Residents on the south side of Harrogate are rallying against another application to build housing on the edge of a treasured stretch of countryside.

The Save Crimple Valley group is urging people to object to plans for 17 homes at the bottom of Almsford Bank, just off Leeds Road.

A message put out by the group said:

“If you have already commented on this application in the past, please reaffirm your objections to this development by commenting again.

“This site has already been turned down and applications withdrawn or refused on multiple occasions – but the developers are persistent and will get their way if not stopped. Because this is a new application all previous comments are disregarded.”

Residents say access to and from the site via the A61 would be dangerous, while the housing itself would spoil the area.

The application site includes an area that has been used as stables for many years, but it is not included in the local plan, which guides development across the Harrogate district.

The development boundary in red and housing areas in orange, with the owners’ land outlined in blue

Since plans were published at the end of March, 22 objections have been submitted to North Yorkshire Council. Nearby resident Penny Robinson said:

“It is sad that I find myself having to object to this building plan again. This area has been repeatedly refused planning permission to build on, so it is not clear why this application is even being considered.

“All the reasons stated in the last rejection in November 2022 have not changed… The local plan doesn’t need these houses, they are just a money making venture. The same objections stand as they did since the first application to build several years ago.”

Read more:

• Developers resubmit plan for new homes in Crimple Valley
• Controversial plan for 35 homes in Crimple Valley rejected

The current application by Antela Developments Ltd and Square Feet Ltd is significantly reduced compared to the first, submitted in 2018, for 65 homes. That plan was withdrawn by the applicants, along with an application for 35 homes submitted the following year.

In 2022, a proposal for 35 homes, including self-build plots, was turned down by Harrogate Borough Council.

‘High standard housing’

The latest application is for 10 self-build homes and seven affordable homes. In documents submitted as part of the application, the developers said:

“The form and massing of the new houses will be designed in response to the topography of the site, taking influence from the surrounding context.

“The introduction of self and custom build homes will allow each house to be individually designed but each plot will be set out in response to the natural landform.”

They added:

“The houses will be built to a high standard with quality natural local materials to help integrate within the landscape. It is proposed that traditional principles of rural design will be adopted within the design, with the addition of subtle contemporary details in order to distinguish the new development from earlier buildings within the surrounding context.

“This will ensure continuity of the local vernacular and harmonious integration into the existing setting.”

However, many of those objecting have said they would not accept any number of homes on the site, which they argue is unsuitable for development.

Another local resident, Victoria Draper, wrote:

“We do not want our beautiful, local countryside ripping up to make way for unnecessary, expensive, unsightly houses. We bought our house in the local vicinity so we could enjoy family walks and explore nature with our young daughter.

“The increase in traffic and subsequent danger with additional junctions, on an already extremely busy main road, cannot go ahead. We are such a depleted country in terms of wildlife, we should be trying to increase our natural areas, not reduce them. This cannot go ahead.”

To view or comment on the plans before the deadline of April 23, visit the planning pages of North Yorkshire Council’s website and use reference 23/01082/OUTMAJ.

Plans have been submitted to build a new early years children’s nursery at Minskip, near Boroughbridge.

Ben and Emma Mosey, who run Yolk Farm and Minskip Farm Shop on Minskip Road, have applied to North Yorkshire Council for the scheme.

The nursery would be situated on the farm and offer 74 full-day places for children aged 0 to 5. It would be open for 51 weeks a year.

The nursery would create 18 jobs and be based around the curiosity and forest school approaches, which encourage independence through outdoor learning.

Documents state the owners have diversified the farm in recent years with a cafe, farm shop and dog walking area but they and want to add a nursery “to create an experience which is safe, fun and educational for children”.

The intended manager of the nursery, Tracey Roberts of Tiddlywinks Private Day Nurseries, has over 20 years in the early years sector and has achieved an outstanding Ofsted rating at Tiddlywinks’ York and Easingwold nurseries.

According to the application, there is a high demand for early years places in the area because there are 229 nursery-aged children in Boroughbridge but only 85 spaces.

UK childcare is among the most expensive in the world and the government announced last month it will expand free childcare for working parents in England by September 2025 to help more parents get back to work.

Planning documents state:

“The subject proposal continues the established trend of successful diversification at Minskip Farm which plays host to a popular café, farm shop and dog walking field.

“Indeed, the provision of an on-site nursery will support the sustainability of extant commercial operations on site, drawing additional footfall to increase trade.

“It is considered that the subject site represents the optimum setting for the establishment of a children’s day nursery, providing children with access to nature and farming activities within a safe, controlled environment, parents with access to the dog walking, café and shopping facilities associated with Yolk Farm, and being accessible from Boroughbridge by public footway, with a bus stop also nearby.”

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Plans have been submitted to turn an agricultural building in Coneythorpe into five two-bedroom homes.

The proposals for Spring Bank Farm on Shortsill Lane would include creating a “physical buffer” between the barn and the surrounding agricultural land and buildings.

The barn, currently used for storage, is made from a steel frame and block work. The application said the conversion would have vertical cedar wood cladding and aluminium window frames.

The external block work base would be retained, the application said, “ensuring the building retains its utilitarian, agricultural aesthetic as constructed and does not introduce alien or inappropriate elements to its rural surroundings”.

The barn would be converted to a terrace of five homes. Each would have an open plan living, dining and kitchen space on the ground floor, along with a bedroom and bathroom.

Each first floor would include a bedroom with en suite and dressing area, as well as a mezzanine overlooking the living area below.

The application said:

“The site benefits from an established [public right of way] which crosses the farm before connecting to Coneythorpe, approximately [500 metres] to the north of the subject building.

“The footway provides future residents with pedestrian access to the local public transport network with connections from Coneythorpe to Knaresborough, Harrogate, Boroughbridge and the surrounding villages and smaller towns.”

The plans have been submitted to Harrogate Borough Council, but will be decided by North Yorkshire Council after it comes into effect next Saturday.

To view or comment on the application, visit the planning pages of the Harrogate Borough Council website and use reference 23/00859/PBR.

Read more:

• New plans submitted to create 12 flats in former Harrogate care home
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A former care home in Harrogate that has been empty since 2016 could be converted to flats if new plans are approved.

The Pines, on Harlow Moor Drive, was closed after a Care Quality Commission inspection found it inadequate in all areas.

Now, plans have been submitted to Harrogate Borough Council to create 12 one-, two-, and three-bedroom apartments in the property at 56-57 Harlow Moor Drive.

The lower ground floor would contain five one-bedroom apartments, with a sixth on the upper ground floor, while the third floor would offer living accommodation as part of a penthouse with three bedrooms on the second floor.

The remaining five apartments on the upper ground, first and second floors would each have two bedrooms.

Documents submitted with the plans said:

“The Pines comprises of a pair of semi-detached houses which had been linked and converted into a privately-owned care home. The care house is no longer in operation – the property is redundant.

“The proposed works is the de-conversion of the care home into the original semi-detached dwellings (retaining and utilising the existing front doors) and then converting each original house (above lower ground floor level) into self-contained apartments, retaining as much as possible the existing building and limiting any structural works to new door openings, removal of isolated walls, walling up of isolated doors and windows with thermal and sound proofing upgrading works to the retained structure as required to meet current building regulations requirements.”

In the seven years since the care home was closed, three applications have been put forward to convert it to a house of multiple occupation (HMO) and to 12 flats.

All were turned down by the council before the applicant appealed unsuccessfully against each decision. An enforcement notice was also served by the council in 2017 to prevent the house being used as an HMO without permission and an appeal against that notice also failed.

The previous proposal to turn the building into 12 flats in 2020 was refused on the grounds it was not in line with the council’s policy of retaining buildings for community use, including care homes.

Justifying the decision at the time, the council said the owner had not made sufficient efforts to sell the building to someone who would retain it as a care home or other community facility.

It has since been marketed by FSS and Healthcare Property Consultants without a guide price, but with “offers invited”.

Read more:

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The current plans have been put forward by Mr R Doyle of Flatcap Properties LLP, through agent Marcus Whitmore of nineteen47 Ltd. Supporting statements with the plans said:

“The application follows a number of refusals of planning permission and dismissals on appeal of previous proposals for changes of use of the property. Those refusals related to separate applications for change of use to a 24-person house in multiple occupation and 12 self-contained apartments.

“In these cases, the main issue for refusal related to the lack of marketing of the property for sale as a community use. In addition, the issue of the impact of a house in multiple occupation on the amenity of nearby residents through disturbance due to the intensity of the use was a reason for refusal.

“In relation to the 12-apartment scheme additional reasons for refusal were based on the unacceptable living conditions for future occupiers and likely disturbance to neighbours and a lack of appropriate contributions towards affordable housing or open space.

“This application is based on amended proposals for the conversion of the property to self-contained apartments and is supported by evidence of the marketing of the property for a community use for a period of 12 months in advance of its submission.

“This has been informed by pre-application discussions that were undertaken with Harrogate Borough Council and subsequent correspondence with the pre-application case officer to refine the terms of marketing.”

To view or comment on the plans, visit the planning pages of Harrogate Borough Council’s website and use reference 23/00620/FULMAJ.

The last ever meeting of Harrogate Borough Council‘s planning committee will see it asked to give permission for a new home on its own land in Huby.

A report to the committee proposes the plans for a two-bedroom house are approved, subject to conditions including providing electric vehicle charging points at the property.

The council’s proposal would see the house added to the council’s affordable rental homes, which will be transferred to North Yorkshire Council from April 1.

Describing the proposal for land between 20 and 22 Kingsway in the village, a report for the committee by planning officer Arthama Lakhanpall says:

“Since the site is not currently used for any purpose, and is maintained as underused grassed land, the proposed plans are supported by the housing team who wish to see more social housing in the area to meet identified need. This site will help address that need.

“The housing team has confirmed that there are currently 2,199 households registered on the council’s waiting list for affordable rented accommodation across the district. There are currently 169 households registered for two-bed social rented housing within this sub-area.”

Since the plans were submitted, objections have been received from three neighbours. They raised concerns over the new property overlooking the existing homes, as well as the impact on what they said was an already busy road, often used for parking by people travelling by train from the nearby Weeton station.

Residents also said there was a lack of facilities in the village, forcing residents to drive elsewhere. They said the new house would have an impact on sunlight to other houses, as well as drainage and water supplies, which residents said were already problematic.

However, neither Yorkshire Water nor North Yorkshire County Council had any objections to the scheme, and Weeton Parish Council did not oppose the plans.

Read more:

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The report to the planning committee said the proposed house did not have any side windows and that those at the front and rear of the property would not add to the way in which nearby houses already overlook each other.

The plans include a driveway large enough for two vehicles. The report added:

“The site is currently vacant from built development. It is accepted that the proposed dwelling would have some impact on the openness and spatial quality.

“The proposal however would be well confined within the site and read in relation to the scale, bulk and massing of the neighbouring dwellings within the street. It includes hardstanding and soft landscaping that would help preserve a state of openness.

“For that reason, the scale and massing of the proposed dwelling would not be visually dominant in this landscape. The impact on the openness of the green belt therefore would be limited.”

The planning meeting will be held at Harrogate Borough Council’s civic centre on St Luke’s Mount, Harrogate, on Tuesday, March 28 from 2pm. It will also be broadcast live via the council’s YouTube page.

Historic England, the government’s statutory adviser on the historic environment, has said it supports Ripon Cathedral’s £6 million plans to build a two-storey annex on Minster Gardens.

However, the national heritage watchdog’s views about the suitability of the proposed development site to the north of the cathedral are not shared by Ripon Civic Society.

The cathedral chapter submitted a planning application to Harrogate Borough Council in January, seeking permission to construct a standalone two-storey annex on Minster Gardens.

It would include a song school, cafe, shop and the city centre’s first Changing Places toilet for disabled people.

The development has divided opinion, with concerns about the impact on retailers and the removal of 11 trees, including a beech categorised as a veteran tree by the Woodland Trust.

In a letter to Harrogate Borough Council planners, Historic England said:

“Historic England supports the location and design of this proposal, which will make a positive 21st century contribution to Ripon’s wonderful historic environment.”

The letter, which can be viewed on the council’s planning website also states:

“This application is highly sensitive due to the wonderful historic townscape of Ripon, its proximity and relationship to Ripon Cathedral, and from the heritage value of the site itself.

“The proposal would make a positive contribution to the historic environment of Ripon, sitting appropriately in location and design terms with the townscape and cathedral, and beginning to rearticulate the original cathedral precinct. However, the loss of open space and trees would have a minor impact on heritage significance.

“We consider that many elements of the proposal are in line with those parts of the NPPF (National Planning Policy Framework) within our statutory remit.

“However, the NPPF also advises a need for an appropriate understanding of all heritage impacts before decisions are taken on applications. In this case, the archaeological impact of the proposal is unclear, and this issue needs to be resolved in advance of any planning decision.”

‘Unacceptable’

But Ripon Civic Society took a different view in its submission to the council. It said:

“While we do not disagree with the cathedral’s view that a new annex on the north side of the cathedral will contribute to the sustainable future of the cathedral and enhance the city of Ripon, we consider that siting an annex on Minster Gardens is unacceptable.”

The society added:

“The proposals in the application are unaltered from those we commented on in 2022.

“Ripon Civic Society wrote to the cathedral authorities in July 2022 supporting development on the north side of the Cathedral.

“We did not consider, however, that the proposed siting recognised the significance of Minster Gardens as an open space for the city, as set out in the Ripon Neighbourhood Plan that was agreed by referendum and adopted by Harrogate Borough Council as part of the Harrogate Local Plan.

“We therefore suggested the proper examination of the stone yard land for a redesigned building.”

To create space for the annex, the existing toilet block, outbuildings and a wall would need to be demolished and trees removed.

The civic society said:

“The trees that are proposed to be removed are an important part of the character of the conservation area, which would be severely lessened by their removal and replacement with a large building.

“We consider that a redesigned building in the stone yard would be an acceptable alternative.”

Read more:

• Dean says Ripon Cathedral quarter will bring more visitors to the city
• Ripon Civic Society calls for re-think on cathedral plan

Concerns raised by hospitality and other businesses about the proposed £6 million Ripon Cathedral annex, with its cafe and gift shop, have prompted Ripon City Council to call for a retail impact assessment to be carried out.

Supporters and opponents of the cathedral’s application to build the two-storey building on Minster Gardens made their views known at last night’s full council meeting.

After hearing both sides, council leader Andrew Williams, who proposed the impact assessment, also called for the cathedral’s chapter to meet with businesses and Ripon Business Improvement District to listen to their concerns and answer any questions they have.

He said:

“I’m keeping an open mind until the application is considered later this year by (the new) North Yorkshire Council and my door is open to the cathedral and the traders who want to speak with me.

“We need to move forward in unity, minimise our differences and draw people together.”

Cllr Williams declared an interest prior to speaking about the application because he has been nominated to serve on the North Yorkshire Council planning committee, which will adjudicate on the proposal.

Kevin Hill, who owns the the Karma clothing and gift boutique on Kirkgate with his wife Liz and Helen Slater, owner of Cathedral View Cafe that faces onto the ancient building, both felt the annex on Minster Gardens with a direct route from the car park would ‘funnel’ visitors away from Kirkgate.

Stanley Mackintosh, who lives on Kirkgate, said the street which leads down to the cathedral has numerous independent cafes and restaurants, with more in the city centre. He claimed:

“There will be damage to small independent traders if the proposal is given the go-ahead.”

Mr Mackintosh had a copy of the longer-term masterplan vision for the cathedral quarter, which has elements that are not included in the annex planning application lodged with Harrogate Borough Council.

Minster Gardens

That wider masterplan, which would require a further planning application or applications, includes a proposed hotel with arts cafe underneath, which he said would further impact on hospitality businesses in the city.

Richard Taylor, co-chair of Ripon Civic Society, reiterated that the society supports development of new facilities for the cathedral but not at the proposed location. He said:

“Our concern was that the chosen site was one of great heritage and environmental sensitivity and we encouraged the cathedral to look at moving the new building a little further north into the stoneyard.

“More evidence has since come to light to show just how significant Minster Gardens are as a green space in the centre of the city framed by high-grade listed buildings.

“The importance of the fine group of trees there was recognised as long ago as 2009 in the Ripon Conservation Area Appraisal.

“They have recently been reassessed and the large beech tree in the centre of the garden has been added to the national register of veteran trees. Sweeping it away as the current proposal would do means losing an irreplaceable asset as highlighted by three of the borough council’s officers.”

New plans for 200 homes at the Harrogate’s former police training centre confirm that four sports pitches will be lost as part of the development.

The plans from Homes England and Countryside Properties include the conversion of several former training centre buildings into 16 homes and building 184 new properties.

Homes England, which is the government’s housing agency, already had permission to build 161 homes on the site but wanted to increase this by 23% to 200 homes by building on three planned football pitches and one cricket field.

To make up for the loss of sports facilities, it offered £595,000 towards Pannal Community Park on Leeds Road through a section 106 agreement that was backed by Sport England.

Harrogate Borough Council granted outline permission for the scheme to go ahead in December 2021.

Homes England appointed Countryside Properties in a £63m contract to build the homes and a reserved matters application has now been submitted for the scheme. This includes details such as landscaping, how the homes will look, and the site layout.

A planning statement says:

“Careful consideration has been given to the detailed design of the proposal to ensure that it creates a high-quality and distinctive development that establishes a strong sense of place and provides an attractive and comfortable place to live.”

Although there will no longer be football or cricket pitches there, the developer has included some open space at the south of the site for the public to use.

Detailed plans have now been submitted for the site

Thirty per cent of the homes will be affordable and they will be spread across the site.

The existing cast iron gates and stone gateposts located off the main driveway will be retained as an entrance feature to a new ‘village green’.

The main access will be created via a new priority junction on Yew Tree Lane. This will also provide the starting point for a new cycle route that will run the development.

The developer delivered leaflets about the application to 363 residents and businesses in the area before submission.

The former police site on Yew Tree Lane was used as a base to train more than 1,200 officers a year before it closed in 2011.

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Ripon Civic Society has reiterated its objection to the proposed location of a new £6 million cathedral building.

Ripon Cathedral has submitted a planning application to Harrogate Borough Council to build a two-storey standalone annexe on the Minster Gardens site to the north of the cathedral.

The Dean of Ripon The Very Revd John Dobson has said plans to create a cathedral quarter would attract more visitors to the city and benefit the local economy.

But the society called for a rethink in August before formal plans were submitted. Now the planning application has been lodged, it has re-stated its position.

A statement from the heritage watchdog today said:

“The proposed location of a new structure to the north of Ripon Cathedral to serve as much-needed extra accommodation for the cathedral’s mission is strongly criticised by Ripon Civic Society.

“The society has long supported the cathedral’s aim to provide space for a song school, refectory, shop, toilets and storage space.  The society also agrees that any new building should be to the north of the cathedral rather than the south.  It cannot, however, support the intended position of the proposed new building, as set out in the latest planning application.”

Ripon Cathedral

It added:

“The cathedral’s intention is to build a two-storey structure on part of the public open space known as Minster Gardens.  This is an area of grass and mature trees that has been a green space to the north of the cathedral for more than two centuries – and that in the Middle Ages was the site of the Archbishop of York’s Ripon palace. It is surrounded by important Ripon listed buildings – the Old Court House, the Old Deanery and the Courthouse Museum.

“The proposal will take up approximately half the open space and will involve the felling of at least 10 trees which currently contribute to the green nature of the site.  One of the trees proposed for removal is a large beech tree in the centre of Minster Gardens, recognised as ‘entering veteran status’ and graded A1.  Proposals to plant new trees elsewhere — many of them outside the city — are intended as an attempt to offset the loss of these trees.

“The site of the proposed structure, which will abut Minster Road, is currently owned by Harrogate Borough Council and will pass to North Yorkshire Council in April.  It is protected as open space by policies in the Harrogate district Local Plan and in the Ripon Neighbourhood Plan.

The Dean of Ripon, the Very Revd John Dobson, has said the creation of a Cathedral Quarter would boost the city’s economy while providing an enhanced setting for the Grade I listed building.

His comments follow the submission of a planning application to Harrogate Borough Council seeking permission for construction of a two-storey standalone annexe on the Minster Gardens site to the north of the cathedral.

If planning consent is granted, the building would include a song school, gift shop, cafe and the city centre’s first Changing Places toilet, providing improved access to the city and the cathedral for disabled people.

The area of Minster Gardens where the proposed new building would be located

To accommodate the development, 11 trees would need to be removed from Minster Gardens and the existing toilet block demolished, along with outbuildings and a wall.

The proposal also includes landscaping of the gardens and improved links to Kirkgate and the Cathedral Car Park.

With these works added to the cost of construction, the new estimate for the project is in excess of £6 million.

Dean John, said:

“Taking down the trees and building in that area will need to be seen in context of this being a major development not only for the cathedral but for the city and the region.

“The development has to serve the needs of people coming to us as worshippers, pilgrims, holidaymakers, day trippers and people who come to concerts.”

He added that the planning application is:

“The culmination of years and years of work; building relationships, looking at all the different possibilities and options.

“It has been a huge job to get to this point but what people are excited about is we have at last found a solution to the age-old problem for the cathedral and city which will enable us to create the cathedral quarter and that is a wonderful prospect.

“Ripon is the cathedral city for entrance to the Dales and the region and these plans enhance not only the cathedral but the city as well, by bringing an increase in visitor numbers.”

With regard to the removal of trees, Dean John, said:

“In mitigation of losing 11 trees we will be planting over 300 trees, some on the site and others on land which is being provided for us.”

On the issue of Minster Road, he said:

“Some people in the city want to close Minster Road while the city council definitely does not. What we are saying is we need to find a way of calming and reducing the traffic so it can become a unified area which will also be safe for pedestrians and can be opened up as a public space to be used and for people to come and go.

“There are many similar areas around the country which work perfectly successfully so while details have to be worked out we are saying there are no plans to close Minster Road.”

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