Work begins to create Harrogate’s first mosque

Building work has begun to create Harrogate’s first mosque, which could be open in time for Ramadan next Spring.

The building on the corner of Tower Street and Belford Road has stood derelict for several years but Harrogate Islamic Association is bringing it back into use.

Around 100 Muslim worshippers, from a diverse range of backgrounds, currently meet in the Quakers’ Friends Meeting House in Harrogate and Chain Lane Community Hub in Knaresborough.

Unique project

Converting a former hospital, masonic hall and home guard club into a mosque has to be one of the most interesting building projects in Harrogate.

After completing the sale in May, there have been some nasty surprises.

The roof was in a much worse state than previously thought and then partially collapsed, which could have thrown the whole project into doubt.

Interior image of the building

Thankfully, the collapse hasn’t damaged the integrity of the walls, leaving workers able to press on with repairing the roof.

HIA member Zahed Amanullah said:

“There was a concern that the roof was degraded so much that we’d have to replace it, which we hadn’t anticipated and would be prohibitively expensive. Even logistically, we weren’t sure replacing the roof would even be possible.

“But a roofer gave us another opinion that has meant it can be saved. We just needed to progress with removing the actual tiling of the roof, investigating which parts are damaged, then restoring it.”

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Getting it watertight

Scaffolding has now gone up around the building and will remain there for the next two or three months whilst roofers make sure the building is watertight ahead of winter.

Work will also take place to smarten up its exterior and will include adding a new render and restoring the windows.

Mr Amanullah hopes the ground floor will be safe and clean by the end of this year so it can open for some congressional prayers.

He said the HIA may need to fundraise again to complete the upper level of the building, but he is confident all the uncertainty and hard work will be worth it in the end.

He added:

“Developers wanted to demolish it and I don’t think the building would have survived another winter. The collapse was quite dramatic.

“Our main goal is always the next Ramadan in March and April. That would be our goal to open for worship.

“We’re confident. It was a big risk to take.”

Harrogate Islamic Association will be posting updates about the project on its Twitter account.

Harrogate Spring Water ‘finalising’ latest expansion plans

Harrogate Spring Water has said it is finalising the latest expansion plans for its bottled water plant – more than a year and half after previous proposals were rejected following widespread opposition in the town.

The firm held a consultation on plans for its Rotary Wood site this summer and said it would now provide a further update “in the coming weeks”.

That same phrase was used by the Danone-owned company in January 2021 when it said new designs would be revealed “in the coming weeks” after its larger expansion plans were refused by Harrogate Borough Council.

Twenty months on, there is no new application from the firm.

Harrogate Spring Water was first granted outline permission to expand in 2017, however it failed to get approval for final designs which were 40% larger than original plans and would have seen more trees chopped down at Rotary Wood which was planted by children 16 years ago.

The company later announced it would revert back to its original plans and has now released a new statement this week.

A company spokesperson said:

“We started our public consultation process in June because it was important for us to ensure that, as we look to grow, create further job opportunities and continue to support the local and regional economy, we listen to the local community.

“This process has included individual meetings with community stakeholder groups as well as an open public consultation event, allowing people to have their say on the design and landscaping of the proposed extension and surrounding land.

“We have taken these views on board as we work towards finalising our plans for the reserved matters application.

“We anticipate providing a further update on this matter in the coming weeks.”

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More than 400 objections were lodged against the larger expansion plans which councillors claimed put “profit and plastic before impact on the environment” as they voted for refusal in January 2021.

Harrogate Spring Water previously made a commitment to replace felled trees at a rate of two to one and has since said it is looking at ways to “achieve net biodiversity gain” at its site.

Harrogate Spring Water

Harrogate Spring Water’s headquarters.

It also said the expansion would create 30 jobs and that there is “potential” to make Rotary Wood more accessible to the public.

Speaking earlier this year, the company’s managing director Richard Hall said:

“We feel it is vital for us as a business to take our environmental responsibilities seriously.

“We also want to work in partnership with the local community on this.

“We want them to help shape the woodland into the resource which they would like to see and ensure our extension blends in as well as it can into the surrounding area.”

Bilton garages set to be demolished for housing

Harrogate Borough Council‘s plan to demolish 10 garages at Woodfield Close in Bilton and build two social homes has been recommended for approval.

The council owns and rents out garages across the district and has increasingly looked at the pockets of land as a way to build social housing.

Harrogate is one of the most unaffordable places to live in England, with average house prices around 11 times the median annual income of people who work in the district.

There are currently 1,867 households on the social housing waiting list.

In planning documents, the council said the development would help to provide “much needed affordable homes”.

The council earmarked the site for housing in August 2021. In total, it has 26 garages.

In November last year, the council was awarded £50,000 of government cash to bring forward housing on the garage site at Woodfield as well as at Park Row in Knaresborough.

The council’s planning committee will meet on Tuesday to decide whether or not to approve the Woodfield proposal.

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The report to councillors says:

“The provision of two affordable dwellings is a modest addition to the district’s housing land supply.

“The design of the dwellings would respect local distinctiveness and there would be no significant harm to local residential amenity, or highway safety.

“The housing development would provide off-street parking and be a more efficient use of the site.

“The proposal would comply with the provisions of the development plan and national planning policies and guidance, and should be supported.”

Controversial Knox Lane housing plans recommended for approval

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.”

Extension to be built on former Ali Raj restaurant in Harrogate

Plans to build an extension at the back of the former Ali Raj restaurant on Cheltenham Crescent have been approved by Harrogate Borough Council.

The plans were submitted by the owners of the building, who also own the pub downstairs, The Little Ale House.

Richard Park and his wife Danni opened The Little Ale House in 2016 to recreate a rustic country pub atmosphere in the town centre.

The Ali Raj was a longstanding Indian and Bangladeshi restaurant in Harrogate that closed in 2021. It was the first Bangladeshi restaurant in town when it opened more than 35 years ago.

A change of use application was approved in February to turn the restaurant into a bar.

The latest plans will create improved back-of-house and toilet facilities and a roof terrace to increase seating capacity.

Mr Park told the Stray Ferret that building work is set to begin next summer when he will say which business will use the space.

He stressed the new venue will not be an extension of the Little Ale House, which will remain a separate business downstairs.

A CGI image of how the extension will look

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Flaxby modular housebuilder acquires site in Hastings

Flaxby-based modular house builder ilke Homes has bought a site in Hastings to develop 140 affordable properties.

The 12.35-acre site already has outline planning permission and was previously owned by Hastings Borough Council.

Work is expected to start in autumn this year ahead of completion in 2024. A total of 84 homes will be ‘zero carbon’ and powered by renewable energy.

The company, which has 500 employees, builds homes at its factory on Flaxby Moor Industrial Estate near Knaresborough that are then delivered across the UK.

Tom Heathcote, executive director of development at ilke Homes, said:

“We have enjoyed working closely with Hastings Borough Council’s Estates Team and the local authorities planning department to bring forward our proposals for the site at Harrow Lane.

“Subject to the clearance of pre-commencement conditions, we are excited to commence on site later this year.”

Cllr Maya Evans, deputy leader and portfolio holder for housing at the council, added:

“We are very impressed with ilke Homes, who have gone above and beyond in ensuring 84 homes are zero carbon.

“This means the energy they use will be 100 per cent renewable, on top of fabric first sustainable building materials.”

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Free business workshop in Harrogate

ActionCOACH Harrogate is hosting its second free business workshop at Starling Independent Bar Cafe Kitchen on September 7.

It’s been designed for business owners who want “a more manageable, more profitable business that can work without them”.

Andrew Joy will talk delegates through the ActionCOACH 6 steps model that’s used by many companies around the world.

The free morning of business coaching will include marketing concepts, sales promotion and profit-building systems.

To register visit here.

Kingsley residents suffering construction dust call on council to tackle developers

Residents in Harrogate’s Kingsley ward say construction traffic has left them worrying about harmful dust and air pollution — but a “weak” Harrogate Borough Council has done little to clamp down on developers. 

Over 700 homes will eventually be built in the ward by five different developers but Kingsley Road and Kingsley Drive are accessed off the busy Knaresborough Road.

This has led to lorries and trucks driving through residential roads to get to the building sites.

Residents say the construction traffic has resulted in vast amounts of dust and dirt from lorries ending up on roads, cars and houses. They say it’s so bad they worry they’ll have to wear masks to protect themselves.

Gary Tremble, from Kingsley Ward Action Group (KWAG), said:

“We have complained for over three years yet to this day the wagons travel down our residential street spewing out dust in summer and dirt in winter, we now even have fully laden uncovered wagons taking dirt into the developments.”

Mr Tremble believes the dust is made up of PM10, an air pollutant typically seen on building sites. When breathed in, it can penetrate deep into the lungs.

Exposure to high concentrations of PM10 has been linked by scientists to asthma attacks, high blood pressure, heart attacks and strokes.

‘We’ve been ignored’

When a development receives planning permission from HBC, conditions are attached that stipulate how housebuilders will minimise the impact of issues including dirt and dust.

This sometimes involves making sure there are onsite wheel cleaners and covering wagons that are carrying materials or waste.

Mr Tremble added:

“We’ve made hundreds of complaints to Harrogate Borough Council but enforcement but are weak. They don’t do anything and we’ve been ignored.”

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The issue of how effective the council’s planning enforcement team was raised at a council meeting this week.

Conservative councillor for Old Bilton, Paul Haslam, said he and other councillors had received complaints from KWAG accusing the council’s planning enforcement team of not ensuring that conditions were being upheld.

Conservative councillor for the Washburn ward, Victoria Oldham, asked Cllr Haslam if he thought HBC’s planning enforcement team was acting on complaints from residents “in a timeous manner”.

Cllr Haslam said he was concerned that enforcement officers “don’t have enough support”. He said:

“Quite clearly, guidelines are being flaunted [sic] by the developers. We need to make sure we are seen to protect our residents.”

‘Addressing the concerns’

In response to KWAG, a Harrogate Borough Council spokesperson said:

“We are aware of concerns relating to dust from HGVs entering and exiting the development(s) on Kingsley Road and have allocated a case officer to address these concerns.

“We have discussed the matter with the county council and the developer and have reminded them of actions they must maintain as per the conditions of the planning permission.

“These actions have been actioned – as well as some further recommendation, including road sweeping – by the developer and we will continue to closely assess this situation to ensure they continue to do so.”

Developer given extra time on 30-house scheme in Ripon

A developer looks set to be given extra time to complete a report into ground stability for a 30-house scheme in Ripon.

Wetherby firm Newett Homes received planning permission in February to build 30 homes at Springfield Close. Its previous bid to build 38 homes was refused.

But Harrogate Borough Council‘s decision was conditional on the company producing a satisfactory ground stability report within four months. Ripon is a notorious area for sink holes.

The report has yet to be produced but next week’s council planning committee looks set to grant Newett Homes a four-month extension.

A council officer’s report to the planning committee recommends it awards extra time but adds that if the report is not produced in another four months “the application be refused” due to concerns over unstable and contaminated land.

The report says:

“The applicant been progressing site investigations to determine the ground stability of the site but has been unable to complete the ground stability report within the specified four-month period, due to extensive lead-in times for the various elements of the necessary work.

“They are therefore seeking an extension of time for a further period to allow the works to be completed.”

It adds that given the amount of work that has already been carried out “it would be counterproductive to refuse the application at this stage, as it would result in additional unnecessary work for both the local authority and the applicant and could delay the site coming forward”.

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The report concludes:

“It is therefore proposed to permit an extension of time to allow for the continuation of on-site works required to prepare the full ground investigation report.

“The recommendation is to extend the period to 30th October 2022.”

Councillors will decide on Tuesday next week whether to accept the officer’s recommendation.

 

Residents unconvinced about Harrogate Spring Water’s expansion

Harrogate residents remain unconvinced about Harrogate Spring Water‘s plans to fell trees in Rotary Wood to expand its bottling plant.

The company, which is now owned by the French firm Danone, held a three-hour consultation event yesterday at Harrogate’s Crown Hotel.

It was a chance for people to make suggestions on the design and landscaping of the proposed extension. The company said the responses would influence its final design.

Since 2017, it has had outline planning permission to expand its production facilities on its site on Harlow Moor Road that would involve felling trees.

It is now putting together a ‘reserved matters’ application which will detail how the new building will look, how the surrounding area will be landscaped and crucially, where new trees will be be replanted.

The Stray Ferret went along to speak to attendees and representatives of Danone, including Harrogate Spring Water’s managing director Richard Hall.

Passionate views

Throughout the evening there was a slow trickle of curious people looking at display boards that offered background on the plans and reasons why the company feels it needs to expand. The boards are available to view online here.

Some saw the event as a chance to passionately tell Mr Hall what they feel are the wrongs of the company, including the merits of plastic bottles.

Sarah Gibbs has been a long-term campaigner against the expansion and often dons her trademark tree costume. She said:

“My stance is we are in a climate emergency. We need to start acting like it. Why do we need bottled water?”.

Rotary Wood

Rebecca Maunder campaigns for the environment in the Harlow Hill area.

She believes it’s not a certainty that the trees will be lost if a case can be made that any replacement tree planting proposals are insufficient.

She suggested the company should instead look to expand its premises in different ways.

“They should build it on their car park.”

Ms Maunder said Rotary Wood “belongs to all of us” and is worried the business will look to further encroach into the woodland in the future.

She added:

“In three years they might want more space.”

How the site currently looks from above.

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Complex issues

When Harrogate Borough Council’s planning committee considered the company’s last bid to expand in January 2021, it was for some, a simple battle between the profits of a private business and the environment.

Richard Hall said to frame the debate in these terms is unfair and is “more complex” than what is sometimes presented.

When asked if he is personally concerned about the effects of climate change. He said:

“I think that everyone is thinking about the climate. I’d like to behave in a way that takes into account the future”.

Mr Hall confirmed the company still wants to plant trees in a private field behind RHS Harlow Carr, as it proposed last time, but this is “not enough” and it wants to plant more.

Mr Hall said they have been in talks with some landowners but are yet to come to any agreements.

Last time many objectors, including local climate scientist Professor Piers Forster, were unhappy that the felled trees would be replaced elsewhere with saplings, which are much less effective at soaking up CO2 emissions.

Mr Hall said the company is looking into how the new trees can ensure a “biodiversity net gain”.

On Rebecca Maunder’s car park suggestion, Mr Hall said it was not possible due to a sustainable drainage system underneath.

Sadness

Terry Knowles is a member of Rotary Club of Harrogate and chaired the group’s environmental committee from 2000 until 2015.

Mr Knowles is a key reason the trees were planted there in the first place, which began in 2005 and took around four years.

Terry Knowles inspecting the boards

Speaking in a personal capacity, he said he felt sadness that some trees that he planted with local schoolchildren, who are now adults, could be lost.

He said:

“Bottled water is not an environmental product. The last permission was in 2017 and a lot has changed since then.”

Harrogate’s Leon drive-thru to open on Friday

Harrogate’s Leon drive-thru restaurant on Wetherby Road will open on Friday from 7am.

The Mediterranean-inspired fast food chain will be open daily from 7am to 10pm, except Sundays when it will be open from 8am to 10pm. It will have 70 covers, including some outdoor seating.

The restaurant has created 20 jobs and will feature digital kiosks.

Alex Parkinson, a Harrogate local who was originally hired by Leon as the assistant general manager at the firm’s Gildersome drive-thru, is leading the team.

The company describes itself as being good for the environment and its menu includes “carbon neutral” burgers, rice boxes, breakfast muffins, egg pots and cakes.

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The opening will end a saga that has gone back several years.

Originally, a Starbucks coffee drive-thru was planned for the site but it was refused by Harrogate Borough Council only for the decision to be overturned by a government inspector.

Concerns remain from residents who live near the site on how the drive-thru will affect traffic on the busy Wetherby Road.

Leon was bought by Blackburn billionaires the Issa brothers in 2021.

Glenn Edwards, Leon’s managing director said:

“Since opening our first drive-thru restaurant last year, we have been eager to grow this style of restaurant in order to  bring Leon to more guests and allow them to experience Leon while on the go – something that aligns with our mission to bring naturally fast food that tastes good, does you good and is kind to the planet.

“Our opening in Harrogate is a massive achievement across all fronts.”