GPs ‘extremely concerned’ Knox Lane housing will put pressure on health services

The organisation that commissions local GP services has issued a strongly worded objection to a plan 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.

Many objections from residents in Knox and Bilton have focused on the impact of the potential new homes on roads and congestion.

Knox Lane

Knox Lane

However, NHS North Yorkshire Clinical Commissioning Group says GP practices in Harrogate are already over-saturated and have “very limited capacity” to accept another 123 patients that the new homes could bring.

The letter says:

“Having consulted with the local GP practices and primary care networks directly impacted we wish to strongly object to this proposed residential development.

“As primary care providers, the GPs and primary care networks are extremely concerned regarding any proposals for further residential development within Harrogate. The existing health infrastructure in Harrogate already operates above optimum capacity and has very limited capacity to absorb additional pressures.

“Primary care and community services within the area are already running at, or far beyond their existing capacity. This is further compounded by the fact that primary care networks practices are operating in substandard buildings limiting their ability to cope with the existing high patient demand.”

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The letter adds the application offers “no provision” for healthcare services for residents, but approved, Jomast should make a payment to the CCG through a section 106 agreement.

The CCG has used an NHS formula to calculate that the developer should pay £63,974, which will be spent by GP practices.

But it warns that this figure would only make up a small part of what is required by GPs.

A spokesperson for Jomast’s planning consultant Spawforths said it is currently considering the comments from the CCG and will issue a response in due course.

Latest blow

The objection from the CCG is another blow for the developer’s hopes of building the scheme in its current form.

Last month, North Yorkshire County Council said the layout of the development was ‘not acceptable’ and the plan should be refused unless the developer agrees to pay to widen the road.

Pinewoods charity to meet Harrogate Spring Water to discuss expansion

Pinewoods Conservation Group is to meet representatives from Harrogate Spring Water to discuss the company’s plans to expand its bottling plant.

The French-owned firm announced last month it will revert to its original 2017 planning application, which involves felling trees in a section of the Pinewoods called Rotary Wood.

However, the number of trees felled would be less than contained in plans rejected last year by Harrogate Borough Council.

Harrogate Spring Water’s new application will propose how the lost trees will be compensated for.

The meeting is set to take place within the next few weeks. It will be the first time the charity, which protects the council-owned woodland, has met the company since it announced it was pressing ahead with the expansion.

Online platform

The charity has used online polling platform Harrogate District Consensus to find out what is and isn’t acceptable to residents with the new planning application.

At the time of publication, over 420 people have given their thoughts on issues such as how many trees the company should replant and plastic pollution and biodiversity loss.

Neil Hind, chair of Pinewoods Conservation Group, said it would bring some of the most popular statements that people have submitted to the meeting in the hopes of presenting a consensus.

He said:

“We know this is a very emotive subject, so we need a way to gather some more scientific based views from our members, visitors to the Pinewoods and Harrogate residents. This system allows people to agree or disagree with statements but also add new statements to express their own feeling on the subject.

“We hope that this will form a consensus of views and even some new thinking on this issue. We would really encourage people to get involved and make their views known. These views will then be shared with the Harrogate Spring Water and Danone management when we meet and will also be used as part of our submission to the consultation process.”

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Harrogate Spring Water’s new chief executive Richard Hall recently told the Stray Ferret the company would be “much more open” about its latest plans, which are yet to be submitted to Harrogate Borough Council.

A series of meetings with local stakeholder groups are planned and there will be an open consultation event next month.

A spokesperson for Harrogate Spring Water, whose headquarters is on Harlow Moor Road. said:

“We are starting our consultation process this month via meetings with community stakeholder groups prior to an open public consultation event which we plan to hold in July.

“We will announce details of this event shortly, but anyone who cannot come along can still have their say via a dedicated webpage at https://www.harrogatespring.com/facility-extension/”

Developer resubmits Flaxby self-build homes eco scheme

A developer is not giving up on his dream of delivering a self-build eco-development in Flaxby after being knocked back by Harrogate Borough Council.

Ben Holmes, from Birstwith, first submitted plans last year to build the cutting-edge development in the village near Knaresborough.

It was for a community self-build scheme, which is a different model of housebuilding from what is usually seen.

Mr Holmes would install infrastructure, such as paths, water, drainage and a communal area, on the site.

Nine plots would then be available to people who want to build their own home. The buyers then hire an architect and builder and design a home to suit their family’s needs.

A stipulation would ensure all the homes are built to strict environmental standards and include solar panels, air-source heat pumps and super-tight insulation.

The plans were refused by the council on the grounds that it was not in the Harrogate district Local Plan 2014-35, which sets out where development can take place, and because the number of homes was below the council’s requirement per hectare.

‘Moving away from the car’

Mr Holmes appealed the council’s decision to the government’s Planning Inspectorate but it upheld the refusal.

He has this week submitted new plans to the council, which he hopes address the reasons for refusal.

The revised plans include plots for 20 homes, which would be available to those who have joined Harrogate’s self-build register.

He said:

“All of the principles of our original scheme will be included, which is again trying to move away from the car, with use of shared electric vehicles and further an electric mini-bus for the school run.

“The homes will generate their own electricity with photovoltaic panels on the roofs and rainwater harvesting will be used to cut down on energy bills.

“They will all be Passivhaus, relying mainly on solar gain for heating, and have air source heat pumps for any extra heating required. They will be extremely well insulated and air-tight. The intention is that they will set the standard for new homes across the area, and be a catalyst for greener developments.”

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New village hall

The initial proposal received a seven-page objection from Goldsborough and Flaxby Parish Council.

It cited concerns over flooding, sustainable transport and claimed the plans “gave no thought whatsoever to the village of Flaxby”.

To help win over locals this time, Mr Holmes has added a village hall and nature reserve for anyone to use.

He added:

“This was in response to some of the existing villagers’ comments that there was nothing in the original scheme to fulfil their social needs, and it should be more integrated for community cohesion.

“The joined parishes of Flaxby and Goldsborough don’t currently have a village hall so this would be an opportunity for them to have their own village asset, that they can use as they see fit.”

The council will decide on the plans at a later date.

New pharmacy coming to Harrogate’s Beulah Street

Proposals to create a pharmacy and retail unit at a former William Hill bookmakers in Harrogate have been approved.

Leeds-based The Pharmacy Group submitted a planning application to Harrogate Borough Council to convert the boarded-up unit on the town’s Beulah Street.

It will see the bookies, which has been closed for some time, converted into a shop and the unit facing Station Parade converted into a pharmacy.

Office space will also be created in the space above the pharmacy.

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Harrogate Borough Council has now approved the plan.

The developer said in documents submitted to the council that the proposal would bring “positive benefits” to the area.

It said:

“The change of use from turf accountants to retail and offices and the proposed redevelopment of the site will bring positive benefits to the area by maintaining, enhancing and giving new life to a key property on both Beulah Street and Station Parade.”

The Pharmacy Group is a third generation family-owned business with 30 NHS community pharmacies across Yorkshire. They include Harrogate Pharmacy on Haywra Crescent.

Plan approved to convert Ripon Cathedral Choir School into townhouses

Plans have been approved to convert the former Ripon Cathedral Choir School into four townhouses.

Persimmon Homes lodged the proposal for the building, which had previously been earmarked to be demolished to make way for 12 flats.

Harrogate Borough Council has now approved the proposal.

The developer tabled the fresh application after the demolition plan was met “negatively by the public”.

A total of 68 objections from residents were lodged to the council against the previous proposal.

In documents submitted to the council, Persimmon said the new bid to convert the building followed discussions with council officers.

It said:

“Following feedback and discussions with the case officer, Persimmon Homes have sought to amend the proposal, withdraw the application and submit a new application for the conversion of the school building.

“The conservation officer confirmed via email in April 2021 that retaining the building is ‘the way forward’.”

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Persimmon said in its plans that the current building is in “extremely poor condition”.

The new proposal will see the existing brickwork retained but the roof replaced in its entirety due to its poor condition.

The building was originally constructed as a late 19th Century grandstand. It was converted in the early 20th century into two semi-detached dwellings, then extended for use as a school.

Ripon Cathedral Choir School began using the site in 1960 until it closed in 2012. It had planned to merge with a local preparatory school but this fell through.

‘Where’s the infrastructure?’: New councillor queries 480-home Bluecoat Wood plan

Questions remain about how an extra 480 homes near Harlow Hill will impact roads, schools and doctor’s surgeries, according to the new councillor for the area.

Homes England last week submitted plans for the development at Bluecoat Wood opposite Cardale Park.

The site covers 28 hectares of largely green fields and the homes would wrap around horticultural charity Horticap.

The proposals include new cricket and football pitches.

A mix of one, two, three, four and five-bedroom houses are proposed for the site. Homes England says 40% of the houses will be allocated as “affordable”.

“Fed up with housebuilding”

Michael Schofield is the Liberal Democrat councillor for Harlow & St George’s on North Yorkshire County Council, after being elected this month.

The councillor, who is also the landlord of the Shepherd’s Dog pub, claims there is “no provision” in the plans for services that residents will use.

Cllr Schofield said:

“Don’t get me wrong, the idea of playing fields and a cricket pitch is great, but you do have to think about extra traffic and infrastructure.

“There’s no provision for services. I’d like to see more planning for residents.

“Yes the homes look attractive, but there’s no clear plan for infrastructure. I don’t want them to do anything until they have one.”

Cllr Schofield said there is strong feeling locally about the scale and speed of housebuilding.

“I see residents out walking their dogs and it’s the main issue people are telling me, they are fed up of seeing building site after building site.”

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Last month, a separate application was submitted by Anwyl Land and national housebuilder Redrow Homes for 780 homes on fields opposite Bluecoat Wood on Otley Road.

At Harlow and Pannal Ash Residents Association‘s (Hapara) AGM in April, the group’s secretary David Siddans said residents are bracing themselves for “15 years of disruption” due to the sheer number of homes that will be built in phases around Otley Road.

Hapara has been highly critical of the delayed West Harrogate Parameters Plan (WHPP), a document drawn up by Harrogate Borough Council that is supposed to address the infrastructure associated with the different housing developments.

A final version of the plan has yet to be signed off by the council.

The plan will also be supplemented with an ‘infrastructure delivery document’ to nail down the infrastructure requirements in greater detail, but it’s yet to see the light of day.

‘Pause a decision’

Mr Siddans called on Harrogate Borough Council to pause any decision on Bluecoat Wood until the infrastructure delivery document is published.

He said:

“Hapara accepts that the principle of development on this site has been established through the Local Plan process, but considers it essential that the proposals are considered in the wider context of the whole western arc expansion, particularly regarding infrastructure provision, sustainability, landscape protection and adherence to net zero carbon targets.

“Low building density, high-quality design and appropriate housing mix with tree-lined streets are also matters that we will be looking at in our response. That is why no decisions should be made on this application or any of the adjacent sites until the West of Harrogate Parameters Plan is finalised, including the detail of the infrastructure delivery plan.”

Mr Siddans’s words were echoed by Cllr Howard West, chair of Beckwithshaw and Haverah Parish Council.

He said:

“The parish council’s standpoint is that the application should not even be logged, let alone considered, until the infrastructure delivery plan part of the WHPP has been finalised and approved.”

Homes England

A planning statement by Homes England says the development has been guided by the WHPP.

It says the sports pitch will be used by local schools, improving facilities for the area’s children.

On transport, it says the development will eventually link up with the Otley Road Cycle Path and an existing bus service to Cardale Park.

“The site has a good level of accessibility with Harrogate town centre, via a comprehensive network of footways and cycleways and is within a short cycling distance of Harrogate town centre.

“There are existing bus services which are accessible from the site and offer a relatively frequent level of services and Harrogate Rail Station, Hornbeam Rail Station and Pannal Rail Station which can be accessed as part of a multi-modal journey to [and] from the site.”

Siblings, 11 and 7, get creative to protest against new Knox Lane houses

Two creative siblings have put up posters and written poems to protest against a housing development on Harrogate’s Knox Lane.

North-east property developer Jomast wants to build 53 homes on a field off Knox Lane in a green corner of Bilton that residents cherish.

Jasmine Stoyles, 7, and her brother Francis, 11, both go to Richard Taylor Church of England Primary School in Bilton.

They live close to where the homes could be built and enjoy admiring the deer, birds and other wildlife in the green fields.

But they fear the idyllic scene won’t be there when they grow up.

Mum Caroline said the threat of development inspired the kids to get their pens out and protest. Over the weekend they put up posters and poems on trees and a notice board nearby.

Jasmine’s poem says it’s a “horrible sight looking at concrete and cement” and Francis’ poem pleads “see the trees that grew up there, soon it will be all bare”.

Ms Stoyles said:

“We just appreciated all through lockdown how many people come here. It’s a lovely place to be. 

“To lose that connection to the countryside would totally change the nature of the area.”

Jasmine’s poem is below:

“Spring is a lovely time, but not when people are killing nature,

“People do not care about nature anymore because they are looking at their toes,

“Wrens and other birds are going to lose their homes because they are cutting down the trees,

“It is a horrible sight looking at concrete and cement,

“Nothing can replace Harrogate’s space.”

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Harrogate Grammar hopes to light up sports pitch until 8pm

Harrogate Grammar School has submitted plans to light up its games pitch until 8pm in a bid to boost youth sport in the wake of the pandemic.

An original application in 2015 restricts the use of floodlighting after 6pm.

However, the school said this year several youth teams had struggled to play, particularly during the winter months when ground conditions in town were poor.

In a letter to neighbouring residents asking for their support, business and operations manager, Tom Stephen, wrote:

“The last two years of the pandemic have been challenging for us all, not least in the impact of school closures and restrictions on team sports for young people.

“We want to support the growth of youth sport and one way in which we hope to achieve this is by increasing the access of our facilities.”

He added that in the context of increased demand and in an effort create opportunities for young people to recover from the pandemic, the school felt it was the right time to apply for the extension.

It would see the pitch open from 9am until 8pm Monday to Friday.

He said:

“We will only allow the astro to be used by youth coached teams in order to support our aim of the growth of youth sport.”

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Harrogate Borough Council environmental health officer, Gemma Demaline, said she had no objections to the plans.

She said:

“As the lights are likely to be required during the darker months when surrounding noise sensitive residents are likely to be inside their properties, the impact from noise from the proposed use of the site will be limited.”

Earlier this month St Aidan’s Church of England High School revealed its new floodlit artificial sports pitch was set to open from 6pm to 8pm for community clubs to use.

A spokesperson for Harrogate Grammar School said:

“We want to support the growth of youth sport after the restrictions the pandemic put on team sports and we hope to achieve this by increasing the access of our facilities.”

Harrogate Borough Council’s planning committee will make a decision on the application at a later date.

Redevelopment of former Harrogate council headquarters approved

Plans to transform Harrogate Borough Council’s former headquarters with a two-storey extension and rooftop restaurant have been approved five years after the authority vacated the building.

The proposals for Crescent Gardens – which has sat empty since 2017 – also include a gym and new office space.

Harrogate-based property developers Impala Estates bought the building for £4 million in 2020 and are behind the plans after previous proposals for luxury apartments and an art gallery fell through.

Speaking at a council meeting today, David Hartley, director at Impala Estates, said the latest plans would bring “significant public benefits” to the town.

He said:

“Unusually for an application of this size, there have only been five letters of complaint from members of the public.

“The small number of complaints is perhaps testament to the level of pre-application public consultation we undertook and that the final design has, where possible, taken this into account.

“This scheme brings significant public benefits which include bringing an empty building back into use and creating quality office space.”

Knapping Mount

Crescent Gardens was vacated by the council when it moved into its new Knapping Mount headquarters in 2017.

At the time, the council announced it would sell the building to property developer Adam Thorpe who had plans for a £75 million redevelopment including luxury apartments, an art gallery, underground car park, swimming pool and restaurant.

However, Mr Thorpe’s company ATP Ltd then fell into administration with debts of almost £11 million, including £24,394 owed to the council.

The latest proposals from Impala Estates had attracted objections from Historic England which questioned the public benefits and said the roof extension should not exceed one storey.

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Some residents living on Swan Road raised further concerns over their privacy and how else the rooftop terrace could be used if the restaurant failed.

Speaking at today’s meeting, resident Jackie Davis said:

“Mr primary concern is the roof terrace – this must have adequate screening, preferably trees behind the roof glass balustrade to try to protect our privacy.

“As we already know, many restaurant spaces are empty in Harrogate. The Royal Baths directly opposite the building has recently failed.

“I worry that this venue will follow the same fate over the years, leading to the possibility of a bar or perhaps a nightclub ending up there.”

In response, council officers said licensing restrictions would be put on the building’s use.

It was also agreed that extra screening would be installed on the rooftop terrace.

Furthermore, Mr Hartley said double-yellow lines would be introduced on the nearby Swan Lane to reduce disruption from parking and deliveries which he added would be “significantly less” than when the council occupied the building.

Long-running saga

Today’s decision to grant approval will have felt like a big weight off the shoulders of the council which is keen to see the long-running saga of Crescent Gardens come to an end.

But attention will soon turn to the future of its new Knapping Mount headquarters which has been brought into question ever since last year’s announcement that the council will be abolished in April 2023.

The council said the building cost £13 million. However, the Stray Ferret investigated the overall cost of the move from Crescent Gardens and put the figure closer to £17 million.

A decision on how the site is used in the future could well fall into the hands of the newly-elected members of the forthcoming North Yorkshire Council.

Badgers delay approval of 133 homes at Kingsley Road

Final approval for 133 homes on Kingsley Road in Harrogate has been delayed whilst more badger surveys are undertaken in the area.

Redrow Homes won outline planning permission to build the development on appeal in August 2020 after it was initially refused by Harrogate Borough Council.

As part of the application, the developer submitted two ecology studies that found there were four badger setts in the area but only one or two were still actively used.

A previous ecological study undertaken in 2019 by a different developer found no evidence of badgers.

Members of Kingsley Ward Action Group (KWAG) bought a trail cam, which is a camera that is left outside and captures the movement of animals.

They claim their investigation found evidence of 11 badger setts, six of which are still active.

Badger activity

Badgers and their setts are protected by law.

Developers must have a licence from Natural England to remove or modify a badger sett.

This afternoon, councillors on the council’s planning committee met to discuss a reserved matters application that dealt with the appearance and layout of the homes.

However, the four-legged mammals dominated the debate.

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To the north of the proposed site are train tracks owned by Network Rail.

Dan McAndrew, the council’s principal ecologist, said most of the badger setts are more than 30m away from the site on land owned by the rail body.

Mr McAndrew said he was satisfied the developer had put measures in place to protect the badgers.

He said:

“Badgers actually do well in urban fringe areas, they are able to adapt to those conditions. The key issue is, where are the setts located and can they be maintained?

“The main sett will not be affected and will be left in place.”

However, John Hansard from KWAG said his group’s badger surveys were at odds with the developer’s surveys. He criticised the 2019 survey.

He said:

“If you know what you’re looking for, signs of badger activity were plentiful, clear and unmissable, so why were they missed or ignored?”

‘Somebody has got to speak for the badgers’

Both Sue Lumby, Conservative member for Coppice Valley, and Victoria Oldham, Conservative member for Washburn, cast doubt on the developer’s claims that badgers would not be harmed by the development.

Cllr Lumby said:

“Somebody has got to speak for the badgers and that’s what we are trying to do.

“This population of badgers would have lived here for generations. I’m very, very concerned why the 2019 survey didn’t find any badgers.”

Cllr Oldham added:

“On the assumption you do get licence from Natural England, what mitigation are you prepared to offer for remaining badgers to forage? You are going to put tarmac, concrete where they like to dig for worms, for setts. What are you offering? What wildlife enhancement will there be on this estate?”

In response, Mike Ashworth, on behalf of Redrow Homes, said

“A significant area of site will be undeveloped and landscaped, 30% of the site, a lot more than a normal housing estate. In there you’d have a combination of planting of trees, wildflower, shrubs.”

An unimpressed Cllr Oldham responded:

“Badgers don’t eat pretty flowers, they like to eat worms.”

Further surveys

Mr Ashworth revealed the developer received permission from Network Rail last week to survey the land above the site for badgers.

After councillors rejected the council’s recommendation to approve the scheme, committee chair Cllr John Mann proposed deferment pending the publication of the badger survey, which councillors agreed to unanimously.