Harrogate councillor’s third bid for four-bed farmhouse set for approval

A Harrogate councillor will this week make a third attempt to win final approval to build a new countryside home after her previous plans were refused over size concerns.

Margaret Atkinson, a Conservative who represents the Fountains and Ripley ward on Harrogate Borough Council, was granted outline permission for a four-bedroom farmhouse opposite her existing home in Kirkby Malzeard in 2019.

But she has since made two failed attempts to secure a final go-ahead.

Her plans were previously refused because officers said she could not justify why the property needed to be so big.

However, cllr Atkinson has now submitted a scaled-back application, which has been recommended for approval at a meeting on Thursday.

A report to the meeting said the property – which is classed as a farm workers dwelling – had been reduced in size by around 75.5 square metres.

It said:

“The proposed dwelling provides for four-bedroom accommodation as per the previous application but the overall floorspace has been reduced from 276 sq m to 199.5 sq m.

“The revised proposal provides a dwelling that is considered to be of a scale and level of accommodation commensurate with that of an agricultural workers dwelling.”

The report added while the farmhouse was still larger than government’s nationally described space standards, which recommended up to 124 sq m, this was only guidance and the size was justified by the amount of space needed for farm work.

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As well as four bedrooms, cllr Atkinson’s plans also include a living room, dining room, kitchen, sunroom, office, storage space and two-bay carport.

Other reasons for refusal previously given by officers were a negative impact on the surrounding countryside and that the farmhouse would not have been affordable to any future owners because of its size.

The scale and layout of a proposed garden area was also a concern, as well as a lack of “suitable planting species and mix”.

However, the report to Thursday’s meeting said these areas had now been addressed in the new application. It said:

“The overall layout and design of the proposed property is considered to be in keeping with the local area and would not have a detrimental impact on the character and appearance of the Nidderdale Area of Outstanding Natural Beauty.

“The proposed landscaping scheme sets out a clear delineation of the domestic curtilage from the wider landscape and the proposed planting  provides opportunities for biodiversity net gain and a suitable level of screening.”

Kirkby Malzeard, Laverton and Dallowgill Parish Council did not support or object to the latest application, but did ask for reassurances over highway safety, future development on the site and the impact on the countryside.

Four flats could be built above James Street shop in Harrogate

A planning application has been made to convert vacant premises above Paw Prints pet shop on James Street in Harrogate to four studio apartments.

The application was made by a firm called SJM Cotech ltd, which appears to be one of a number of companies owned by Simon Jacob Moran, a Leeds property developer and lettings agent.

The property is located at 16 James Street, near the cut-through to the Victoria shopping centre. It fronts both on James Street and on Market Place to the rear. It was previously home to Thomas Cook, the travel agent.

The application would involve altering the rear of the property, on Market Place. A small retail unit would be added, while the current retail unit on James Street would be retained.

The four studio flats, which will range in size from 59 to 76 square metres, will be built on the first and second floors, which are currently vacant.

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The scheme is an amended version of one which was refused planning permission in December last year.

The previous scheme was refused because planners felt it did not contribute to the appearance of the conservation area, and because the flats would have had limited access to fresh air.

The new application has reduced the number of homes from five to four, and changed the design from 1-bedroom to studio flats.

All traditional elements of the James Street frontage would be retained, while the current modern shop sign would be replaced with a more sympathetic one.

The planning officer for Harrogate Borough Council is due to make a decision on the application by July 1.

Bilton car park could be converted into council houses

Plans to convert a car park in Bilton into council housing have been sent back to the drawing board.

Harrogate Borough Council’s housing team wants to build the two-bed properties near Dene Park and Woodfield Road to provide what it described as “much-needed” accommodation for some of the hundreds of people on the social housing waiting list.

Planning assistant Arthama Lakhanpall told a meeting on Tuesday that 1,700 households are currently in the queue for council homes, with 316 specifically requesting two-bed properties.

He asked councillors to approve the plans but was told to take another look at the layout and designs.

Conservative councillor Nigel Simms, who represents Masham and Kirkby Malzeard, said the proposals were “just not right yet” and “completely at odds” with existing properties in the area:

“I would like to see something that represents the vernacular that surrounds it, not something that looks as if it has just been brought out of a design brief.

“This needs to go away and come back with something that reflects the local distinctiveness.”

There were also questions over why seven car parking spaces – including three disabled bays – were needed in the plans, with councillors suggesting that more or larger homes could be built.

They also said eco-friendly methods of heating, such as air source heat pumps and solar panels, should be installed instead of gas.

Conservative councillor Andrew Paraskos, who represents Spofforth with Lower Wharfedale, said:

“We could make better use of the land that is there. Whether it is more houses or bigger houses I’m not sure, but it should be sent back for reworking for a scheme that we actually need and is more fitting.”

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A report to councillors said the homes would provide a “modest addition” to the council’s housing stock and that the loss of 12 ‘underused’ car parking spaces would not have a negative impact on the area.

It said:

“The design of the dwellings would respect local distinctiveness and there would be no significant harm to local residential amenity.

“The development would provide off-street parking and additional tree planting. It is considered that the housing development would provide a more efficient use of the site.”

Councillors unanimously voted to defer a decision on the plans at Tuesday’s meeting.

Planning submitted to add to Knaresborough pub re-development

A further planning application has been submitted for the re-development of one of the oldest inns in Knaresborough.

The building and land already has permission to be converted into three flats, three houses and a hospitality venue.

However, if approved, the new application would see an extra two one-bedroom flats built within the current building.

The plan is the 10th planning application for The Board Inn found on 3 High Street in its history.

The property was sold in August last year by Harrogate estate agents FSS Property after eight months on the market. It sold “very close” to the guide price of £325,000, according to the estate agents.

The residential units are intended to be rented out rather than sold. It is hoped the hospitality space will reopen as a restaurant or micro-pub.

The building near the bus station has lain empty for a number of years with the design consultants at MAS Design Consultants Ltd hoping this development will offer a “positive change”.

It is unknown when the works will begin but planning responses can take around 12 weeks.

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Fresh plans for housing at former Ripon timber yard

New plans have been submitted to build 13 homes at the former NY Timber yard in Ripon.

Harrogate Borough Council refused previous plans in December when chief planner John Worthington said the scheme by Red Tree Developments would cause “unacceptable harm” to the Ripon Conservation Area.

The site is adjacent to the listed buildings The Federation of Holy Trinity Church of England Junior School and St Wilfrid’s Catholic Church.

Christopher Hughes, chairman of the Ripon Civic Society also objected to the plans and said the structure should be retained due to its historical importance.

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The building in 1929.

For its latest application, the developer has included a document prepared by planning consultancy firm mb Heritage & Planning, which specialises in historic buildings.

The document, which evaluates the importance of the site as well as its impact on local landmarks, concluded that whilst the existing buildings have ‘some heritage value’ a scheme that involved retaining the original buildings was not financially viable.

Planning consultant Jay Everett also supported the application on behalf of the developer. He said:

“In my view, the proposed development represents the optimum viable re-use of the site, which will deliver substantial public benefits that outweigh the ‘less than substantial harm’ arising from the demolition of the existing building.”

Harrogate Borough Council will now decide whether to accept the application.

Plan to replace Ripon eyesore with townhouses

Plans have been submitted to demolish a building that has been blighting a historic area of Ripon.

The proposal is to replace the derelict property in Moss’s Arcade with three two-bedroom townhouses.

An overview of the proposed development submitted to Harrogate Borough Council says:

“This is an important part of Ripon steeped with heritage.

“However the building on the site is very much a left-over redundant building, which blights the surrounding area.”

Photo of derelict building at Moss's Arcade

Pigeons inhabit the derelict building

The existing building, has been left un-used for many years.

Planning consultant James Robinson said in an overview in support of the planning application.

“This is an important part of Ripon’s inner city and is right in the middle of the conservation area.

“The location benefits from all essential shops, facilities and transport ( Ripon Bus Station over the road )

“This is the ultimate sustainable inner-city location.”

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£500,000 contract awarded for Springfield House upgrades

A covid-delayed project to refurbish a former Harrogate Borough Council office has taken a step forward after the approval of a £500,000 construction contract.

The council vacated Springfield House, at Harrogate Convention Centre, when it moved all of its operations to its new £13m civic centre at Knapping Mount in 2017.

The office has since been let out to businesses.

A planned refurbishment of the upper floors was due to start last year but hit delays as access was restricted during the convention centre’s use as an NHS Nightingale hospital.

At a cabinet meeting on Wednesday, councillor Graham Swift, deputy leader and cabinet member for resources, enterprise and economic development at the council, said he had been “thwarted and frustrated” by the setbacks.

He added that he welcomed the awarding of the £501,815 contract to York-based Lindum Group Limited after a competitive tender process.

The works will include new office spaces, a refurbished space for convention centre staff and a business incubator scheme which provides mentoring and support services for entrepreneurs starting out in business.

The ‘digital incubator hub’ will be funded through £540,000 through the Leeds City Region Local Enterprise Partnership and is expected to make the council around £49,000 a year.

This is according to a report which also said the other office spaces would generate around £40,000 a year when fully let.

Speaking about the Springfield House plans, councillor Swift said:

“I have been thwarted and frustrated with this project which we would have liked to have implemented over 12 months ago but as the project was up-and-running when then found ourselves in a covid environment.

“This is an essential project for the district and the sort of project other people are investing in too. I know Crescent Gardens is gathering momentum and other developers in town are keen to take advantage of what is going to a fluid but important space in the market for small start-up businesses to grow.”

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It comes as plans to transform the council’s former Crescent Gardens headquarters into offices and a roof garden restaurant have been formally submitted.

Harrogate-based property company Impala Estates bought the site in January last year for £4m. Its plans also include creating a gym, as well as turning the former council chamber and mayor’s parlour into meeting rooms.

Two Harrogate district village pubs to be turned into housing

Two pubs in Little Ouseburn and Great Ouseburn will be converted into housing.

Harrogate Borough Council has approved plans to turn the former Green Tree pub in Little Ouseburn into housing.

Owners Michael and Barbara Briggs applied last year to turn the pub into two one-bedroom apartments and one three-bedroom semi-detached home.

Another two three-bedroom detached homes will be built in the rear car park.

The pub, which is on the main B6265 from Green Hammerton to Boroughbridge, closed in late 2019.

A statement attached to the planning application highlighted the pub’s plight in recent years:

“Local interest in using the pub has dwindled and was patronised by only a handful of regular customers. Takings were only sufficient to sustain Mrs Briggs and keep the doors open.”

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The Crown Inn pub in Great Ouseburn

Meanwhile, the council has also approved a plan to turn The Crown Inn pub in Great Ouseburn into a five-bedroom home.

The pub won the Yorkshire Pub of the Year title in 2011 but has been vacant for several years, closing in June 2016.

Despite new developments and growing populations, village pubs have found it difficult to survive. Numerous establishments in the Harrogate district have been affected.

The Lamb and Flag pub in Burton Leonard could now be turned into commercial or retail space. Plans were also submitted to convert the Half Moon in Sharow into a new home.

Council approves new footpaths for Conyngham Hall

Plans for new footpaths and signposts on the Conyngham Hall grounds in Knaresborough have been approved by Harrogate Borough Council’s planning committee.

A retrospective planning application was put before the committee this week to allow councillors to vote on the works done on the popular walking spot.

The works included the resurfacing of existing footpaths as well as the construction of a new footpath on the banks of the River Nidd. Timber steps were also put into a steep section of Collins Banks.

These renovations were done alongside local environmental groups and the parks department.

A retrospective application means most of the works have already been completed. They were carried out throughout last year using government funding from the Pocket Park Grant Funding. The total cost has been £27,000.

Conyngham Hall Knaresborough

The plans include new footpaths and signposts. Photograph: Harrogate Borough Council

The application was approved with 10 councillors voting for and two abstaining.

However, one Liberal Democrat councillor and a member of the public raised their concerns during the meeting.

Both said the size of the stones was too large. The member of the public added that the new footpath had created muddy and flooded surfaces.

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Cllr Pat Marsh said she had fallen on the new footpath twice and had heard other walkers had fallen too. She voted for the application but wanted to ensure smaller stones were used to cover these footpaths in the future.

She said:

“Initially they had to have signs put up to ask people to take care walking on the new footpaths. The bigger stone made it difficult to walk it some areas especially the steep sections. We need to ensure it’s safe for everyone.”

The council’s parks department added that further works are planned to “top up” some of the current works to improve the walkways.

Plans for 69 retirement apartments in Knaresborough refused

An application to build 69 retirement apartments with additional care facilities near St James Retail Park in Knaresborough has been refused.

Harrogate Borough Council‘s planning committee voted overwhelmingly to reject the bid yesterday. Eleven councillors refused and one abstained.

Adlington, part of the Gladman group, applied to build on land adjacent to the single-track Grimbald Bridge on Wetherby Road, alongside the River Nidd.

Adlington has built similar developments for retired people across the north of England, including Adlington House on Bridge Street in Otley.

Cllr Phil Ireland, who sits on both Knaresborough Town Council and Harrogate Borough Council, said the plans would increase traffic and air pollution for children walking to Aspin Park Academy primary school.

He said:

“The size and scale of the development is overpowering. The visual intrusion will be evident to all entering Knaresborough.”

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Robert Gaskell, planning manager for Adlington, said new retirement complexes were “critical” to the Harrogate district as they helped to release existing homes back into the housing market.

He added:

“The accommodation brings a social life that combats isolation and loneliness. In the context of current lockdown, this is surely something to be supported.”

Several councillors raised concerns about flooding, including Sue Lumby, who said elderly residents would not “be able to make a quick getaway” if the Nidd flooded.

However, Nick Turpin, the council’s planning manager, said officers were satisfied the development would have “minimum risk” of flooding.

The development was proposed be built to the left of Grimbald Bridge on Wetherby Road.

Grimbald Bridge is a pressure point for congestion and the proposals faced objections from both Knaresborough Civic Society and Knaresborough Town Council on transport grounds.