Housing developer can ‘no longer afford’ to pay for Leeds Road cycle path

One of the UK’s biggest housing developers, which is building 128 homes in Pannal, has said it can no longer afford to pay for a cycle route on Leeds Road, despite being legally obliged to do so.

Bellway Homes was granted planning permission for its Jubilee Park development on the site of the former Dunlopillo factory in 2017. Homes are being sold there for upwards of £316,000.

Bellway Homes committed to paying for a cycle route on the A61 from the bridge over the River Crimple in Pannal to the Fulwith Mill Lane junction. This was done by a section 106 agreement, which housebuilders pay to mitigate for the cost of development.

However, more than four years after being granted permission to build the homes, the developer today asked Harrogate Borough Council‘s planning committee to remove the agreement, which it called “unreasonable” due to a change in government cycle scheme standards.

‘No longer viable’

Speaking at the planning committee this afternoon, Paul Thornton, planning manager at Bellway Homes, said the initial plans for the scheme were to widen the footpath to provide shared access with cyclists.

But a recent change in government standards meant the developer would now be obliged to create a cycle route segregated from motor vehicles to protect the safety of cyclists. Mr Thornton said this change had made the route “no longer viable” due to the increase in cost.

Bellway instead offered to pay £189,000 to the council to go towards the route or unspecified “wider improvements” along the A61.

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Mr Thornton said:

“It will help fund winder improvements along the A61 which will benefit Pannal and the wider district.

“We believe the funding will be far more beneficial than a standalone scheme.”

Harrogate Borough Council housing officer Kate Broadbank, who wrote a report to councillors recommending they approve the removal of the section 106 agreement, said the cycle route would now cost £980,000 due to the new government standards.

Ms Broadbank wrote in the report that “it would not be reasonable” to expect the developer to pay for it all.

Liberal Democrat councillor Hannah Gostlow, who represents Knaresborough Scriven Park, asked if this meant the taxpayer would now foot the rest of the bill if the cycle route ever gets built.

Harrogate Borough Council’s chief planner John Worthington said this was an “impossible question to answer”.

Councillors agreed to remove the section 106 agreement and accept the £189,000 offer by 7 votes to none, with three councillors abstaining.

Bid to convert Kirkby Malzeard pub at centre of long-running campaign

The acrimonious tug of war over the now-derelict former Henry Jenkins Inn in Kirkby Malzeard, has entered a new phase.

David Fielder, who owns the western portion of the building, has submitted a planning application to Harrogate Borough Council to convert it into a single dwelling.

The application, which will be considered by council planners later this year, was considered last night by Kirkby Malzeard, Laverton and Dallowgill Parish Council, which decided to adopt a neutral stance, by neither objecting to, nor supporting the proposal.

Mr Fielder, who attended the meeting, told the Stray Ferret:

“I’m happy with that decision, as it shows that the parish is not opposing the application and I hope that we can move on from here.

“Planning permission is already in place for the eastern annex of the building to be converted to residential use by my business associate Justin Claybourn and I believe it would make sense for HBC to approve my similar application and hopefully bring this saga to an end.”

One of Harrogate district’s oldest pubs

The Henry Jenkins, which is named after a man that legend states lived to be 169-years-old, is one of the oldest inns in the Harrogate district. It closed in 2011.

In 2017 the Henry Jenkins Community Pub group successfully obtained an Asset of Community Value listing for the building.

However, in 2018, the listing on the eastern annex was removed by the council, when the property was sold to Mr Claybourn.

Since then, the campaign group has made three unsuccessful attempts to have the listing reinstated on the eastern portion of the building — which it said was crucial to its plans to reopen the Henry Jenkins as a community facility comprising a pub, bistro and coffee shop.

HJCP chair Richard Sadler said:

“Harrogate Borough Council quite rightly has rigorous policies to protect and enhance community facilities ‘unless it can be clearly demonstrated … there is no reasonable prospect of the existing use continuing on a viable basis with all options for continuance having been reasonably explored’.

“Well in this case there is every chance the Henry Jenkins Inn can be revived and refurbished as a community-owned pub and restaurant. More than 170 villagers have banded together and raised more than £230,000 in pledges and shares and we should now be in a strong position to qualify for another £230,000 in government match funding.”

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Case for re-opening ‘stronger than ever’

Mr Sadler added that the case for regenerating the 250-year-old Henry Jenkins was stronger now than ever, with the pandemic leading to increased awareness of the importance of places for people to meet up and socialise.

“Here in Kirkby Malzeard, as elsewhere, we have more people working from home, many more new houses are planned and there’s an urgent need for a broader range of facilities.

“A revitalised Henry Jenkins would boost the local economy – providing jobs, encouraging people to go out more in the village and attracting more visitors to the area.

“We already have one pub – the Queen’s Head – but this is one of the largest villages in the area and all the evidence suggests there is room for a different type of pub serving a different clientele.

“We trust that our elected representatives will do the right thing by sticking to their policies and putting the long-term interests of the wider community above those of a private developer looking to make a quick profit.”

Heritage groups say ‘no justification’ for Harrogate Debenhams demolition

Two influential national heritage groups have issued strong objections to plans to demolish the former Debenhams building on Parliament Street in Harrogate.

Wetherby-based property company Stirling Prescient is behind a proposal to demolish three buildings and replace them with 50 high-end apartments along with two commercial units.

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

But in documents submitted to the council, the developer said the buildings need to be demolished as their size means they are no longer viable for retail.

‘Historic and architectural value’

Campaign group and charity Save Britain’s Heritage submitted an objection to the plans this week, saying the developer had failed to provide “clear or adequate justification” for demolishing the 1902 and 1920 era buildings.

Another building next to Westminster Arcade that was added in the 1960s is also set for demolition.

The group says the two older buildings have “considerable historic and architectural value” and “add greatly” to the character and significance of Parliament Street.

It adds:

“No evidence or analysis has been provided to show unequivocally why the buildings cannot be retained and refurbished. Demolition is an extreme response to development in such a historic context, and therefore sets a commensurately high threshold for justification.”

Busby’s on Parliament Street. Copyright: Walker-Neesam Archive.

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In December, the public body Historic England 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.

It said:

“We have particular concerns over the proposed demolition of the early 20th century buildings on the corner of Oxford Street and Parliament Street contributing positively to the appearance and character of the conservation area, for which there is no clear and convincing justification.”

A view of the new apartments on Parliament Street.

A CGI view of the new apartments on Parliament Street.

Stirling Prescient said in planning documents:

“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 Islamic Association hopes to see off anti-mosque campaign

Harrogate Islamic Association has said it is confident of seeing off an anti-mosque campaign fronted by a Bristol-based planning expert who calls himself the “Mosquebuster”.

Gavin Boby takes credit for the rejection of 47 out of 73 planning applications for UK mosques he has contested in the last 10 years.

In his latest video, Mr Boby said plans to convert the former Home Guard club on Harrogate’s Tower Street into a mosque “get under his skin”. He then goes on to make comments about the plan many would deem to be Islamophobic.

Mr Boby, who according to the Daily Mail has the support of the far-right English Defence League, suggests that people emphasise concerns about parking, traffic and pollution when objecting to plans for the mosque.

Since the start of the anti-mosque campaign, households across Harrogate have reported receiving leaflets through their doors encouraging them to oppose the plans with a guide on how to word the objection.

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Harrogate Islamic Association, which is behind the plans for the new mosque, which would be the first in the Harrogate district, has received one of the leaflets and addressed the concerns raised on its social media channels.

Zahed Amanullah, from HIA, told the Stray Ferret:

“Harrogate is a tolerant and welcoming place. That is why we live here and why I do not think a campaign like this will work here.

“For the most part when we have seen comments from Harrogate residents they are supportive. It’s people from outside the area who seem to object the most.

“I think this campaign and these leaflets will backfire on those who oppose the mosque. Residents who have received a leaflet have been in touch to tell us that they will now officially support our plans.”

The consultation period for the mosque plans on Harrogate Borough Council’s planning portal ends on Sunday, February 6.

Gas supplier objects to Tesco plans in Harrogate

Northern Gas Networks has submitted an objection on Tesco’s plans to build a new supermarket in Harrogate.

The supermarket giant has lodged proposals to Harrogate Borough Council for a new store on the former gasworks in the New Park area of town.

Northern Gas Networks, which sold the site to Tesco for £2.8 million in 2003, is concerned about the potential impact on Harrogate’s gas supply.

Tesco site

The site of the proposed Tesco.

In its formal objection on the council planning portal, NGN said it retained legal rights on a high pressure pipeline at the site that was “instrumental in supplying gas to the town”. It says the legal rights enable it to prevent any building on or near the length of the pipeline.

The pipe cuts across the north-eastern side of the site from Skipton Road to Oak Beck.

It is standard practice for NGN to object to any plans which are close or over a high pressure pipeline. Its objection aims to ensure the company, which distributes gas to 2.7 million homes in northern England, will be involved in the planning process.

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A spokesperson for Tesco said:

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

Artist impression of how the Tesco will look on Skipton Road.

Tesco has harboured ambitions for a new store in the town for almost 20 years. The retailer previously had plans approved in 2009, but pulled out after opposition from local traders.

Although many people have welcomed the prospect of a new supermarket in the north of Harrogate, some are concerned about traffic plus access to the site.

However, the company has said in transport documents submitted to the council that the site would see fewer car journeys than under previous plans.

Plan to build 23 affordable homes in Scotton rejected

A plan to build 23 affordable homes in Scotton has been rejected.

Harrogate Borough Council turned down the proposal from Jack Lunn (Properties) Ltd, which was earmarked for a site on Ripley Road in the village.

The plan would have seen a mix of one, two and three-bedroom affordable homes built on the site.

Affordable housing is defined as housing for people who cannot afford to buy or rent homes on the open market. The price varies locally.

The council estimates the district needs 6,600 affordable homes built between 2014 and 2035, which is the equivalent of 313 per year.

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However, the council turned down the application on the grounds that the site was outside the development boundary for the village.

In its decision, the council said:

“The proposal would result in an incongruous projection out of the existing settlement into open countryside. 

“The proposed development is not small in scale and is not an infill development that relates well to the existing built form of the settlement.”

The proposal also received 20 letters of objection from residents calling for the application to be turned down.

Scotton and Lingerfield Parish Council said in its objection that the scale of the development was not justified for the village.

It said:

“The National Planning Policy Framework is quite clear how exceptions sites should only be released for local affordable housing needs and not to meet general affordable housing needs. 

“The level of local affordable housing need has not been identified within Scotton and Lingerfield parish area to justify the scale of development being proposed.”

In documents submitted to the council, the developer said that the homes would make a “positive contribution” to the area.

It said:

“The design proposal intends to provide a sympathetic response to the surrounding context.

“The homes use materials indicative of the local area whilst the layout seeks to provide a range of homes as part of the development to allow for a positive contribution to the local community.”

Masham Parish Council agrees to plans for up to 60 homes

Masham parish councillors have said they have no objections to plans to build up to 60 homes on Foxholme Lane.

The application would involve the demolition of existing buildings on the site and the construction of houses, small commercial units and a public green space.

Developers Stonebridge Homes have yet to be granted planning approval from Harrogate Borough Council. But Masham Parish Council’s agreement gives the scheme a boost.

The site between The Oaks and W E Jameson & Son would include various sized houses.

Minutes to the latest Masham Parish Council meeting said councillors had no objections to the application and voted in favour.

The plans will now go before Harrogate Borough Council.

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Stray Views: Beech Grove LTN is ‘expensive folly’

Stray Views is a weekly column giving you the chance to have your say on issues affecting the Harrogate district. It is an opinion column and does not reflect the views of the Stray Ferret. Send your views to letters@thestrayferret.co.uk.

Low Traffic Neighbourhood is expensive folly

As someone who lives adjacent to the Beech Grove LTN, I must say I have rarely seen such expensive folly. The council seem intent on installing ever more restrictive road barriers simply to, as effectively as possible, funnel more and more traffic onto Lancaster and Queens Road. 

All of this to give around 60 cyclists a day the most cossetted and relaxing trip into town. Seemingly, by the council’s own admission, there is no evidence that cycling traffic will meaningfully replace motorists on local roads. Especially so, in the depths of winter, as they face icy cold, driven rain.

As a leisure cyclist I am inherently supportive, like most people I suspect, of reducing the use of cars where it makes sense to do so. As far as I can see though this is not that. This appears to be virtue signalling with no meaningful impact on future car use and with material detriment for residents.

The principal achievement of the LTN, as far as I can see, is to make it more hazardous for the large numbers of children walking to and from Western Primary and Harrogate Grammar School each day. They are put at risk as they try to cross tentatively between often inappropriately fast-moving cars, rat running from south of town to Otley or Leeds Road.

If we want to get people out of cars and using alternate forms of transport, we need to look more closely at who those car drivers are, why they are driving and how we make it easier for them to do otherwise. Shoehorning additional, random, road furniture onto small roads to deliver ineffective trophy projects is not the answer.

I would simply ask the council to stop, stand back, think and reflect, and then look for genuinely considered ways of improving all forms of transport around Harrogate. Until that happens all they are doing is robbing Peter to pay Paul. As a concerned parent I would be more than happy to contribute to the thinking on the best way forward into 2022.

Carl Howard, Queens Road

Harrogate apply for city status?

Instead of complaining about the previous Housing Minister’s decision, why don’t the Harrogate councillors get a grip and apply for city status in view of the massive expansion of our “town”?

John Holder, Harrogate

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Do you have an opinion on the Harrogate district? Email us at letters@thestrayferret.co.uk. Please include your name and approximate location details. Limit your letters to 350 words. We reserve the right to edit letters.

Developer reduces Knox Lane scheme from 73 to 53 homes

A developer has reduced the size a proposed housing development on Knox Lane in Bilton from 73 to 53 homes.

Jomast‘s initial plans to build the homes in April last year generated objections from over 200 people.

Those opposing the scheme criticised the number of homes on the site and questioned how the narrow Knox Lane would cope with the increased volume of traffic.

Harrogate Borough Council‘s Harrogate district Local Plan 2014-35, which outlines where development can take place in the district, says 52 homes should be built on the site, which sits on arable land adjacent to Oak Beck.

Knox Lane in Harrogate.

Knox Lane

Critics of the initial scheme included Cllr Paul Haslam, who represents Bilton on Harrogate Borough Council and North Yorkshire County Council, who said part of the land Jomast wanted to build on was prone to flooding.

Yorkshire Water also submitted an objection to the plans, which it said did not properly accommodate a sewerage system running across the site.

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Jomast said in planning documents that its resubmitted smaller plans included 34 semi-detached and three detached homes, 12 apartments and four terraced homes. A total of 30 homes would be classed as “affordable”.

To alleviate flooding concerns, Jomast would install hydro-brakes, which are machines that control water flow near rivers. It would also install underground storage tanks to hold water in the event of a major storm.

Harrogate Borough Council’s planning committee will decide on the proposal at a later date.

Councillors weren’t ‘bullied’ into approving plans for 200 Harrogate homes, says council

Harrogate Borough Council has “entirely refuted” claims from its own councillors that they were “bullied” into approving plans for up to 200 homes at a former police training base.

The proposals for the Yew Tree Lane site in Pannal Ash were approved during a three-hour meeting last Tuesday when the applicant Homes England was accused of making legal “threats” over any further delays on the application first submitted in June 2020.

Councillors had initially rejected a recommendation of approval during the meeting before claiming they had been “bullied” into the final decision.

This claim was supported by residents who said councillors “were unduly influenced” by the “threat” of a costly appeal from Homes England – the government’s housing agency.

The council has now issued a statement saying planning committee members must base their decisions on local and national planning policy. It added:

“Although the committee initially voted not to accept the officer’s recommendation, it is incumbent of them to provide acceptable planning reasons to support their decision.

“The decision was discussed at length and committee members were unable to identify sound reasons to justify such a vote, explaining their return to the original vote on the recommendation before them.

“Views that members were bullied, misled or voted due to fatigue are entirely refuted.”

Formal complaint

The council’s handling of the application has led to it receiving a formal complaint from Harlow and Pannal Ash Residents’ Association, and Pannal and Burn Bridge Parish Council.

David Oswin, deputy chair of the parish council, this week described the decision from councillors as “shambolic” and “embarrassing”.

He said:

“Coupled with threats of a legal challenge by the developer and misinformation from the officers, councillors were frankly bullied and bamboozled into reversing a decision that potentially sets a dangerous precedent for those with the deepest pockets to exploit.”

During last Tuesday’s meeting, it was also revealed that Homes England had written to the council claiming it acted “unlawfully” when councillors delayed a decision on the plans in summer.

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Homes England was asked to comment on this and the claims of “bullying,” but only provided a short statement explaining the council’s decision:

“Members of the Harrogate Borough Council planning committee approved our planning application at the former police training centre last week.

“The scheme will deliver 200 new homes – including 30% affordable homes.”

A decision on the plans was previously delayed to allow time for work on the West Harrogate Parameters Plan – a long-delayed document which sets out the infrastructure needs for the up to 4,000 new homes set to be built in the west of the district.

It was due to be completed last year, but will now not be published in draft form until at least February net year.

The plans from Homes England include the conversion of several former police buildings into 16 homes and the construction of 184 new properties at the former training centre which closed in 2011.

A reserved matters application is expected in spring 2022 and if approved, construction could start in autumn.