Co-op claims new Tesco would cut takings at Jennyfields store by 15%

The Co-op has submitted an objection to Tesco’s plans to build a new supermarket on Skipton Road, saying it would reduce takings at its Jennyfields store by 15%.

The Co-op on Jennyfield Drive is less than a mile from the old gasworks site where Tesco hopes to build its new supermarket.

It also operates smaller shops tied to petrol stations on Skipton Road and Ripon Road.

Planning consultant Barton Willmore submitted the objection last week on behalf of the retailer.

It was submitted two days before Waitrose submitted an objection of its own that claimed a new Tesco would have a “significant adverse impact” on its large supermarket on Station Parade as well as the large Asda on Bower Road.

Questions over retail assessment

The Co-op has criticised a retail assessment written on behalf of Tesco that was produced to support the retailer’s claim that a new supermarket is needed in that area of Harrogate.

The assessment suggested a Tesco would only divert 4% of trade from the Co-op in Jennyfields, which the Co-op called “absurd” in its objection.

It said the true number would be closer to 15%.

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Tesco’s retail assessment also said the Co-op was “locally-focused” and is “essentially a facility for the Jennyfield community”.

It said any adverse impact from Tesco would be compensated for because residents at new housing developments around Skipton Road and Killinghall would use it.

The Co-op has disputed this suggestion and called on Tesco to produce new data that gives a “more accurate reflection” of the number of new homes that will be built in the area.

‘Consider all feedback’

Tesco submitted plans to Harrogate Borough Council to build the new store in December.

It would be 38,795 square feet and include a petrol filling station, 200 car parking spaces, electric vehicle charging points and 24 cycle spaces. A new mini-roundabout would also be built on Skipton Road.

Tesco says 100 jobs would be created.

A Tesco spokesperson said it will consider all feedback from other supermarkets about the application.

They said:

“We will consider all feedback received on our application and will have further discussions with Harrogate council about the issues raised.”

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

£17m Knaresborough Leisure Centre approved

Plans for a £17m leisure centre in Knaresborough have been unanimously approved by councillors in what will mark the town centre’s biggest building project in decades.

Harrogate Borough Council yesterday passed its own plans for the new facility to be built over a play area at Fysche Field before the existing Knaresborough Pool just metres away is demolished to make way for a larger car park and new play equipment.

The new leisure centre will have a six-lane pool and exercise studios, and has been hailed by the council as a “modern and fit-for-purpose” facility for the town’s growing population.

Environmental impact

It could be built by the end of 2023 and will also be powered by air source heat pumps and solar panels.

However, some concerns have been raised over the environmental impact of demolishing a large building to replace it with another.

Bill Rigby, chairman of Knaresborough Civic Society, told today’s planning committee meeting that the project should be scrapped in favour of rival proposals for a major upgrade of the existing pool.

He said:

“Rejecting an extension in favour of a new build frustrates the nation’s and district’s own attempts to meet the challenge of a climate emergency.

“We are at a pivotal moment in our history as a community, nation and citizens of the world.

“The proposal fails to respond appropriately at all of these levels.”

Mr Rigby also criticised a council-run survey on where to build the new leisure centre as “flawed” and added residents were never asked if they believed there was a need for it at all.

‘Low carbon priority’

But Jonathan Dunk, chief development officer at the council, described the 30-year-old Knaresborough Pool as “at the end of its working life” and said more swimming space is needed. He said:

“We need to renew rather than refurbish the existing facility because it is old and there is inadequate water space.

“We also want to upgrade to make the most of the energy performance of the new building.

“We have chosen to invest more money and develop to a higher, excellent standard because addressing low-carbon is a high priority for the council.”

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Today’s vote of approval comes after the council confirmed the project budget had increased from £13million to £17million due to increased material and labour costs, and extra spending on safety equipment.

All nine members of the planning committee voted in favour of the project which was described as a “wise investment” for the town.

Knaresborough mayor councillor Christine Willoughby said:

“I’m very pleased to support this new facility.

“This is the perfect site as I have always felt the pool needs to be in the centre of Knaresborough.

“In a town with a river, it is really important that our children learn to swim.

“We have had too many fatalities in the river over the years.”

Other locations previously considered for the leisure centre included Knaresborough House, Hay-a-Park, Conyngham Hall and a plot of land at Halfpenny Lane.

Alliance Leisure

Today’s decision will now be followed by a cabinet meeting on Wednesday when councillors will be asked to approve a £28million contract for Bristol-based firm Alliance Leisure to build the new leisure centre at Fysche Field and separate plans for the Harrogate Hydro.

The proposals for a two-storey extension of the Hydro were approved in October 2021 and include demolishing the existing entrance and replacing it with a larger cafe and reception area, as well as a new fitness suite.

Meanwhile, the council last week announced that Ripon’s new multi-million-pound swimming pool is finally set to open on Wednesday after months of costly delays.

The project is nine months overdue and £4million over budget, and refurbishment works on the adjoining Ripon Leisure Centre are still underway after the discovery of an underground void prompted the need for an investigation.

Brimhams Active

All 11 council-run leisure venues across the Harrogate district are now being run by Brimhams Active – a council-owned company which launched last year and aims to save around half a million pound a year.

Brimhams Active was hailed as a “new vision for the future” sports and leisure services when it launched last year, although there are now questions over what will happen to the company when the council is replaced by a new North Yorkshire Council in April 2023.

£13 million Knaresborough Leisure Centre plans to go to vote on Monday

Plans for a £13 million leisure centre in Knaresborough will go to the vote on Monday after a decision was previously delayed due to a “technical error”.

Harrogate Borough Council’s planning committee was recommended to approve the controversial plans last week, but an error meant residents were not invited to speak at a meeting.

The council apologised and has now rescheduled a decision for 2pm on Monday.

Residents and campaign groups are expected to speak against the plans which include the demolition of the existing Knaresborough Swimming Pool at Fysche Field and building the new leisure centre over a play area to the rear.

Several concerns have been raised over the environmental impacts of demolishing a large building to replace it with another, as well as whether the new facility is needed.

Knaresborough Civic Society has repeatedly called on councillors to reject the plans in favour of rival proposals from the ‘Not on Fysche Field’ campaign group which has produced designs to upgrade the existing 30-year-old swimming pool.

A civic society spokesperson said:

“Knaresborough Civic Society is extremely concerned that the planning committee is in danger of making a decision on the say so of council officers that will result in unnecessary and unequivocal damage to the environment and the gateway to the town.

“On behalf of future generations, members of the planning committee must show the necessary governance and be prepared to take full responsibility for the outcome of such a huge decision.”

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A public consultation on five potential locations for the proposed leisure centre was held in 2020 and referred to locating the facility “on the site of the existing pool”.

However, it was only several months after this that the council revealed it wants to build the leisure centre over a play area to the rear.

The other locations previously considered included Knaresborough House, Hay-a-Park, Conyngham Hall and a plot of land at Halfpenny Lane.

The council has hailed its proposals for Fysche Field as an opportunity to provide a “modern” and “fit-for-purpose” facility for Knaresborough’s growing population.

And if approved, the council said the new leisure centre could be built by the end of 2023.

Monday’s decision will be followed by a cabinet meeting on Wednesday when councillors will be asked to approve a £28million contract for Bristol-based firm Alliance Leisure to build the new leisure centre in Knaresborough and refurbish Harrogate Hydro.

This comes after plans for a two-storey extension of the Hydro were approved in October 2021.

These proposals include demolishing the existing entrance and replacing it with a larger reception area on the ground floor, as well as a new fitness suite on the first floor.

Another industrial unit approved for new Harrogate business park

Plans have been approved to build another 800 sq metre unit at an industrial park on the outskirts of Harrogate.

Harrogate Borough Council has given permission to Teakwood Investments to expand Harrogate West Business Park, which is situated at the junction of Burley Bank Road and Pennypot Lane, opposite the Army Foundation College.

Planning permission was first granted to build the site in 2020. Construction is currently underway and ventilation firm EnviroVent is set to base its headquarters there.

Another 11 units have also been granted planning permission since then.

A council report says:

“The development of Harrogate West Business Park will significantly support Harrogate district’s sustainable economic growth and covid recovery.”

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Vacant bank could become sports therapy centre in Knaresborough

Plans have been submitted to open a cafe and sports therapy centre in the former NatWest bank building on Knaresborough High Street.

The NatWest bank closed in May 2017 and many businesses have been rumoured to be moving in over the years. However, plans submitted to Harrogate Borough Council this week indicate it could finally open its doors once again.

The plans are for a change of use from a bank to a ground floor cafe and sports therapy rooms.

According to documents submitted to the council, the proposed cafe would be big enough for 50 customers. The application also includes an ice cream parlour, a hot and cold takeaway and three treatment rooms.

Space for 20 bike storage boxes to the back of the unit are also detailed. The applicant is named as Ms S Holmes.

This building was earmarked to open as a bar under a joint enterprise between Turning Point Brewery in Knaresborough and Major Tom’s Social in Harrogate.

The businesses applied for an alcohol license last October but when asked about plans for the bar Aron McMahon from Turning Point Brewery said there was “no update just yet”.

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Parish council slams ‘fast track’ planning rules after latest Dunlopillo proposals passed

Fast track rules which speed up the planning system have been slammed by a parish council after latest housing plans for a derelict office block near Harrogate were approved without a vote from councillors.

The proposals for 38 flats at the former Dunlopillo building in Pannal were passed by Harrogate Borough Council last week.

This came after the developers Echo Green previously won permission for 48 flats at the Station Road site before submitting a second application also under permitted development rights.

These rules were first introduced to ease the path of conservatories, small extensions and other uncontroversial works.

But in recent years they have been used by the government to drive up housing numbers through offices being converted into or replaced by entirely new buildings without usual planning permission.

Councillor Howard West, chairman of Pannal and Burn Bridge Parish Council, had raised several objections over the Dunlopillo plans and has now launched fresh criticism at the planning rules which he argues fails to take into account rural areas.

He said:

“We’re disappointed that the construction of an even bigger building than the one that was universally hated has been allowed.

“However, once Harrogate Borough Council officers made their original decision on the first prior notice of permitted development, there really was no way to stop construction.

“The principle of prior notice of permitted development was essentially to protect the high street from having empty commercial units when they could be converted to accommodation.

“However, to allow loopholes where rural villages could be overshadowed by bigger monstrosities than those originally built was patently an oversight by the civil servants who drafted the legislation and by those who voted it into planning law.”

The rules allow for developers to apply to councils to simply seek confirmation that a development is acceptable before commencing work.

This was the case for both applications for the Dunlopillo site and is different from usual planning permission which requires an outline and reserved matters application, and sometimes a vote from councillors.

But Harrogate Borough Council has admitted it could have allowed for a vote from councillors if it had acted quicker on the first application.

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It made this admission in a lessons learned review, which concluded that while the plans were “appropriately considered”, “a longer period of time than ideal” was spent on parts of the process.

‘Ghastly design’

Councillor West said he believes the plans could have been refused if presented to councillors as he also described the council-run review as “akin to marking one’s own homework”.

He said:

“Had council officers involved the planning committee for the first prior notice of permitted development then there might have been a chance in getting it stopped because of the ghastly design – although some of the past committee decisions defy logic.

“The second proposal is a country mile better than the first, albeit much too high and overbearing and not at all in keeping with a village environment.”

The latest plans for the Station Road site include demolishing the existing building to make way for an apartments block two-storeys higher.

This is something that has been a key concern for residents who are fearful the development will have a major visual impact on the area surrounding the site which pillows and bedding manufacturer Dunlopillo moved out of in 2008.

Since then, the building has fallen into a state of disrepair with residents describing it as an “eyesore” and “monstrosity”.

Its current state is far from how many employees will remember the building in the 1970s and 1980s when an estimated 440 people worked there.

Knaresborough councillor supports £13m leisure centre ahead of crunch vote

A Knaresborough councillor has called on Harrogate Borough Council to lead by example and “go green” with its plans for a new leisure centre.

The council’s planning committee is due to vote tomorrow on whether to build the new £13 million facility over a play area to the rear of the existing pool at Knaresborough’s Fysche Field.

The plans, which are recommended for approval by council officers, have divided opinion, with some welcoming a modern new leisure centre and others criticising the design and environmental impact.

Hannah Gostlow, a Liberal Democrat who represents Knaresborough Scriven Park on the council, has covid and is therefore unable to attend tomorrow’s meeting.

Hannah Gostlow

But in a statement today she said the scheme must be environmentally friendly and that key issues such as access and car park design needed to be considered.

She said the footpath to the site should be improved and any resurfacing of the car park should use environmentally friendly materials. She added:

“I am supportive of securing the future of Knaresborough’s swimming pool with this planning application, but I ask Harrogate Borough Council to lead by example and make the development as green as possible.

“It is being built by our own borough council and so we need to make sure we are setting the right example and working to the highest standards of ‘green’ design.”

Cllr Gostlow also said the pool needed to be fit for children’s swimming lessons so it would require changing rooms big enough to accommodate local schools as well as a suitable depth of water.

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‘Industrial warehouse’

Knaresborough Civic Society has described the proposed building as looking like an “industrial warehouse” and urged councillors to reject the plan.

It said demolishing the existing facility was “unnecessary” and questioned what would happen when the local authority dissolves in 2023.

Designs for the new site.

The plans include a new six-lane pool, learner pool, fitness suite, spin studio, sauna and steam room, and dry and wet changing facilities.

The council’s website says there have been objections from 28 residents and two letters of support for the plans.

If approved, the project could be completed by the end of 2023.

22-home ‘affordable’ development in Staveley refused

Harrogate Borough Council has refused plans to build 22 “affordable” homes in Staveley.

Jack Lunn Properties hoped to build three one-bedroom, 13 two-bedroom and six three-bedroom homes on Main Street in the village, which is four miles north of Knaresborough.

The site isn’t in the council’s Local Plan outlining where development can take place in the district, which in normal circumstances would mean it’s highly unlikely the development would be granted planning permission.

However, the application had been brought forward through a rural exception scheme, which allows councils to grant planning permission for affordable housing in the open countryside if a developer can prove there is a need for it.

The government defines affordable as homes sold at 80% of the market rate, homes for social rent or sold through shared ownership schemes.

In the council’s refusal, chief planner John Worthington said there were “no exceptional circumstances” for granting the application and that it did not satisfy the requirements of the affordable housing exception scheme.

A similar plan by the same developer to build 23 affordable homes in Scotton was refused last month.

Carl Wright, director of Jack Lunn, said the company was considering an appeal.

He said:

“We’ve only received a copy of the decision today and have yet to fully digest the same. Suffice to say we are somewhat disappointed that the council have included reasons for refusal that we have not been allowed to comment on or respond to prior to issue.

“Naturally this is disappointing to say the least and we will now take further advice from our consultants prior to deciding whether we ought to appeal or take matters further.”

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Villagers formed a group called SV2 to fight against the plans.

Julie Bowland from SV2 said she was relieved that the council refused the proposal.

Ms Bowland said:

“I can only applaud, with a certain level of relief, that planning law has been upheld robustly and with great regard to the potentially catastrophic damage to the Staveley conservation area and the wildlife that proliferates this beautiful village.”

Harrogate council should have acted quicker on Dunlopillo housing plans, review finds

A review has found Harrogate Borough Council should have acted quicker on controversial housing plans for the derelict Dunlopillo building in Pannal.

Residents, councillors and Harrogate and Knaresborough Conservative MP Andrew Jones all criticised the council when it approved plans for 48 apartments at the site last September.

The decision was made at officer level and without a vote from councillors, which led to the council launching an internal review into how it handled the plans submitted under rules called permitted development rights.

A report has now concluded a “longer period of time than ideal” was spent on parts of the process.

It also said residents should have been consulted with sooner and that this could have allowed time for a vote from councillors.

Despite this, the council said the plans were still “appropriately considered”.

A council spokesperson said:

“The lessons learnt review regarding the former Dunlopillo site in Pannal found that the case was appropriately considered by officers and determined in-line with the appropriate legislation.

“It was acknowledged that some internal process areas could be strengthened, including prioritisation of such applications in the future and a greater overview by senior officers.”

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The report explained that extra time was spent on the application because it was the first the council had received under permitted development rights, which fast-track the conversion of empty buildings into homes.

Since the plans were passed new proposals have since been submitted for the Station Road site with a reduced number of apartments to replace the derelict office building which has been described as a “monstrosity”.

Echo Green Developments now wants to build 38 apartments at the site, which pillows and bedding manufacturer Dunlopillo moved out of in 2008.

The proposed building is still two-storeys higher than the existing offices – something which has been a key concern for residents who are fearful the development will have a major visual impact on the area.

‘Improvements could be made’

Mr Jones had urged residents to make their voices heard on the latest plans and has now welcomed the conclusion of the review.

He said: 

“I was pleased to see that the council had done an internal review on the matter and concluded that, although all the correct factors were taken into account in reaching a decision, there were improvements in the process that could be made.

“I know planners have a difficult job with ever-changing laws and guidance. I know too that they rarely have to take decisions on issues which are uncontroversial.

“That is why I am really encouraged that they have taken the time to look back, evaluate and implement changes in regard of this brand-new class of permitted development.”

Mr Jones added: 

“After the initial submission which prompted my concerns over the decision-making process, the applicants submitted a new proposal for the Dunlopillo site.

“This superseded the earlier decision and time was available to get the application before a planning committee.

“I think this shows that not only did planners critically evaluate what had been done previously, but they implemented the positive changes identified in the report.

“I am grateful that they took this approach irrespective of the outcome of the process.”

A decision on the latest plans is expected this month.

Plans approved to expand Harrogate district business park

Plans have been approved to expand a Harrogate district business park to create five new buildings in an effort to boost the local economy.

Springfield Farm, on Cold Cotes Road at Kettlesing Head, just off the A59, will expand to include a new warehouse and office space.

The site’s car park will also be extended and will include electric vehicle charging points.

Harrogate Borough Council approved the proposal last week.

Quarters Commercial Ltd, the developers behind the application, said the scheme will help to “enhance an already important commercial site”.

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As part of the plan, a 9,000 square foot warehouse will be built to provide additional storage space for Kirsty’s, a gluten-free food supplier, which is based at the site.

Masterplan for the Springfield Farm business park expansion.

Masterplan for the Springfield Farm business park expansion.

Meanwhile, three buildings will be built to provide nine separate units for smaller businesses. A further building will also be provided to offer office space for companies.

The developers said in its planning statement:

“Springfield Farm presents a fantastic opportunity to sensitively expand the already established commercial centre and ensure its future success and ongoing contribution to Harrogate.

“This is an exciting chance to enhance an already important commercial site, preserving the character of the area, with a quality masterplan, and well designed buildings where businesses’ can thrive, within a sustainable environment.”