planning Archives - Page 24 of 28

What is green belt land and how would Harrogate look without it?

It was first introduced in the 1960s to stop urban sprawl and protect Harrogate’s countryside from being dug up for developments.

The green belt is protected areas of rural land where the building of new homes and businesses is only allowed in special circumstances.

Its supporters say green belts have preserved landscapes across the country, while critics claim they protect the rich, stop houses being built and encourage commuting by cars.

But what would Harrogate look like if its protected areas of land had never been created?

36,000 acres of greenbelt

The green belt covers almost 36,000 acres across the district – equivalent to 11% of the total area.

It stretches along the district’s southern boundary with Leeds and up between Harrogate and Knaresborough to stop the two towns merging. There is also an area in the east of the district that forms part of the York green belt, which encircles the city.

Without the protection that the green belt offers, Harrogate and Knaresborough’s built-up areas – which sit just half a mile apart – could have formed one.

Other areas to the west including Otley and Ilkley could have also expanded ever-outwards and swallowed up the smaller settlements that surround them.

But the rules and regulations which make up green belt policy have not stopped developers coming forward with plans.

There have been almost 1,700 applications to Harrogate Borough Council in the protected areas since 2011. Most of these were for extensions and farm buildings, but others have been of some significance.

In early 2020, a developer behind plans for 210 homes on the outskirts of Wetherby near Stockeld Park was refused planning permission by both the council and a government inspector at appeal.

On the flip side, the construction of Harrogate Rugby Club’s Rudding Lane ground would not have been possible if the council did not allow for “special circumstances” when plans were approved in 2013.

These are just two examples of when development can and can’t take place in the green belt, with the task of deciding which circumstances are “special” enough to justify development often resulting in interventions by government inspectors.

Protecting greenbelt ‘a core principle’, says council

Cllr Tim Myatt, cabinet member for planning at Harrogate Borough Council, said the authority attaches great importance to protecting the green belt and that doing so is a key part of local and national policy.

He said:

“Any proposal for development in the district’s two green belts – namely the West Yorkshire green belt and the York green belt – would need to be in accordance with the National Planning Policy Framework, which makes clear that any development should not be approved except in very special circumstances.

“Protecting the green belt is one of the core planning principles of the NPPF and something our adopted Local Plan also specifies.”

The green belt between Harrogate and Knaresborough was reviewed in 1992 and minor changes were made when the district’s 2001 Local Plan was adopted.

However, the boundaries were not reviewed when the most recent Local Plan was adopted in 2020 – something residents in Harlow and Pannal Ash say should have happened.

David Siddans, secretary of Harlow and Pannal Ash Residents Association, said:

“We would have liked to see the green belt extended to provide more protection to the landscape between Harrogate and Beckwithshaw.

“But that, we understand, would have required a formal review process, and Harrogate Borough Council was not receptive to the idea.”

Mr Siddans also said it is the development of greenfield land – not green belt – which presents the biggest threat to the environment and local area, which is facing the construction of hundreds of new homes.

He said these greenfield sites – which are untouched areas not previously built on – were seen as “easy pickings” when Harrogate’s most recent Local Plan was being developed.

Mr Siddans said:

“When the Local Plan was being prepared and sites were being sought to accommodate around 16,000 new houses, all the greenfields around the western arc which were not green belt were targeted for development.

“No major developments are proposed on the existing area zoned as green belt west of Harrogate.

“However, greenfield sites do not have the same protection, except that those located around the western arc are all within designated areas of special landscape value.

“In practice, the planning authority pays little attention to this protection, hence the massive and highly intrusive developments currently being proposed.”

Controversial plans for Goldsborough homes approved

Plans for 36 homes in Goldsborough have been approved despite fears the development will “tear up” the historic village’s conservation area.

Stonebridge Homes was granted final approval by Harrogate Borough Council yesterday at the third time of asking.

The housing company was previously told to rethink its Station Road scheme and hold a meeting with councillors and residents.

This meeting was held in August but it was followed only by complaints that the developers “weren’t willing to shift” on issues including the density and design of the homes.

Speaking at a meeting of the council’s planning committee, councillor Andrew Paraskos, a Conservative who represents Spofforth with Lower Wharfedale, said:

“A meeting did take place but there was no movement from the developers at all.

“Residents understand that there will be something on this plot, but they would just like something that is more in keeping with the village.

“We have deferred this plan twice and I think it is now time to refuse it.”

‘Conservation area is a sham’

Resident Noel Evans also said the plans appeared to be “set in stone with no bridge for improvements” and that the development would amount to a “public tearing up of the Goldsborough conservation area”.

The conservation area sits adjacent to the site and was introduced in 2008 as an area of architectural and historical interest, including much of the village.

Mr Evans said:

“The tallest buildings proposed on this site will be amongst the highest buildings in Goldsborough – higher than the church and Goldsborough Hall.

“This will irretrievably destroy the historic skyline. This site needs an entirely fresh and appropriate set of plans.

“The conservation area is a sham and has no reason to exist with this council.”

In its latest proposals, Stonebridge Homes included additional tree planting and information relating to materials.

The developers also argued the plans met national requirements and had received the backing of council officers three times with recommendations of approval.

Becky Lomas, an agent for Stonebridge Homes, told the meeting:

“The proposal before you today creates a well designed scheme, which is able to meet national requirements.

“This is a position which has been supported by council officers three times now at planning committee and the proposal of 36 dwellings is not considered to be in conflict with the development plan.”

The plans – which include a mix of one to five-bedroom properties – received 39 objections from residents and no letters of support.

The application was approved by councillors on the planning committee with six votes for, three against and one abstention.

Eight commercial units approved at Dunlopillo site in Pannal

Harrogate Borough Council has approved plans for eight new commercial units at the former Dunlopillo factory site in Pannal.

York-based Echo Green Developments has lodged the application, which will see the units based to the northern part of the site on Thirkill Drive.

It will also include 28 car parking spaces, 10 cycle spaces and two motorcycle spaces.

The developer said in planning documents that the scheme would “deliver much needed economic development” and that the site was earmarked as employment land by the council.

The former Dunlopillo site has undergone considerable redevelopment already.

Councillors gave permission to change the site into a mixed-use development back in 2015. Much of the site has already been demolished and replaced by housing as well as the Vida Grange care home.

Approval has also been granted to demolish the former Dunlopillo office block and build 48 apartments.

Harrogate’s former Laura Ashley shop could become yoga studio

A boutique yoga and pilates studio has submitted plans to open in the former Laura Ashley shop on Harrogate’s James Street.

Ebru Evrim currently provides provides classes in Skipton and sells activewear clothing.

According to planning documents submitted to Harrogate Borough Council, the owner wants to replicate the business in Harrogate town centre.

If approved, the plans would see the James Street unit converted into a retail and teaching space over three floors.

The two upper floors would be used as yoga and pilates studios and the activewear would be sold on the ground floor.

The company, which also arranges holidays, retreats and workshops, says on its website:

“The boutique brand founder and owner Ebru Evrim moved over from Istanbul in 2015, and began to teach ashtanga yoga and basic pilates as a freelancer in village halls and other local venues in Upper Wharfedale.”

The building, at 3 James Street, has been vacant for 12 months after Laura Ashley went into administration in March last year before going into partnership with Next.

The plans are currently under review by.

Micah Richards tackled by Harrogate council in bid to go green

Ex-England footballer Micah Richards has claimed Harrogate Borough Council thwarted his bid to install an electric vehicle charging point at his Harrogate home.

Richards is a regular pundit on Sky Sports alongside Roy Keane and Graeme Souness. During Sunday’s coverage, the trio discussed what steps they had taken to tackle climate change and improve the environment.

Richards said he had an electric car and hoped to install a charging point at his home.

However, the former England player claimed he was held back by the council’s planning department. He said:

“I had an electric car for a while. Harrogate council though didn’t allow me to have a charger. So I had to stop that for about six months.”

Richards’ comments received support on Twitter, with one person saying councils and government should do more to install charging points and encourage electric vehicle use:

“Good of Micah Richards to mention Harrogate council. The government and councils don’t help on the expense involved of electric cars and charging points to make it practical. You either want to do this as a country for people or not.”

Another person tweeted:

“Micah Richards calling out Harrogate planning department for refusing an electric charging point was not the content I was expecting when turning on Sky Sports today!”

A council spokesman said:

“Planning permission is not normally required for the installation of wall-mounted electric vehicle charging points so we’d welcome Mr Richards getting in touch with us as we’d be happy to help.

“He is also welcome to use the charging points at our civic centre on St Luke’s Avenue in Harrogate.”

Boost to Nidderdale Greenway extension plans

Harrogate Borough Council has pledged to support plans to extend the Nidderdale Greenway by up to 23 miles.

The authority has agreed to join a steering group leading on the plans, which would see the four mile cycling and walking route from Harrogate to Ripley extended through the Nidderdale Area of Outstanding Natural Beauty to Scar House Reservoir.

Speaking at a cabinet meeting last night, councillor Stanley Lumley, who represents the Pateley Bridge and Nidderdale Moors ward, said:

“These plans have been approached on several occasions, but this is the first time it has got real credence.

“The first part of the Nidderdale Greenway has proved to be an enormous success creating a safe cycling and walking route.

“The ambition to extend it through Nidderdale to Pateley Bridge would have great benefits for businesses and residents. It would also be a great asset to Nidderdale and the district as a whole.”

Councillor Phil Ireland, cabinet member for carbon reduction and sustainability, added:

“Sustainable transport is a key priority of this council and opportunities such as this should be supported.

“We do need representation on the steering group otherwise we would have no input into the development and delivery of the project.”

Councils, campaigners and residents will make up the steering group which could be officially formed by this autumn.

It is being led by cycling campaigner Malcolm Margolis, who long before the greenway opened in 2013 has always held an ambition of extending the route, which is used by an estimated 200,000 people every year.

Mr Margolis worked with Sustrans, a national charity that lobbies for and helps build cycling infrastructure, to produce a feasibility study for the extension plans before the pandemic struck and caused some delays in moving the project forward.

The plan though does have its detractors with some landowners in Nidderdale calling it a “Blackway”, arguing it will urbanise the rural footpaths.

The steering group will oversee the next stages of the project, including route planning and further talks with landowners. The aim is for the route to follow disused railway lines or existing rights of way wherever possible.

Mr Margolis previously said he hoped the route would be “substantially built” within the next five years and be funded by government grants and fundraising.

Lidl store at Ripon retail park gets go-ahead

Plans for a new Lidl supermarket at St Michael’s Retail Park in Ripon have been given the go-ahead.

Harrogate Borough Council’s planning committee today granted approval for the store, which the German retailer said will create up to 40 jobs and occupy three units at the £10m retail park.

Lidl also said the supermarket would represent a “multi-million-pound” investment into the Rotary Way site, which opened last year and is currently only occupied by Marks and Spencer.

Speaking at a meeting today, Liberal Democrat councillor Pat Marsh said she was happy to support the development because of the hundreds of homes set to be built in the area over the coming years, including plans for 1,300 homes at Ripon Barracks.

She said:

“This huge residential development is coming so there is a requirement to make sure that there is this kind of retail in Ripon.

“And what made me comfortable with this was the analysis of whether the store would impact on the city centre itself.

“Once that assured me it wouldn’t, I was very happy to support this to give the people of Ripon a choice in their shopping.”

The Lidl plans were submitted to the council in May following a virtual consultation with the local community earlier in the year.

Today’s approval comes after separate plans for a Lidl store at the former Lookers car dealership on Harrogate’s Knaresborough Road were approved by the council last month.

Lidl previously said this store will also create up to 40 jobs once built.

Housing developer dubbed ‘insensitive’ over Kingsley street names

Residents have called Barratt Homes “ignorant” and “insensitive” for its choice of names for two new roads on one of its housing developments.

Barratt is building 100 homes on a former green field off Kingsley Drive near Knaresborough Road.

The development, which is called Kingsley Meadows, includes new roads Meadow Place and Wildflower Close, which has attracted the ire of Kingsley Ward Action Group who think the names are cruelly ironic.

Locals fought against the proposals and submitted 155 objections with many lamenting the loss of green space. The application was initially refused by Harrogate Borough Council in 2015 because councillors agreed it would “unduly harm the rural pastoral character” of the area.

However, the application came during the period when HBC had no Local Plan, and the developer succeeded in overturning the decision on appeal.

Credit – Bill Shaw

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John Hansard from Kingsley Ward Action Group told the Stray Ferret it was “ironic” that the developer had chosen to give the new roads these names, considering what was there before.

A field on Kingsley Drive, with a crane from the Kingsley Meadows development in the background. Bill Shaw.

Mr Hansard accused the developer of “crass insensitivity and commercialism”.

He added:

“Why not stop at this, why not have a Deer Avenue, a Fox Drive or a Badger Close, after the animals whose habitats they’re destroying?

“These people are ignorant, thoughtless and only interested in making a fast buck at the expense of communities and the environment.”

A spokesperson for Barratt Homes said:

“The road names at Kingsley Meadows have been chosen in consistency with the name of the development itself and to reflect the scenery of its surroundings. The names were certainly not intended to cause offence to local residents and were required to meet the approval of Harrogate Borough Council before being confirmed.

“We have always been fully committed to supporting the ecology and biodiversity at Kingsley Meadows and its surrounding areas. As well as planting a number of new trees and enhancing the nearby watercourse with wetland wildflowers, we have installed hedgehog highways across the development and a wildlife friendly garden at its show home.”

Plans for 36 homes in Goldsborough sent back to drawing board

The housebuilders behind a 36-home development in Goldsborough have been sent back to the drawing board for the second time this year after claims residents’ concerns have been “ignored”.

Stonebridge Homes has outline permission for the Station Road scheme but has now twice failed to get a final go-ahead after Harrogate Borough Council’s planning committee voted for another deferral on Tuesday.

This comes after a meeting in March ended in the same result.

At Tuesday’s meeting, Andrew Paraskos, the Conservative councillor for Spofforth with Lower Wharfedale, said residents have accepted the development will eventually go-ahead but concerns over the density and design of the homes remained.

Photograph: Stonebridge Homes

These revised plans included two two-storey homes being reduced to bungalows, as well as more tree planting.

Cllr Paraskos said:

“Everybody realises that this site will be developed but no discussion has been made between the developers, the village and ourselves. We were asked for a meeting but due to holidays and other commitments we were unable to attend.

“The materials are still the same, the layout is the same, everything else is exactly as it was before.

“The revised application was also sent in before any meetings were tried to be arranged which really defeats the object.”

Jacqueline Dowker, chair of Goldsborough and Flaxby Parish Council, also spoke in objection to the plans and described the changes as “minimal and superficial”.

No final decision for three years

In response, Mark Johnson, an agent for Stonebridge Homes, said the developers have “always been available” for discussions with residents and that not having a final decision after first submitting the plans in 2018 was now becoming an “issue”.

Mr Johnson was also questioned by councillor Victoria Oldham if he thought residents’ concerns should be “ignored” and he said:

“No I don’t – what you have to understand though is that when the architects approach every scheme they are looking at the character of the area.

“When the site was allocated for a particular number of dwellings, those issues were already considered.

“On that basis, the scheme has been found acceptable by the council’s design officer twice.”

The plans – which include a mix of one to five-bedroom properties – received 37 objections from residents.

It was agreed at Tuesday’s meeting that residents and councillors would meet with the developers before revised plans are brought back before the committee later this summer.

Two year wait for planning decision forces appeal over Ripon townhouses

Developers have lodged an appeal against Harrogate Borough Council over a “failure to determine” a planning application for new apartments and townhouses in Ripon.

Spinksburn Ltd had tabled a plan to build four apartments and four townhouses on land off North Street in the city.

The site, which used to be retail units, was demolished to make way for Marshall Way and has remained undeveloped since.

The company tabled a revised plan back in November 2019, but says it has yet to receive a decision on the proposal.

Now, the developer has taken the matter to the government’s Planning Inspectorate.

In a letter outlining its grounds for appeal, the developer said it had requested a delay to the decision due to the covid pandemic back in April 2020.

A further extension was then agreed until July 15, 2021.

However, the developer said that since then the borough council has yet to determine the application.

The letter written by the developer’s lawyer said:

“Our client has therefore instructed us to submit the appeals for non-determination because the council does not appear to have the resources to be able to determine the applications and there appears to be no end in sight.

“My client is extremely concerned that determination of the applications is being allowed to drift and there are no means by which to secure the determination of the applications besides the appeal process if the council does not have the necessary resources.”

A government planning inspector will make a decision on the appeal at a later date.