Flood fears halt 61-bed Knaresborough retirement home

Developers behind plans for a Knaresborough retirement home have been told to make the building smaller and move it further away from the River Nidd.

Harrogate Borough Council’s planning committee today deferred a decision on the proposals for 61 extra care apartments near Grimbald Bridge after continued concerns were raised over flooding and the impact on local health services.

This was despite the Environment Agency and flooding specialists at North Yorkshire County Council raising no objections.

The developers, Adlington Retirement Living, also said there is “no record” of the site flooding and have agreed to pay £40,000 to help fund expansions at GP surgeries in the area.

However, local people claim the River Nidd has overflowed at the site as recently as February.

Resident Steve Benn told a meeting today:

“Although pictures on the planning portal show the land dry, the debris on the bank indicates that the site has recently flooded.”

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Mr Benn also claimed there are photos of the site flooded, but council officers said they have not seen any evidence.

Kate Broadbank, case officer at the council, said:

“We haven’t received any verified information that contradicts the applicant’s information which states the river did not overtop its banks on the site in either historic events or more recently in February.

“Irrespective of what has happened in the past, both the Environment Agency and the Lead Local Flood Authority are satisfied that the application provides acceptable mitigation.”

‘Overload’ health services

The Wetherby Road development was refused last year before councillors voted for a deferral in March when the NHS North Yorkshire Clinical Commissioning Group (CCG) lodged an objection.

The CCG previously said it was “extremely concerned” that another care facility in the area could “overload” local health services.

However, this objection has now been withdrawn after the £40,000 payment from the developers was agreed.

As well as this, Adlington Retirement Living have offered to pay for a new footpath connecting Grimbald Bridge as well as upgraded crossings after road safety concerns were raised by residents.

These proposals have been agreed in principle by highways officials at the county council.

‘It is too large’

Speaking at today’s meeting, Liberal Democrat councillor Pat Marsh said the retirement home amounted to “overdevelopment” of the site and that it should be reduced in size “considerably”. She said:

“It is the numbers that are being asked for on this site which are problematic.

“It is too large. If they want to do it, I would like to see them cut the numbers down considerably and move that building further away from the river.”

A revised application is now expected at a later date.

Harrogate district village wins eight-year battle for more planning control

A small parish council in the Harrogate district has won an eight-year campaign to have greater control over local planning decisions.

Roecliffe and Westwick Parish Council started creating a neighbourhood plan in 2014 amid concerns about green space being lost to developers.

Last week, villagers overwhelmingly approved the adoption of the plan in a referendum by 78 votes to seven.

Neighbourhood plans, which were introduced by the government in the Localism Act 2011, set out planning policies for a local area.

They must have regard to national planning policy and conform with local development plans — in this case the Harrogate district Local Plan 2014-35, which sets out where development can take place.

Roecliffe

Once adopted by a local referendum, the local authority is obliged to consider it as part of the planning process, which according to the government makes the plans “important and powerful tools that gives communities statutory powers to shape how their communities develop”.

Jim Bolland

Jim Bolland

Jim Bolland, chair of Roecliffe and Westwick Parish Council, has led the campaign to create a plan, which he believes is the first by a small village in the Harrogate district. He told the Stray Ferret:

“We are delighted. We did this because we didn’t want too many new houses in Roecliffe and Westwick.

“There are a lot of major businesses on the road from Boroughbridge to Roecliffe and we want to preserve a green channel. Housing has got a little bit out of control in the Boroughbridge area, in my opinion.”

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Mr Bolland urged other parish councils to consider creating neighbourhood plans.

He said Roecliffe and Westwick Parish Council initially expected the process to take two years rather than eight, and advised any groups going down the route to be proactive and start early rather than wait for a major planning application because the process wouldn’t be quick enough to influence individual applications.

Roecliffe neighbourhood plan

Nevertheless Mr Bolland, who is stepping down as chairman next week, said the plans were worth the effort:

“If parish councils feel they have a lot of land that could be built upon then it is well worth doing.”

The referendum result was announced at last week’s North Yorkshire Council local election count in Harrogate.

 

 

 

 

County council says Bilton housing scheme ‘should be refused’

North Yorkshire County Council has said the layout of a 53-home development in Bilton is ‘not acceptable’ and the plan should be refused unless the developer agrees to pay for the widening of Knox Lane.

North East firm Jomast wants to build the homes on a field on Knox Lane in an application that has been reduced from 73 homes.

The county council, which is in charge of the Harrogate district’s roads, has submitted a response to the application as part of the consultation process.

It warned the development does not comply with standards it sets around roads and new housing schemes.

The section of Knox Lane where the homes would be built is narrow and leads towards a popular beauty spot.

Residents have long argued the road is unsuitable for any extra traffic the homes would bring but the developer’s transport report concluded the development would not lead to congestion.

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Paul Roberts, the county council’s highways officer, wrote to Harrogate Borough Council last week and said the development should be refused unless changes are made to Knox Lane as well as private roads within the site.

He wrote:

“The highway authority therefore advise that the application should be refused unless further information is provided by the developer. The layout of the site is not acceptable and will need to be amended to comply with the highway authority guidance/standards.”

Mr Roberts said Knox Lane should be widened to 5.5 metres with a two-metre footpath.

He added:

“This work shall be implemented as part of the project and if the application is approved implemented under a S278 agreement with the highway authority which the authority may wish to lead on.”

Residents’ concerns

The Stray Ferret met a group of Bilton residents in February who raised their concerns about the development and its impact on local roads.

With the busy Skipton Road nearby, and Knox Lane itself a narrow thoroughfare, Bob Wrightson said the roads surrounding the development would soon be gridlocked.

Mr Wrightson said:

“Fifty-two houses — a lot of people have cars, which has not been addressed. There might be another 100 cars using these roads and it will be gridlock.”

In February, Jomast and planning consultants Spawforths issued the following joint statement to the Stray Ferret:

“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.”

Harrogate Borough Council’s planning committee will decide on the application.

Harrogate cafe offers taste of Turkey

Sirius is a new cafe on Beulah Street that offers homemade food inspired by Turkey.

Istanbul is said to have the world’s oldest cafe culture, and Cuneyt Yazicioglu wants to bring some flavours from his home city to Harrogate.

Dishes at Sirius include kumpir, which is a Turkish jacket potato with a wide range of toppings to choose from.

Homemade sweets include the pistachio-flavored baklava. Turkish coffee and tea are also available.

Inside Sirius on Beulah Street

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Mr Yazicioglu has lived in North Yorkshire for 24 years and previously ran a Turkish restaurant in Ripon.

Pictures of famous Turkish singers, actors and comedians adorn the walls of the cafe, which used to be a card shop and is next door to Costa.

It’s the ‘Turkish breakfast’ that takes top billing on the menu. It’s a twist on the English breakfast and includes feta cheese, olives, Turkish pepperoni and honey.

As well as offering Turkish treats, the kitchen serves English breakfast, sandwiches, pizza, paninis and omelettes.

Sirius is open from 9am to 5pm seven days a week at 9 Beulah Street, Harrogate.

64 homes at former Knaresborough factory set for approval

A 64-home development on the site of a former factory in Knaresborough has been recommended for approval.

Developer Countryside Properties has earmarked the former Trelleborg factory on Halfpenny Lane for the houses.

The site is not allocated for housing in Harrogate Borough Council’s Local Plan, which describes where development can take place. But it is included on the council’s Brownfield Land Register, which identifies locations considered to be appropriate for redevelopment for residential use.

The original proposal was for 77 dwellings. However, a group of mature trees on the site recently received tree preservation orders, which prompted the developer to reduce the number of homes. Twenty of them would be classed as ‘affordable’.

The site has been empty since 2016.

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The application faced an objection from Knaresborough Town Council, which said

“These houses are not needed, as sufficient house building is allocated elsewhere in the Local Plan and is being delivered.”

Network Rail also raised concerns about how close the homes will be to an operational railway crossing.

However, council officer Graham Smith backed the scheme, saying it would bring a derelict site back into use whilst boosting housing in the town.

He said:

“The proposal would contribute towards ensuring the district’s housing needs are met, including the provision of 20 affordable dwellings as well as properties that are designed to be accessible and adaptable.”

Councillors on Harrogate Borough Council‘s planning committee will consider the plans next Tuesday.

Historic Darley Mill set to be converted into houses

Plans to convert a historic mill in Darley into 20 homes look set for approval.

Darley Mill on the B6451 is Grade II Listed and includes a former corn mill that dates back to the 18th century.

A Harrogate Borough Council officer has recommended councillors next week approve an application to redevelop the Nidderdale mill by its Leeds-based owner YorPlace.

It comes four years after the council granted permission to build a smaller development of 13 homes. However, building work never began and a council report states the applicant would now like to build a larger development to make the project viable.

A mix of two, three and four-bedroom properties would be created.

A distinctive water wheel will be kept under the plans.

Darley & Menwith Parish Council said in planning documents it would welcome the landmark being brought back into use.

Chair Martin Pearson said:

“In respect of the current application, the parish council confirmed that it is still keen to see the mill building redeveloped as soon as possible, noting that its current condition is spoiling the local landscape.”

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History of the mill

Darley Mill was one of eight mills in the village and was built in the 18th century on the banks of Darley Beck.

It was used as a working mill until the 1950s when it became a tourist attraction.

In the mid-1980s, the mill was converted into a store selling linens, crafts and clothing.

In 2009, it was bought by the Yorkshire Linen Company, which ran a restaurant and shop at the mill until 2016 when it closed due to financial problems.

Plans to redevelop Harrogate council’s former headquarters set to be approved

Plans to redevelop Harrogate Borough Council’s former headquarters have been recommended for approval next week.

The proposals for Crescent Gardens, which has sat empty for five years, include a two-storey extension, rooftop restaurant, gym and new office space.

The plans have been recommended for approval at a meeting on May 10 after the council’s planning department released a report saying the redevelopment would “increase the vitality of this town centre site and prove beneficial in boosting Harrogate’s economy”.

Harrogate-based property developers Impala Estates are behind the proposals after purchasing the building for £4 million in 2020.
This came after the council moved to its new Knapping Mount headquarters in 2017.

At the time, the council announced it would sell Crescent Gardens 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.

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

Crescent Gardens

Crescent Gardens

Crescent Gardens then went back up for sale and was eventually bought by Impala Estates.

Historic England objection

In the report to next Tuesday’s meeting, the council’s planning department said the latest plans from Impala Estates would “alter the locality but on balance are considered acceptable.”

An objection by Historic England questioned the public benefits and said the roof extension should not exceed one storey. The body also said the plans relate “very poorly” to the existing building.

However, the council has argued this view contradicts a previous assessment from Historic England’s predecessor body, English Heritage, which described the building as “poorly proportioned in classical terms” because it was originally restricted to two storeys.

These comments came when English Heritage refused listed status for the building in 2002.

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Meanwhile, the latest proposals have already won the support of Harrogate Civic Society which described the scheme as “excellent”.

The civic society previously said:

“The existing roof lends itself to a two-storey extension, something that was advocated many times to Harrogate Borough Council, making use of the original design that envisaged future extensions at roof level.

“We are pleased to see that the building will be retained and refurbished as offices, with a restaurant on the roof and meeting rooms within the historic core, as this will retain a degree of public access and use of the building.”

Harrogate YMCA shop to close after just two years

The YMCA charity shop on Cambridge Road in Harrogate will close in the next two weeks after just two years in the town centre.

Manager Sam Perry said the unit has to be vacated by May 12 and expects all stock to be sold before then.

The store opened just before the first lockdown, across from McDonald’s, and Ms Perry said it was often overwhelmed by donations from local people.

She said the closure was due to the renovation of the upper floors into flats.

A planning application to convert the first and second floor of the building into eight flats was approved in September 2021. Developers Lake House Investments, which is based near Brighouse, submitted the plan.

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The shop is already looking bare, with just half of the floor space being used to display the last few donations at discounted prices.

Ms Perry said it was a “real shame” the shop was closing but added the charity was keen to find another suitable unit in the town centre.

Before moving to Harrogate in February 2020, there was a YMCA store in Starbeck but it also had to vacate due to development. Ms Perry said it could take up to 18 months to find new premises in Harrogate so she would have to find another job.

Harrogate Leon developer puts up another sign without permission

Developers behind a Leon drive-thru in Harrogate have put up another advertising sign before permission to do so has been granted.

Pictures from the Wetherby Road site show a sign for the restaurant, which will serve healthy fast food, being placed on top of the building this morning. The sign is one-metre tall and the lettering lights up red.

Euro Garages has applied for the installation of 15 advertising boards, which include drive-thru directions, menus and a height restrictor bar.

But Harrogate Borough Council has yet to approve the application.

A spokesperson for the council said:

“We are aware of the signage and are considering what action may be required.”

The move comes just three weeks after the developer erected an eight-metre tall sign outside the drive-thru.

Council officials ordered the sign be taken down and warned that any work undertaken on advertising signage before an application was approved would be at the developer’s “own risk”.

Euro Garages declined to comment.

Concern over Leon design

Local residents have raised concern that the building on the site will be different from that which was approved.

Initially, approval was granted for the site to become a Starbucks — but it has since emerged that the drive-thru will instead be a Leon.

Residents raised concern when it became clear that the design of the building was not the same as that lodged to the council.

Joe Shields, who lives next to the site and is a former marketing manager for companies including fast-food chains, told the Stray Ferret:

“I have opened a few drive-thrus, I’m not against them.

“It is opening a drive-thru here which is nuts.”

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Harrogate Borough Council has acknowledged that the building being constructed is not the same as the designs submitted to the authority.

However, it added that the developer has already submitted another application for the design, which is under consideration.

The drive-thru has long proved contentious since it was granted permission by a government planning inspector last year.

Last month, the Stray Ferret reported that Harrogate Borough Council had agreed to pay £25,000 in costs to Euro Garages following the appeal hearing.

Helen Hockenhull, the planning inspector, awarded costs against the council after she said it “demonstrated unreasonable behaviour”.

Bishop Monkton residents fear 125 new homes will exacerbate flooding

Villagers in Bishop Monkton say climate change has led to increased flooding in their village over the past decade — and two housing developments, with a total of 125 new homes, will exacerbate the problem.

Bishop Monkton Action Group was formed two years ago to raise awareness in the village about a 98-home development on Moor Road by Alfa Homes and 25-homes by Kebbell Developments on Knaresborough Road.

The group’s members are residents Kenneth Barker, Jonathan Beer, Harvey Bigg, Martin Minett, Raj Selvarajan and Bob Upton.

Both sites in the village, which is five miles south of Ripon, were allocated for development in Harrogate Borough Council’s Local Plan, which means they are likely to be approved in some form.

But the action group is holding out hope that they will be dismissed outright because surface water at the two sites will run off into Bishop Monkton Beck, a small river that runs through the village.

Major implications

The group says freak flood events are becoming more common in the village.

One resident submitted an objection to both developments that said from 2011 to 2020 the village faced nine days of floods, which was the same as the previous 50 years combined.

A spokesperson for the action group said

“The wider cumulative impacts of these developments will have major implications to the village in our view.”

The Alfa Homes proposal

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Flood risk assessment

A flood risk assessment submitted on behalf of Alfa Homes says surface water from the development will be discharged into Bishop Monkton Beck, which the Environment Agency classes as a river.

The developer said it has factored in a 30% increase in rainfall due to climate change but the risk of flooding would remain low.

A flood assessment submitted on behalf of the smaller Kebbel Developments scheme said surface water run-off into the river “will not increase flood risk elsewhere.”

That scheme will store water in a tank before it is discharged into the river.

However, members of the action group fear the two schemes, as well as a plan to increase the number of caravans on a local holiday site, could make flood events like those seen in 2015 and 2020 worse.

The two applications have almost 300 objections between them, with many people citing fears about flooding in the village.

North Yorkshire County Council, which is the flood authority, said HBC should refuse the application on flood grounds. It said:

“[The development] will ultimately increase the risk of flooding and exacerbate an already flood prone area; potentially further jeopardising people, property and critical infrastructure.”

Mike Mulligan, director at Kebbell Developments, sent the following response:

“The site is allocated for residential development in the adopted Harrogate Local Plan and therefore the principle of development has already been established. The comments and concerns of local residents on surface water flooding are noted and our engineers are liaising with the relevant bodies on the detailed design of the on-site attenuation and drainage scheme.

“We can confirm that the surface water drainage scheme for the development will meet all the necessary requirements. The key principle of the scheme is to ensure that the surface water is attenuated on the site in a large storage tank before being slowly discharged into the Beck at an agreed discharge rate.”

Afla Homes did not send a response at the time of publication