Plans to demolish a 20-bed care home on Claro Road in Harrogate and replace it with a new facility have been recommended for approval.

Disability Action Yorkshire has submitted the proposal, which would see a 34-bed facility built on its current site and on adjacent disused land.

The new home would be built in three three-storey blocks and would ease the shortage of accessible supported housing for local disabled people.

Senior Harrogate Borough Council officers have recommended that the scheme is approved at a planning committee meeting next week.

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The proposal consists of 24 one-bedroom and 12 two-bedroom flats.

Should it be approved, Disability Action Yorkshire plans to complete the scheme in partnership with Highstone Housing Association.

The council agreed to sell the adjacent land to the housing association for an undisclosed sum in November 2021.

It is hoped the project will be completed by the end of 2023.

Masterplan of the care home development on Claro Road as proposed by Disability Action Yorkshire.

Jackie Snape, chief executive at Disability Action Yorkshire, said previously:

“Our vision is to empower disabled people to live the lifestyle of their choosing, and independent living is at the heart of this.

“This is an incredibly exciting move for us, and something we have been planning for a number of years. Our partners, Highstone Housing Association, are experts in building supported housing.

“Whilst they will develop the site, it will be our staff supporting the residents, all of whom will have tailor-made care packages put in place before moving in.

“Our customers at 34 Claro Road have been fully consulted, and they looking forward to having their own front doors.”

Harrogate Borough Council has said it would consider selling Rotary Wood to Harrogate Spring Water, as the company looks to expand its bottling plant on Harlow Moor Road.

The move was revealed in an email sent by Trevor Watson, the council’s director of economy and culture, to HSW in October 2021. It was obtained via a freedom of information request.

HSW leases the land where it is based, on Harlow Moor Road, from the council. The company pays the council ground rent of £13,000 a year plus turnover rent revenue, but this figure has never been publicly revealed.

The council is also the planning authority and in January last year councillors rejected a bid by HSW to expand its bottling plant into Rotary Wood.

The woodland was planted by the Rotary Club of Harrogate and local schoolchildren and is part of the council-owned Pinewoods.

In July 2021, Harrogate Spring Water said it would table new proposals to expand the bottling plant ‘within weeks’ but eight months on it has yet to do so.

Asset of Community Value

Pinewoods Conservation Group successfully registered the Pinewoods as an Asset of Community Value in 2015.

This means if the council decided to sell any of it, it must pause any sale for six months whilst it gives local community groups the chance to make an offer to buy it.

The email from the HSW employee, whose name is redacted, to Mr Watson reveals that representatives from HSW had a ‘helpful’ meeting with Conservative council leader Richard Cooper and deputy leader Graham Swift in September 2021. The ACV status of the woodland was discussed.

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In the email to Mr Watson, the HSW employee asked about the process for “releasing the land of this status”.

The email says as HSW decided to ‘do right by the town’ by not appealing last January’s refusal to grant planning permission, it asks the council to ‘lend your assistance’ around the ACV status of the wood, which it would like removed to speed up its planning application. It adds:

“A key element of the new application would be to try to expediate the process of releasing this land of its status, in order to avoid an unnecessarily protracted period of consultation and media scrutiny. I firmly believe this would be in the best interest of both parties.”

Open to offers

Mr Watson’s reply said that any sale of land with ACV status must follow due process but the authority would be open to offers.

Mr Watson added:

“The timing of all this therefore largely rests with HSW, in terms of how soon you wish to commence negotiations for the land and ultimately whether an in-principle agreement can be reached on potential disposal terms.”

He said informal discussions between the council and the business about buying the land took place “a number of years ago” but terms could not be reached.

Harrogate Spring Water’s head office on Harlow Moor Road in Harrogate.

Mr Watson said if a bid came in from HSW for the land, it would be subject to the usual six-month consultation period.

“We would therefore see the ball being in the HSW court in terms of formally approaching the council with a new, meaningful proposal for our consideration.

“If and when disposal terms are agreed in principle, the ACV process would then be formally triggered and we would carefully follow all the legal processes required, including public consultation as appropriate.”

Planning process ‘needs to be followed’

A Harrogate Spring Water spokesperson said:

“Harrogate Spring Water is evaluating its plans for the site and will communicate any update as and when that occurs. We are committed to working with the public and we will continue to keep people engaged and informed as part of the process”.

A Harrogate Borough Council spokeswoman said:

“This matter remains entirely in the hands of Harrogate Spring Water.  We wrote to them back in Autumn 2021 setting out a factual response to questions that they asked us about our decision-making processes.  We made very clear that there are distinct, statutory processes that we need to follow and that planning and land disposal processes are, quite rightly, dealt with as very separate matters. We have not had a response or any further discussions with the company on either the planning or land ownership situation”.

A spokesperson for Pinewoods Conservation Group said

“With each year that passes the Rotary Wood area of The Pinewoods becomes a more mature woodland with increasing bird and plant life, improving the biodiversity of the area and improving air quality.

“We are aware that Cllr Swift has been vocal in his support of this planned development but would be very concerned if any promises had been made to expedite any part of this complicated process and avoid full transparency and consultation. We also note that Cllr Cooper has recently been attending planning committee meeting and would hope he would now excuse himself from any future planning committee that considered these planning matters.

“However, we are somewhat comforted by comments from council officers restating the legal and planning processes that needs to be followed with respect to disposal of public land, and land that is protected as an ‘asset of community value’.

“Our lawyers will continue to monitor progress with interest.”

Plans have been submitted to convert the disused Church of St Mary on Harlow Terrace in Harrogate into seven homes and office space.

The homes would have either two or three bedrooms and 9 car parking spaces would be added.

The grade II* listed Gothic building was built in 1916 but has structural problems.

Mineral felt in the roof is leaking and the stone is deteriorating. It was designed by renowned architect Sir Walter Tapper.

In October 2020 it was placed on Historic England’s ‘At Risk’ register.

Previous plans

A different application to convert the church into office space was granted by Harrogate Borough Council in 2017 but it never materialised.

Shaw and Jagger Architects bought the church in November 2018 with the intention of turning part of the church into its offices with a business partner. 

These plans were approved in 2020 but building work did not start.

The latest proposals for the church still include office space intended for the architect firm, but most of the building would now be turned into housing.

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

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The guardians of Nidderdale’s Area of Outstanding Natural Beauty should be handed greater powers to determine the future shape of the landscape, it has been claimed.

Community leaders in both the Nidderdale AONB and the Howardian Hills AONB said while the areas were almost indistinguishable from their neighbouring national parks, they did not have the same protections.

National parks can make their own planning decisions, but decisions about AONBs are made remotely, often by people lacking local knowledge or expertise, they said.

Nidderdale AONB board member Keith Tordoff said the area had its own environmental and economic ecosystem to consider, but key decisions were being made by Harrogate Borough Council. He said:

“Harrogate is too remote from what is going on in Nidderdale. I would say it’s more important for the AONB to have input in planning decisions than planning officers who are based in Harrogate.

“Planning is something that should have been part and parcel of AONBs when they were established, like national parks, and there’s an argument that Nidderdale should have been included in the Yorkshire Dales National Park.

“For planning issues it’s very important that it should be people who are already working in the AONB area and understand the issues.”

However, Councillor Margaret Atkinson, whose Masham division includes part of Nidderdale AONB, which covers 233 square miles, said she hoped the views the AONB’s executive provided about planning applications were already taken into account.

She added she was confident the formation of a unitary authority and ‘double devolution’, where extra powers will be offered to local areas, would see greater local expertise in dealing with rural issues.

Equivalent recognition

The comments come as the government considers proposals to strengthen AONBs planning powers to recognise AONBs are just as important for people and nature, but lack equivalent recognition in law or support in resources.

The government consultation follows the Glover Landscapes Review finding AONBs do not always have the resources to meaningfully engage with the planning system, and that their advice is sometimes given limited weight in planning decisions.

A government spokesman said it recognised weighing up planning decisions needed to be carried out differently in protected landscapes, to ensure their statutory purposes and special qualities are meaningfully protected.

One suggestion includes granting AONBs statutory consultee status, alongside bodies such as highways authorities and water firms, for planning applications to ensure greater weight is given to their special qualities in
planning policies, procedures, and decisions.

Councillors representing the Howardian Hills AONB said elevating its status in the planning process would help with specific issues, such as significantly higher house prices to the surrounding area and poor access to services.

A North York Moors National Park spokesman said it supported strengthening the AONB team’s planning powers as it was likely to be beneficial to delivering objectives in the national park.

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Harrogate Borough Council‘s conservation officer has objected to the demolition of the former Debenhams building on Parliament Street.

Wetherby-based property company Stirling Prescient is behind a proposal to demolish the three buildings that Debenhams was situated in and replace them with 50 flats and two commercial units.

The site on Parliament Street has been home to different retailers for over a century. Before Debenhams, it housed the Buckley’s and Busby’s stores.

But the developer has said there is no market for the building to be reoccupied as a department store, and the 1902 and 1920-era buildings should be torn down.

‘Harmful to the streetscene’

The council’s objection was submitted last month by Emma Gibbens, principal conservation officer.

Ms Gibbens wrote:

“The loss of the traditional building form and architectural detail would be harmful to the streetscene and character and special interest of the conservation area, the building forming part of the designated heritage asset in a manner that contributes positively to its character.”

Ms Gibbens added that the developer needed to prove that the demolition was justified.

She wrote that redevelopment of the site was possible in a way that did not involve the demolition of historic buildings.

She added:

“If demolition can be proven to be required, then a revised scheme would be required for a replacement building; otherwise, the historic buildings should be retained and the later parts replaced with buildings that enhance the conservation area.”

The council’s planning committee will decide on the proposal but the objection by a senior council official is a blow to the developers.

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The council joins two influential heritage groups in submitting objections to the plans.

In January, Save Britain’s Heritage said the developer had failed to provide “clear or adequate justification” for demolishing the buildings.

The public body Historic England has also submitted an objection to the plans. Whilst welcoming the regeneration of the site, it said there should be a “sensitive conversion” of the two older department store buildings.

But the demolition has been supported by Harrogate Civic Society, which said it accepted the building was “very difficult to convert in a logical and practical way”.

However, the group objected to the height of the replacement building, which it said was “overpowering.”

Strengthen the town

A CGI view of the new apartments on Parliament Street.

The developer Stirling Prescient said in planning documents that there was no scope to convert the building into smaller units “due to its internal layout and the age of the building”.

Stirling Prescient said:

“The proposals as a whole will strengthen the town’s vitality and viability, increasing footfall and contributing to the local economy.

“The proposal represents a sustainable form of development and therefore benefits from the presumption in favour of sustainable development, meaning planning permission should be granted without delay.”

Harrogate Golf Club on Knaresborough Road has submitted plans to build a covered driving range.

The club, which was formed in 1892 and is the oldest golf club in Harrogate, says it will allow members to practice during poor weather.

The proposals include six practice bays as well as a dedicated training bay for the club professionals.

There would also be a golf ball cleaner and dispenser housed in a small attached building.

Planning documents state the building would be similar to other driving ranges found throughout the country. The driving range would be on a part of the course that is currently used for members to practice longer shots.

Harrogate Borough Council will decide on the plans at a later date.

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The owners of Husk Beer Emporium in Harrogate hope to open a bar this summer that showcases the best craft beers from the UK and abroad.

Danny Duckworth and Tom Gill, both 33, opened the shop on King’s Road just before the first covid lockdown. It sells a wide array of craft beers with idiosyncratic branding and flavours.

They said the next step is opening their own bar and they recently submitted plans to Harrogate Borough Council to do this.

The bar would be in a unit that was previously home to Greek restaurant Souvlaki on Station Square, opposite the Queen Victoria monument.

If all goes to plan, they said the venture could open by May. It will offer live music, meet the brewery nights, food, outdoor seating and an ‘Aladdin’s cave’ of unique beers.

The bar would open in this empty unit on Station Square

‘Weird and wonderful’ beers

The friends met as students at St Aidan’s Church of England High School and are excited by the prospect of moving into a more prominent location in the town.

Mr Duckworth believes craft beer can offer a more immersive experience for drinkers than traditional real ale, due to its taste combinations and flavours.

He said variety was the key to what they offer.

“We pride ourselves on weird and wonderful beers”

As well as selling more traditionally brewed craft beers, Husk also has a well-stocked range of alcohol-free and gluten-free options.

Mr Duckworth said:

“People come here on a Friday and buy eight bottles of beer and they will all taste different.”

Inside Husk Beer Emporium

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Craft beer trail

Craft beer muscled its way onto the drinking scene several years ago and the trend has proved that it has staying power.

Harrogate was once not known for alternative, DIY-style bars, but Mr Duckworth said Major Tom’s Social opened the door for places like the Disappearing Chin, North Bar and themselves.

Mr Gill said he hopes Husk bar can be part of a Harrogate craft beer trail, boosted by the Station Gateway scheme that would see the outside area at the end of James Street pedestrianised to allow for al-fresco summer drinking.

He said:

“More and more people are seeking places like this out.”

Mr Duckworth added:

“The craft beer scene in Harrogate is buzzing for us to open, we hope they can support us.”

Residents who live adjacent to the 95-home Granby Farm development have complained to Harrogate Borough Council about the height of some of the new properties being built, saying they will “tower over them”.

The council investigated the complaint and found Redrow Homes breached planning rules at the development by starting to build 15 houses before receiving the correct planning approval.

Outline planning permission for the development was granted in April 2021. It will be called Granby Meadows and will have a mixture of 95 one, two, three and four-bedroom properties.

In recent months, contractors have started preparing the land, laying roads, and building some of the houses.

The homes are being built on a field that is prone to flooding and the council said some of the homes are being built between 0.5m and 1.35m above existing ground level to help with drainage.  However, the increase in the ground elevation had not been approved at the planning stage.

Residents concerns

Granby Residents Association, which includes people living in properties adjacent to the development, complained to the council that the homes were being built too high and would “tower over” nearby homes.

Gary Walker, a member of the group, said:

“Residents along the site boundary with both Roseville Drive and Kingsley Drive expressed grave concerns once the work on the infrastructure commenced.

“You only have to visit the properties on Kingsley Drive to see how high the levels have been increased and how these new houses will tower over them.”

Work underway at the site.

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Mr Walker shared with the Stray Ferret email correspondence he had with the council’s planning enforcement officer Andrew Lancashire.

Mr Lancashire confirmed that work on 15 homes took place before the planning condition had been discharged.

He wrote:

“It would appear that the foundations for the units 80-94 have been laid and ground levels will be raised between 0.5m to 1.35m above the existing ground levels to the internal finished floor level (FFL) of the new dwellings.

“The engineering operation to increase the FFL were not approved at the planning stage and development has begun without these planning conditions first being discharged. This is a breach of planning.”

Action

Mr Lancashire said the council investigated the planning breach further to decide what action to take.

As the homes would be up to 1.35m taller, he measured what the distance was between them and Kingsley Drive.

He found all met the recommended distance except for two properties. 

Mr Lancashire said the difference was “relatively minor” and requested that trees be planted as mitigation.

He wrote that Redrow Homes have “recognised this shortfall and are in the process of submitting a revised and enhanced landscape buffer to deal with this situation”.

David Faraday, technical director for Redrow (Yorkshire), said:

“We are developing this site in accordance with the approved plans. Prior to the planning permission being granted we had supplied all relevant and requested information to the council regarding site levels.

“We are currently liaising with officers at the council regarding an issue identified with the site levels and we have committed to provide additional landscaping along the boundary. This will be maintained long-term, initially by our site team and on an ongoing basis by a management company for the site, once they have been appointed.

“Site drainage proposals remain consistent with the strategy agreed during the planning process and Yorkshire Water have confirmed their intention to adopt the scheme as proposed.”

A bid to build a retirement complex in Knaresborough has failed for the second time after concerns were raised over the impact on “massively stretched” health services.

Harrogate Borough Council’s planning committee has today deferred a decision on the latest proposals for 61 extra care apartments near Grimbald Bridge on Wetherby Road after previously refusing the development a year ago.

It follows an objection from the NHS North Yorkshire CCG (Clinical Commissioning Group) which said it was “extremely concerned” that another care facility could increase the elderly population and “overload” local services.

The CCG said in a letter:

“This proposal for a new care facility is not something the local population are in need of, and is being proposed in an area that does not have healthcare staff or infrastructure available to be able to safely manage these patients.”

Defending the plans, Robert Gaskell, planning manager at the developers Adlington Retirement Living, claimed there is a “critical” need for new care facilities in the area and that the impact on health services would be “minimal”.

He told a meeting today:

“The majority of people who move into these apartments come from the local area.

“Our experience is that 80% of residents actually reside in a 10 mile radius. If these people are currently visiting primary care, then the impact is already occurring.

“This development actually helps solve the problem because there are less visits to GPs because people are getting the care they need and are in a supportive environment.”

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Mr Gaskell also said the proposed building had been scaled back from four storeys to three, and also included a new access and footpath upgrades after other concerns were raised.

However, road safety and the risk of flooding has remained an issue for residents and councillors – despite specialists in these areas not raising any objections.

Councillor Phil Ireland, who represents the area on Harrogate Borough Council and Knaresborough Town Council, told today’s meeting that he believed the site was not suitable for any development of this size.

He said:

“The site is subject to flooding as witnessed on Sunday, February 20 when some residents of Nidderdale Lodge Park just downstream had to be physically carried out from their properties.

“This site is unsustainable and totally unsuitable for a development of this scale.”

Resident Steve Benn also described the changes in the latest plans as “minimal” and said many locals in the area were against the development.

Mr Gaskell responded by claiming there were no records of flooding at the site, as he also said the proposed widening and resurfacing of footpaths on Wetherby Road represented an improvement from the previous scheme.

He said:

“The site has not flooded. There is no record from the Environment Agency of the site flooding.

“Indeed, the site will provide some betterment in terms of flooding as a flood basement will accommodate an additional 600 cubic metres of flood water.

“In terms of the highways impacts, these have been addressed satisfactorily and a road safety audit has been conducted.”

Councillors voted to defer a decision on the plans to allow for more information on health services, flooding and other potential footpath improvements to come forward.

The proposals will be brought back to the planning committee at a later date.

Harrogate Borough Council has approved an application to convert the former Home Guard club in Harrogate into the town’s first mosque.

The building on the corner of Tower Street and Belford Road has stood derelict for several years but Harrogate Islamic Association plans to bring it back into use as a place of worship for Muslims.

The association, which was set up in 2011, has been looking for a permanent home for several years, with previous attempts at securing a site falling through. Around 100 Muslim worshippers currently meet in the Quakers’ Friends Meeting House on Queen Parade.

The association also organises prayer sessions at Chain Lane Community Hub in Knaresborough.

Sustainable travel

The planning application was submitted in December and received 107 letters of support and 68 objections.

Several objections said the Mosque would increase traffic in the area and that there would be a lack of car parking spaces, but these points were dismissed by council officer Arthama Lakhanpall in his report.

He wrote:

“The site is well connected to transport links and lies within a sustainable location for travel and access. It would promote walking, cycling and sustainable travel in this town centre location. It would therefore be accessible.

“There is no requirement for the proposal to provide off-street parking provision, although the site benefits from nearby short stay and long stay parking areas including the West Park pay and display and multi-storey car parks, and on-street parking on Belford Place, Belford Road and Victoria Avenue.”

The council tweeted the news this morning.

We know there has been a lot of interest surrounding planning application 21/04557/FUL (conversion of vacant former home guards club to place of worship).

We can confirm approval was given (subject to conditions) today under delegated powers. pic.twitter.com/BdMBtQXmWd

— Harrogate Borough Council (@Harrogatebc) March 4, 2022

The HIA will run religious, community and charitable events at the building. It will also support Syrian and Afghan refugees who have moved to the area.

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Whilst the HIA has obtained planning approval, the next stage is raising money to purchase the building from the current owner.

£200,000 fundraiser

It hopes to raise £200,000 and has set up a fundraising page here where people can donate.

Harrogate Islamic Association said:

“We are grateful to everyone in the Harrogate community who supported us, including those at Harrogate Borough Council who engaged with us regularly to alleviate any concerns during the process.

“We view this as a success for everyone in Harrogate, not just ourselves. We can’t wait to welcome one and all for a cuppa.

“Our next step is to raise the balance of funds necessary for us to purchase the property outright. Although we have raised most of what we need, we had a number of pledges that were dependent upon planning permission being granted.

“So for the next 30 days, we will be collecting these pledges, inshallah. We are also re-launching a crowdfunding campaign to make up the difference.”