Homeless people are set to benefit from new purpose-built housing in Bilton after plans were given the go-ahead by councillors.

Harrogate Borough Council has approved its own plans to demolish 10 garages on Woodfield Close to make way for two homes providing temporary accommodation.

Maggie Gibson, housing needs manager at the authority, told a planning committee meeting yesterday that the single-bed properties will be for people who are unable to use shared accommodation because of their complex needs. She added:

“This is accommodation where they will reside in for an extended period of time, but it means they can move on and enable other people to also use the pathway.

“It could be up to two or three years that they stay there because people’s circumstances change.”

Using garage sites to bring forward new homes has been a tactic used by the council to tackle Harrogate’s housing problems, with plans for affordable homes recently approved in Pannal and Ripon.

The Woodfield Close site is located near the footbridge which connects to the Nidderdale Greenway, and some garages will be retained.

The area will also be resurfaced to provide five public parking spaces, with potential for electric vehicle charging points.

Read more:

• Councillors vote to defer decision on 53 homes in Bilton
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No solar panels

There are, however, no plans for solar panels on the two properties after council officers said they ran into complications with tariffs and shared roof spaces.

Councillor Pat Marsh, leader of the opposition Liberal Democrat group, expressed disappointment over this and that the homes are to be heated by gas boilers and not more environmentally-friendly methods such as air source heat pumps. She said:

“I will support this because of the need for this type of accommodation, but I’m really upset that this local authority hasn’t thought of another way of using anything but gas.

“We know that in a few years gas boilers are being phased out by the government.

“This council has got to start to grasp that there is a climate emergency.”

Councillors have been recommended to approve a planning application to build 53 homes off Knox Lane in Bilton tomorrow.

Harrogate Borough Council‘s planning committee is due to meet tomorrow to vote on the scheme. The Queen’s death caused the meeting to be postponed last month.

A 30-page report to councillors by case officer Andy Hough recommends they approve the application by developer Jomast, subject to certain conditions, such as no objection from the local lead flood authority.

However, the councillors could decide to vote against the officer’s recommendation and reject the scheme. The meeting will be broadcast live at 2pm on the council’s YouTube page.

Mr Hough’s report says:

“Amendments to the plans reducing house numbers from 73 to 53 is welcome and the scheme is considered to now be in compliance with development plan policy.

“The site at present represents a transition from the suburban development that is characteristic of the Old Trough area, to the more vernacular loose form of frontage development situated at the hamlet of Knox.

“The frontage to the site has a very rural feel. To aid transition, the houses situated on the Knox Lane frontage have been set back into the site and are to be constructed at low density, behind new additional planting.”

The site is allocated for development in the Harrogate district Local Plan 2014-35, which outlines where planning can take place in the district.

Residents have said the scheme will decimate an idyllic and historic part of Bilton.

Knox Lane, leading to Spruisty Bridge

Harrogate man Rod Findlay takes a minute out of each day to take stock of where he is — working with one of the best views of one of Britain’s finest stately homes, Castle Howard.

Breathtaking as the estate is, with more than 200 listed buildings and monuments set over around 8,800 acres, there is much to do to ensure Castle Howard retains its prestigious reputation for generations to come.

The estate, 15 miles north of York, has been home to the Howard family for 300 years and is rich in history. The Great Fire of 1940 devastated the building decades ago and, more recently, covid has proved hugely disruptive.

Castle Howard’s worldwide reputation, enhanced by its many screen appearances in films such as Brideshead Revisited, meant it relied heavily on international visitors, mainly from China, so covid restrictions hit visitor numbers dramatically.

With every cloud comes a silver lining, though. Covid also made people want to seek out local places of beauty they had previously taken for granted, and the challenge now is to capitalise on that.

Mr Findlay started his career in law before moving into leadership roles in sports such as rugby league, golf and cycling. His current role as chief operating officer and company secretary at Castle Howard presents numerous challenges. He said:

Rod Findlay enjoys nothing more than a walk with his dogs.

“It’s really varied. You know, one day you are talking about Santa Claus and the next day you are talking about the long-term strategic vision for Castle Howard.

“That is interesting to me. We have a really ambitious plan to turn the house around. In the last few years we have done some work to look at the heritage deficit here.

“To look at Castle Howard, it’s a beautiful house but it needs investment.

“The mausoleum on the outskirts of the estate needs £18 million, the house needs £50 million, the gatehouse needs £15 million.

“It is a 300-year-old house so it needs continual investment. This is a long-term vision and requires a major change in our approach as we won’t get that money by putting up the price of scones.”

More than a house

Profit from the estate is invested in areas such as reports, conservation and restoration.

Castle Howard posted a loss of £2.1 million in its 2020 financial year, but recorded a profit the following year of £5.7 million.

A major reason for that quick turnaround was £7.5 million in upwards property revaluation on Castle Howard’s investment property portfolio, which is made up of the estate, residential accommodation and the holiday park.

So if an opportunity arose to expand its property portfolio in areas identified for development in the Ryedale Local Plan, Castle Howard would be keen to get involved.

The estate has bid to develop four areas of its 8,800 acres, which is made up largely of farmland and woodland.

There is, Mr Findlay says, a severe need for housing in the area surrounding the estate:

“We have a waiting list to get into our properties of 180 people. So it’s clear there are a lot of people who want to live and work in the area but they can’t find those opportunities.

“So if we increase the housing stock there’s another benefit as we can invest that money back into the estate, which also benefits the local economy.

“The first job is to get these properties included in the local plan, as it is currently listed as farmland. Then we can start work with a developer to bring them to life.

“We are keen to keep some control over the look and feel of these properties while the developments need to be responsible and sustainable.”

Can Harrogate improve its events?

Mr Findlay, who is originally from Newcastle, moved to Harrogate in 2014.

He has always enjoyed living in the town but the open spaces of Valley Gardens, Crimple Valley and the Stray enhanced his appreciation during covid lockdowns.

Castle Howard is embracing new kinds of events.

Mr Findlay believes the town should embrace more larger events. He said:

“I do think those large events will drive people.

“We certainly have seen that at Castle Howard where, we have attracted visitors we perhaps otherwise wouldn’t get with events like Cafe Mambo, Duran Duran and the Chemical Brothers.

“This attracts a demographic we’re not necessarily seeing. Harrogate shouldn’t shy away from those events, even if the town had a mixed experience like with the UCI.

“People should remember the positive benefits of those large scale events and I feel we should be using our incredible public spaces to that end all year round, weather depending.”

What next for Castle Howard?

Building work began at Castle Howard in 1699 but it took more than 100 years to complete, spanning the lives of three earls.

The estate has seen a lot in that time. While Castle Howard works well as a visitor attraction with around 250,000 expected annually, it’s clear the leadership will not rest on its laurels.

Mr Findlay and his team work for the Howard family, specifically Nicholas Howard and Victoria Barnsley, who are heavily involved in the business and its direction. He said:

“The family wants to make sure this is a place welcoming visitors for many years to come. It’s that long term vision which is important, we are talking about developments we will never see.”

Christmas is coming to Castle Howard.

There are lots of reasons to visit Castle Howard this year with Stately Superstitions: Eerie Encounters at the Castle from October 21 to 31 and Into the Woods: A Fairytale Christmas from November 12 to January 2.

Businesses in the Harrogate district could receive major tax cuts and fewer restrictions on building as part of a government announcement today.

Ministers revealed North Yorkshire County Council is one of 38 local authorities it is talking to about becoming investment zones.

The government has said the zones will “will drive growth and unlock housing across the UK by lowering taxes and liberalising planning frameworks”.

However, a union has warned they could lead to poorer public services and a race to the bottom on employment terms.

The government has written to local leaders in every part of England inviting them to begin discussions on setting up zones in their area. Conservative-controlled North Yorkshire County Council was today confirmed as one of 38 that are keen to be involved.

The government has said the zones will receive lower taxes and ‘radically streamlined’ planning rules.

Businesses will get 100% business rates relief on newly occupied and expanded premises, full stamp duty land tax relief on land bought for commercial or residential development and a zero rate for employer national insurance contributions on new employee earnings up to £50,270 per year.

To incentivise investment, there will be a 100% first year enhanced capital allowance relief for plant and machinery used within designated sites and accelerated enhanced structures and buildings allowance relief of 20% per year.

Kwasi Kwarteng

Chancellor Kwasi Kwarteng said:

“That is an unprecedented set of tax incentives for businesses to invest, to build and to create jobs right across the country.

“If we really want to level up, we need to unleash the power of the private sector.”

‘Race to the bottom’

But the zones, which build on the government’s freeports initiative, was criticised by the North Yorkshire branch of Unison.

A spokesman for the union said:

“Our nervousness, which is probably shared by residents of North Yorkshire, is around a race to the bottom by deregulation.”

The spokesman said the zones set local authorities against each other and would be bad for public services, as well as ushering in a “lower standard of planning”.

He also warned it could lead to businesses in non-zone areas cutting wages and standards to compete. He added:

“I don’t blame local authorities for applying but what we need from government is a strategy that goes for a high skill, high wage economy rather than pitting one local authority against another.”

North Yorkshire County Council has been approached for comment.

Councillors will now decide whether to approve plans to build 52 homes at Knox Lane on October 4.

The original date of September 13 was delayed following the Queen’s death.

Harrogate Borough Council postponed all council meetings that were due to take place this week as a mark of respect.

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.

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.

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.”

Read more:

• Residents say 53 homes at Knox Lane will ‘decimate’ idyllic scene
• Controversial Knox Lane housing plans recommended for approval
• GPs ‘extremely concerned’ Knox Lane housing will put pressure on health services

The plans have faced fierce objections from local residents in Bilton.

To many living there, the fields on Knox Lane represent one of the last green spaces in the area.

At the time of publication, there have been 311 objections to the plans from residents and zero submissions of support.

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.”

Read more:

• ‘Over the moon’ as sale completes on planned Harrogate mosque
• Harrogate Islamic Association confident of mosque purchase as deadline looms

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 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.”

Read more:

• Residents unconvinced about Harrogate Spring Water’s expansion
• Hot Seat: Harrogate Spring Water’s new boss faces old dilemma

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’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.”

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.

Read more:

• Controversial Knox Lane housing plans recommended for approval

• Rise in empty homes adds pressure on Harrogate district housing market

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.”

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.

Read more:

• Siblings, 11 and 7, get creative to protest against new Knox Lane houses
• Residents say 53 homes at Knox Lane will ‘decimate’ idyllic scene
• GPs ‘extremely concerned’ Knox Lane housing will put pressure on health services

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.”

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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