.

“Fountains Earth Primary School is among the rural schools finding itself in a difficult position, particularly around pupil numbers and funding, and I will consider these issues carefully when deciding if a public consultation should proceed.”

 

Fresh plan submitted to convert Harrogate strip club into flats

Plans have been submitted to convert the former Kings Club in Harrogate into 14 apartments.

The prominent town centre building is on the corner of Station Parade and Beulah Street, close to the bus station.

The strip club closed during the first covid lockdown in 2020 and never reopened.

The fresh plans come as North Yorkshire Council approved a proposal for 12 flats at the site in September.

After being empty for almost four years, planning documents state the owner hopes to undertake a major refurbishment to “bring it back to its former glory”.

Documents submitted to North Yorkshire Council said that its current adult entertainment use caused “frequent issues”, including complaints of drunken guests leaving late at night, noise, anti-social behaviour and damage to surrounding properties.

The applicant has looked to rent the first and second floors to new club operators, however, it said the post-covid demand for nightlife has deteriorated.

The 200-capacity venue was set out over two bar levels and included 25 strip booths as well as a large dancing stage with a pole.

The entrance to the club.

But the owner said if it was to remain as a nightclub it would need considerable investment to bring it up to an acceptable standard.

It concluded that converting the upper floors to a selection of “high-quality” two-bedroom apartments is the only viable economic use of the building. Access for residents would be on Beulah Street.

Kings Club was run by businessman Paul Kinsey, who also ran the Viper Rooms and Moko Lounge nightclubs in Harrogate, but all three are now closed.

In a submission to the council, architect James Robinson wrote: 

“The proposed conversion of the upper floors of 1 Oxford Street will have a significant net improvement to the surrounding area and economy over the existing strip club use.

“This is an important building, located in a very prominent town centre location, and its current use as adult entertainment is not fitting for the surrounding area. As mentioned the current use attracts anti-social behaviour, and the conversion to high quality flats is a much more appropriate and viable use for the building.”

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

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‘Multiple cracks’ detected at Ripon leisure centre

An investigation into movements at the Jack Laugher Leisure and Wellness Centre in Ripon has discovered multiple cracks up to 10mm long.

A £3.5 million scheme to stabilise the site began in June following the discovery of a “void” in the sinkhole-prone area. It brought the cost of the leisure centre to £18 million — £8 million above budget.

The work, which was due to end in spring, was paused this month when land movements were detected.

North Yorkshire Council, which owns the site, said on Friday its checks had revealed cracks have appeared.

It said the cracks have affected the “weathertightness of the building and the operation of doors and windows” but added specialists had said there were no safety concerns.

Nevertheless, the estimated completion date and project costs are now “under review”.

Work at the site.

It means members will continue to use a temporary gym in the car park and attend group classes at Hugh Ripley Hall in the city centre indefinitely.

The new building, which includes the swimming pool, sauna and steam room, has remained open throughout.

Damage mainly ‘aesthetic’

The council said in a statement on Friday:

“Following the site inspection of the original section of Ripon sports centre on Friday, September 15 by a technical specialist it was observed that in general, the degree of damage that has occurred to the building since the original inspection last year as a result of the compaction grouting operations would be classified as aesthetic.

“The exception to this was the ground floor internal wall near to the main ground floor entrance at the north end of the building.

“Here there are multiple cracks up to 10mm wide which are classed as serviceability issues, affecting the weathertightness of the building and the operation of doors and windows.”

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The statement added:

“Specialists have confirmed that none of the cracking observed during the site visit would be cause for concern from a safety point of view.

“The building is currently weathertight and cracks will be assessed at the end of the project and appropriate repairs made.

“A system of level monitoring has been installed within the building so that it can be monitored for movement and grouting adjusted or stopped when certain movements are reached.”

Grouting work resumed at the site on October 13. Asked whether the latest issues had affected the completion date or cost of the project, the council said:

“The estimated completion date and project costs are currently under review.”

‘Far from ideal’ situation

Cllr Andrew Williams, a member of the Conservative and Independents group at North Yorkshire Council and the leader of Ripon City Council, said last year it was time to stop “throwing good money after bad” and to “look for a suitable location for a new leisure centre to be built on sound land”.

Asked about the discovery of cracks, he said:

“The building is under very close monitoring to ensure that there is no movement as the works progress, if there is movement then the position will have to be reviewed in the light of that information.

“The situation is far from ideal and I hope that it will prove possible to complete these works because the bottom line is that Ripon needs a functioning leisure centre.”