£22,000 fundraising campaign launched for Ripon Walled Garden

The charity that runs Ripon Walled Garden has launched a £22,000 fundraising campaign to buy new facilities for the disabled people it helps.

Ripon Community Link, which provides day support services for people with learning difficulties, operates from two sites in the city area — St Wilfrid’s Bungalow and Ripon Walled Garden.

Many of the people it helps work at the walled garden. The fundraising campaign will help to finish and furnish a new building on the site which they will use.

The building, which includes four classrooms, a reception and toilets, has already been paid for by grants and donations.

Victoria Ashley, Ripon Community Link chief executive, said:

“The new building is the next phase of our improvements for the walled garden to benefit members, customers, staff and volunteers.

“The opening of the toilet block was a major step for us, and now we are setting our sights on this new building, specifically aimed at benefitting our members. Our aim is to have this new facility fully opened in autumn”

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A charity gold day at Rudding Park on August 19 is among the events planned to support the fundraising campaign.

To donate, click here.

Masham needs more homes not holiday lets, says parish council

A planning application has caused debate in Masham after councillors said they would only support it if the building was used as housing rather than holiday lets.

At a Masham Parish Council meeting this month, councillors decided to neither support or object to a proposal to convert a building on Market Place into two dwellings.

The plans would see the former Forrest House Veterinary Ltd practice turned into two semi-detached houses. One would be one-bedroom and the other two-bedrooms.

The building is thought to have been empty for 12 months after the business moved during lockdown.

Masham councillors said they were passionate about fulfilling the demand for smaller properties from local residents.

Cllr Ian Johnson said:

“We’ve just got too many. It wasn’t a problem five years ago but it is now. It’s upsetting when you see people struggling to get a home in Masham because there aren’t any of the right ones available.”

Councillors believe the current 90 holiday lets in Masham were enough.

The parish council will now advise Harrogate Borough Council of its decision.

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Boom in padel tennis brings new centre to Harrogate

A new padel tennis centre could arrive at Harrogate’s Hornbeam Park as popularity for the sport grows.

With more than 6.000 padel players in the UK, according to the Lawn Tennis Association (LTA), the sport is one of the fastest growing in the country.

Plans have been submitted for a new six-court padel centre in one of Hornbeam’s new developments.

If planning is approved a new “boutique” gym will also open on the ground floor of the Matrix building with the padel courts on the first floor.

The building is currently empty but if planning is approved it could see the site transformed.

Unit M1 Matrix building, Hornbeam Park

The court would be housed in the Unit 1M Matrix building if plans are approved.

Here are ten facts you might not know about padel tennis, from the LTA:

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Planning documents have described the ground floor gym as “boutique with premium facilities”.

The centre will be opened by Coach Gyms Limited and Surge Padel Limited if planning is given the go ahead.

Wetherby Road Starbucks developer to seek legal costs if plan approved

A developer behind a planned Starbucks drive-thru on Wetherby Road has said it will seek full legal costs if the proposal is approved by a planning inspector.

Alan Evans, counsel for Euro Garages, told an inquiry earlier this week that the company would seek costs from Harrogate Borough Council for “unreasonable behaviour”.

Residents fighting the controversial proposal, which is planned for the former 1st Dental surgery site, appeared before the hearing to defend the refusal after the borough council withdrew its objection.

Alan Evans, a legal representative for Euro Garages, told the appeal that the planning committee’s latest decision of refusal should be overturned.

He said: 

“Members of the committee were themselves unwilling to defend their reasons for refusal so if you wanted to have a bird’s-eye view of unreasonableness, then I don’t think you could have a better one.

“No evidence has been brought forward, there never was any evidence and our application was based soundly at the outset.

“If the council can’t defend any reasons for refusal, then the obvious opposite side of the coin is that it should have been granted permission.”

Residents living next to the potential site of the drive-thru told the inquiry into the plans that it would “completely destroy” their enjoyment of their homes.

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Speaking at the hearing on Tuesday, resident Joanne Richardson, who lives behind the proposed site, said: 

“If this proposal is accepted then the impact on residents will be huge – it is seven days a week, unsociable hours and our amenity will be completely destroyed.”

Helen Hockenhull, a government planning inspector, opened the hearing into the proposed Starbucks drive-thru on Wetherby Road on Tuesday

Mrs Richardson also said revisions to the plans – including a re-jigged car park, reduction in the size of the coffee shop and an acoustic fence – did not go far enough to address local concern.

She said:

“What this current proposal does is move the drive-thru lane to literally metres from the windows of living areas directly adjacent to the site.

“It is absurd to think that a two-metre boarded fence and a planted area of a few metres will mitigate the impact on residents surrounding the site.”

Another resident, Mark Hinchliffe, told the appeal that the nearby Woodlands junction was “probably the busiest” in Harrogate as he also warned the town was already at “breaking point” with traffic congestion.

He said: 

“Regardless of Starbucks arriving, there is already a major problem with that road – I can only describe it as the North Circular around London.”

The plans were first refused by Harrogate Borough Council’s planning committee in 2017 before the applicant lodged an unsuccessful appeal, then submitted a revised application two years later.

These latest proposals were still rejected in 2019 but the council, nor its planning committee, chose not to contest the appeal because it had previously made a recommendation in support of the plans. 

The council also said it was unable to find lawyers willing to fight the appeal on its behalf.

Helen Hockenhull, the planning inspector in charge of the appeal, will make a decision on the plan at a later date.

Helipad plan for Grantley Hall set for second refusal

A five-star luxury hotel and wedding venue near Ripon looks set to be refused permission to use a helicopter landing pad at the site.

Grantley Hall – an 18th century mansion which opened as a hotel after a £70m refurbishment in 2019 – wants to use an existing helipad to attract top events including luxury car launches and yachting clubs.

But its application has been recommended for refusal at a Harrogate Borough Council meeting on Tuesday.

After a previous application was rejected in March last year, the hotel said it had restricted flights to no more than three a month to address concerns about noise to nearby residents and animals.

It also said it could lose £650,000 in income if the helipad was not made available to the type of clients that it wants to attract.

However, a council planning officer has questioned how the helipad could fetch that much money and said the restricted number of flights would still have too great an impact on the area. The officer said in a report:

“Whilst there are economic benefits to be considered with relation to the local economy, it is not considered that these are sufficient to outweigh the harm created by the proposal.

“Concerns are raised that the content of the business plan does not directly appear to correlate with the small number of flights proposed and it is difficult to assess if the numbers proposed.

“Nor is it considered that the visitors arriving by this manner are likely to be direct spending with other attractions in the area, rather they will fly in and fly out.”

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Nidderdale AONB (Area of Outstanding Natural Beauty), Grantley and Sawley Parish Council and residents have also objected to the plans, with one local warning the noise from flights would disturb daily lives and nature. Robert Ash said in a letter:

“Grantley is a peaceful village, much-loved for its tranquillity both by residents and visitors. In these days of mindfulness it is very therapeutic to be able to listen to the countryside rather than intrusive helicopters.

“This is a totally unnecessary, self-fulfilling application which should once and for all be rejected.”

Michelin star

As part of its application, Grantley Hall commissioned its own noise impact report, which concluded restricted flight times and paths would mean access to the helipad would be carried out in the “quietest manner”.

However, the reasons for recommending refusal are the impact on the Nidderdale AONB and Studley Royal Park, which is classed as a UNESCO World Heritage Site, as well the impact on ecology and biodiversity.

The planning officer’s report added:

“A temporary permission for 12 months would allow for a more robust assessment of the impacts of the proposal and the viability of the proposed number of flights and hours of operation, however, it is considered that without the ability to adequately control the routes of the helicopters that these impacts would be significantly adverse.”

Grantley Hall has 47 rooms and four restaurants, including one with a Michelin star, as well as 30 acres of wooded parkland and grounds.

It was used by West Riding County Council between 1947 and 1974 as an adult education residential college, as well as a training and conference centre by North Yorkshire County Council.

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.