Flaxby modular housebuilder acquires site in Hastings

Flaxby-based modular house builder ilke Homes has bought a site in Hastings to develop 140 affordable properties.

The 12.35-acre site already has outline planning permission and was previously owned by Hastings Borough Council.

Work is expected to start in autumn this year ahead of completion in 2024. A total of 84 homes will be ‘zero carbon’ and powered by renewable energy.

The company, which has 500 employees, builds homes at its factory on Flaxby Moor Industrial Estate near Knaresborough that are then delivered across the UK.

Tom Heathcote, executive director of development at ilke Homes, said:

“We have enjoyed working closely with Hastings Borough Council’s Estates Team and the local authorities planning department to bring forward our proposals for the site at Harrow Lane.

“Subject to the clearance of pre-commencement conditions, we are excited to commence on site later this year.”

Cllr Maya Evans, deputy leader and portfolio holder for housing at the council, added:

“We are very impressed with ilke Homes, who have gone above and beyond in ensuring 84 homes are zero carbon.

“This means the energy they use will be 100 per cent renewable, on top of fabric first sustainable building materials.”

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Free business workshop in Harrogate

ActionCOACH Harrogate is hosting its second free business workshop at Starling Independent Bar Cafe Kitchen on September 7.

It’s been designed for business owners who want “a more manageable, more profitable business that can work without them”.

Andrew Joy will talk delegates through the ActionCOACH 6 steps model that’s used by many companies around the world.

The free morning of business coaching will include marketing concepts, sales promotion and profit-building systems.

To register visit here.

Kingsley residents suffering construction dust call on council to tackle developers

Residents in Harrogate’s Kingsley ward say construction traffic has left them worrying about harmful dust and air pollution — but a “weak” Harrogate Borough Council has done little to clamp down on developers. 

Over 700 homes will eventually be built in the ward by five different developers but Kingsley Road and Kingsley Drive are accessed off the busy Knaresborough Road.

This has led to lorries and trucks driving through residential roads to get to the building sites.

Residents say the construction traffic has resulted in vast amounts of dust and dirt from lorries ending up on roads, cars and houses. They say it’s so bad they worry they’ll have to wear masks to protect themselves.

Gary Tremble, from Kingsley Ward Action Group (KWAG), said:

“We have complained for over three years yet to this day the wagons travel down our residential street spewing out dust in summer and dirt in winter, we now even have fully laden uncovered wagons taking dirt into the developments.”

Mr Tremble believes the dust is made up of PM10, an air pollutant typically seen on building sites. When breathed in, it can penetrate deep into the lungs.

Exposure to high concentrations of PM10 has been linked by scientists to asthma attacks, high blood pressure, heart attacks and strokes.

‘We’ve been ignored’

When a development receives planning permission from HBC, conditions are attached that stipulate how housebuilders will minimise the impact of issues including dirt and dust.

This sometimes involves making sure there are onsite wheel cleaners and covering wagons that are carrying materials or waste.

Mr Tremble added:

“We’ve made hundreds of complaints to Harrogate Borough Council but enforcement but are weak. They don’t do anything and we’ve been ignored.”

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The issue of how effective the council’s planning enforcement team was raised at a council meeting this week.

Conservative councillor for Old Bilton, Paul Haslam, said he and other councillors had received complaints from KWAG accusing the council’s planning enforcement team of not ensuring that conditions were being upheld.

Conservative councillor for the Washburn ward, Victoria Oldham, asked Cllr Haslam if he thought HBC’s planning enforcement team was acting on complaints from residents “in a timeous manner”.

Cllr Haslam said he was concerned that enforcement officers “don’t have enough support”. He said:

“Quite clearly, guidelines are being flaunted [sic] by the developers. We need to make sure we are seen to protect our residents.”

‘Addressing the concerns’

In response to KWAG, a Harrogate Borough Council spokesperson said:

“We are aware of concerns relating to dust from HGVs entering and exiting the development(s) on Kingsley Road and have allocated a case officer to address these concerns.

“We have discussed the matter with the county council and the developer and have reminded them of actions they must maintain as per the conditions of the planning permission.

“These actions have been actioned – as well as some further recommendation, including road sweeping – by the developer and we will continue to closely assess this situation to ensure they continue to do so.”

Developer given extra time on 30-house scheme in Ripon

A developer looks set to be given extra time to complete a report into ground stability for a 30-house scheme in Ripon.

Wetherby firm Newett Homes received planning permission in February to build 30 homes at Springfield Close. Its previous bid to build 38 homes was refused.

But Harrogate Borough Council‘s decision was conditional on the company producing a satisfactory ground stability report within four months. Ripon is a notorious area for sink holes.

The report has yet to be produced but next week’s council planning committee looks set to grant Newett Homes a four-month extension.

A council officer’s report to the planning committee recommends it awards extra time but adds that if the report is not produced in another four months “the application be refused” due to concerns over unstable and contaminated land.

The report says:

“The applicant been progressing site investigations to determine the ground stability of the site but has been unable to complete the ground stability report within the specified four-month period, due to extensive lead-in times for the various elements of the necessary work.

“They are therefore seeking an extension of time for a further period to allow the works to be completed.”

It adds that given the amount of work that has already been carried out “it would be counterproductive to refuse the application at this stage, as it would result in additional unnecessary work for both the local authority and the applicant and could delay the site coming forward”.

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The report concludes:

“It is therefore proposed to permit an extension of time to allow for the continuation of on-site works required to prepare the full ground investigation report.

“The recommendation is to extend the period to 30th October 2022.”

Councillors will decide on Tuesday next week whether to accept the officer’s recommendation.

 

Residents unconvinced about Harrogate Spring Water’s expansion

Harrogate residents remain unconvinced about Harrogate Spring Water‘s plans to fell trees in Rotary Wood to expand its bottling plant.

The company, which is now owned by the French firm Danone, held a three-hour consultation event yesterday at Harrogate’s Crown Hotel.

It was a chance for people to make suggestions on the design and landscaping of the proposed extension. The company said the responses would influence its final design.

Since 2017, it has had outline planning permission to expand its production facilities on its site on Harlow Moor Road that would involve felling trees.

It is now putting together a ‘reserved matters’ application which will detail how the new building will look, how the surrounding area will be landscaped and crucially, where new trees will be be replanted.

The Stray Ferret went along to speak to attendees and representatives of Danone, including Harrogate Spring Water’s managing director Richard Hall.

Passionate views

Throughout the evening there was a slow trickle of curious people looking at display boards that offered background on the plans and reasons why the company feels it needs to expand. The boards are available to view online here.

Some saw the event as a chance to passionately tell Mr Hall what they feel are the wrongs of the company, including the merits of plastic bottles.

Sarah Gibbs has been a long-term campaigner against the expansion and often dons her trademark tree costume. She said:

“My stance is we are in a climate emergency. We need to start acting like it. Why do we need bottled water?”.

Rotary Wood

Rebecca Maunder campaigns for the environment in the Harlow Hill area.

She believes it’s not a certainty that the trees will be lost if a case can be made that any replacement tree planting proposals are insufficient.

She suggested the company should instead look to expand its premises in different ways.

“They should build it on their car park.”

Ms Maunder said Rotary Wood “belongs to all of us” and is worried the business will look to further encroach into the woodland in the future.

She added:

“In three years they might want more space.”

How the site currently looks from above.

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Complex issues

When Harrogate Borough Council’s planning committee considered the company’s last bid to expand in January 2021, it was for some, a simple battle between the profits of a private business and the environment.

Richard Hall said to frame the debate in these terms is unfair and is “more complex” than what is sometimes presented.

When asked if he is personally concerned about the effects of climate change. He said:

“I think that everyone is thinking about the climate. I’d like to behave in a way that takes into account the future”.

Mr Hall confirmed the company still wants to plant trees in a private field behind RHS Harlow Carr, as it proposed last time, but this is “not enough” and it wants to plant more.

Mr Hall said they have been in talks with some landowners but are yet to come to any agreements.

Last time many objectors, including local climate scientist Professor Piers Forster, were unhappy that the felled trees would be replaced elsewhere with saplings, which are much less effective at soaking up CO2 emissions.

Mr Hall said the company is looking into how the new trees can ensure a “biodiversity net gain”.

On Rebecca Maunder’s car park suggestion, Mr Hall said it was not possible due to a sustainable drainage system underneath.

Sadness

Terry Knowles is a member of Rotary Club of Harrogate and chaired the group’s environmental committee from 2000 until 2015.

Mr Knowles is a key reason the trees were planted there in the first place, which began in 2005 and took around four years.

Terry Knowles inspecting the boards

Speaking in a personal capacity, he said he felt sadness that some trees that he planted with local schoolchildren, who are now adults, could be lost.

He said:

“Bottled water is not an environmental product. The last permission was in 2017 and a lot has changed since then.”

Harrogate’s Leon drive-thru to open on Friday

Harrogate’s Leon drive-thru restaurant on Wetherby Road will open on Friday from 7am.

The Mediterranean-inspired fast food chain will be open daily from 7am to 10pm, except Sundays when it will be open from 8am to 10pm. It will have 70 covers, including some outdoor seating.

The restaurant has created 20 jobs and will feature digital kiosks.

Alex Parkinson, a Harrogate local who was originally hired by Leon as the assistant general manager at the firm’s Gildersome drive-thru, is leading the team.

The company describes itself as being good for the environment and its menu includes “carbon neutral” burgers, rice boxes, breakfast muffins, egg pots and cakes.

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The opening will end a saga that has gone back several years.

Originally, a Starbucks coffee drive-thru was planned for the site but it was refused by Harrogate Borough Council only for the decision to be overturned by a government inspector.

Concerns remain from residents who live near the site on how the drive-thru will affect traffic on the busy Wetherby Road.

Leon was bought by Blackburn billionaires the Issa brothers in 2021.

Glenn Edwards, Leon’s managing director said:

“Since opening our first drive-thru restaurant last year, we have been eager to grow this style of restaurant in order to  bring Leon to more guests and allow them to experience Leon while on the go – something that aligns with our mission to bring naturally fast food that tastes good, does you good and is kind to the planet.

“Our opening in Harrogate is a massive achievement across all fronts.”

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.