No 12: The Great Wall of Briggate saga in Knaresborough

In this article, which is part of a series on the 12 stories in the Harrogate district that shaped 2023, we look at the Briggate wall in Knaresborough which has caused disruption this year.

When a section of wall came crashing down on the road at Briggate in Knaresborough on September 14, it didn’t seem like that big a deal.

Although the wall runs alongside one of the busiest roads in the town, nobody was hurt. Surely the rubble could be removed and the wall repaired quickly?

What unfolded over the next few months appeared to confirm many people’s fears about the slow and unresponsive nature of local bureaucracy.

In the aftermath of the collapse, it emerged North Yorkshire Council had been warned about the state of the wall on multiple occasions.

Briggate resident Catherine Rogerson told the Stray Ferret she and others had flagged up concerns the wall was buckling. Ms Rogerson said:

“I said it was an emergency and could collapse, causing a nasty accident.”

Cllr Hannah Gostlow, a Liberal Democrat who represents Knaresborough East, wrote to the council as long ago as June last year warning several old stone walls in Knaresborough needed “investigating and possibly monitoring for safety”, and “could potentially be a risk to life and also their repair could cause significant congestion in the town”. Briggate, she said was top of the list.

Cllr Gostlow, who is the current Knaresborough mayor, told the Stray Ferret:

“This issue was widely known about by residents and councillors.”

Yet the council failed to respond to questions and a freedom of information request by the Stray Ferret about whether it had been warned or release a safety report that was apparently compiled on the wall.

Cllr Gostlow’s email proved prescient: the rubble remained on the road for almost three months, causing two-way traffic lights that led to lengthy delays on a key route in and out of town.

The sight of a pile of stones causing tailbacks not only provided a daily source of irritation, particularly for motorists, and fuelled a sense of council officers in Northallerton distant from the daily problems. Hairdresser Kelly Teggin summed up the mood when she said:

“I don’t believe in this day and age nothing can be done to get both lanes back open as soon as possible.”

It wasn’t as simple as it seemed: Karl Battersby, the council’s corporate director for environment, said on November 22 that some cellars belonging to residents had been impacted by the collapsed wall and consequently the “works are now more complex than first anticipated”.

But frustration continued to grow. There were even rumours of residents literally taking the matter into their own hands by turning up to remove the rubble, but this never materialised. The traffic lights were still there during Knaresborough Christmas Market Weekend when there is usually a moratorium of roadworks in the town.

Pic: Knaresborough and District Chamber

Finally, on November 27 work began and by mid-December the section of collapsed wall had been repaired to widespread acclaim at the quality of finish. The traffic lights were removed but the saga is far from over.

Further maintenance work along the rest of the wall is due to take place at an unspecified date in the new year — meaning the traffic lights will be back.

Cllr Matt Walker who represents Knaresborough West described the council’s handling of the saga as “wholly inadequate”. He said:

“The council have avoided answering questions including providing a safety report that was done days before the wall fell. I wonder why?

“A full investigation needs to be done to understand why it happened in the first place and lessons learned. Residents have lost faith in the highways team to do anything and so have I.”

Knaresborough may have been spared the peril of buildings made of crumbling concrete but the town’s crumbling walls could prove to be equally difficult to fix.

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Tesco reveals latest plans for Harrogate site

Tesco has revealed its latest plans for the firm’s forthcoming Harrogate supermarket.

The company received outline planning permission in February to build a store, petrol station and a 209-space car park on the site of the former gas works at the junction of Skipton Road and King’s Road.

It has now submitted details of the measures it proposes to take to mitigate against the ecological impact, as well as a flood risk assessment and a risk assessment relating to a high pressure gas pipeline on site.

The ecological mitigation plan, compiled by Oxfordshire firm Aspect Ecology on behalf of Tesco, says “initial vegetation clearance works are proposed to be undertaken during January to March 2024”, prior to the bird nesting season. It adds:

“The majority of the habitats present within the site are of limited ecological value, and a large proportion of these habitats are to be replaced by development or landscaping under the permitted development.

“The mature trees, woodland and watercourse are of greater ecological value and will be largely retained within the permitted scheme.”

The report says measures will be implemented to safeguard species such as hedgehogs.

An artist’s impression of how the Tesco will look.

Oak Beck runs along the eastern boundary of the three-hectare site, which will be accessed off Skipton Road.

The flood risk assessment prepared by London firm Pinnacle Consulting Engineers on behalf of Tesco assesses the flood risk to be low on the majority of the land but high on a ‘proportionately small area in the north of the site’.

It says the area is currently a mixture of asphalt, concrete, and grassed surfaces.

The report concludes:

“The site is at a low risk of flooding from all sources except for fluvial flooding in the north and south of the site.

“The fluvial flooding in the north of the site will not pose a significant risk to the development. The fluvial flooding in the south is associated with an old gas tank and will be regraded as part of the development and therefore will no longer pose a flooding issue.

“Overall, the proposed development is appropriate from a flood risk perspective and the sequential test.”

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The gas pipe assessment, conducted by Essex firm MJC Environmental Services on behalf of Tesco, concludes “risk levels are considered to be as low as reasonably practicable and further risk mitigation is not required”.

The latest details have been submitted to North Yorkshire Council as reserved matters planning applications.

The outline permission granted in February established the principle of development for the site; the reserved matters applications determine the layout and design.

The council must now decide whether to accept the reserved matters applications.

 

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.”