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.

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.

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.”

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 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.

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.”

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.

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.”

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.”

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.

“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 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 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.

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.

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.