Harrogate looks set to get a Tesco supermarket after a long-running saga dating back more than a decade.

The store will be built on the site of the former gasworks, off Skipton Road, and include a petrol station and 209 car parking spaces. It is expected to create about 100 jobs.

Harrogate Borough Council ‘s planning committee has been recommended to approve the plans next week, despite “significant concerns” about the impact on the nearby Co-op in Jennyfields and neighbouring shops.

In her report recommending approval, case officer Kate Broadbank says there is “real potential for the proposed Tesco store to have a significant adverse impact upon the Co-op store and the wider performance of the Jennyfield local centre”.

The report adds the cumulative impact of a new Tesco on the Co-op could be as high as -22.4% and the Co-op “acts as a key anchor to the local centre, including its wider post office offer”.

The local centre in Jennyfields

Tesco will therefore be asked to sign an agreement to use “reasonable endeavours” to open a Tesco Express at Jennyfields local centre if the Co-op closes within five years of Tesco opening and will operate this for at least five years.

Ms Broadbank’s report adds:

“A post office and pharmacy would also be required. An additional clause has also been added that requires an independent expert to determine matters should dispute arise between Tesco and the council, as to whether the replacement store can be provided.”

New footpath and cycle lane

The report says no environmental impact assessment will be necessary for the brownfield site project even though trees will be felled on the north side of Skipton Road to accommodate the creation of a new roundabout at the site entrance, where the A61 Ripon Road and A59 Skipton Road meet at New Park.

The site of the former gasworks

North Yorkshire County Council plans to widen Oak Beck Bridge in a scheme that could see six months of roadworks in the area.

The report adds:

“A continuous footpath will be provided along the northern edge of the roundabout with additional uncontrolled pedestrian refuge island crossings on the site access and the eastern arm of Skipton Road.

“A new segregated cycle lane will be provided along the south of Skipton Road from the access to the bridleway further along Skipton Road. These works will be secured by condition and a Section 106 agreement.”

The 209 parking spaces will include four click and collect spaces, six electric vehicle charging spaces, 12 blue badge spaces and nine parent and child spaces. Two motorcycle spaces and 24 cycle spaces are also provided.

£50,000 for bus services

North Yorkshire County Council has requested a contribution from Tesco for improvements to bus stops on Skipton Road and Ripon Road. Ms Broadbank’s report adds:

“North Yorkshire County Council wish to provide a new bus service in the Killinghall area as part of the bus service contribution from the housing development on Penny Pot Lane and these additional improvements would add value to the new service and help encourage sustainable travel by bus to reach the new store.

“A contribution of £50,000 (£10,000 per bus stop) is requested to help fund this service and will help provide new extended shelters with information boards, seating and where necessary raised kerbs to each carriageway.”

The report also says discussions have taken place between the applicant and Northern Gas Networks about “potential interaction” between the proposed petrol station and an existing Northern Gas Networks high pressure gas transmission pipeline located beneath the site.

It says the risk of interaction is “acceptably low”.

The site is highlighted on a planning document.

Majority opposed to scheme

The council received 82 representations about the scheme. Just 24 were supportive and 57 objected, mainly on the grounds of amenity, traffic, environmental and drainage impacts.

Ms Broadbank has recommended the project be approved subject to conditions being met. The Conservative-controlled planning committee will decide whether to accept her recommendation when it meets on Tuesday next week. The meeting will be broadcast live on the council’s YouTube page.

It will be the penultimate meeting of the planning committee before Harrogate Borough Council is abolished at the end of next month.

Ms Broadbank’s report concludes:

“In summary, the development is acceptable in principle and meets the requirements of the sequential and retail impact tests with appropriate mitigation.

“The scheme uses previously developed land and is in a sustainable location within the development limits of Harrogate.

“The design and landscaping of the buildings are appropriate for this site and impacts with regards to the residential amenity, environmental impact and highways are acceptable.

“The development will create jobs and provide social, environmental and economic benefits to the local area.

“The scheme is in accordance with the development plan policies as a whole and represents sustainable development as required by the National Planning Policy Framework.”

Tesco first secured planning permission on the site in 2012 but revived its plans in December 2021.

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A three-storey building of six apartments will be built on Wetherby Road despite concerns from residents over traffic problems.

The site, at the corner of Wayside Crescent, was previously a home with a large garden, where two detached homes have been built since 2020.

Meeting today, Harrogate Borough Council‘s planning committee followed officers’ recommendation to approve the plans to demolish the building and create the new flats.

They had heard from Martin Hughes, representing nearby residents on Wayside Crescent, who said the area was a “living hell” with cars regularly mounting the pavement to pass each other.

The situation had become worse, he said, during construction of the two detached homes in the former garden of the house in question.

Mr Hughes said:

“We had contractor vehicles parking on double yellow lines throughout — in fact they are still parking on double yellow lines.

“There’s no policing of that and I understand why, because there’s insufficient resources, but it doesn’t help matters on the ground.”

The location of the site, close to the football ground, hospital, and several schools, made it a busy “rat run”, said Mr Hughes.

As a result, he said, residents had undertaken their own survey on a weekday morning in November to assess the situation.

They found 151 pedestrians had crossed the end of Wayside Crescent between 8am and 9am, of which 26 were accompanied children and 72 were unaccompanied children.

Meanwhile, 162 cars were driven along Wayside Crescent, and 17 of those had to take evasive action, either pulling into a driveway or going onto the pavement, in the face of an oncoming vehicle.

He added:

“This is already a dangerous road and are we really, seriously going to add to this madness?”

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While Cllr Pat Marsh, of the Liberal Democrats, said she could not support the proposal because of the impact on the nearby roads, Conservative Cllr John Mann disagreed.

He said although traffic was clearly a problem in the area, there had been no objections raised by North Yorkshire County Council‘s highways team to this plan. On those grounds, he said, he would support the application.

He added:

“I agree with the comments of colleagues and the objector. In relation to the rat-running and the amount of traffic on Wayside Crescent and the difficulty of crossing Wetherby Road apart from using the pedestrian crossing.

“I also agree with the amount of pedestrian traffic, the school children etc. But at the same time, I don’t think the addition of six flats is going to change that at all in terms of the quantity of traffic and the difficulties which people experience with that.

“I don’t think that will alter the situation one way or the other.”

Planning committee members voted by nine votes to one in favour of the plans. They also voted by the same margin to write to the highways department to ask for traffic on Wayside Crescent to be assessed with a view to making improvements, which could include making the road one way.

Councillors have refused a retrospective planning application after a bathroom manufacturer in the Harrogate district built a warehouse larger than originally agreed.

Abacus Ltd was formed in 1989 and is a manufacturer and distributor of bathroom products to companies including Villeroy & Boch and Wickes.

It employs 85 people and is based at Jubilee Court on the outskirts of Copgrove, near Boroughbridge, alongside 10 other businesses.

In 2019, Abacus won permission from Harrogate Borough Council to build an extension that would see a steel warehouse erected to support the growing business.

However, the company ended up building a bigger structure than what was approved after securing two large commercial deals.

Abacus’ extension in Copgrove

The council’s planning committee met yesterday to consider a retrospective application for the larger extension as well as for a pallet store that had to be relocated elsewhere on the premises.

The application was recommended for approval by officers.

Speaking to councillors, Ian Patterson from Abacus conceded the company should have submitted new plans before starting construction but said the early months of the covid pandemic made this difficult. He said:

“We accept as bathroom manufacturers we are definitely not planning experts. We acknowledge that a material change should have been sought prior to works commencing, but timings due to the lockdown and the pressures of business didn’t enable this.”

High Court quashing

The application to retrospectively build the larger extension was originally approved by the council in October 2021 before being overturned in the High Court in February 2022 after Copgrove resident Justin Appleyard requested a judicial review of the decision.

The High Court overturned the decision because it found the council did not take into account the relocation of the pallet store in its approval.

A different retrospective permission had previously been sought for the pallet store, however, it was refused in January 2021 by the council because it said it was not adequately screened by trees.

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Abacus’ plans received 51 objections with no submissions of support.

Nick Stringer, from Staveley & Copgrove Parish Council, told councillors that the company had on more than one occasion sought planning permission retrospectively after building work had already been done. He added:

“The site is in open countryside close to a beautiful medieval church and overlooks Staveley Nature Reserve which has an abundance of floral and fauna. I suggest the impact on the countryside is severe and unacceptable.”

‘Pimple on a pig’s backside’

Councillors were unconvinced by the application, in part, due to the relocation of the pallet store and its visual impact. Conservative member for Masham and Kirkby Malzeard, Nigel Simms, described it as standing out like a “pimple on a pig’s backside.” He added:

“I have no objection to the storage building being built, what I’m objecting to is the pallet store being stuck out in the middle of nowhere. The screening is not sufficient.”

The committee voted to refuse the application by 9 votes to 3. Abacus Ltd can appeal the decision.

A decision on plans for 53 homes in Harrogate has been delayed after concerns were raised that the site is likely to be contaminated by coal and tar spillages from a former railway track.

More than 300 residents objected to the Knox Lane plans and also paid for their own experts to assess the site, which was once part of a railway that transported carriages between gasworks and Bilton Junction.

An agent for the developers Jomast told a Harrogate Borough Council meeting today that the firm had carried out initial ground investigations and was committed to providing more information to council officers who had recommended approval.

However, councillors said they could not support the plans until they had seen the full investigation outcomes for themselves.

The proposed development

There were also further concerns over flooding, the discovery of badger setts, a lack of public transport connections and that the development of the site near Oak Beck could cause “ecological damage”.

Councillor Robert Windass, a Conservative who represents Boroughbridge, said much more work was needed on the proposals which he described as “wrong, wrong, wrong”. He said:

“I’ve heard nothing from the developers or our officers that would make me wish to support this application.

“Unless I feel the applicant has done a proper contamination assessment and got a full report when it comes back to this committee, I’m afraid I won’t be supportive.”

The plans first submitted in April 2020 initially included 73 homes, but this was reduced to 53 after local complaints.

Despite further changes, residents have continued to strongly oppose the development with a total of 313 objections and no letters of support being submitted to the council.

Residents’ concerns are so strong that they commissioned a toxicology specialist to examine the proposals.

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Dr Damien Bowen told today’s meeting that he believed “extensive investigations” were needed due to the health and environmental risks of the likely presence of contamination. He said:

“While the potential land contamination is considered, concerns over polycyclic aromatic hydrocarbons (PAHs), other toxic metals and their known adverse health effects cannot be dismissed.

“Humans may be exposed to PAHs in the air, water and food, and when such a site is distributed these compounds are distributed into the environment.”

The field earmarked for development.

Ward councillor Paul Haslam also argued that these concerns have not been taken seriously enough by the council, which he claimed had taken no notice of “compelling” evidence that the plans should not be approved. He said:

“The developer’s hands seemed to have been held throughout this process, whereas residents have been ignored.”

The proposals – which include 30 homes classed as affordable – will be brought back to another meeting of the council’s planning committee in the coming months.

Harrogate Borough Council’s planning committee has deferred a decision on whether to allow 53 houses to be built on Knox Lane in Bilton.

At an unusually busy and noisy meeting this afternoon, attended by some residents, Cllr Rebecca Burnett, who chairs the committee, had to appeal for members of the public not to applaud or heckle.

A 30-page report to councillors by case officer Andy Hough recommended they approve the application by developer Jomast,

But councillors were cheered when they raised concerns about issues such as flooding, contamination and housing sizes.

They voted to ask Joomast to come back with more detailed information — and warned if it wasn’t forthcoming they would be minded to reject the scheme.

Cllr Nigel Simms, a Conservative representing Masham and Kirkby Malzeard, told the meeting:

“I haven’t heard anything that will convince me that the landscape is not worth protecting from the builder’s cement mixer.”

Councillor Sue Lumby, a Conservative who represents Harrogate Coppice Valley, said the fact the application had received 320 objections highlighted the high level of concern. She said:

“Clearly local residents are very concerned about this on many levels.”

A full report on today’s meeting will be published on the Stray Ferret soon.

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Councillors have been recommended to approve a planning application to build 53 homes off Knox Lane in Bilton tomorrow.

Harrogate Borough Council‘s planning committee is due to meet tomorrow to vote on the scheme. The Queen’s death caused the meeting to be postponed last month.

A 30-page report to councillors by case officer Andy Hough recommends they approve the application by developer Jomast, subject to certain conditions, such as no objection from the local lead flood authority.

However, the councillors could decide to vote against the officer’s recommendation and reject the scheme. The meeting will be broadcast live at 2pm on the council’s YouTube page.

Mr Hough’s report says:

“Amendments to the plans reducing house numbers from 73 to 53 is welcome and the scheme is considered to now be in compliance with development plan policy.

“The site at present represents a transition from the suburban development that is characteristic of the Old Trough area, to the more vernacular loose form of frontage development situated at the hamlet of Knox.

“The frontage to the site has a very rural feel. To aid transition, the houses situated on the Knox Lane frontage have been set back into the site and are to be constructed at low density, behind new additional planting.”

The site is allocated for development in the Harrogate district Local Plan 2014-35, which outlines where planning can take place in the district.

Residents have said the scheme will decimate an idyllic and historic part of Bilton.

Knox Lane, leading to Spruisty Bridge

A Harrogate Borough Council officer has recommended that councillors next week approve plans to build 53 homes in Bilton.

North East property developer Jomast wants to build the homes on a field off Knox Lane in what has been a controversial and long-running planning application.

The council’s planning committee will decide next Tuesday whether the scheme can go ahead.

Council officer Andy Hough has published a 30-page report for councillors that says the development should be given the green light once certain conditions are met and there being no objection from the local flood authority.

The majority of the site is allocated for development in the Harrogate district Local Plan 2014-35, which says where homes can be built.

However, the development will also include land outside of the local plan area for trees and open space.

Obstacles

The developer has faced a number of obstacles getting to this stage.

Its initial plans were for 73 homes but the number was reduced following concerns about over-development.

NHS North Yorkshire Clinical Commissioning Group said GP practices in Harrogate are already over-saturated and have “very limited capacity” to accept another 123 patients that the new homes could bring.

Jomast has agreed to pay £63,974, which will be spent by GP practices.

This year, North Yorkshire County Council, who is in charge of roads in the district, said the layout of the development was ‘not acceptable’. The developer has since agreed to pay to widen Knox Lane in a move that has satisfied the county council.

‘Sustainable location’

Residents in the area have also long said the site is unsuitable due to the overhead electricity pylons that run through the fields and because of its impact on wildlife and a historic part of Harrogate.

Jomast has said it will not build homes directly beneath the pylons. Mr Hough, from Harrogate Borough Council, said the developer has “positively utilised” the pylons to create a “strong green infrastructure” and a “significant area” of public open space.

The National Grid has backed the development.

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In his conclusion Mr Hough said:

“The site is located within a sustainable location for housing and has been designed in such a way that the layout takes into account the constraints of the site, whilst ensuring that it retains and builds upon the natural features of the site.”

‘We will be saddened’ 

The proposed site off Knox Lane.

At the time of publication, there have been 311 objections to the plans from residents and zero submissions of support.

To many living in that corner of Bilton, the fields on Knox Lane represent one of the last green spaces in the area.

They believe the houses would destroy an idyllic scene that is home to wildlife and is a gateway to Spruisty Bridge and Oak Beck.

Sue Wrightson, who lives in the area, gave the following reasons why she and other residents believe councillors should refuse the plans next week.

She said:

“The proposal will have a major adverse visual impact and cause harm to the landscape and character of Knox Lane.

“We have had a total lack of communication from Jomast’s representatives and HBC when information has been sort.

“Wildlife and birds will be totally displaced. Pylons and contamination serious issues have been raised and not addressed.

“It is a beautiful area and enjoyed by many it should be left as is for wildlife and birds, a small little hamlet down Knox lane to the pack horse bridge will be ruined.

“We will be saddened if this is approved for everyone that enjoys it.”

The Stray Ferret asked Jomast to comment but we did not receive a response by the time of publication.

Jomast and planning consultants Spawforths previously issued the following joint statement to the Stray Ferret:

“Jomast recognises the concerns of the local residents in respect to the potential impacts of the proposed housing development.  However they would like to stress that the application site is allocated for housing within Harrogate’s Local Plan.

“Therefore, it has already been deemed as suitable for residential development by Harrogate council.  The planning application is providing a significant amount of affordable housing, above what is required by planning policy, which will help address the significant shortfall of this type of housing within the town.

“The planning application is supported by a number of specialist technical reports, including a transport assessment, which demonstrates the proposed development would not lead to any additional congestion of the local roads.

“Jomast has also commissioned a series of ecological reports, which show that the proposed development would deliver a net benefit to biodiversity and the environment through the creation of new wildlife habitats and significant tree and hedgerow planting.

“Two public exhibitions have been carried out in respect to the development of the Site. In addition, Harrogate council consulted local residents on the allocation of the site for housing during the preparation of their Local Plan.”

Plans have been submitted to convert Harrogate’s former post office on Cambridge Street into 11 apartments and retail space.

The Post Office controversially relocated to WH Smith in 2019 amid claims by Harrogate and Knaresborough MP Andrew Jones the service was being “downgraded”. The building has stood empty since.

In November 2020, Harrogate-based developer One Acre Group submitted plans for 25 apartments and offices in the building but withdrew the application last year.

The former plans were welcomed by conservation group Harrogate Civic Society although it was concerned about a proposal to build an additional floor.

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The new scheme, which was submitted to Harrogate Borough Council this week, will keep part of the ground floor that faces Cambridge Street as a retail or commercial space.

The apartments would have either one or two bedrooms.

The building is still owned by the Post Office but this time the application has been submitted by Leeds-based property firm Priestley Group.

A planning statement attached to the application says:

“The proposed development will secure the active re-use of this longstanding vacant building with an entirely appropriate mix of uses within a town centre location that will enhance the general appearance of the building with resultant benefits for the wider streetscene and conservation area as a whole.”

North Yorkshire County Council has said the layout of a 53-home development in Bilton is ‘not acceptable’ and the plan should be refused unless the developer agrees to pay for the widening of Knox Lane.

North East firm Jomast wants to build the homes on a field on Knox Lane in an application that has been reduced from 73 homes.

The county council, which is in charge of the Harrogate district’s roads, has submitted a response to the application as part of the consultation process.

It warned the development does not comply with standards it sets around roads and new housing schemes.

The section of Knox Lane where the homes would be built is narrow and leads towards a popular beauty spot.

Residents have long argued the road is unsuitable for any extra traffic the homes would bring but the developer’s transport report concluded the development would not lead to congestion.

Read more:

• Residents say 53 homes at Knox Lane will ‘decimate’ idyllic scene
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Paul Roberts, the county council’s highways officer, wrote to Harrogate Borough Council last week and said the development should be refused unless changes are made to Knox Lane as well as private roads within the site.

He wrote:

“The highway authority therefore advise that the application should be refused unless further information is provided by the developer. The layout of the site is not acceptable and will need to be amended to comply with the highway authority guidance/standards.”

Mr Roberts said Knox Lane should be widened to 5.5 metres with a two-metre footpath.

He added:

“This work shall be implemented as part of the project and if the application is approved implemented under a S278 agreement with the highway authority which the authority may wish to lead on.”

Residents’ concerns

The Stray Ferret met a group of Bilton residents in February who raised their concerns about the development and its impact on local roads.

With the busy Skipton Road nearby, and Knox Lane itself a narrow thoroughfare, Bob Wrightson said the roads surrounding the development would soon be gridlocked.

Mr Wrightson said:

“Fifty-two houses — a lot of people have cars, which has not been addressed. There might be another 100 cars using these roads and it will be gridlock.”

In February, Jomast and planning consultants Spawforths issued the following joint statement to the Stray Ferret:

“The planning application is supported by a number of specialist technical reports, including a transport assessment, which demonstrates the proposed development would not lead to any additional congestion of the local roads.”

Harrogate Borough Council’s planning committee will decide on the application.

Plans to convert a historic mill in Darley into 20 homes look set for approval.

Darley Mill on the B6451 is Grade II Listed and includes a former corn mill that dates back to the 18th century.

A Harrogate Borough Council officer has recommended councillors next week approve an application to redevelop the Nidderdale mill by its Leeds-based owner YorPlace.

It comes four years after the council granted permission to build a smaller development of 13 homes. However, building work never began and a council report states the applicant would now like to build a larger development to make the project viable.

A mix of two, three and four-bedroom properties would be created.

A distinctive water wheel will be kept under the plans.

Darley & Menwith Parish Council said in planning documents it would welcome the landmark being brought back into use.

Chair Martin Pearson said:

“In respect of the current application, the parish council confirmed that it is still keen to see the mill building redeveloped as soon as possible, noting that its current condition is spoiling the local landscape.”

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History of the mill

Darley Mill was one of eight mills in the village and was built in the 18th century on the banks of Darley Beck.

It was used as a working mill until the 1950s when it became a tourist attraction.

In the mid-1980s, the mill was converted into a store selling linens, crafts and clothing.

In 2009, it was bought by the Yorkshire Linen Company, which ran a restaurant and shop at the mill until 2016 when it closed due to financial problems.