Residents have raised frustration over Harrogate Borough Council’s planning portal being down for more than a week.

The portal allows people to check and comment on pending planning applications in the district.

The council advertised planned maintenance would be carried out on the site from Monday, March 13 to Wednesday, March 15 and then from Monday, March 20 to Wednesday, March 22.

However, residents have reported the portal has been inaccessible since March 13.

Graham Bowland, from Staveley, told the Stray Ferret the matter had been frustrating for locals in the village.

Some have been trying to comment on a pending proposal for 73 homes on land off Minskip Road near Staveley Nature Reserve.

Mr Bowland said:

“How are we expected to view documents relating to the application?

“This issue has galvanised the residents into submitting letters of objection which we are batching up and delivering by hand.”

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Other residents raised concern they may miss the deadline for comments on applications due to the portal being down.

The Stray Ferret asked the council why the maintenance was needed.

A spokesperson for the council said:

“Our online register of planning applications (public access) is currently unavailable due to essential maintenance.

“Comments on planning applications will be accepted after the end of any formal consultation periods. Applications will also be considered on a case-by-case basis when they are ready for determination and, where they may have been affected by the downtime, we will make individual assessments as to whether members of the public have been given sufficient time to comment.

“We anticipate the system returning later today, but anyone with any concerns or has an urgent need to view plans and/or make comments can email dmst@harrogate.gov.uk.”

Sixteen complaints were made against Harrogate Borough Council in 2022/23.

The figure was included in a report that will go before councillors next week regarding alleged misdemeanours of council departments.

Another report includes details of four complaints made against councillors.

Issues ranged from allegations of a council bin lorry causing damage to a property and an accusation the council refused to chop down a problematic overhanging tree.

Most of the complaints were resolved by the local government ombudsman without action being taken against the council.

One of the complaints is still under investigation and another is still waiting to be investigated.

Several complaints directed towards the council were regarding planning matters.

These included an accusation about how the council had enforced planning permission over a number of years.

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Another planning complaint questioned how the council handled an application that it claimed would impact negatively on a Harrogate district village.

However, in both cases, the ombudsman decided to close the investigation as it was unlikely to find fault by the council.

Another resident complained to the ombudsman after it accused the council’s building control department of not carrying out proper checks on their home after it discovered it had no insulation.

But the ombudsman said it did not find fault with the council and expects anyone buying a home to have had a full survey done before completing the purchase.

There were four complaints made against councillors. The report does not name them but says three were against councillors on Harrogate Borough Council and one was a parish councillor.

The council consults its ‘Independent Person’ before making a decision about a standards allegation against a councillor.

Two of these complaints related to their conduct on social media. 

However, no investigation was brought forward due to a lack of evidence and the complainant choosing not to take the issue further.

There was one allegation that a councillor made disrespectful comments during a public meeting but the investigation found the comments fell within the definition of ’emotive’ behaviour and in a political context they did not “cross the line” into unacceptable conduct.

A new council is set to take over in the Harrogate district in three weeks’ time.

Both Harrogate Borough Council and North Yorkshire County Council will make way for North Yorkshire Council on April 1.

The move throws up questions over housing and planning in the district – in particular, who will make the decisions?

In this article, we will explain how key decisions over housing, new businesses and a Local Plan for the Harrogate area will be made.

Who currently makes planning decisions?

Currently, any decision over permission to build new homes or businesses in the Harrogate district is made by Harrogate Borough Council.

The council is the local planning authority – meaning any applications must be submitted to it.

Officials at the council then make decisions on whether to approve or refuse permission for a development.

Some applications may go to a council planning committee, which is made up of local councillors, to make a decision.

What will change from April?

From April, the borough council will no longer exist.

This means that the new North Yorkshire Council will become the local planning authority.

Any proposals to build new homes of businesses will have to be submitted to the new council.

It will then make decisions on new developments in the Harrogate district.

How will it make decisions?

North Yorkshire Council has proposed setting up two committees to deal with planning applications.

The first will be a strategic planning committee in Northallerton which will deal with major proposals, such as plans for 500 or more homes and employment sites.

There will also be a sub-committee on the Harrogate and Knaresborough Area Constituency Committee, which will deal with proposals of 500 homes or less.

Similarly, plans for Ripon would be overseen by the Ripon and Skipton Area Constituency Committee.

What about the Harrogate district Local Plan?

Under the new council, a fresh Local Plan will be drawn up.

The plan will show where land can be used for housing and employment over the next 15 years.

It means that the current Harrogate district Local Plan 2014-35 is set to be scrapped.

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Harrogate councillor Pat Marsh will chair the new Harrogate & Knaresborough planning committee on North Yorkshire Council, it has been confirmed.

The Liberal Democrat member for the Stray, Woodlands & Hookstone division on the new council has been a councillor in Harrogate for over 30 years and sits on the current Harrogate Borough Council planning committee.

Because the Liberal Democrats is now the largest party within the Harrogate & Knaresborough constituency area it gets to pick the chair of the new planning committee.

The vice-chair will be Conservative councillor for Bilton & Nidd Gorge, Paul Haslam.

The committee’s other members will be Chris Aldred (Liberal Democrat), Philip Broadbank (Liberal Democrat), Hannah Gostlow (Liberal Democrat), John Mann (Conservative) and Robert Windass (Conservative).

The committee will meet every month and will have the final say over large or significant planning applications in Harrogate & Knaresborough. It’s first meeting is on April 25.

Upcoming schemes include the 770-home Windmill Farm development on Otley Road and the controversial expansion of Harrogate Spring Water’s bottling plant on Harlow Moor Road.

Cllr Marsh told the Local Democracy Reporting Service that she feels “very honoured” to have been asked to take on the role. 

She said:

“I am keen to make sure Harrogate and Knaresborough get the right planning decisions.

“It is about having local knowledge that can make all the difference. I have done 33 years of planning none stop and been involved in formulating four Local Plans.

“I have never chaired a planning committee but I think I have a few years’ experience to bring to the role and I am looking forward to that new role.”

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A separate planning committee will be formed for Skipton and Ripon which will be chaired by Conservative councillor for Washburn & Birstwith, Nathan Hull.

Harrogate Borough Council’s planning committee is chaired by Conservative member for Harlow & St Georges, Rebecca Burnett. It has one more meeting on Marsh 28 before the authority is abolished on March 31.

Ripon Cathedral‘s proposed £6 million building poses a threat to the future of the Old Deanery and should not be approved, it has been claimed.

The cathedral has submitted a planning application to Harrogate Borough Council to create an annex that would include a song school, refectory, retail unit and toilets on Minster Gardens.

The nearby Old Deanery is governed by the Chapter of Ripon Cathedral, which agreed a 20-year lease on the property to Layton Hills Hotels in 2021.

Layton Hills Hotels now holds events at the Old Deanery and plans to re-open it as a hotel and restaurant.

The Old Deanery is just metres from the cathedral.

Now LCF Law, which has offices in Harrogate and is acting on behalf of Layton Hills Hotels, has written to the council claiming the proposal threatens the future of the business.

LCF Law also questions why the Old Deanery does not appear to have been assessed as a site for the new development because, it says, the building has the space and facilities to accommodate such a scheme.

Masterplan

The law firm also claims that since signing the lease, Layton Hills Hotel has seen a masterplan developed by the cathedral six years ago that includes “not only the current development but also hotel and housing on land close by, including in the garden of the Old Deanery on land comprised within the leased area”.

It adds:

“However, in discussions for the lease for the Old Deanery, no mention was made to Layton Hills Hotel about any of these commercial proposals which, if permitted, would be in direct competition with the Old Deanery.

“This is somewhat surprising, not least because the Old Deanery, a grade 2* listed building, would have been available for use by the Chapter to satisfy the alleged need for additional space and facilities.”

The Old Deanery currently caters for events, such as weddings. Photo: Tim Hardy

The letter goes on to say the leaseholders are concerned about what impact drinks receptions and evening events at the new cathedral building might have on the Old Deanery. It adds:

“If Layton Hills Hotel had been notified by the Chapter about its future plans, including the possibility of the development of an events’ venue in direct competition with its business and immediately adjoining it, then it is unlikely that it would have entered into the lease of the Old Deanery as its future is directly threatened by it.

“Layton Hills Hotel are concerned that the proposal may be used for commercial ventures which go above and beyond a visitor facility for the cathedral and will be used to hold events in direct competition to the operation of the Old Deanery.”

LCF Law’s letter also raises wider concerns about the planning application, including the loss of trees in Minster Gardens.

It concludes:

“The proposal will cause significant harm notably through the loss of trees, the loss of open space and the adverse impact it will have on the setting of four listed buildings of great importance.

“It is therefore contrary to both local and national planning policy. It should therefore be refused without an exceptional justification with public benefit at its heart which has not been provided.

“There has been no convincing justification for why the uses must be combined in a single building of such scale.”

Ripon Cathedral says the new building will attract more visitors to the city.

The Stray Ferret asked the cathedral for a response to LCF Law’s letter. A cathedral spokesperson said it didn’t feel it was appropriate to comment on individual responses while the planning process took place.

However, a cathedral website about the project says:

“The proposed new building will provide key facilities to ensure it can continue to play its role in the life of the city, diocese (of Leeds) and region and enable it to host more events, exhibitions, and concerts, which will attract increased numbers of people to the city, to the benefit of all.

“We understand people’s concerns around the removal of 11 trees, but the building will deliver a range of much needed facilities for the people of Ripon and visitors, along with the cathedral community, and the loss of these trees will be offset by the planting of 300 trees at Studley Royal where land has been made available to us.

“Extra storage space will mean that the cathedral will be able to declutter its internal space, which will enable historic parts of the cathedral, currently not viewed, to be accessible to the public.

“There will be an increase in the conservation area and biodiversity of the cathedral estate.”

Councillors have approved a plan to convert a former fish and chip shop in Summerbridge that was owned by a Harrogate councillor into an office and living space.

Tom Watson, Liberal Democrat councillor for Nidd Valley, ran Valley Fisheries for 40 years before it closed eight years ago.

In 2019, Cllr Watson submitted a plan to convert the building into a home but it was withdrawn due to concerns from planners that the house that would replace the chip ship was too small.

At the time, 90 residents signed a petition calling on the local chippy to be saved despite it having closed its doors more than half a decade previously.

A fresh application to extend the building into a larger home was approved in 2020 but it has lapsed.

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The new plan will see the former chippy form a home office and annexe for Lyndale Cottage, which is next door and also owned by Cllr Watson.

Harrogate Borough Council’s planning committee met this afternoon at the Civic Centre in Harrogate to consider the application.

Cllr Watson sits on the planning committee and along with fellow Liberal Democrat councillors Pat Marsh and Hannah Gostlow he sat out on the vote to avoid a conflict of interest.

Planners this week approved a new Tesco supermarket for Harrogate.

The proposal will see the new store, a petrol station and 209 car parking spaces built on the site of the former gasworks off Skipton Road.

But, the scheme also brought up wider issues over the supermarket.

Here are five takeaways from this week’s decision.

‘No guarantee’ over Jennyfields centre

One major concern raised since the plans for Tesco were first tabled was its impact on the Jennyfields local centre, which includes a Co-op, medical centre and Post Office.

Residents and councillors on Harrogate Borough Council fear that the new supermarket will impact on the areas viability.

The Co-op even submitted its own objection and said it would cut takings at the store by 15%.

The local centre in Jennyfields, Harrogate.

Tesco has suggested it will make “reason endeavours” to replace the Jennyfields store should it be closed – though councillors described the term as “vague”.

However, Martin Robeson, Tesco’s planning consultant at the meeting on Tuesday, said he felt the centre acted more as a “community centre” than retail.

He added:

“This is an interesting local centre because it has a community centre, it has a medical centre and it has a large and popular public house.

“It is a community hub more than it is a retail hub. At the moment, the other retail units are a charity shop, two takeaways and a gentlemen’s barbers. I don’t believe the Co-op acts as an anchor to those other shops.”

Mr Robeson added that a “Tesco Express offer” or “OneStop offer” could be set up in its place.

Meanwhile, when asked how the pharmacy and Post Office would be replaced, Andy Boucher, of Tesco, said the company could make “no absolute guarantee” as they did not know what the “health of the Post Office” would be in five years time.

Gas pipe and the petrol station

One technical issue raised by Cllr Tom Watson was the prospect of building a petrol station on a gas main.

Cllr Watson said he did not feel the plan was “acceptable”.

However, Tesco said it had spent “several months” in discussions with Northern Gas Networks last year over the pipeline.

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Mr Robeson said the concerns raised were “important”, but Tesco had always been aware of the issue since acquiring the former gas site.

He added that detailed risk assessments will be carried out to ensure the site is safe.

Replanting miles away

Some concern has been raised that replacement trees from the site would be planted seven miles away.

Mr Robeson said at the meeting that Tesco had been put to “extreme task to tick all the boxes” in order to replace the trees.

However, the answer was not sufficient for Cllr Stuart Martin who questioned why it had to be so far away.

He said:

“My question was why does it have to be around 10 miles away? Why can’t that biodiversity gain be nearer to the site where it is lost?

“Nobody is going to tell the animals using the habitat that it’s 10 miles away, are they?”

The gates at the former gasworks site off Skipton Road.

Cllr Martin asked whether a condition could be imposed to require it to be closer than 10 miles away. However, a council officer says it would be difficult because of land availability issues.

The site being considered is near Stainburn, just outside Beckwithshaw, and is provided by a company called the Environment Bank under agreement with landowners.

Tesco congestion

Unsurprisingly, traffic was also raised during this week’s meeting.

The move to build the Tesco off Skipton Road is feared to increase congestion on one of Harrogate’s busiest roads.

There is also a plan to create a new roundabout at the site entrance, where the A61 Ripon Road and A59 Skipton Road meet at New Park.

Cllr Pat Marsh, a committee member, raised the issue over congestion on Tuesday.

She said:

“This is not the best site for this supermarket at all. If you were on that road today all you heard was a constant movement of traffic.

“You put a roundabout in there and it backs up to the one at Skipton and Ripon Road.

“The impact this is going to have on the people on Electric Avenue is huge.”

Layout for the new Tesco site, as published in January 2022.

Cllr Marsh pointed to the Lidl on Knaresborough Road as an example of people driving to supermarkets, rather than walking.

“The car park is full all the time.”

Cllr Tom Watson pointed out that heavy goods vehicles already use the nearby New Park roundabout due to a weight limit through Killinghall village.

‘Lack of public consultation’

Tesco officials were asked how and when consultation had been held with local residents over the matter.

The question came as objectors claimed that there was “a lack of public consultation” over the new supermarket.

But, Mr Robeson said that the supermarket giant had carried out sufficient consultation with both residents and council officials.

He said:

“Consultation directly with local residents took place through a process during lockdown, unfortunately, so it could not be like we are today.

“That was well advertised and well attended.”

The response that the public consultation was held during the covid lockdowns was met with groans from the public gallery.

However, Mr Robeson added that he felt that a wide consultation process had been held.

“There has been engagement with the officers and the technical officers here who perhaps you might say indirectly represent the community.”

The results of the consultation held by Tesco were revealed by the Stray Ferret in January last year.

According to documents submitted by the company to the council, 187 people responded. Of those, 74% said they wanted to see the derelict site gasworks brought back into use.

A total of 62% said they supported proposals for a new Tesco supermarket at the site.

Sixteen respondents “expressed concern that providing access via a roundabout was inappropriate due to the existing roundabout at Skipton Road / Ripon Road”.

A total of 43 respondents also raised the issue of highways and traffic on the local area.

A meeting will be held next month to discuss whether a new town could still be built to the east of Knaresborough after a key landowner pulled out.

Harrogate Borough Council has invited representatives of parish councils along the A59 to meet on Wednesday, March 15 to give an update and answer questions.

It follows the surprise announcement in January that a piece of land near Cattal had been withdrawn from the development plan document for a new settlement in the area.

At the time, the council said it had “paused” its plans to submit the development plan document to the Secretary of State for approval. In an email to parish councils today, planning policy manager Natasha Durham said:

“As we are moving to become North Yorkshire Council on April 1 this year, the decision on next steps with the development plan document will be taken by the new authority in the context of wider plan-making.

“A report on the future plan-making in North Yorkshire has already been to the council’s executive, and is now scheduled to go to full council in May. This report looks at wider arrangements for local plans across the new council area and makes recommendations on which plans should continue.

“The report includes a recommendation that the development plan document should continue, in order to deliver the requirements… in the Harrogate Local Plan and ensure that development is guided by a clear vision and requirements.”

The future of the area remains uncertain following the withdrawal of part of the land that would have been in the development plan document. The same piece of land also formed part of the Maltkiln development of up to 4,000 homes put forward by Caddick, which has said it still intends to proceed with its plans.

In her email, Ms Durham told the parish councils that the meeting in May of all members of the new North Yorkshire Council will see an update given on the availability of land and an “analysis of various options going forward”.

She added:

“We are currently doing work to ascertain whether the vision and objectives proposed in the development plan document can be met on the remaining available land.

“We are proposing to hold a meeting [of local organisations] on Wednesday, March 15 to discuss the options under consideration and answer questions as best we can.

“Whilst work is ongoing and we are unlikely to be able to provide clarity at this stage, we are mindful of the considerable effort communities have put into the DPD process and so feel it is important to offer the opportunity to meet and discuss.”

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Harrogate Borough Council has upheld its decision to allocate the Half Moon Inn at Sharow as an asset of community value.

The council awarded the pub asset of community value status in November 2022 following a campaign by local residents and the parish council to keep the venue open.

However, Mark Fitton, the owner of the pub has challenged the council’s decision and described it as “flawed”.

In a letter to Mr Fitton, which was seen by the Stray Ferret, the council confirmed that it expected to complete a review of its decision by January.

Now, a spokesperson for the authority has confirmed it had upheld its original decision.

It means residents and campaigners will have six months to attempt to raise funds to purchase the property.

The pub on Sharow Lane opened in 1822 but closed in 2016.

Since then, a long running saga has unfolded over how best to put the building to use.

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Mr Fitton lodged a plan to convert the former pub into a house in March last year.

However, Harrogate Borough Council refused the proposal on the grounds that “insufficient evidence” had been submitted to demonstrate that no community use existed for the property.

Mr Fitton has now taken the decision to the government’s Planning Inspectorate, the body that deals with planning disputes.

He has also resubmitted the proposal to the council.

Councillors will decide today whether to allow a new Tesco supermarket and two major housing schemes be built on the outskirts of Harrogate.

Tesco has applied to build a supermarket, petrol station and 209 car parking spaces on the site of the former gasworks off Skipton Road.

Persimmon Homes has submitted plans to erect 162 homes off Kingsley Drive and another developer, Jomast, wants to build 53 homes off Knox Lane in Bilton.

Harrogate Borough Council officers have recommended all three scheme be approved. But the Conservative-controlled planning committee will vote whether to approve or reject each recommendation. They could also defer a decision to request further information.

The meeting, which begins at 2pm, can be watched live on the council’s YouTube page here. People can also watch the meeting at the council offices at Knapping Mount.

The Stray Ferret will also cover the meeting.

Concerns about committee chair

Kingsley Ward Action Group, which campaigns to protect green spaces in the Kingsley area, where several hundred homes are in the process of being built, has written to members of the planning committee expressing concerns about the role of Cllr Rebecca Burnett, who chairs the planning committee.

The action group claims Cllr Burnett, a Conservative who represents Harrogate St Georges, has a “disclosable interest” in Kingsley planning matters, according to the council’s own planning code of good practice, which states members living “close to an application site” should — subject to an exception — declare it and leave the room while the application is discussed. The code says:

“A member who lives close to an application site, will usually have a disclosable interest to declare under the Code of Conduct. This means that, subject to the exception referred to in paragraph 1.5 (ix), they cannot take part in the decision and must declare the interest and leave the meeting room. A member in these circumstances may not stay to listen to such an application even if they are not a member of the committee making the decision. This may also be the case if a relation or friend of the member lives close to the application site or where the relative or friend has submitted the application.”

Cllr Burnett’s address listed on the council website is within about half a mile of the proposed Persimmon site.

The action group is desperate to prevent further development in Kingsley. The Stray Ferret has contacted the council and Cllr Burnett repeatedly to get a response to its claims but has not received a reply on the issue.

As chair, Cllr Bennett had the casting vote in favour of the 30-home Kingsley Farm scheme when the planning committee met last month and was tied 6-6 on whether to approve the scheme.

Read more:

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• Kingsley anger reaches ‘boiling point’ as another 162 homes set for approval