Pannal and Burn Bridge gets neighbourhood plan to prevent ‘urban spread’ from HarrogateNew school and 224 homes set for approval in HarrogateCrimple applies to serve alcohol and play music until 2am

Crimple has applied to extend the hours in which it can serve alcohol and play music from 11.30pm until 2am.

Owner Graham Watson has said the move would enable the venue near Harrogate to cater for weddings and other celebrations better.

But the application to extend the premises licence has prompted concerns about late night noise.

North Yorkshire Council’s statutory sub-licensing committee will decide whether to accept the application at a meeting on Thursday next week.

Documents submitted to the council by Mr Watson and designated premises supervisor Tori Watson said:

“We would like to apply to extend our existing premises licence until 2am.

“Whilst this will not be used in full at each event or frequently, we are now catering for weddings and other parties/celebrations and have started to be asked if we can extend our licence.

“It would give us some confidence to be able to tell our clients at the point of booking that we are able to offer a later bar service and the ability to play music/have a band later than 11.30pm.”

Noise concerns

The application has attracted several objections on the council website.

Peter Wrigley, from All Saints Court Residents Association, which represents seven nearby houses, said “there is little to buffer the noise”, adding:

“We have noted an annoying level of sound coming from Crimple Hall in the late evening under its present licence.”

He adds a silent disco rule, using bluetooth headphones, after 10pm “might be a helpful condition”.

Cllr John Mann, a Conservative who represents Oatlands, and Pannal on North Yorkshire Council and Howard West, chairman of Pannal and Burn Bridge Parish Council, have also objected on the grounds of the sound causing public nuisance.

Read more:

Gemma Demaline, an environmental health officer at the council, said:

“I have concerns regarding the proposals up to the times applied for as there are noise sensitive premises in proximity that could be disturbed by live and/or recorded music being played outside.”

Ms Demaline recommends various conditions, including not letting customers use the external rear terrace of the premises for eating or drinking between 10pm and 10am.

Have your say on new development plan for Pannal and Burn Bridge

A six-week consultation on a neighbourhood plan which will guide development in Pannal and Burn Bridge is underway.

The consultation is the last chance for local people to have their say on how the area around the two villages will be shaped going forward.

The Pannal and Burn Bridge Neighbourhood Plan, which was drawn up by the local parish council shortly after it was created in 2016, is the first such document sent out for consultation by the new North Yorkshire Council.

If approved, it will be considered alongside in all future planning applications — although it can be overruled.

It has already been the subject of local surveys – but this new consultation is the last before it goes for independent examination.

Those surveys aimed to ensure the plan reflects aspirations and concerns and showed that green area conservation was a prime factor, along with the need to address traffic pollution and parking congestion around the school.

Pannal and Burn Bridge Parish Council chair Howard West said:

“We realise the villages need to grow, but we trust that any future development will be in keeping with the local area.

“We want to retain and cherish the rural character of our villages while still catering for our future employment and residential needs. Village protection is at the heart of this plan and we urge people to make sure they have had their say.”

Read more:

Cllr Derek Bastiman (1) (1)

North Yorkshire Council’s Conservative executive member for open to business, Cllr Derek Bastiman (pictured above), said:

“Neighbourhood plans are an important part of the planning process, allowing communities to help shape their area and therefore guide future developments.

“North Yorkshire Council has to consult on the plan the parish council has submitted and we are calling on people to express their views before it goes for final examination.”

The consultation runs until Wednesday, May 31. The documents and comment forms are available here and representations can be submitted online.

Alternatively, the comment form can be downloaded and comments sent to PlanPolicy.har@northyorks.gov.uk or Planning Policy, North Yorkshire Council, PO Box 787, Harrogate HG1 9RW.

Updates and information on earlier stages of preparing the plan can be found here.

Under-fire infrastructure plans for west Harrogate will cost taxpayers £25,000

Two key planning documents which have been hit by delays and dismay ahead of a huge urban expansion in west Harrogate will cost taxpayers £25,000, it has been revealed.

The West Harrogate Parameters Plan and a delivery strategy set out how the area’s infrastructure and services will cope with 4,000 new homes.

They have been produced by Harrogate Borough Council, which has worked with North Yorkshire County Council, housing developers and consultancy firm Hyas.

After being forced to defend the plan and announcing delays for the delivery strategy, the borough council has now confirmed Hyas will be paid £25,000.

The council also said the delivery strategy will be signed off in autumn – more than two-and-a half years after a government inspector ordered the creation of the plans.

David Siddans, secretary of Harlow and Pannal Ash Residents Association, said he has been frustrated by the “snail-like progress” of the plans and that he has “little confidence” they will address concerns over areas including traffic congestion which is already a major problem.

He said:

“We are concerned that reorganisation of local government, lack of money and pressure from developers will force developments through with inadequate infrastructure, leaving the community to pick up the pieces.

“At the very least the combination of the parameters plan and infrastructure delivery schedule should address the massive growth on the western edge and go some way to mitigating against existing problems.

“In other words things should be no worse.

“We remain unconvinced that this will be the case.”

Read more:

Howard West, chairman of Pannal and Burn Bridge Parish Council, said:

“It remains to be seen whether the £25.000 spent will prove cost-effective.

“As all matters have been handled without serious interim consultation with stakeholders, we won’t even know if Hyas’s recommendations have been followed.”

Once complete, both the delivery strategy and parameters plan will be used together to shape decisions on how west Harrogate will cope with 2,500 new homes – although as many as 4,000 properties are set to be built in the wider area by 2035.

There are proposals for two new primary schools and four playing pitches, as well as two new local centres for shops and health services.

Land has also been designated for other businesses, as well as new cycle lanes, footpaths and bus routes.

As part of the delivery strategy, a review of existing infrastructure is being carried out ahead of the document being published in draft form during a public consultation.

A Harrogate Borough Council spokesperson described Hyas as a “specialist town planning, master planning and place-making consultancy” firm which was commissioned “based on their experience of other complex development schemes”.

The council spokesperson said.

“The cost of this specialist consultancy is £25,000,

“The West Harrogate Infrastructure Delivery Strategy document is part of their commission and is a joint piece of work – in collaboration with the borough council, county council and promoters – to provide the long term co-ordination of infrastructure across the west Harrogate sites.

“The document will be signed-off in the autumn as it requires the input from a piece of work regarding transport mitigation which won’t be concluded until then.”

Parish council slams ‘fast track’ planning rules after latest Dunlopillo proposals passed

Fast track rules which speed up the planning system have been slammed by a parish council after latest housing plans for a derelict office block near Harrogate were approved without a vote from councillors.

The proposals for 38 flats at the former Dunlopillo building in Pannal were passed by Harrogate Borough Council last week.

This came after the developers Echo Green previously won permission for 48 flats at the Station Road site before submitting a second application also under permitted development rights.

These rules were first introduced to ease the path of conservatories, small extensions and other uncontroversial works.

But in recent years they have been used by the government to drive up housing numbers through offices being converted into or replaced by entirely new buildings without usual planning permission.

Councillor Howard West, chairman of Pannal and Burn Bridge Parish Council, had raised several objections over the Dunlopillo plans and has now launched fresh criticism at the planning rules which he argues fails to take into account rural areas.

He said:

“We’re disappointed that the construction of an even bigger building than the one that was universally hated has been allowed.

“However, once Harrogate Borough Council officers made their original decision on the first prior notice of permitted development, there really was no way to stop construction.

“The principle of prior notice of permitted development was essentially to protect the high street from having empty commercial units when they could be converted to accommodation.

“However, to allow loopholes where rural villages could be overshadowed by bigger monstrosities than those originally built was patently an oversight by the civil servants who drafted the legislation and by those who voted it into planning law.”

The rules allow for developers to apply to councils to simply seek confirmation that a development is acceptable before commencing work.

This was the case for both applications for the Dunlopillo site and is different from usual planning permission which requires an outline and reserved matters application, and sometimes a vote from councillors.

But Harrogate Borough Council has admitted it could have allowed for a vote from councillors if it had acted quicker on the first application.

Read more:

It made this admission in a lessons learned review, which concluded that while the plans were “appropriately considered”, “a longer period of time than ideal” was spent on parts of the process.

‘Ghastly design’

Councillor West said he believes the plans could have been refused if presented to councillors as he also described the council-run review as “akin to marking one’s own homework”.

He said:

“Had council officers involved the planning committee for the first prior notice of permitted development then there might have been a chance in getting it stopped because of the ghastly design – although some of the past committee decisions defy logic.

“The second proposal is a country mile better than the first, albeit much too high and overbearing and not at all in keeping with a village environment.”

The latest plans for the Station Road site include demolishing the existing building to make way for an apartments block two-storeys higher.

This is something that has been a key concern for residents who are fearful the development will have a major visual impact on the area surrounding the site which pillows and bedding manufacturer Dunlopillo moved out of in 2008.

Since then, the building has fallen into a state of disrepair with residents describing it as an “eyesore” and “monstrosity”.

Its current state is far from how many employees will remember the building in the 1970s and 1980s when an estimated 440 people worked there.

Council defends master plan to cope with 4,000 new homes in west Harrogate

Harrogate Borough Council has been forced on the defensive after revealing the draft version of a long-awaited master plan on how part of the town will cope with 4,000 new homes.

The West of Harrogate Parameters Plan was requested by government to identify infrastructure, transport and education needs in the area.

After months of delays, the 160-page plan was finally published last week but hopes it would provide a clear vision for the future were quickly dashed when residents reacted with disappointment.

Harlow and Pannal Ash Residents Association said the plan “totally avoids the heart of the problem” of thousands of new homes piling pressure on already congested roads.

The group also claimed the plan appeared to have been produced for the benefit of housing developers – not residents.

Harrogate Borough Council – which is working alongside North Yorkshire County Council – has now defended the plan which it insisted is still in draft form and will take account of residents’ concerns.

A council spokesperson said:

“The West of Harrogate Parameters Plan (WHPP) is a high-level master plan that seeks to deliver the policies set out in the adopted Local Plan, including those related to climate change, design and active travel.

“As we have explained previously, we do not have the powers to introduce new policy requirements through the WHPP.

“However, the WHPP will look ahead to planned changes to building regulations that are being introduced nationally and will continue to strongly encourage developers to meet high standards of design to help mitigate and adapt to climate change.”

Fears over schools and roads

Pannal and Burn Bridge Parish Council is another group which shares concerns over the impact of new housing developments on traffic congestion.

Its chairman, councillor Howard West, said the area’s infrastructure has suffered from years of “neglect” and that there is “no evidence whatsoever at this stage that any such provision has been made”.

Read more:

Rene Dziabas, chairman of Harlow and Pannal Ash Residents Association, also said the plan should give greater importance to the need for investment in areas including bus services, road junction improvements, the widening of footpaths and more cycling routes.

He also questioned how schools will cope with an expected shortfall of nearly 700 pupil places across Harrogate and Knaresborough by 2025/26. Mr Dziabas said:

“Many of the problems have existed for years, so we feel that it is about time that they were properly addressed.”

Final version coming

The WHPP includes provision for two new primary schools – one off Whinney Lane and another off Otley Road. It also identifies potential locations for sports pitches, employment areas, public transport routes, community centres, allotments and walking and cycling links.

Once approved, the plan will sit alongside the Harrogate District Local Plan as a guide for how future planning applications should be decided.

Several meetings have recently been held between council officials and residents to discuss the WHPP, and the council said feedback is now being taken onboard before a final version is prepared.

A council spokesperson said:

“Many of the community stakeholders – who have publicly stated that the plan should be published as soon as possible – have been involved since the preparation of the first draft of the WHPP over a year ago.

“And although there is no statutory requirement to consult, we are thankful for the ongoing constructive feedback we have received in response to the second working draft.

“Throughout the preparation of the plan, we have consistently aimed to deliver quality place-making that will provide a wide-range of private and affordable homes to meet the current housing demand, while also ensuring we have the necessary infrastructure to support these future communities.

“This feedback will be carefully considered as we prepare the final version for recommendation to the cabinet member.”

Infrastructure plan for 4,000 homes in west Harrogate ‘a missed opportunity’

A long-awaited plan to solve how the west of Harrogate’s roads, schools, and health services will cope with 4,000 extra homes has been branded a “missed opportunity”.

The comments have come from The Western Arc Coordination Group and Zero Carbon Harrogate, which had a meeting with council officers on Thursday to discuss  a draft version of the West of Harrogate Parameters Plan.

The Western Arc Coordination Group includes Harlow and Pannal Ash Residents Association (Hapara), Duchy Residents’ Association, Hampsthwaite Action Group, North Rigton Parish Council and Pannal and Burn Bridge Parish Council.

Proposed housing schemes in the area include the 1,000-home Windmill Farm development on Otley Road and 560 homes at Blue Coat Wood. The plan was written with input from developers, including Homes England and Gladman Developments.

It includes proposals for two new primary schools and a possible new GP surgery — which have been previously announced. The plan has yet to be released to the general public.

‘Almost as if no problems exist’

Rene Dziabas, chair of Hapara, told the Stray Ferret the plan “totally avoids the heart of the problem”.

At over 100 pages long, he said it lacked a summary at the start clearly explaining its purpose to address the area’s current “weak infrastructure”, such as roads.

He said:

“The purpose of this document is not made clear and totally avoids the heart of the problem in that an urban expansion is being proposed in a part of Harrogate with a weak infrastructure.

“There is no attempt at clearly stating what the problems are, and no attempt at associated analysis. HAPARA, as well as Pannal and Burn Bridge, North Rigton and Beckwithshaw Parish councils have been arguing this case for many years and there is no recognition within this document of their concerns. It is almost as if no problems exist. There needs to be a far clearer `entire West of Harrogate` context for this report.”

Mr Dziabas said that the WACG was disappointed the plan does not address how key arteries into the town, such as Otley Road, as well as country lanes around Pannal, Beckwithshaw and North Rigton, will cope with the inevitable increase in traffic.

Over 1,000 homes are set to be built on both sides of this section of Otley Road.

Mr Dziabas added:

“[Over the last eight years] there has been no improvement to the road system, many of which are country lanes, no real betterment of public transport, and little has happened on the active travel front which will only ever be a very small part of any overall solution”.

He added there needed to be “far more” in the plan about improvements to bus services.

Read more:

Secondary school places

The Stray Ferret reported this month that nearly 700 secondary school places will be needed in Harrogate and Knaresborough by 2025/26 to keep up with demand caused by new housing.

Mr Dziabas said the new homes would put further pressure on Harrogate Grammar School and Rossett School in particular.

He said:

“Whilst primary schools are covered in this document, little mention is made of secondary school places. The west of Harrogate has two busy secondary schools, and both are at or above capacity.”

Car culture

Jemima Parker, chair of Zero Carbon Harrogate, told the Stray Ferret the plan contained a “major omission” around energy for new homes, with no mention of onsite renewable energy, solar panels, small wind turbines or ground source heat pumps.

With spiralling energy costs, Ms Parker said greener homes would make people more resilient to the volatile market.

She said:

“There are pages and pages about design, but not a single mention of building design for energy-efficient homes, like passive houses. This ignores the council’s own planning policy guidance as set out in the Local Plan. We want residents’ homes to be built to zero-carbon standards now, not needing to be retrofitted later, and for low-carbon construction materials to be used.”

A passive house on Bogs Lane in Harrogate

Ms Parker believes the plan focuses too heavily on car-friendly developments.

“We are saddened to see that the plan still has a car culture, reliant on private ownership rather than shared transport and active travel. Given the location on the West of Harrogate we would like to see an imaginative ‘work from home’ settlement, picking up on the 15-minute neighbourhoods seen in other UK towns with plenty of access to car clubs.

“Overall it is disappointing the west of Harrogate may miss out on the opportunity to be designed appropriately both to reduce its carbon footprint and to be resilient to our changing climate.”

Council’s response

The draft plan is still to be ratified by the council.

A council spokesperson said:

“The development of west Harrogate provides an exciting opportunity to deliver quality place-making, a wide-range of private and affordable homes to meet the current housing demand, while also ensuring we have the necessary infrastructure to support these future communities.

“Once approved, the West of Harrogate Parameters Plan will create clear goals and objectives by identifying what infrastructure is required. For example, first-class community facilities, school provision, green infrastructure and sustainable travel opportunities.

“A number of suggestions have already helped shaped the West of Harrogate Parameters Plan and I’d like to thank those local residents groups and parish councils for their valuable feedback.”

Talks today about 4,000 new homes in west Harrogate

Harrogate Borough Council officers will meet residents groups and parish councils today to discuss the long awaited West of Harrogate Parameters Plan.

The plan describes the infrastructure requirements associated with up to 4,000 new homes due to be built in the western arc of Harrogate.

A draft version of the delayed plan has now been published and circulated by the council to groups including Harlow & Pannal Ash Residents Association, North Rigton Parish Council, Pannal and Burn Bridge Parish Council and Zero Carbon Harrogate. The Stray Ferret has also been sent the document.

At over 100 pages long, the document paints a broad brush vision of how the area will be transformed by new housing.

It includes proposals for two new primary schools and a possible new GP surgery — which have been previously announced.

Howard West, chair of Pannal and Burn Bridge Parish Council, told the Stray Ferret the plan lacked detail on addressing traffic and congestion.

He added:

“The parameters plan draft is in nice developer-speak but there’s no answer to the problems arising from building 4,000 homes around Harrogate’s western arc.”

Hapara and Zero Carbon Harrogate both said they would comment on the plan after today’s meeting.

Hapara previously said it was unhappy about the level of consultation offered to residents by the council during the process.

Read more:

Beset by delays

The council initially said the parameters plan would be published in October 2020. But it was delayed until March 2021, then September 2021.

The draft plan is still to be ratified by the council.

A council spokesperson said:

“The development of west Harrogate provides an exciting opportunity to deliver quality place-making, a wide-range of private and affordable homes to meet the current housing demand, while also ensuring we have the necessary infrastructure to support these future communities.

“Once approved, the West of Harrogate Parameters Plan will create clear goals and objectives by identifying what infrastructure is required. For example, first-class community facilities, school provision, green infrastructure and sustainable travel opportunities.

“A number of suggestions have already helped shaped the WHPP and I’d like to thank those local residents groups and parish councils for their valuable feedback.”

Plans for social houses raise parking fears in Pannal

Objections have been raised by Pannal residents after plans were revealed to demolish eight garages and build two new houses.

The plans for the site on Pannal Green have been submitted by Harrogate Borough Council, which owns the garages and wants to replace them with two semi-detached “family” homes for social rent.

One of the homes would have two double bedrooms, while the other would have a double and two singles.

As well as the garages, the application states there would be a loss of one on-street parking space, with part of the green itself used to create new parking bays.

However, residents say the loss of eight garages is only part of the issue: the development would also reduce the on-street parking, meaning an overall loss of up to 12 parking spaces. They have raised concerns about the impact in an area which is already under significant pressure, with visitors to the nearby primary school and care home adding to traffic issues.

Louisa Humpage, who lives with her husband and two children in one of the houses adjoining the site, told the Stray Ferret:

“We are already in a deficit of spaces as it is. These are all originally council houses and when they were built, each family didn’t have one car, let alone two. Now, most families have two cars so we’re already squeezed for space.”

Read more:

Mrs Humpage’s garden will be along the boundary of one of the new homes if they are built, removing the family’s access to the back garden via a gate, which she said was a selling point when they bought it.

She said she was also worried about access for deliveries and emergency vehicles, with several elderly and disabled residents living in the mix of council and privately-owned homes around Pannal Green.

Access to a footpath through to St Robert’s Church could also be lost if the new homes are built, and residents have raised concerns about a ripple effect on parking in the surrounding streets. It is particularly challenging at pick-up and drop-off times for the nearby Pannal Primary School, when Main Street is reduced to single file for through traffic thanks to cars parked either side of the road.

One letter said:

“If a resident cannot park their car close to their home, there is nowhere in the whole village to park, as the whole area has the same problem.”

Mrs Humpage added:

“The only option for us is the church car park or even Main Street, but then people will have to walk a long distance to their houses. The church car park isn’t lit and in the winter it’s slippy, with leaves everywhere. You’re asking people to put themselves into jeopardy just to get to their front door.”

Cars parked around Pannal Green

Residents say there is even greater pressure on parking locally at school pick-up and drop-off times

Pannal and Burn Bridge Parish Council is due to discuss the plans this evening and Mrs Humpage plans to ask councillors to object to the proposals. She has also spoken to Cllr John Mann, who represents Pannal on Harrogate Borough Council, to ask for his support.

She added:

“I know they have a long list of people requiring social housing, but there has to be more suitable places to build houses for them. It’s just two houses – is it really cost-effective to do that just to knock two people off the list?

“There has to be some sort of duty of care to existing residents.”

The Stray Ferret approached Cllr Mann, Pannal and Burn Bridge Parish Council, and Harrogate Borough Council for comment on the proposals, but none had responded at the time of publication.