Plans for 350 ‘eco lodges’ and hotel in Flaxby refused

Harrogate Borough Council has refused a bid to build a luxury eco-resort with 350 lodges on the former Flaxby golf course.

The plans included a hotel, outdoor swimming pool, spa and sports area as well as a pub/cafe, farm shop, gift shop and activity hub.

The developer Flaxby Park Ltd had previously said the resort would attract “the most discerning visitors” and would have a focus on sustainability to allow families to “reconnect with nature”.

But council planning officer Kate Broadbank said the development would have a negative impact on the district’s natural environment as well as harming views from the nearby Temple of Victory, which is Grade II* listed.

The golf course, off the A59 and A1(M), closed in 2014 and has been derelict ever since.

Ms Broadbank wrote:

“The scale and layout are considered to have an unacceptable adverse impact upon the district’s natural and historic environment.

“In addition, the application site is not considered to be accessible to local services nor is it demonstrated that an acceptable connection to public utilities can be achieved.”

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The application generated 31 objections, including one from Knaresborough Town Council which feared the hotel would never be built and the site would be re-marketed as a residential development.

An aerial computer generated image of the proposal. The A1 (M) is to the east and the A59 is to the south.

The council added:

“The applicants seem to have no experience of running a holiday park, have no proven business case and have not considered the constant traffic noise from the adjacent motorway.”

The Stray Ferret has approached Flaxby Park Ltd for a response but we had not received one by the time of publication.

History of the site

In 2008 The Skelwith Group bought the site from farming family the Armstrongs for £7m. It published plans for a 300-bedroom five-star hotel on the site that it touted as the future “jewel in Yorkshire’s tourism crown”.

But in 2016 the company went out of business after these plans never materialised.

Flaxby Park Ltd is a company made up of businesswoman Ann Gloag and regeneration specialists Chris Musgrave and Trevor Cartner.

It bought the 260-acre golf course site from administrators in 2016.

Its original proposal for the site was to build 2,750 homes and a rail link at Goldsborough. But these plans ended after the council chose the Green Hammerton area as the site for a new settlement in the district.

In October 2020, the developer challenged the council’s decision in the High Court but was unable to overturn it.

Harrogate council open to selling Rotary Wood to Harrogate Spring Water

Harrogate Borough Council has said it would consider selling Rotary Wood to Harrogate Spring Water, as the company looks to expand its bottling plant on Harlow Moor Road.

The move was revealed in an email sent by Trevor Watson, the council’s director of economy and culture, to HSW in October 2021. It was obtained via a freedom of information request.

HSW leases the land where it is based, on Harlow Moor Road, from the council. The company pays the council ground rent of £13,000 a year plus turnover rent revenue, but this figure has never been publicly revealed.

The council is also the planning authority and in January last year councillors rejected a bid by HSW to expand its bottling plant into Rotary Wood.

The woodland was planted by the Rotary Club of Harrogate and local schoolchildren and is part of the council-owned Pinewoods.

In July 2021, Harrogate Spring Water said it would table new proposals to expand the bottling plant ‘within weeks’ but eight months on it has yet to do so.

Asset of Community Value

Pinewoods Conservation Group successfully registered the Pinewoods as an Asset of Community Value in 2015.

This means if the council decided to sell any of it, it must pause any sale for six months whilst it gives local community groups the chance to make an offer to buy it.

The email from the HSW employee, whose name is redacted, to Mr Watson reveals that representatives from HSW had a ‘helpful’ meeting with Conservative council leader Richard Cooper and deputy leader Graham Swift in September 2021. The ACV status of the woodland was discussed.

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In the email to Mr Watson, the HSW employee asked about the process for “releasing the land of this status”.

The email says as HSW decided to ‘do right by the town’ by not appealing last January’s refusal to grant planning permission, it asks the council to ‘lend your assistance’ around the ACV status of the wood, which it would like removed to speed up its planning application. It adds:

“A key element of the new application would be to try to expediate the process of releasing this land of its status, in order to avoid an unnecessarily protracted period of consultation and media scrutiny. I firmly believe this would be in the best interest of both parties.”

Open to offers

Mr Watson’s reply said that any sale of land with ACV status must follow due process but the authority would be open to offers.

Mr Watson added:

“The timing of all this therefore largely rests with HSW, in terms of how soon you wish to commence negotiations for the land and ultimately whether an in-principle agreement can be reached on potential disposal terms.”

He said informal discussions between the council and the business about buying the land took place “a number of years ago” but terms could not be reached.

Harrogate Spring Water plant

Harrogate Spring Water’s head office on Harlow Moor Road in Harrogate.

Mr Watson said if a bid came in from HSW for the land, it would be subject to the usual six-month consultation period.

“We would therefore see the ball being in the HSW court in terms of formally approaching the council with a new, meaningful proposal for our consideration.

“If and when disposal terms are agreed in principle, the ACV process would then be formally triggered and we would carefully follow all the legal processes required, including public consultation as appropriate.”

Planning process ‘needs to be followed’

A Harrogate Spring Water spokesperson said:

“Harrogate Spring Water is evaluating its plans for the site and will communicate any update as and when that occurs. We are committed to working with the public and we will continue to keep people engaged and informed as part of the process”.

A Harrogate Borough Council spokeswoman said:

“This matter remains entirely in the hands of Harrogate Spring Water.  We wrote to them back in Autumn 2021 setting out a factual response to questions that they asked us about our decision-making processes.  We made very clear that there are distinct, statutory processes that we need to follow and that planning and land disposal processes are, quite rightly, dealt with as very separate matters. We have not had a response or any further discussions with the company on either the planning or land ownership situation”.

A spokesperson for Pinewoods Conservation Group said

“With each year that passes the Rotary Wood area of The Pinewoods becomes a more mature woodland with increasing bird and plant life, improving the biodiversity of the area and improving air quality.

“We are aware that Cllr Swift has been vocal in his support of this planned development but would be very concerned if any promises had been made to expedite any part of this complicated process and avoid full transparency and consultation. We also note that Cllr Cooper has recently been attending planning committee meeting and would hope he would now excuse himself from any future planning committee that considered these planning matters.

“However, we are somewhat comforted by comments from council officers restating the legal and planning processes that needs to be followed with respect to disposal of public land, and land that is protected as an ‘asset of community value’.

“Our lawyers will continue to monitor progress with interest.”

Co-op claims new Tesco would cut takings at Jennyfields store by 15%

The Co-op has submitted an objection to Tesco’s plans to build a new supermarket on Skipton Road, saying it would reduce takings at its Jennyfields store by 15%.

The Co-op on Jennyfield Drive is less than a mile from the old gasworks site where Tesco hopes to build its new supermarket.

It also operates smaller shops tied to petrol stations on Skipton Road and Ripon Road.

Planning consultant Barton Willmore submitted the objection last week on behalf of the retailer.

It was submitted two days before Waitrose submitted an objection of its own that claimed a new Tesco would have a “significant adverse impact” on its large supermarket on Station Parade as well as the large Asda on Bower Road.

Questions over retail assessment

The Co-op has criticised a retail assessment written on behalf of Tesco that was produced to support the retailer’s claim that a new supermarket is needed in that area of Harrogate.

The assessment suggested a Tesco would only divert 4% of trade from the Co-op in Jennyfields, which the Co-op called “absurd” in its objection.

It said the true number would be closer to 15%.

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Tesco’s retail assessment also said the Co-op was “locally-focused” and is “essentially a facility for the Jennyfield community”.

It said any adverse impact from Tesco would be compensated for because residents at new housing developments around Skipton Road and Killinghall would use it.

The Co-op has disputed this suggestion and called on Tesco to produce new data that gives a “more accurate reflection” of the number of new homes that will be built in the area.

‘Consider all feedback’

Tesco submitted plans to Harrogate Borough Council to build the new store in December.

It would be 38,795 square feet and include a petrol filling station, 200 car parking spaces, electric vehicle charging points and 24 cycle spaces. A new mini-roundabout would also be built on Skipton Road.

Tesco says 100 jobs would be created.

A Tesco spokesperson said it will consider all feedback from other supermarkets about the application.

They said:

“We will consider all feedback received on our application and will have further discussions with Harrogate council about the issues raised.”

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

Boarded-up building in Harrogate town centre could become pharmacy

Plans have been lodged to convert the former William Hill bookmakers in Harrogate town centre into a pharmacy and retail unit.

The Pharmacy Group has submitted a planning application to Harrogate Borough Council to convert the boarded-up unit on the town’s Beulah Street.

It would see the bookies, which has been closed for some time, converted into a shop and the unit facing Station Parade into a pharmacy.

Office space will also be created in the space above the pharmacy.

Former William Hill on Beulah Street

The view from Station Parade.

The Pharmacy Group is a third generation family-owned business with 30 NHS community pharmacies across Yorkshire. They include Harrogate Pharmacy on Haywra Crescent.

The developer said in documents submitted to the council that the proposal would bring “positive benefits” to the area.

It said:

“The change of use from turf accountants to retail and offices and the proposed redevelopment of the site will bring positive benefits to the area by maintaining, enhancing and giving new life to a key property on both Beulah Street and Station Parade.”

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

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Harrogate residents launch campaign against Tesco plan

A group of residents whose homes would back onto the proposed new Tesco in Harrogate have begun a campaign against plans for a supermarket and petrol station.

The supermarket chain has applied to Harrogate Borough Council to build the almost 40,000 square feet store at the former gas works on Skipton Road. It hopes it will open next year.

An application was submitted in December after a public consultation showed support for the plans, with more than 70% of 190 people who took part giving a positive response.

But residents living next to the site on Electric Avenue have launched a campaign against the proposals, which they see as a threat to wildlife at the site which forms part of Oak Beck. They are also concerned about traffic.

Resident Jennifer Dance said there are also concerns over the consultation process, as well as the impacts on people’s daily lives:

“To local residents’ horror Tesco quietly held a public consolation and they claimed 70% were in favour of the development.

“However, only two residents on Electric Avenue were approached or consulted.

“They plan to put the delivery road directly behind our property, so everyday we will hear and see delivery vans whizzing up and down the road.

“The proposed site is home to and feeding grounds for lots of wildlife. Many of the animals visit our garden from the site and I have photographic evidence of some.

“I believe sites like this should be nurtured and cherished, not destroyed and replaced with concrete, steel and tarmac in the name of progress, prosperity and profit.”

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Around 20 residents living on Electric Avenue met last night to discuss the plans. They have also launched a petition which has so far attracted more than 330 signatures.

The petition states residents have seen several animals at the site including roe deer, badgers, foxes, newts, frogs, squirrels, hedgehogs, owls, cuckoos and kingfishers.

The petition added:

“We do not need another supermarket in this area, in a five-mile radius from this site there are 14 food stores including Aldi, Asda, Sainsbury’s, Morrisons, Co-op, and express shops.

“We do understand the need to support the new homes being built, but this is not the right location.”

Another petition in support of the development has also been launched, saying there is “significant need” for an additional supermarket in the town.

Tesco responds to residents’ claims 

Tesco was previously granted planning permission to build a supermarket at the site in 2012, but the plans were never brought forward.

It is now proposing a smaller supermarket with a petrol filling station in a development which it said will create 100 new jobs.

The supermarket chain has responded to the concerns raised by residents in a short statement which said it would listen to all feedback.

Tesco also pointed towards an ecological study carried out by consultants which concluded the site is “dominated by habitats not considered to be of ecological importance”. The study also said new habitat creation is proposed to offset the loss of any wildlife areas.

A spokesperson for Tesco said:

“We will consider all feedback received on our application and continue to work closely with Harrogate Borough Council.

“The application was submitted with an ecological appraisal which specifically considers these matters.”

A decision on the plans from Harrogate Borough Council is expected around April.

Plan to build 23 affordable homes in Scotton rejected

A plan to build 23 affordable homes in Scotton has been rejected.

Harrogate Borough Council turned down the proposal from Jack Lunn (Properties) Ltd, which was earmarked for a site on Ripley Road in the village.

The plan would have seen a mix of one, two and three-bedroom affordable homes built on the site.

Affordable housing is defined as housing for people who cannot afford to buy or rent homes on the open market. The price varies locally.

The council estimates the district needs 6,600 affordable homes built between 2014 and 2035, which is the equivalent of 313 per year.

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However, the council turned down the application on the grounds that the site was outside the development boundary for the village.

In its decision, the council said:

“The proposal would result in an incongruous projection out of the existing settlement into open countryside. 

“The proposed development is not small in scale and is not an infill development that relates well to the existing built form of the settlement.”

The proposal also received 20 letters of objection from residents calling for the application to be turned down.

Scotton and Lingerfield Parish Council said in its objection that the scale of the development was not justified for the village.

It said:

“The National Planning Policy Framework is quite clear how exceptions sites should only be released for local affordable housing needs and not to meet general affordable housing needs. 

“The level of local affordable housing need has not been identified within Scotton and Lingerfield parish area to justify the scale of development being proposed.”

In documents submitted to the council, the developer said that the homes would make a “positive contribution” to the area.

It said:

“The design proposal intends to provide a sympathetic response to the surrounding context.

“The homes use materials indicative of the local area whilst the layout seeks to provide a range of homes as part of the development to allow for a positive contribution to the local community.”

Tesco submits plans for new Skipton Road supermarket

Tesco has submitted a planning application to build a new supermarket on the former gasworks site on Skipton Road in Harrogate.

The new store would be 38,795 square feet and include a petrol filling station, 200 car parking spaces, electric vehicle charging points and 24 cycle spaces. Tesco says 100 new jobs would be created.

For access, a new roundabout would be created on Skipton Road. It would be built close to the New Park roundabout.

Tesco ran two-week consultation on the plans in September and October and received feedback from 190 people. Tesco said 70% of respondents supported its proposals.

If Harrogate Borough Council approves the plans, Tesco said it hopes to open the store in 2023.

Andy Boucher, development executive at Tesco, said:

“We are thrilled with the response we have received from local residents to our consultation and I would like to thank all of those people who took part.

“Our consultation found a majority of local residents support the proposed new supermarket.

“We will now be working closely with Harrogate Borough Council and hope to receive planning permission next year.”

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A 20-year history

Tesco has harboured ambitions to build a supermarket on the site for almost 20 years.

The Stray Ferret obtained Land Registry documents that reveal Tesco bought the site for £2.8m in 2003.

It submitted a proposal to build a supermarket there in 2009, which was approved by Harrogate Borough Council in 2012.

However, Tesco pulled out in 2016 following a changing retail landscape and years of opposition from retailers, which said the supermarket would damage local trade. An Aldi supermarket opened on the retail park just off Skipton Road in 2016.

In 2021, Tesco has signalled its intention to return to opening new large-scale supermarkets in the UK.

This year, it opened its first new superstore in six years in Penwortham, Lancashire. Four more supermarkets are scheduled to open this year.

Community groups in the dark about Harrogate Spring Water’s Pinewoods plan

In July, Harrogate Spring Water promised to publish “within weeks” details of a new planning application to expand its bottling plant in the Pinewoods. But as the end of the year approaches, it looks no nearer to being made public.

The company’s pledge followed January’s high-profile refusal to expand the plant, which would have meant destroying public woodland planted by local families in the area of Pinewoods known as Rotary Wood.

To compensate, Harrogate Spring Water offered to replant trees, create scrubland and build a pond on private land behind Harlow Carr Gardens.

But the loss of trees at Rotary Wood provoked a major backlash and councillors on Harrogate Borough Council‘s planning committee voted overwhelmingly to reject it.

Harrogate Spring Water already has outline permission dating back to 2016 to expand its bottling plant, but the company said in July it was working on a completely new application and the old application would be disregarded.

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The company pledged to consult with the community before pursuing a formal planning application to the council.

However, the Stray Ferret has been told that no meaningful talks with community groups have taken place since January’s refusal.

Groups that are still in the dark about what the new application will look like include the Rotary Club, which planted the trees in Rotary Wood, and Pinewoods Conservation Group, a charity that works to preserve the Pinewoods.

A spokesperson for Harrogate Spring Water said:

“Harrogate Spring Water is still in the process of talking to all relevant parties. We will communicate any update as and when it happens.”

Sicklinghall cricket club plans new clubhouse after arson attack

Sicklinghall Cricket Club has submitted plans to build a new clubhouse and scoreboard after an arson attack destroyed their previous building.

The club has been using temporary shipping containers since the fire in 2016 while fundraising for a replacement clubhouse. A JustGiving campaign raised over £6,500.

The club, which is between Wetherby and Kirkby Overblow, has played in the village since 1925 and is currently in the top tier of the Leeds and Wetherby Cricket League.

It has submitted plans to Harrogate Borough Council for a clubhouse with home and away changing rooms, kitchen, storage facility, toilet and scorer’s box. The club says it could be used for other community or sports events.

The club is within walking distance of Sicklinghall and the application could provide sports facilities for local children.

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An image of the fire in 2016

 

New bar could open in former Starbeck carpet shop

Starbeck could have an addition to its high street if planning permission is approved to open a new bar.

Local pub company Appetite for Life is planning to open its eighth bar at the former Greenalls carpet shop at the junction with Spa Lane.

It already runs a number of bars in the Harrogate district including the So Bars in Harrogate, Knaresborough and Ripon, and the Tap on Tower Street.

The owners said they hope to be open in May if covid restrictions are eased and that the new venue will offer something for everyone, including live music.

The building, 34 High Street, was previously occupied by Greenalls and Your Factory Bed Shop, but has stood empty for some time.

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Robert Thompson, director of Appetite for Life, hopes to open a brand new “quality independent cafe bar” called The Waiting Room, tying in to its location near Starbeck railway station.

If all plans are approved, the space will become a licensed craft beer and coffee shop, with a deli counter open during the day. At night the owners say it will have more of a bar feel.

Mr Thompson said it will have a modern feel which he hopes will appeal to people from across the district and create a buzz in Starbeck, adding:

“We have had Starbeck in our sights for a long time. We see it as a bustling, up-and-coming area within Harrogate that offers a vibrant retail, commercial and residential market for us to expand in.

“We feel that there is an opportunity to open a quality independent cafe bar and really add to the development of Starbeck.”

If approved, the plans will see the unit returned to one open space with the removal of a partition wall. An area to the rear will also be converted into a storage room from a bathroom.

Mr Thompson’s application for an alcohol and music licence will be heard by Harrogate Borough Council next week. An application has also been submitted for a change of use of the building from a shop to a restaurant/cafe and take-away.