Developer submits 181-home Kingsley Drive plan

A developer has lodged revised plans for 181 homes on Kingsley Drive after previous a previous proposal was rejected.

Persimmon Homes has lodged the fresh plan after Harrogate Borough Council rejected a development for 217 homes on the site back in August.

It is the third time that the developer has submitted a proposal at the location, which used to form part of Kingsley Farm.

The Kingsley ward area will eventually see more than 600 homes built, including developments at Granby Farm and 149 homes on Kingsley Road.

The new application would see a mixture of one, two, three and four bedroom properties built.

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Persimmon have also allocated 72 homes on the site for affordable housing.

The developer said in its documents submitted to the council that the scheme would help to “create a sustainable and mixed community”.

Residents will ‘fight tooth and nail’ to stop development

Last month, 100 residents packed into St Andrew’s Church in Starbeck for a meeting on the proposed scheme.

Three Persimmon employees attended, as did two highways consultants and a planning consultant, Paul Butler, who spoke on behalf of the developer.

(Left to right) Paul Butler (PB Planning), Graham Whiteford (Persimmon), Josh Popely (Persimmon), Cllr Philip Broadbank, Catherine Maguire (KWAG) and Chris Watt (Starbeck Residents’ Association)

Mr Butler told residents that the site is allocated for development in the Harrogate district Local Plan, a council document that outlines where new housing schemes can be built until 2034.

However, John Hansard, from Kingsley Ward Action Group, said residents “will fight tooth and nail” to stop it from happening.

He said:

“People lived here for decades and have had this beautiful view, how do you think they will feel [when it’s gone]?”

Harrogate Borough Council will make a decision on the plan at a later date.

Starbeck residents pledge to fight 181-home Kingsley Drive plans ‘tooth and nail’

A heated meeting in Starbeck last night saw local residents question Persimmon Homes about controversial plans to build 181 homes on Kingsley Drive.

The meeting was organised by Kingsley Ward Action Group, a residents’ group formed four years ago to fight the wave of housing applications in the area.

Around 100 people packed into St Andrew’s Church for the meeting, which was chaired by Liberal Democrat district and county council councillor for Starbeck, Philip Broadbank.

Three Persimmon employees attended, as did two highways consultants and a planning consultant, who spoke on behalf of the developer.

Planning consultant Paul Butler, from PB Planning, gave a brief presentation on behalf of Persimmon that outlined its latest plans for the site.

It’s the third time the developer has brought forward plans at this location, which used to form part of Kingsley Farm.

When it was refused by the council in August, Kingsley Ward Conservative councillor Nigel Middlemass called the scheme “the biggest and worst thought out housing site in the area”.

The new application is yet to be validated by the council but Mr Butler said it should be live on Harrogate Borough Council’s planning portal in March, when the public will be able to submit their comments.

The number of homes has been reduced from 217 to 181.

Mr Butler said the amended scheme offered increased open space, widened footpaths and more trees.

Traffic concerns

There were several questions about how the new homes would impact the already-clogged Knaresborough Road, with the plans not offering any significant changes to the road layout.

Residents queried the developer’s previous traffic surveys for the scheme, suggesting they did not give an accurate picture of how many cars use the area.

Resident Brian Souter said

“Four hundred potential vehicles on Knaresborough Road. Where do they go? The roads are not suited to more traffic.”

Ian Greaves said:

“Knaresborough Road is a total standstill and Bogs Lane is a rat run. You [the developers] don’t have to put up with this.”

Highways consultant Geoff Bowman, from Bryan G Hall, defended the methodology used by Persimmon.

He said:

“There has been very extensive surveys of traffic in the area. There is a perception that we are nasty developers and it’s dead easy to get through planning, but the highways authority are rigorous.”

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Local Plan

On several occasions, planning consultant Mr Butler reminded residents that the site is allocated for development in the Harrogate district Local Plan, a council document that outlines where new housing schemes can be built until 2034.

One woman was applauded when she said the Local Plan had been “forced” on the community.

“Residents do not want more development. We do not want any more. The Local Plan has been forced on us. When are our politicians going to do something about the Local Plan that forces homes on people who do not want them?”

Another resident said:

“We don’t need this. Since Brexit we’ve lost a lot of the population. We don’t need this amount of homes.”

Tooth and nail

Whilst Mr Butler and Persimmon focused on the nuts and bolts of the application, such as the types of homes and access, the opportunity to quiz representatives from the developer elicited strong emotions from residents.

John Hansard, from Kingsley Ward Action Group, said residents “will fight tooth and nail” to stop it from happening.

He said:

“People lived here for decades and have had this beautiful view, how do you think they will feel [when it’s gone]?”

Carl Good said:

“Are you pleased that you will upset so many people in this area? Do you understand us?”

In response, Graham Whiteford, from Persimmon Homes, said the developer was “fairly proud of this scheme”.

He added:

“All concerns raised by the council in the refusal have been addressed. It’s unusual for Persimmon to have this amount of green space.”

Photo caption: (Left to right) Paul Butler (PB Planning), Graham Whiteford (Persimmon), Josh Popely (Persimmon), Cllr Philip Broadbank, Catherine Maguire (KWAG) and Chris Watt (Starbeck Residents’ Association)

Final backing for 367 homes on Penny Pot Lane

Harrogate council bosses have given final backing for 367 homes on Penny Pot Lane.

The development comes as part of a wider 600-home scheme, which was given outline approval back in 2015.

Developer Persimmon Homes is behind the proposal, which has already seen some of the homes on the southern side of the site built.

Now, council officers have given final approval for the second part of the scheme which covers the northern part of the development.

It will see 367 homes built, along with a link road for buses, cyclists and pedestrians to the Jennyfield estate. The site layout also includes allotments, public open areas and space for a primary school.

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The proposal will see 17 one bedroom homes, 119 two bedroom, 105 three bedroom, 91 four bedroom and 35 five bedroom properties.

Persimmon said in its planning documents that the development would be “sustainable”.

It said:

“It aims to provide a sustainable community with a mix of housing types situated within a highly landscaped setting supported by social infrastructure provision.”

New homes under construction in Harrogate

New homes under construction and some occupied on the southern half of the site off Penny Pot Lane.

Meanwhile, Persimmon Homes recently reiterated its commitment to building homes on Kingsley Drive in Harrogate.

The developer saw a 217-home plan for the development rejected by Harrogate Borough Council back in August.

However, Persimmon told the Stray Ferret that it was still “fully committed” to the site and was still “considering its options”.

Developer remains ‘fully committed’ to Kingsley Drive homes

A developer behind a controversial proposal to build 217 homes in Harrogate has said it “remains fully committed” to the site.

Persimmon Homes saw its plan for Kingsley Drive rejected by Harrogate Borough Council last month.

Residents lodged 388 objections to the scheme and offered none in favour.

The Stray Ferret asked Persimmon whether it intended to appeal the application or submit fresh proposals for Kingsley Drive.

A spokesperson said:

“We remain fully committed to the Kingsley Drive site and are still considering our options.”

Residents ‘remain vigilant’

The Kingsley ward area will eventually see more than 600 homes built, including developments at Granby Farm and 149 homes on Kingsley Road.

Persimmon’s plan to build 217 homes was rejected by councillors after authority officials said the application was “not considered acceptable”.

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The site is allocated for housing under the council’s Harrogate district Local Plan 2014-35, which outlines development in the district until 2035.

But although the principle of development has been established, council officers had concerns about overdevelopment and inadequate information on surface water drainage and noise.

Authority officials also said in a report that the number of homes on the site was above the 173 allocated in the local plan.

John Hansard, who lives in the area, previously told the Stray Ferret that residents were aware that the plan could come back following last month’s rejection.

He said:

“It was a good result and I am pleased about that. It does give us a bit of breathing space.

“My only concern is that they [the developer] will appeal. I think that we need to look into that.

“I think we need to remain vigilant.”

Plan to convert Ripon Cathedral Choir School into townhouses

Persimmon Homes has lodged plans to convert the former Ripon Cathedral Choir School into four townhouses.

The school was previously earmarked to be demolished to make way for 12 new apartments.

The proposal came as part of a wider plan to build 105 homes on the Whitcliffe Lane site.

However, the developer said the demolition of the former school site was met “negatively by the public” and has since tabled a fresh application.

A total of 68 objections from residents were lodged to the council against the previous proposal.

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The developer said in planning documents that the new bid to convert the building into homes followed conversations with officers at Harrogate Borough Council.

It said:

“Following feedback and discussions with case officer, Persimmon Homes have sought to amend the proposal, withdraw the application and submit a new application for the conversion of the school building. 

“The Conservation Officer confirmed via email in April 2021 that retaining the building is ‘the way forward’.”

Persimmon said in its plans that the current building is in “extremely poor condition”.

The new proposal will see the existing brickwork retained but the roof replaced in its entirety due to its poor condition.

The building was originally constructed as a late 19th Century grandstand. It was converted in the early 20th century into two semi-detached dwellings, then extended for use as a school.

Ripon Cathedral Choir School began using the site in 1960 until it closed in 2012. It had planned to merge with a local preparatory school but this fell through.

Harrogate Borough Council will make a decision on the plan at a later date.

Persimmon Homes ‘assessing options’ after 217 homes in Harrogate refused

Persimmon Homes has said it is considering its options after being refused a controversial 217-home development in Harrogate.

The developer had lodged plans for the new homes on land off Kingsley Drive.

However, councillors rejected the plan on Tuesday after Harrogate Borough Council officials said the development was “not considered acceptable”.

The land is earmarked for development in the Harrogate district Local Plan 2014-35, which outlines planned development in the district until 2035.

The Stray Ferret asked the developer what it intended to do with the proposal following the rejection.

A spokesperson for Persimmon Homes Yorkshire said the business was currently assessing all options but that it was too early to confirm anything yet.

Residents on Kingsley Drive said that they will keep an eye on the proposal after another developer, Richborough Estates, successfully appealed a decision to refuse 149-homes on nearby Kingsley Road in March.

Requests for delay

At the meeting on Tuesday, Paul Butler, agent for the developer, requested that councillors defer the application so that the council and Persimmon could work on the design and layout of the scheme.

Mr Butler said: 

“I want to make it absolutely clear that we very much want to work with the council and local residents.

“The site is allocated for housing and those further proposals and applications will always be forthcoming. The key from here is ensuring those details are right.

“When it comes to these details – specifically design, layout, highways and drainage matters – we have got the message loud and clear; we need to make improvements.”

However, council officers said the scheme had gone through “a number of versions” and it was still not acceptable.

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Concern was also raised that the development would result in more homes on the site than allocated in the Local Plan, if it had been approved.

Nigel Middlemass, the Conservative councillor for Harrogate Kingsley, told the committee that the development had not been thought through.

Councillors voted to unanimously refuse the application.

Residents on Kingsley Drive who objected to a 217 home plan next to their homes.

Residents on Kingsley Drive who objected to a 217 home plan in the area.

Residents remain vigilant

The Kingsley ward area will eventually see more than 600 homes built, including developments at Granby Farm and 149 homes on Kingsley Road.

The number of developments has raised concern among residents that the area is overdeveloped and that the road infrastructure cannot cope with construction traffic.

However, following the refusal of Persimmon’s plan, locals said it was a “good result” for the Kingsley ward.

But, John Hansard, who lives in the area, told the Stray Ferret that residents would “remain vigilant” in case the proposal returns.

He said:

“It was a good result and I am pleased about that. It does give us a bit of breathing space.

“My only concern is that they [the developer] will appeal. I think that we need to look into that.

“I think we need to remain vigilant.”

Kingsley Drive residents to ‘remain vigilant’ despite 217-home rejection

Residents on Harrogate’s Kingsley Drive say they will “remain vigilant” despite a controversial 217 home plan in the area being rejected.

Councillors on Harrogate Borough Council’s planning committee unanimously voted to refuse the proposal from Persimmon Homes yesterday after council officers said it was unacceptable.

The council received 388 objections to the scheme and no responses in favour.

The Kingsley ward area will eventually see more than 600 homes built, including developments at Granby Farm and 149 homes on Kingsley Road.

However, despite the refusal, residents have said they intend to keep an eye on the proposal in case it is appealed.

The proposed layout of the homes on Kingsley Drive as submitted by developer Persimmon Homes.

The proposed layout of the homes on Kingsley Drive as submitted by developer Persimmon Homes.

John Hansard, who lives in the area, told the Stray Ferret that the refusal was a “good result” but added that locals were well aware that the plan could come back.

Mr Hansard pointed to the Planning Inspectorate’s decision to approve 149 homes on Kingsley Road back in March, despite the borough council refusing the plan, as an example.

He said:

“It was a good result and I am pleased about that. It does give us a bit of breathing space.

“My only concern is that they [the developer] will appeal. I think that we need to look into that.

“I think we need to remain vigilant.”

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Meanwhile, Catherine Maguire, another resident on Kingsley Drive, said the result left her with mixed emotions.

She said the news was “positive” for the area, but added that there was further to go in opposing the scheme.

Ms Maguire said:

“It’s good to have some positive news, but I have mixed emotions and there is a long road ahead.

“You never know what a planning inspector will say. But I feel more confident this time, because there are too many issues with the site.”

Chris Watt, who spoke on behalf of Kingsley Ward Action Group at the meeting, said he was delighted that councillors sided with residents.

He told the Stray Ferret:

“I’m delighted that councillors listened to local residents and rejected this terrible proposal.

“The area is already suffering from heavy construction traffic from early in the morning and another massive housing project in an already over developed area would only make matters worse and add to congestion and pollution.

“It was telling how scathing councillors were about the proposals and it shows the power that local people can have.”

Officer and councillor concerns

Ahead of refusing the proposal, council officers said the application was “not considered acceptable”.

Although the site is allocated for housing under the council’s Harrogate district Local Plan 2014-35, which outlines development in the district until 2035, officers had concerns about overdevelopment and inadequate information on surface water drainage and noise.

Authority officials also said in a report that the number of homes on the site was above the 173 allocated in the local plan.

The application, when combined with the nearby Stonebridge Homes development, would have seen a total of 313 houses built if it had been approved.

Meanwhile, Cllr Nigel Middlemass, ward member for Kinglsey, told the council’s planning committee that the development had not been thought through.

He said:

“This is the biggest and worst thought out [housing site] in the area. It is far too intensive and well above the numbers in the local plan.”

Paul Butler, agent for Persimmon Homes, requested that the committee defer the application so that the council and developer could work on the design and layout of the scheme.

However, the council’s planning committee voted unanimously to reject the scheme.

Council rejects controversial plan for 217 homes on Kingsley Drive

Harrogate borough councillors have rejected a controversial scheme for 217 homes on Kingsley Drive.

The council received 388 objections to the scheme and no responses in favour.

The current application, submitted by Persimmon Homes, has seen the number of properties planned on the site reduced from 244 to 217.

But Harrogate Borough Council planning officers said the proposal “was not considered acceptable”.

The Kingsley ward area will eventually see more than 600 homes built, including developments at Granby Farm and 149 homes on Kingsley Road.

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However, residents have raised a number of concerns over Persimmon’s plan, including overdevelopment and traffic congestion.

Chris Watt, speaking on behalf of Kingsley Ward Action Group, said the traffic caused by the homes would make congestion worse in the area.

He said:

“As we have already seen from current developments taking place, our local roads are not designed for construction traffic.

“Congestion on Knaresborough Road is already bad and this would only be made worse by the number of houses proposed for this site.”

Meanwhile, Cllr Nigel Middlemass, ward member for Kinglsey, told the committee that the development had not been thought through.

He said:

“This is the biggest and worst thought out [housing site] in the area. It is far too intensive and well above the numbers in the local plan.”

Paul Butler, agent for Persimmon Homes, requested that the committee defer the application so that the council and developer could work on the design and layout of the scheme.

However, the council’s planning committee voted unanimously to reject the scheme.

Controversial plan for 217 homes on Harrogate’s Kingsley Drive set for refusal

A controversial plan to build 217 homes on Kingsley Drive in Harrogate has been recommended for refusal.

Harrogate Borough Council‘s planning committee will make a decision on Tuesday next week. But council officers have recommended the scheme be rejected.

The council received 388 objections to the scheme and no responses in favour.

The current application, submitted by Persimmon Homes, has seen the number of properties planned on the site reduced from 244 to 217.

The Kingsley ward area will eventually see more than 600 homes built, including developments at Granby Farm and 149 homes on Kingsley Road.

However, residents have raised a number of concerns over Persimmon’s plan, including overdevelopment and traffic congestion.

Officer concerns

Council officers have recommended that councillors on the committee reject the application next week.

Although the site is allocated for housing under the council’s Harrogate district Local Plan 2014-35, which outlines development in the district until 2035, officers have concerns about overdevelopment and inadequate information on surface water drainage and noise.

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Under the plans, a total of 86 homes would be allocated as affordable housing with the rest being market value homes.

It would see a mixture of one, two, three and four-bedroom homes built.

But an officer report due before councillors says:

“Although overall [the plan] would contribute towards maintaining housing supply within the district, the density of the development and its scale and layout would result in overdevelopment of the site.

“The quantum of dwellings, their resultant layout, extent of frontage parking, private drives and lack of adequate cycle parking along with inappropriate drainage arrangements, inadequate air quality and noise assessments and lack of a number of documents are such that the proposal is clearly contrary to the terms of the development plan.”

The council added that the planned number of homes for the site was 173. The current application, when combined with the nearby Stonebridge Homes development, would see a total of 313 houses built if it was approved.

In a planning statement submitted to the council last month, Persimmon Homes said it had sought to address the authority’s concerns and had completed a “comprehensive re-assessment of the scheme”.

It said of the reduction to 217 homes:

“These changes were necessary to accommodate the level of open space, landscaping and space between dwellings so as to create an effective and coherent urban realm.”

“Nightmare” development

One of the residents who objected to the development was John Hansard, of the Kingsley Ward Action Group.

In a letter to the borough council, Mr Hansard said the area would not be able to cope with another development.

He said:

“We now find ourselves faced with the nightmare of a possible fifth development of another 217 houses from Persimmon. 

“This, in an area which simply does not have the infrastructure, road network, amenities, schools to cope with at least another possible 1,000 extra residents and another possible 500 cars. We have had enough and wish this urban sprawl to stop.”

Another resident, Anthony Buck, told the council that the development would “take away our last remaining open space”.

Sarah Knapper, a resident of Kingsley Park, said:

“This area of Harrogate has already been grossly overdeveloped. 

“This has led to a huge increase traffic and pollution. It has led to a loss of habitat for wildlife and reduction in the quality of life for local residents. The local road infrastructure is already overwhelmed.”

Traffic congestion

Hundreds of residents raised concerns that traffic caused by the development would lead to problems.

They said that the Kingsley area does not have the infrastructure to cope with more cars and that another development would cause congestion issues on nearby Knaresborough Road.

Kingsley lorries

A lorry collided with a car in the Kingsley area this year. There are also concerns about the volume of traffic.

In May, residents called for urgent road safety action after a lorry hit a car in the area.

In an email to the county council, residents said they had “repeatedly” said Kingsley Road was not suitable for construction traffic.

They also objected to a one-way system proposed by developers Persimmon, which would stop traffic entering Kingsley Drive or Wreaks Road from Kingsley Road.

Mr Hansard added in his letter of objection:

“The road network is not capable of supporting the extra number of vehicles likely to impinge on our daily life.”

 

Ripon community groups speak out against school demolition

Local groups have come out in opposition to Persimmon Homes’ proposed plan to demolish the former site of Ripon Cathedral Choir School.

Ripon Civic Society, which is dedicated to protecting the city’s historic buildings, has written to Harrogate Borough Council asking it to refuse the application.

It argues if one historic building can be demolished, it will set a precedent for others in the city.

Christopher Hughes, chairman of Ripon Civic Society, is strongly opposed to the housing developer’s plans:

“If the application to demolish were to be permitted, it opens the door for the cynical neglect of other important buildings in Ripon, not least the former Girls’ High School. The society urges the local planning authority to refuse this application at the earliest opportunity.”

The Rotary Club in Ripon has also come out against the plans. Bill Swaney told the Stray Ferret that the council should require an independent survey of the building before making any decision on its future.

Persimmon Homes submitted plans earlier this month to demolish the former site of Ripon Cathedral Choir School and replace in a “like for like” manner.

The building would then be used to house 12 apartments. It is part of a wider plan to build 105 homes in the vicinity.

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Harrogate Borough Council granted planning permission to redevelop the site in February 2019. The council’s deadline for comments on the revised application is September 21.

The building was originally constructed as a late 19th century grandstand. It was converted in the early 20th century into two semi-detached dwellings, then extended for use as a school.

Ripon Cathedral Choir School began using the site in 1960 until it closed in 2012. It had planned to merge with a local preparatory school but this fell through.