planning Archives - Page 10 of 28

Knaresborough care home set to expand

A Knaresborough care home has been granted planning permission to expand.

Thistle Hill Care Home will be able to provide more accommodation for younger people with physical disabilities and acquired brain injuries.

Barchester Healthcare, which owns the home on Thistle Hill, applied to North Yorkshire Council to create single storey extensions to the front and rear of the existing building, a roof terrace and four car parking spaces.

The home provides 24-hour nursing and specialist dementia care, and also operates the Farnham Unit, which offers specialist care for younger people with physical disabilities and acquired brain injuries.

According to a design and access statement by Harris Irwin Architects in support of the application, the scheme will provide eight additional en-suite bedrooms for these younger people.

The statement said:

“The 20-bed Farnham Unit is in high demand and always runs at full capacity. Potential permanent and respite admissions are routinely turned away due to lack of available beds.

“The home operates a waiting list for both private and respite admissions due to lack of capacity and has had to cease regular respite return stays due to full occupancy with permanent residents.”

It added:

“There is high demand locally for services that support younger adults with physical disabilities and/or acquired brain injuries. There are currently insufficient numbers of specialist beds that cater for both these needs locally. This insufficient local provision is leading to such cohorts being placed out of area, which is an undesirable outcome for all concerned.”

The home is situated 1.2 miles from Knaresborough town centre on Green Belt land.

Aimée McKenzie, the case officer at the council, said in the decision notice report:

“From a visual prospective the additions will be minimal. The scheme is an extension to an existing site, which is sustainable as it ensures its continued use.

“It is considered based on the need presented for this site specifically and local community benefit of continued specialist support; on balance and the cumulative benefits, there is justification for the expansion of this care home in this location. It is considered the proposal in principle does accord with local and national planning polices.

“On the basis of the above the development proposed is considered on balance to be acceptable in principle and would not create harm in relation to design, amenity, highway safety, impact to the green belt and protected landscape.”

Plans to build 13 homes in Markington withdrawn

Plans to build 13 homes in Markington have been withdrawn.

Leeds Housing developers KCS Development Ltd applied to build 13 two to four-bedroomed houses with gardens and car parking spaces at High Mill Farm on High Street. Five were classed as affordable homes.

The firm previously applied to build 21 houses on the site in 2022 but withdrew that application in February 2023 to consider “concerns raised by consultees and the planning officer.”

The latest plans for 13 houses were submitted in July last year, but documents on North Yorkshire Council’s planning portal reveal they have now been withdrawn.

The planned site on High Mill Farm, Markington.

A design and access statement submitted to Harrogate Borough Council by Ilkley architects Halliday Clark on behalf of the applicant said there was an “identified need” for new housing in Markington, which is situated between Harrogate and Ripon and has a population of just over 600 people.

The statement said:

“The proposal sits centrally in Markington and is in walking distance of all the village amenities such as the primary school, shops and community spaces. Developing in a small village such as Markington will protect the continuation of these vital services, allowing the village to stay sustainable. There is an identified need within Markington to provide affordable family housing to enable young families and people to stay living in the village.”

The statement adds the development would be “concealed and therefore will have no visual impact on Markington’s high street”.

Markington with Wallerthwaite Parish Council objected to the development and said:

“The council also rejects the idea that there is an ‘identifiable need’ for housing in Markington. The number of properties for sale in the village, which aren’t selling, including on Phase 1, point towards the fact that more housing is just not necessary.

“The council has received no support for the application. There have been no comments in favour of Phase 2 from the village. The total opposite is true. Residents have expressed alarm and frustration with the plans and planning process asking ‘at what time does a village move to not being a village anymore’ when what gives a village its essence is slowly eroded.”

The parish council also raised concerns regarding overlooking, overshadowing, and flood risks. The application received 31 objections.

Another 135 homes off Harrogate’s Skipton Road set for approval

Plans to build up to 135 homes off Skipton Road in Harrogate look set to be approved next week.

Harrogate company Rowan Green Developments submitted plans to North Yorkshire Council for a development on 8.8 hectares of agricultural land at Cow Dyke Farm, between the New Park roundabout and the Curious Cow of Harrogate roundabout.

Up to 54 homes termed affordable would be included.

Council case officer Helen Goulden has recommended members of the council’s Harrogate and Knaresborough area constituency planning committee approve the application, subject to 33 conditions, when it meets on Tuesday, March 26. The meeting will be broadcast live online by the council here.

Ms Goulden said in her 34-page report:

“The proposed development will make a valuable contribution to meeting housing need, including the delivery of affordable housing.

“The proposal will have an acceptable impact on the character and appearance of the area and no issues are raised at this outline stage in terms of highway matters, trees, ecology, or amenity.”

The land allocated for the scheme.

Her report added, however, that an outstanding objection from the lead local flood authority still required resolving.

The application, described in the report as “a significant and sensitive development”, received 71 objections and no representations of support during the public consultation phase.

The key concerns include the adverse impact on the character of the area, the visual impact, the loss of agricultural land and the loss of trees, hedgerows and wildlife habitat.

The site, which is included for development in the Harrogate District Local Plan 2014-35, has a long planning history.

A bid for 180 homes in 2018 was refused amid concerns for housing density and further plans were then submitted for 145 homes.

The site is located on two fields of agricultural grassland to the north of the A59 Skipton Road (A59) towards the northwestern edge of Harrogate.

A map showing the site north of Skipton Road.

Killinghall Parish Council said in its consultation response it “neither objects nor supports the scheme” but raised various concerns, including problematic site access during construction.

The council suggested the developer should contribute £1.2 million for funding school expansion and new school places at primary and secondary level in mitigation for the impact of the scheme.

It has also called for an additional £369,000 to be spent on enhancing “various off-site open spaces in the locality and Killinghall Village Hall”.

A design and access statement on behalf of the developer said:

“Cow Dyke Farm will be a special place in Harrogate; strongly rooted in its landscape setting, with a unique character, providing the best of town country living.

“The site presents a wonderful opportunity for the provision of new housing within the wider setting of Harrogate in a site which strongly benefits from its strategic connections to the town and surrounding areas.”

Thomas the Baker set to open new store in Boroughbridge

Thomas the Baker plans to open a store on Boroughbridge High Street, where the Cooplands bakery used to be.

Cooplands closed its Boroughbridge store last April following “an in-depth review of the business”, having opened it nearly three years ago in February 2021. The Scarborough-based chain’s closest store is now on Beulah Street, Harrogate.

Beulah Street Cooplands in Harrogate.

Thomas the Baker has submitted a planning application to North Yorkshire Council for a replacement shopfront including new non-illuminated fascia and projecting sign.

People can comment on the application concerning the new store at 33 High Street until this Sunday, January 7. The store would add to the current number of bakeries in the market tow, which include Gilchrist’s and Havenhands.

The family-owned bakery chain headquartered in Helmsley was established in 1981. The company has 30 shops across Yorkshire and the North-East, including: Ripon, Knaresborough, Thirsk, Acomb, Easingwold, Haxby, Kirbymoorside, Malton, Pickering, Scarborough, Selby and four in York.

Harrogate care home owner “absolutely delighted” after Grove House conversion approved

The owner of Harrogate’s Grove House has said he is “absolutely delighted” after planners finally gave the go-ahead to convert the grade two listed building into a luxury care facility.

Graeme Lee, chief executive of Springfield Healthcare, bought Grove House for £3 million in 2019 and then spent five years working on plans to transform it into what he calls “the holy grail of care”.

North Yorkshire Council finally granted approval this month, which means the former home of Harrogate mayor, inventor and philanthropist Samson Fox will be converted into a care home consisting of 24 flats. In addition, a 62-bed care home and eight houses providing supported living for over-65s will be built on adjoining land.

Mr Lee, whose company already owns seven care homes, including Harcourt Gardens in Harrogate and the Chocolate Works in York, said:

“I’m absolutely delighted that after a five-year journey we can now bring to life what I believe is going to be the most innovative and unique intergenerational care scheme.

“When we did Chocolate Works I wondered how we would top that. But this will.

“Grove House will be restored to its former glory. The building, which has lots of leaks, will be given some TLC. The grand hall and billiards room will remain. We will bring it back to life and reforge the spirit of Samson Fox.”

Mr Lee admitted there were doubts about whether the scheme would go ahead because of the length of the planning process. He added the cost had risen from £15 million to £20 million due to inflation and the cost of living increase.

An artist’s impression of part of the new care facility.

An aerial view showing Grove House opposite the fire station on Skipton Road.

Mr Lee, who lives in Harrogate, said he hoped to appoint a contractor — probably Simpsons of York, which undertook Harcourt Gardens and the Chocolate Works — by spring and then begin work in summer. He added the scheme would be built in phases, with a planned opening date of summer 2026.

The six-acre site, which has been unused for years, will host an annual community day and be used widely by pupils at nearby Grove Road Community Primary School.Children will hold lessons on site and build relationships with residents with dementia to make the project a pioneering multi-generational scheme, Me Lee said.

They will also be able to track wildlife such as foxes and badgers on site through hidden cameras and use a new wildlife pond for study.

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New plans for 146 homes in Harrogate

Plans have been submitted to build 146 homes in Harrogate.

Cumbrian housebuilder Story Homes has applied to North Yorkshire Council for permission to build the homes on land east of Otley Road in Harrogate.

A media release by Story Homes today said the land is allocated for housing in the Harrogate District Local Plan 2014-35, which outlines where development can take place.

The development would be built in partnership with housing association Home Group and 40% of the homes would be classed as affordable.

The scheme would include landscaped open space and a £500,000 community infrastructure levy, which is a charge levied by local authorities on new developments.

The site off Otley Road.

Today’s media statement said:

“The scheme proposes a mix of high quality, high specification homes designed for modern living, with open plan living spaces and enviable kerb appeal.

“Properties will range from one-bedroom apartments to six-bedroom detached homes and will include fully fitted designer kitchens with A-rated appliances, as well as luxurious finishes throughout.”

Hannah Richins, planning manager for Story Homes North West said the scheme would “introduce our beautifully crafted homes into a new housing market”.

Home Group, under its brand Persona Homes, has already delivered over 220 homes on Skipton Road in Harrogate.

Kitson Keen, director of development at Home Group said:

“Story Homes deliver high quality properties which will enhance the availability of quality affordable homes in Harrogate.”

£15m bid to transform Harrogate’s Grove House into care home approved

A £15 million transformation of Harrogate’s Grove House into a major new care home and community facility has finally been approved.

Grove House, a grade two listed building opposite the fire station on Skipton Road, was the home of Victorian inventor, philanthropist and mayor Samson Fox.

It was later used as a hospital during the First World War and as the headquarters of the Royal Antediluvian Order of Buffaloes.

Harrogate’s Graeme Lee, chief executive of Springfield Healthcare, bought the six-acre site from the Buffaloes for more than £3m in 2017.

Samson Fox lived at Grove House.

Plans were submitted five years ago to create what Mr Lee calls “the holy grail of care”, combining high quality facilities for residents with extensive community use.

Now, after a lengthy planning process, North Yorkshire Council has published a decision notice approving the application, subject to conditions.

It means Grove House can undergo extensive conversion work to create a care home consisting of 24 flats. In addition, a 62-bed care home and eight houses providing supported living for over-65s will be built on land alongside Grove House.

How the site will look.

An aerial view of the site.

Grove House, which is hidden from traffic on Skipton Road, has stood derelict for years.

Talking about the project last year, Mr Lee said schoolchildren from nearby Grove Road Community Primary School will be invited to participate in activities alongside residents and use the gardens for study and play, and the site would also host an annual garden party for the community.

He said it would become “one of the best examples of developing relationships between older people and young people in the UK”.

Mr Lee’s company already owns seven care homes, including Harcourt Gardens in Harrogate,

Harrogate magic show venue approved — subject to noise plan

A planning application to convert a former Harrogate music studio into a magic show venue has been approved — subject to conditions.

Magician Neil Bradley-Smith applied to change the use of Blue Sky Music Studio on Mayfield Grove in September.

He told the Stray Ferret in October he proposed to turn the site into a “speakeasy-style” entertainment venue to perform live shows, adding:

“I’d like to partition the venue and make the first room an entirely interactive magic show.

“For example, I’d have a deck of cards stuck to the wall which would then be used in the show later on.

“Then, the other half of the venue would become a 1920s-style parlour where I’d perform traditional card tricks.”

The application was for the change of use from retail to sui generis, which means the use of the venue does not fall into a particular category due to it being unusual.

During consultation, an environmental health officer proposed a condition for controlling noise.

In its decision notice, published yesterday, North Yorkshire Council granted planning permission subject to the development not taking place “until a scheme has been submitted to and agreed in writing by the local planning authority that specifies the provisions that will be implemented for the control of noise emanating from the site”.

The council said the measure was being taken to “protect the amenity of the locality, especially for people living and/or working nearby.”

The Stray Ferret contacted Neil Bradley-Smith for a response to the decision, but he did not respond by the time of publication.

Another Harrogate retail unit could be converted to flats

A Harrogate retailer has submitted plans to convert its top floor into flats.

Documents filed with North Yorkshire Council reveal Shuropody on Oxford Street would convert its top floor into two flats, while retaining the first two floors for retail.

The application was submitted by Edward Ake, of Harrogate firm Sandtoft Properties.

The trend towards town centre living has increased in Harrogate in recent years, with numerous planning applications to convert retail space.

The Stray Ferret wrote about some of the units affected here.

Shuropody is a foot care chain. The top two floors of the Harrogate business are currently occupied by its in-store podiatrist, which advises on footcare issues.

The public consultation on the plans is open until December 29. The council will then decide whether to accept the application.

Residents can have their say online, or by writing to North Yorkshire Council, PO Box 787, Harrogate HG1 9RW, quoting the reference number ZC23/04286/FUL.

Shuropody has been approached for comment.

Flaxby eco-homes plan refused

Councillors have refused a plan to build four environmentally-friendly homes at Flaxby, near Knaresborough.

It follows two larger applications that were refused by the defunct Harrogate Borough Council in 2021 and 2022, with those decisions upheld on appeal.

The plots on York Road were identified for people who want to build their homes. According to documents submitted by developer Ben Holmes from Holmes Planning Ltd, utility bills would have been reduced to “as close to zero as possible”.

This would be achieved through solar panels on the roofs and air-source heat pumps instead of gas boilers.

The homes would be designed according to Passivhaus principles, which is an innovative design code that prioritises insulation so that a home doesn’t need any heating or cooling at all resulting in minimal energy bills.

The developer also said the homes would adopt rainwater harvesting technology to reduce water consumption.

North Yorkshire Council has a waiting list of people wanting to build their own homes in the county and the developer said the scheme would help meet a demand.

The proposed site at Flaxby.

Councillors on North Yorkshire Council’s Selby and Ainsty planning committee met yesterday at Selby Civic Centre to consider the latest application.

The plans received several objections from villagers in Flaxby.

Caroline Greenhalgh, a councillor on Goldsborough and Flaxby Parish Council, told the committee she believed the site was unsuitable for development.

She added:

“There’s no infrastructure, services or adequate public transport.”

Mr Holmes addressed councillors and said the homes would be built to an “incredibly high standard”.

He said:

“These are going to be extremely green properties. It’s not a perfect site, I accept that, but it’s a good site.

“People will use their cars to get there however does that outweigh the benefits the site will bring? I say no it doesn’t.

“I firmly believe if you ask the public what they think, the majority would support this application.”

Ahead of the meeting, the plans were recommended for refusal in an officer report due to harm to the countryside and the loss of agricultural land.

Councillors ended up backing the recommendation and unanimously voted to refuse the plans.

Mark Crane, the Conservative councillor for Brayton and Barlow, said:

“I strongly support self-build however it’s clear as clear can be that this is not the site for it. Seldom have I seen so many reasons for refusal.”