The Knaresborough Community Land Trust is hoping to develop a disused area in the town centre to provide three flats as affordable housing.

The group, made up of volunteers, says there isn’t enough affordable housing for key workers to live close to work.

The site for the group’s first project is at the bottom of the high street near the roundabout for Boroughbridge Road.

It is currently owned by Harrogate Borough Council but could be sold to the land trust under the proviso it was made into affordable housing.

Previously a public toilet and an air raid shelter the trust feel it is a good spot for accommodation as it is in a residential area and has nearby travel links.

(Left) The ground floor plans of the building and its proposed stret view (right). Photograph: Bauman Lyons Architects.

Hilary Garner, secretary of Knaresborough Community Lands Trust, said:

“We need the housing in Knaresborough – we have a lot of care workers and professionals but there isn’t the affordable housing.

“Any profit made goes back into the next project. We aren’t looking to build social housing because that is taken up by the big housing associations. This is to provide for the town’s population.

We all care very much about keeping Knaresborough alive. This is about catering for the population that lives here and catering for the young people too.”

The plans – as they stand – will include a bus shelter with a ‘living’ roof and maintain the public access to the buildings at the rear. Seven trees will have to be felled and 14 others will be planted elsewhere in the town.

Read more:

• Whinney Lane developed pledges to stick to agreement with the council following resident complaints.
• A new set of plans have been put forward for 170-home development in Knaresborough.

On Monday, November 9, the plans were discussed at Knaresborough Town Council planning meeting.

A resident and some town councillors voiced concern about the look of the building:

“KTC is unhappy about the colour of the finished building. Design is not in keeping with the Grade II listed buildings next door and nearby. Given the very prominent location within the conservation area this needs to be revisited. KTC is very concerned about the removal of seven trees.

“This particular development as a whole is unsuitable for the land and surrounding area.”

The resident, living near to the site, said the development would have a “detrimental effect” on their property.

“We congratulate the Community Land Trust on producing an innovative design that respects the conservation area setting of the site and reflects the surrounding historic buildings without trying to imitate them.

“It is exciting to see a community led development bring affordable housing of this quality to the centre of Knaresborough.”

The current plans are yet to be agreed by Harrogate Borough Council as they’re open for public consultation until December, 5.

Councillors will meet in December to consider Harrogate Spring Water’s proposals to extend its bottling plant in the Pinewoods.

The water company, which was bought out last year by multinational firm Danone, has had outline planning permission since 2016 to expand to the west of its existing site.

Harrogate Borough Council confirmed to the Stray Ferret that the planning committee will meet next month to consider an application to change the footprint of the new building, which the company wants to increase from 0.77 hectares to 0.94 hectares.

The plans would also remove public woodland in Rotary Wood, planted by local families to celebrate the organisation’s centenary.

A report from the council’s arboricultural manager, Paul Casey, said the loss of 2.8 acres of woodland floor would remove the “green corridor” link between the north and south of the site. He said:

“There are no proposals put forward that would mitigate for the loss of this woodland.

“In essence an area equal in size and appropriateness for woodland planting would need to be identified and allocated, preferably currently attached in some way to the Pinewoods, so as to meet any on-going objectives in terms of the following non-exhaustive list: biodiversity; woodland potential; carbon capture/sequestration potential; climate change and climate emergency objectives; flood alleviation benefits to match what is being lost; public use and benefits.”

More than 300 letters of objection have been sent to the council since the plans were submitted, including from the Rotary Club of Harrogate, the Pinewoods Conservation Group and Harrogate Civic Society.

Read more:

• Green Party to protest against water firm’s Pinewoods expansion

• Green groups in Harrogate unite to push for radical change

If the planning committee gives the plans the green light in December, another hearing at a future date will consider a separate application to confirm details of the new building, including its appearance and landscaping. The plans include planting some new trees near the bottling plant as well as a “living wall” to the north of the new extension.

In August, Nicky Cain, brand manager at Harrogate Spring Water, told the Stray Ferret the company planned to consult with local groups on the proposals but said the process had been delayed due to coronavirus. However, the Harrogate and District Green Party said the consultation had still not taken place.

Harrogate Spring Water has been contacted for a comment but had not responded at the time of publication.

To view the full details of the planning application, visit the planning pages of Harrogate Borough Council’s website and use reference 19/05245/DVCMAJ.

One of the oldest inns in Knaresborough has been sold with planning permission to convert it to a pub and six homes.

The Board Inn, which is situated in a prime town centre location next to the bus station, was sold by Harrogate estate agents FSS Property after eight months on the market.

The property fetched “very close” to the guide price of £325,000, according to the estate agents.

It was sold under auction conditions at the end of last month with planning permission for a public house, two flats and four houses.

The buyer’s details have not been revealed but the town’s easy access to the A1 make it an enticing option for developers looking for residential opportunities.

The pub has been sold at a time when Knaresborough’s high street has seen several new shops.

Read more:

• The growth of housing in Knaresborough has encouraged the county council to discuss opening a new primary school.
• Knaresborough’s former Natwest bank building is planned to be converted into a home.

Recently, the town of Knaresborough has been showing positive signs of regeneration. Several new shops have opened on the high street in recent months.

Residents in North Rigton say they will continue to fight council plans to build more homes on their street.

The battle started in 2006 when Harrogate Borough Council planned to demolish all of the garages in Brackenwell Lane for more homes.

Harvey Alexander, chairman of the North Righton Community Association, said they managed to get the council to partially back down then.

Read more:

• Why a seven-month-long road closure could kill this Harrogate pub
• Where you can see the Ripon Barracks proposals online

They argued that the space in front of the garages is the only turning point and the grass there is also where kids play.

Years later Harvey says the council has broken its promise to leave the area alone. He fears that, if the development went ahead, it would also create a “nightmare parking” situation.

“You can see how crowded the street is at 6.30pm and it gets worse later on. It’s going to be a parking nightmare. The council are going against the promise they made back in 2006, it is frustrating. This would cause chaos, there are plenty of other places to build homes. We don’t have the amenities.”

Six garages could be demolished for development.

The council has proposed to demolish the six-car garage to erect two dwellings on Brackenwell Lane, losing ten car parking spaces in total.

Currently, there is no date for the council to make its decision on the development. The Stray Ferret approached Harrogate Borough Council for a comment but did not receive a reply.

A decision on 120 homes on the outskirts of Knaresborough has been deferred to the chief planner by Harrogate councillors.

Harrogate Borough Council’s Planning Committee met yesterday on Zoom and cited concerns from residents over footpaths and a lack of trees facing Boroughbridge Road.

Castleford-based developers Galliford Try Partnerships Yorkshire has proposed a mix of 2,3 and 4-bedroom homes on the site in Scriven, which forms housing allocation K37 under HBC’s Local Plan.

48 of the homes will be classed as “affordable” and will contribute to the district’s need for building 208 additional affordable homes per year, HBC said.

Harrogate Borough Council’s Planning Committee meets on Zoom.

After concerns over pressure on local infrastructure were raised following the submission of Outline Planning Permission, the developers reduced the number of homes from 146 to 120.

The development faced an objection from Scriven Parish Council who said it will result in “saturation” for Knaresborough town and its facilities.

The objection said:

“Knaresborough is under tremendous pressure and the historic market town, which all the residents recognise and enjoy, is being destroyed by over development.

“Currently, there appears to be no provision for additional educational facilities or doctors surgeries to cater for this major influx of population.”

Parish councillor Miranda Armitage spoke to the Committee and said the proposals should be revised to add a mini-roundabout which would make access to the site safer.

She said:

“The entrance/exit is totally inadequate and downright dangerous.”

Read more:

• Bilton homes would be ‘catastrophic’ for environment, residents say
• Major Harrogate housing scheme blocked for second time

A report from HBC said overall the benefits of the development “significantly and demonstrably” outweigh any harm for the area.

Speaking to the Committee on behalf of the developer, Stephen Hughes, said they are happy to look at the changes suggested by the Committee.

He added:

“It’s a key scheme for us, representing an investment of £25million. Despite an unprecedented economic backdrop we see this as a significant scheme.”

As the government lines up plans to overhaul the UK planning system, could we see less shops and more homes and offices in Harrogate town centre as a result of the changes?

The town centre already has around 10% of its retail units sitting empty and an impending economic downturn could see that number increase.

But proposals lined up by the government could change how developers react to the loss of shops and what to do with them.

Ministers are to press ahead with measures which would see permitted development rights extended to empty outlets. It means that developers could demolish empty stores and replace them with housing without the need for a planning application.

Read more:

• Can Harrogate compete with Leeds as shops reopen?
• Many in district still fearful of shopping for clothes
• Which shops across the district are opening next week?

Further measures would see change of use rules relaxed, meaning unused shops could be turned into offices or homes.

James Tyreman, of Nicholls Tyerman estate agents, said the move would fit with an already popular town centre area to live in and converting a building would depend on its location.

He said: “It would depend on the right building and the right address.

“The town centre area is popular to live in and Harrogate has a lot of very attractive buildings. But it is very much a case of the right address and right location.”

Meanwhile, James Hobson, managing director at JEH Planning, said the reuse of vacant units will be crucial in helping the local economy after the pandemic.

He said: “Serious consideration will need to be given to the potential re-use of vacant retail premises and other commercial space for other uses, something that can be a controversial topic in Harrogate.

“However, if planners do not grasp and act on this issue, we could be preventing economic stimulus at a time that we have never needed it more.

“As part of this, we need to be completely realistic as to how much business and commercial space can be viably re-provided on site, and indeed how much affordable housing can be funded as part of mix use redevelopment proposals.”

He added that greater flexibility in the planning system would be key for those changes and to help high streets flourish.

The town centre has a Masterplan drawn up by the borough council, that was published four years ago. Critics argue that times have changed with increased online shopping and now the impact of coronavirus lockdown on the town centre.

The masterplan suggests the pedestrianisation of James Street which is the source of real concern to some traders

The Stray Ferret contacted Harrogate Borough Council leader, Richard Cooper, in advance of this article to request an interview on the vision for the town and traders concerns, but received no response.

Independent Harrogate have already made their voices heard and called for a rethink of the plan.

In its manifesto, the trade association said the town centre faces a crisis amid the pandemic and described the plan as “outdated”.

The publication of the manifesto was another example of the growing frustration among traders who feel the town’s future and its high-end shopping, which it is famous for, is at stake.

A spokesperson for the group said:

“We are terribly worried, there are various businesses that have already closed.

“The government have been supportive, but the local authority have got to be supportive too.”

At this critical juncture, there is a responsibility on policymakers to shape plans for the future. But there is also a responsibility on us to shop local if we want the stores we like to survive.