planning Archives - Page 13 of 28

Have your say on new development plan for Pannal and Burn Bridge

A six-week consultation on a neighbourhood plan which will guide development in Pannal and Burn Bridge is underway.

The consultation is the last chance for local people to have their say on how the area around the two villages will be shaped going forward.

The Pannal and Burn Bridge Neighbourhood Plan, which was drawn up by the local parish council shortly after it was created in 2016, is the first such document sent out for consultation by the new North Yorkshire Council.

If approved, it will be considered alongside in all future planning applications — although it can be overruled.

It has already been the subject of local surveys – but this new consultation is the last before it goes for independent examination.

Those surveys aimed to ensure the plan reflects aspirations and concerns and showed that green area conservation was a prime factor, along with the need to address traffic pollution and parking congestion around the school.

Pannal and Burn Bridge Parish Council chair Howard West said:

“We realise the villages need to grow, but we trust that any future development will be in keeping with the local area.

“We want to retain and cherish the rural character of our villages while still catering for our future employment and residential needs. Village protection is at the heart of this plan and we urge people to make sure they have had their say.”

Cllr Derek Bastiman (1) (1)

North Yorkshire Council’s Conservative executive member for open to business, Cllr Derek Bastiman (pictured above), said:

“Neighbourhood plans are an important part of the planning process, allowing communities to help shape their area and therefore guide future developments.

“North Yorkshire Council has to consult on the plan the parish council has submitted and we are calling on people to express their views before it goes for final examination.”

The consultation runs until Wednesday, May 31. The documents and comment forms are available here and representations can be submitted online.

Alternatively, the comment form can be downloaded and comments sent to PlanPolicy.har@northyorks.gov.uk or Planning Policy, North Yorkshire Council, PO Box 787, Harrogate HG1 9RW.

Updates and information on earlier stages of preparing the plan can be found here.

New Harrogate planning committee to meet for first time

A new planning committee for Harrogate is set to meet for the first time next week.

Councillors on Harrogate and Knaresborough Area Constituency Planning Committee will hold their first meeting, which will see decisions made on two proposals.

The committee was formed after the abolition of Harrogate Borough Council more than two weeks ago.

On Tuesday, April 25, it will meet for the first time under North Yorkshire Council at Harrogate Civic Centre, the former headquarters of HBC on St Luke’s Avenue.

As part of the meeting, councillors will consider two applications.

The first, which has been submitted by Abacus Properties Ltd, proposes the demolition of a pallet store at Jubilee Court in Copgrove in order to relocate the store.

Meanwhile, a further application from Abacus plans to form a car park and landscaping scheme at the same site on Wath Lane.

Both proposals are recommended for approval by council officers.

The meeting will be chaired by Liberal Democrat Cllr Pat Marsh, who was elected chair of the committee last month.

Following her election, 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.”

The Harrogate committee will make decisions on proposals for 500 homes or less in the Harrogate and Knaresborough constituency area.

A second committee called the strategic planning committee, which will hold meetings in Northallerton, will deal with major proposals, such as plans for 500 or more homes and employment sites.

Plans for Ripon will be overseen by the Ripon and Skipton Area Constituency Committee.

Harrogate’s planning committee approves sole council house in final act

Harrogate Borough Council’s planning committee last act yesterday was to approve a new council house in Huby.

The committee of councillors has met about once a month to decide on some of the largest and most controversial developments in the district.

But in its final meeting it was asked to approve a two-bedroom council home on the Kingsway estate in Huby.

When the council was formed in 1974 it owned 7,000 council houses across the Harrogate district but this has fallen to 3,800 since the Conservative government introduced the Right to Buy scheme in the 1980s.

There are currently 2,199 households registered on the waiting list for council homes.

The two-storey home in Huby will include solar panels and an air source heat pump to provide future residents with renewable energy.

Harrogate Borough Council housing officer Emily Shephard told councillors the authority still owns 80% of council homes on the Huby estate, which is next to Weeton train station.

Objector Susan Durrant told councillors the site would increase traffic in Huby and the empty grassland should be used by the community instead.

She said:

“The highway is very difficult in that area for parking. You can only park on one side of the road. It’s hazardous. All the vehicles coming and going would create mayhem.

“The land could be used as common land for a play area for children. Why at this point in the day has it been decided to build upon there?”

The plans were approved by eight votes to four.

North Yorkshire Council will create new planning committees based on parliamentary constituency areas.

This means that from April 1, the Harrogate Borough Council area will be split into new committees for Harrogate and Knaresborough, Selby and Ainsty and Ripon and Skipton.

Harrogate district villagers demonstrate against 73-home scheme

Villagers in Staveley demonstrated last weekend against a planned scheme for 73 homes near a nature reserve.

Thomas Alexander Homes, which is based in Leeds, has tabled the proposal to Harrogate Borough Council for land off Minskip Road near to Staveley Nature Reserve.

The plan would see a mixture of one, two, three, four and five-bedroom houses built in the village, which is between Knaresborough and Boroughbridge. The developer has also earmarked 40% of the homes as affordable.

However, residents armed with placards took to the village green on Saturday to protest against the plan which they say would be “utter madness”.

Graham Bowland, from Staveley Residents Action Group, said residents had also written to the council to object to the scheme.

He said:

“As of today there are 130 resident objection letters with Harrogate Borough Council – either processed or being processed.

“We bombarded them with actual letters given the lack of opportunity to use the planning portal over the past couple of weeks.”

The portal, which allows people to comment on planning applications, was down for over a week until last week.

Residents previously raised objections at a village hall meeting this month.

The developer said in its plans the site represented a “logical extension” to the village.

It said:

“The proposal forms a logical extension to Staveley, the local authority concurred with this assessment by allocating the site for residential development to the scale of approximately 72 dwellings.”

Final Harrogate planning meeting to decide on proposed new council home

The last ever meeting of Harrogate Borough Council‘s planning committee will see it asked to give permission for a new home on its own land in Huby.

A report to the committee proposes the plans for a two-bedroom house are approved, subject to conditions including providing electric vehicle charging points at the property.

The council’s proposal would see the house added to the council’s affordable rental homes, which will be transferred to North Yorkshire Council from April 1.

Describing the proposal for land between 20 and 22 Kingsway in the village, a report for the committee by planning officer Arthama Lakhanpall says:

“Since the site is not currently used for any purpose, and is maintained as underused grassed land, the proposed plans are supported by the housing team who wish to see more social housing in the area to meet identified need. This site will help address that need.

“The housing team has confirmed that there are currently 2,199 households registered on the council’s waiting list for affordable rented accommodation across the district. There are currently 169 households registered for two-bed social rented housing within this sub-area.”

Since the plans were submitted, objections have been received from three neighbours. They raised concerns over the new property overlooking the existing homes, as well as the impact on what they said was an already busy road, often used for parking by people travelling by train from the nearby Weeton station.

Residents also said there was a lack of facilities in the village, forcing residents to drive elsewhere. They said the new house would have an impact on sunlight to other houses, as well as drainage and water supplies, which residents said were already problematic.

However, neither Yorkshire Water nor North Yorkshire County Council had any objections to the scheme, and Weeton Parish Council did not oppose the plans.

The report to the planning committee said the proposed house did not have any side windows and that those at the front and rear of the property would not add to the way in which nearby houses already overlook each other.

The plans include a driveway large enough for two vehicles. The report added:

“The site is currently vacant from built development. It is accepted that the proposed dwelling would have some impact on the openness and spatial quality.

“The proposal however would be well confined within the site and read in relation to the scale, bulk and massing of the neighbouring dwellings within the street. It includes hardstanding and soft landscaping that would help preserve a state of openness.

“For that reason, the scale and massing of the proposed dwelling would not be visually dominant in this landscape. The impact on the openness of the green belt therefore would be limited.”

The planning meeting will be held at Harrogate Borough Council’s civic centre on St Luke’s Mount, Harrogate, on Tuesday, March 28 from 2pm. It will also be broadcast live via the council’s YouTube page.

Residents frustrated after Harrogate district planning portal goes down

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.”

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.”

Planning issues lead complaints against Harrogate council

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.

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.

Explained: Who will make planning decisions in Harrogate district after devolution?

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.

Liberal Democrat announced as chair of Harrogate and Knaresborough planning committee

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.”

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.

Old Deanery calls for Ripon Cathedral’s £6m scheme to be rejected

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.”

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Who currently makes planning decisions?

What will change from April?

How will it make decisions?

What about the Harrogate district Local Plan?

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Masterplan