Grantley Hall near Ripon wins helipad appeal

Grantley Hall has won an appeal against a council order preventing it from using a helipad after an alleged planning breach.

The former Harrogate Borough Council issued an enforcement notice in September 2022 against the hotel for using the helipad for take off and landings without planning permission.

However, the luxury hotel, which is located five miles west of Ripon, challenged the order and appealed to the government’s Planning Inspectorate.

In documents submitted to a planning inspector, the hotel argued that there was “clear evidence for the demand for this facility”.

But, the council argued that the helipad location caused damage to the area and the significance of a heritage asset in an Area of Outstanding Natural Beauty.

Now, a planning inspector has sided with the hotel over the matter and quashed the enforcement order.

Picture of the helipad in the Grantley Hall grounds, as submitted to the Planning Inspectorate.

Picture of the helipad in the Grantley Hall grounds, as submitted to the Planning Inspectorate.

B S Rogers, the inspector who oversaw the appeal, said in a report that he recognised that the hotel had already offered conditions for the proposal in a report know as the “Grantley Hall Hotel Helipad Aviation Summary Report”.

These included restricting flights to 72 visits a year, restricting arrival and departures between 9am and 7pm and that the hotel retain flight data and provide this to the council upon request.

Mr Rogers said it was common ground between the two parties that uncontrolled use of the site would “not be acceptable in this highly sensitive location”.

However, he added that compliance with the conditions would mean the helipad would not “unduly harm the historic environment, the natural environment or the living conditions of local residents”.

Mr Rogers said:

“It would provide a small but significant additional benefit to the local economy. As such, the development would not unduly conflict with the provisions of the development plan or of national policy.”

In response to the appeal outcome, Nuno César de Sá, general manager at Grantley Hall, said:

“Grantley Hall is delighted with the outcome of the appeal and the positive impact this will bring to our business.

“As the hotel enters its’ fifth year of operation and with trading going from strength to strength this decision will allow us to continue to attract key clients to the hotel who wish to arrive by helicopter.

“We will work closely with the local authority to fulfil the operational obligations set in place and remain open to constructive feedback and communication with relevant parties to ensure that minimum disruption is caused within our local environment.”

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Three planning withdrawals

The hotel withdrew plans for the helicopter landing pad for a third time in June 2021 after council officers recommended rejecting the proposal.

Nidderdale AONB (Area of Outstanding Natural Beauty), Grantley and Sawley Parish Council and several residents objected to the plans, with one local describing the application as “totally unnecessary” and “self-fulfilling”.

The hotel has withdrawn three applications and had another rejected since first asking for permission to use an existing helipad in 2018.

Grantley Hall opened as a hotel after a £70 million refurbishment in 2019.

It was once used by West Riding County Council between 1947 and 1974 as an adult education residential college, as well as a training and conference centre by North Yorkshire County Council.

Bishop Monkton 23 homes refusal ‘illogical’, says developer

A developer has described a decision to refuse plans to build 23 homes in Bishop Monkton as “illogical”.

Kebbell Development Ltd tabled a plan to build the houses on Knaresborough Road in the village.

At a meeting of North Yorkshire Council’s Skipon and Ripon area constituency planning committee in August, councillors rejected the plan amid concern it would increase the amount of raw sewage released on streets.

The decision went against North Yorkshire Council officers’ recommendations to approve the scheme.

As a result, the developer has appealed the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a statement of case, the developer described the council’s position on refusing the plans as “illogical”.

It added that Yorkshire Water had not objected to the scheme despite concern over sewage.

It said:

“The council have provided absolutely no evidence to justify taking a position contrary to Yorkshire Water who maintain and operate the sewages system in Bishop Monkton. 

“The council’s position is illogical. There has not been any material change in circumstances, Yorkshire Water did not object to the allocation of the site in the Local Plan and have not objected to the planning application on four occasions.

“It could not be clearer that Yorkshire Water have no issues with the development proposals.”

However, Bishop Monkton Action Group has urged the government to reject the appeal.

In a 26-page letter of objection submitted to the Planning Inspectorate, the campaign group said the scheme would “threaten the sustainability of our village”.

The group said it had concerns over the impact on drainage and sewage, as well as a “historic lack of investment” in the area’s sewer system.

It said:

“We have highlighted the key issues within the scheme as submitted by the applicant that threaten the sustainability of our village.

“However, the historic lack of investment in our sewer infrastructure is already threatening the sustainability of our village.

“This is evidenced in raw sewage discharge on our streets, in people’s drives and gardens plus sewage discharges onto our Beck and the Ure in a drinking water safeguard zone. Please do not make this any worse for us.”

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The move comes as councillors rejected the proposals at a council meeting three months ago.

One councillor said having more properties in the village could exacerbate the “abomination” of raw sewage being released into the streets during heavy rainfall.

The committee had also called for Yorkshire Water to provide more detail on how the scheme would impact on foul water drainage in the village.

No representative from the company appeared at the meeting.

But the company said “most, if not all” of the “sewage escapes” in the village were caused by residents putting excessive toilet paper, fat, oil and grease down toilets and sinks which caused pipes to block.

A government planning inspector will make a decision on the appeal at a later date.

Residents urge government to reject Bishop Monkton 23-home appeal

Residents have urged the government to reject an appeal to build 23 homes in Bishop Monkton.

Kebbell Development Ltd tabled a plan to build the houses on Knaresborough Road in the village.

At a meeting of the Skipon and Ripon area constituency planning committee in August, 

councillors rejected the plan amid concern it would increase the amount of raw sewage released on streets.

The decision went against North Yorkshire Council officers’ recommendations to approve the scheme.

As a result, the developer has appealed the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a statement of case submitted to the inspector, Kebbell Development Ltd argued that there was no planning reason for the scheme to be refused.

However, Bishop Monkton Action Group has urged the government to throw out the appeal.

In a 26-page letter of objection submitted to the Planning Inspectorate, the campaign group said the scheme would “threaten the sustainability of our village”.

The group said it had concerns over the impact on drainage and sewage, as well as a “historic lack of investment” in the area’s sewer system.

It said:

“We have highlighted the key issues within the scheme as submitted by the applicant that threaten the sustainability of our village.

“However, the historic lack of investment in our sewer infrastructure is already threatening the sustainability of our village.

“This is evidenced in raw sewage discharge on our streets, in people’s drives and gardens plus sewage discharges onto our Beck and the Ure in a Drinking water safeguard zone. Please do not make this any worse for us.”

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The move comes as councillors rejected the proposals at a council meeting three months ago.

One councillor said having more properties in the village could exacerbate the “abomination” of raw sewage being released into the streets during heavy rainfall.

The committee had also called for Yorkshire Water to provide more detail on how the scheme would impact on foul water drainage in the village.

No representative from the company appeared at the meeting.

But the company said “most, if not all” of the “sewage escapes” in the village were caused by residents putting excessive toilet paper, fat, oil and grease down toilets and sinks which caused pipes to block.

A government planning inspector will make a decision on the appeal at a later date.

Council to pay costs over Harrogate office block conversion appeal

A developer has been awarded costs after successfully appealing a decision to convert a former Harrogate office block into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the former office block off Clarence Drive known as Simpson House into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

The developer took the decision to the government’s Planning Inspectorate, which deals with planning disputes.

As a result, government planning inspector, N Teasdale, approved the plans after finding “no substantive evidence to demonstrate that the rear of the building would be in near constant shade/stygian gloom”.

The inspector also awarded costs against the council in a decision notice published this month.

Mr Teasdale said:

“It is not unreasonable for the council to raise concerns about the management of the trees through the prior approval process and the impact of the trees on the proposed development which informed its decision given the close proximity of the trees.

“It is also not unreasonable for the council to raise concern regarding the contents of a technical study. However, the council’s officer report fails to provide justification for this particularly taking into account the overall methodology used and findings of the study. 

“No technical critique has been made of the submitted assessment to support their concerns and inaccurate assertions about the proposals impact were therefore made.”

The inspector found that “unreasonable behaviour resulting in unnecessary or wasted expense” was demonstrated and awarded costs against the council.

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Government approves plan to convert Harrogate offices into flats

The government has given approval for a Harrogate office block to be converted into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive known as Simpson Hosue into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

The developer took the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a decision notice, Mr N Teasdale, planning inspector, said:

“I have no substantive evidence to demonstrate that the rear of the building would be in near constant shade/stygian gloom or that it would prevent solar gain.

“As all habitable rooms tested meet and are in excess of the minimum requirements of the guidelines in relation to daylight and sunlight then it cannot be assumed that future occupiers would complain, apply for tree works or that there would be pressure for removal/pruning.”

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Developer wins appeal over Nidderdale solar panels ‘visual harm’ claim

The government has approved plans for the installation of 30 solar panels at a farm in Nidderdale despite “visual harm” concerns.

John Adams submitted the proposal for Gillbeck Farm on Peat Lane at Bewerley to Harrogate Borough Council in September 2022.

It would see 30 panels installed in order to “maximise the use of renewable energy sources”.

However, the authority rejected the proposal on the grounds that it would cause “visual harm and have a negative impact on the landscape and the character of the Nidderdale Area of Outstanding Natural Beauty”.

It added:

“The solar panels will dominate the landscape and become a very prominent feature within it, in a negative and unacceptable manner.”

Mr Adams, who owns the farm, took the decision to the government’s Planning Inspectorate, which deals with planning appeals.

He argued that the land would not be not visible to passers by and that Peat Lane was “infrequently” used by cars, walkers and cyclists.

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Now, Elaine Gray, a government planning inspector, has approved the plan.

In a decision notice, she said the “substantial benefits” of renewable energy would outweigh the limited harm caused to the the character of the area.

Ms Gray said:

“I have identified some adverse impact to the landscape and scenic beauty of the ANOB, to which I attach great weight. However, the scope of this harm would at worst be minor and localised. 

“In addition, I am mindful that this harmful impact would be easily reversible. I have not been made aware of any other existing or consented solar developments in the area and saw none on my site visit. 

“As such, no harmful cumulative effect in the wider area would result from the proposal.”

Government rejects plan for 20-metre 5G mast overlooking the Stray

A government inspector has rejected a bid to erect a 20-metre high 5G mast overlooking the Stray in Harrogate.

The inspector acknowledged the mast would boost poor 5G coverage in Harrogate but ruled it would also be “a conspicuous and intrusive feature in the surrounding area”.

CK Hutchison Networks (UK) Ltd, which operates Three Mobile, wanted to build the mast at Granby Park, which is adjacent to the Stray by Skipton Road.

The now-defunct Harrogate Borough Council rejected the plan because of concerns about its visual impact not only on the Stray but also on Skipton Road and Claro Road in February.

CK Hutchison Networks took the decision to the government’s Planning Inspectorate, which adjudicates on disputes.

It argued the mast would not have a detrimental impact on the street scene and the 20 metre height was the “absolute minimum height which can be deployed to bring the benefits of 5G”.

But in a judgement published yesterday, inspector F Harrison said the mast would be “starkly incongruous” and “an intrusive feature in the surrounding area”.

The inspector added:

“I am not satisfied that alternative sites have been properly explored.”

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Government approves Harrogate aparthotel plan

The government has approved a plan to convert the upper floors of a Harrogate town centre building into an aparthotel.

Leeds-based Countrylarge tabled the proposal to create the 17-bedroom scheme on the floors above the Oliver Bonas store on James Street.

Aparthotels are serviced apartments with a hotel-style booking system. London-based operator, Beyond, was brought in to run the aparthotel.

However, in November 2022, Harrogate Borough Council rejected the plan on the grounds that the scheme would “not enhance or preserve the character and appearance of the conservation area”.

The developer took the decision to the government’s Planning Inspectorate, which deals with planning disputes.

Now, Graham Wraight, planning inspector, has given the proposal the go-ahead.

In a decision notice, Mr Wraight said the development would provide “acceptable living conditions” should restrictions be made on length of stay — contrary to the council’s reasons for refusal.

He said:

“There would be some benefit in this flexibility in terms of providing a supply of such accommodation. As a whole and in the specific circumstances of this appeal case that I have outlined, a restriction of 90 days strikes an appropriate balance.

“I therefore conclude that, subject to a restriction on the length of stays to a maximum of 90 days, the proposed development would provide acceptable living conditions for the future occupants of the aparthotel.”

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Developer appeals Harrogate office block conversion refusal

A developer has appealed a council decision to refuse a plan to convert Simpson House in Harrogate into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

In a decision notice, the council said that existing trees and hedges at the site which would lead to “large amounts of shade” to the flats during the day.

Now the developer has taken the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In documents submitted to the inspector, the developer argued that the council’s reason for refusal was “not based on any detailed technical evidence”.

It said:

“The local planning authority considers that the proposal would fail to provide adequate daylight within all apartments.

“However, the appellant has provided a detailed assessment following national guidance.

“This demonstrates that appropriate levels of daylight can be provided and as such the proposal is acceptable.”

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A government planning inspector will make a decision on the appeal at a later date.

The move comes after two previous proposals to change the use of the office block to residential were refused in 2022.

Meanwhile, another application by Artium Group was withdrawn in July 2022 amid concern from the former Harrogate Borough Council officers over the impact on neighbouring trees.

Government approves plans for holiday flats at Harrogate Post Office

The government has approved a plan to convert a former Post Office in Harrogate into 23 holiday apartments.

The Post Office on Cambridge Road 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 December last year, Harrogate Borough Council rejected plans by Leeds-based Priestley Group to convert the building into self-serviced holiday flats with a commercial unit on the ground floor.

At the time, the council cited poor residential amenity, lack of information on waste disposal and “a significant adverse impact on the vitality or viability of the retail offering” as reasons for refusal.

However, the government’s Planning Inspectorate has now approved the plan after Priestley Group appealed the decision.

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In her decision notice, Susan Hunt, a planning inspector, said although the apartments would not be suitable for long-term residents, those living in the flats would be “temporary and transient”.

She added that a condition could be set for waste disposal to “appropriately deal with the council’s concern”.

Ms Hunt also said the addition of a commercial unit would add to the vibrancy and vitality of the town centre.

She said:

“I have had regard to the comments that the council’s economic section and the advice from a commercial agent that a smaller unit would be more affordable for and attractive to individual and independent retailers. 

“There is a lack of evidence before me to suggest that smaller retail and commercial units would harm the vitality and viability of the town centre. Accordingly, I consider that a variety of sizes of unit would add to the choice within Harrogate town centre.”

The move comes as the developer had previously had plans for 11 flats at the site approved in February this year.

The Stray Ferret asked Priestley Group whether it would now proceed with the latest approval for holiday flats for the site, but had not received a response by the time of publication.