New plans for 146 homes in Harrogate

Plans have been submitted to build 146 homes in Harrogate.

Cumbrian housebuilder Story Homes has applied to North Yorkshire Council for permission to build the homes on land east of Otley Road in Harrogate.

A media release by Story Homes today said the land is allocated for housing in the Harrogate District Local Plan 2014-35, which outlines where development can take place.

The development would be built in partnership with housing association Home Group and 40% of the homes would be classed as affordable.

The scheme would include landscaped open space and a £500,000 community infrastructure levy, which is a charge levied by local authorities on new developments.

The site off Otley Road.

Today’s media statement said:

“The scheme proposes a mix of high quality, high specification homes designed for modern living, with open plan living spaces and enviable kerb appeal.

“Properties will range from one-bedroom apartments to six-bedroom detached homes and will include fully fitted designer kitchens with A-rated appliances, as well as luxurious finishes throughout.”

Hannah Richins, planning manager for Story Homes North West said the scheme would “introduce our beautifully crafted homes into a new housing market”.

Home Group, under its brand Persona Homes, has already delivered over 220 homes on Skipton Road in Harrogate.

Kitson Keen, director of development at Home Group said:

“Story Homes deliver high quality properties which will enhance the availability of quality affordable homes in Harrogate.”

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£15m bid to transform Harrogate’s Grove House into care home approved

A £15 million transformation of Harrogate’s Grove House into a major new care home and community facility has finally been approved.

Grove House, a grade two listed building opposite the fire station on Skipton Road, was the home of Victorian inventor, philanthropist and mayor Samson Fox.

It was later used as a hospital during the First World War and as the headquarters of the Royal Antediluvian Order of Buffaloes.

Harrogate’s Graeme Lee, chief executive of Springfield Healthcare, bought the six-acre site from the Buffaloes for more than £3m in 2017.

Grove House

Samson Fox lived at Grove House.

Plans were submitted five years ago to create what Mr Lee calls “the holy grail of care”, combining high quality facilities for residents with extensive community use.

Now, after a lengthy planning process, North Yorkshire Council has published a decision notice approving the application, subject to conditions.

It means Grove House can undergo extensive conversion work to create a care home consisting of 24 flats. In addition, a 62-bed care home and eight houses providing supported living for over-65s will be built on land alongside Grove House.

How the site will look.

An aerial view of the site.

Grove House, which is hidden from traffic on Skipton Road, has stood derelict for years.

Talking about the project last year, Mr Lee said schoolchildren from nearby Grove Road Community Primary School will be invited to participate in activities alongside residents and use the gardens for study and play, and the site would also host an annual garden party for the community.

He said it would become “one of the best examples of developing relationships between older people and young people in the UK”.

Mr Lee’s company already owns seven care homes, including Harcourt Gardens in Harrogate,

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Harrogate magic show venue approved — subject to noise plan

A planning application to convert a former Harrogate music studio into a magic show venue has been approved — subject to conditions.

Magician Neil Bradley-Smith applied to change the use of Blue Sky Music Studio on Mayfield Grove in September.

He told the Stray Ferret in October he proposed to turn the site into a “speakeasy-style” entertainment venue to perform live shows, adding:

“I’d like to partition the venue and make the first room an entirely interactive magic show.

“For example, I’d have a deck of cards stuck to the wall which would then be used in the show later on.

“Then, the other half of the venue would become a 1920s-style parlour where I’d perform traditional card tricks.”

The application was for the change of use from retail to sui generis, which means the use of the venue does not fall into a particular category due to it being unusual.

During consultation, an environmental health officer proposed a condition for controlling noise.

In its decision notice, published yesterday, North Yorkshire Council granted planning permission subject to the development not taking place “until a scheme has been submitted to and agreed in writing by the local planning authority that specifies the provisions that will be implemented for the control of noise emanating from the site”.

The council said the measure was being taken to “protect the amenity of the locality, especially for people living and/or working nearby.”

The Stray Ferret contacted Neil Bradley-Smith for a response to the decision, but he did not respond by the time of publication.

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Another Harrogate retail unit could be converted to flats

A Harrogate retailer has submitted plans to convert its top floor into flats.

Documents filed with North Yorkshire Council reveal Shuropody on Oxford Street would convert its top floor into two flats, while retaining the first two floors for retail.

The application was submitted by Edward Ake, of Harrogate firm Sandtoft Properties.

The trend towards town centre living has increased in Harrogate in recent years, with numerous planning applications to convert retail space.

The Stray Ferret wrote about some of the units affected here.

Shuropody is a foot care chain. The top two floors of the Harrogate business are currently occupied by its in-store podiatrist, which advises on footcare issues.

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The public consultation on the plans is open until December 29. The council will then decide whether to accept the application.

Residents can have their say online, or by writing to North Yorkshire Council, PO Box 787, Harrogate HG1 9RW, quoting the reference number ZC23/04286/FUL.

Shuropody has been approached for comment.

Flaxby eco-homes plan refused

Councillors have refused a plan to build four environmentally-friendly homes at Flaxby, near Knaresborough.

It follows two larger applications that were refused by the defunct Harrogate Borough Council in 2021 and 2022, with those decisions upheld on appeal.

The plots on York Road were identified for people who want to build their homes. According to documents submitted by developer Ben Holmes from Holmes Planning Ltd, utility bills would have been reduced to “as close to zero as possible”.

This would be achieved through solar panels on the roofs and air-source heat pumps instead of gas boilers.

The homes would be designed according to Passivhaus principles, which is an innovative design code that prioritises insulation so that a home doesn’t need any heating or cooling at all resulting in minimal energy bills.

The developer also said the homes would adopt rainwater harvesting technology to reduce water consumption.

North Yorkshire Council has a waiting list of people wanting to build their own homes in the county and the developer said the scheme would help meet a demand.

The proposed site at Flaxby.

Councillors on North Yorkshire Council’s Selby and Ainsty planning committee met yesterday at Selby Civic Centre to consider the latest application.

The plans received several objections from villagers in Flaxby.

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Caroline Greenhalgh, a councillor on Goldsborough and Flaxby Parish Council, told the committee she believed the site was unsuitable for development.

She added:

“There’s no infrastructure, services or adequate public transport.”

Mr Holmes addressed councillors and said the homes would be built to an “incredibly high standard”.

He said:

“These are going to be extremely green properties. It’s not a perfect site, I accept that, but it’s a good site.

“People will use their cars to get there however does that outweigh the benefits the site will bring? I say no it doesn’t.

“I firmly believe if you ask the public what they think, the majority would support this application.”

Ahead of the meeting, the plans were recommended for refusal in an officer report due to harm to the countryside and the loss of agricultural land.

Councillors ended up backing the recommendation and unanimously voted to refuse the plans.

Mark Crane, the Conservative councillor for Brayton and Barlow, said:

“I strongly support self-build however it’s clear as clear can be that this is not the site for it. Seldom have I seen so many reasons for refusal.”

Council cancels another Harrogate and Knaresborough planning committee

North Yorkshire Council has cancelled another Harrogate and Knaresborough planning committee due to a lack of planning applications to consider.

The meeting was set to take place next Tuesday at the Civic Centre in Harrogate.

It means since the new council was formed in April, just four out of nine planned meetings have taken place with none happening since the last meeting on September 26.

The ability to approve or reject planning applications is a key responsibility of elected councillors, with cross-party planning committees based around parliamentary constituencies scheduled to meet each month.

But there have been concerns across the county that power has been concentrated centrally with unelected officers making the decisions instead.

Last month, the Harrogate & Knaresborough committee chair Pat Marsh told the Local Democracy Reporting Service that the council was making a “nonsense” out of the current planning system.

In a statement published this week, the council’s assistant director of planning services, Trevor Watson, said one reason for the paucity of meetings was that planning applications in the former Harrogate district area are now been heard by councillors in the Skipton & Ripon and Selby & Ainsty constituency areas instead.

This includes plans for an eco home development in Flaxby tomorrow, which is a resubmitted version of a scheme previously refused by Harrogate Borough Council.

Mr Watson said: 

“We are committed to open and transparent governance and always endeavour to hold planning meetings where possible.

“Unfortunately, due to a lack of agenda items, the Harrogate and Knaresborough area constituency planning committee meeting scheduled for December 19 had to be cancelled.

“However, as the former administrative boundary of Harrogate Borough Council is split over three area constituency planning committees, a number of applications were considered at the Skipton and Ripon planning committee last week.

“A further two items are scheduled to be considered by the Selby and Ainsty committee on Wednesday.”

The next Harrogate & Knaresborough planning committee is set to take place on January 30.

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Councillors approve Simon Graeme garage expansion near Hampsthwaite

Councillors have granted planning permission for a new MOT and servicing building at a garage near Hampsthwaite.

North Yorkshire Council’s Skipton and Ripon planning committee met on Tuesday in Ripon to consider an application from Simon Graeme Auto Services Centre, which has operated at Graystone Plain Lane off the A59 for 30 years.

The current garage is located within the Nidderdale National Landscape (formerly called the AONB), which has strict planning laws.

The proposed new building, which would house two MOT bays and five servicing bays, sits on land just outside the National Landscape.

Plans were brought before councillors at the previous meeting in November but a decision was deferred following a request for more information about around planting, drainage and renewable energy.

At the previous meeting, Mr Graeme told councillors that the new building would future-proof his family business and allow it to service and repair electric vehicles.

Since November, an updated landscape plan and strategy has been submitted to the council, as has a drainage report and proposals to add solar panels to the site.

It was enough to satisfy councillors who unanimously approved the plans with Ripon Minster and Moorside Cllr Andrew Williams describing the changes as a “victory for common sense”.

He said:

“What we’ve now arrived at is a sensible position which everyone can hopefully subscribe to.

“It’s important the countryside isn’t a museum, it’s a place where people can live and work.”

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Council criticised for making ‘nonsense’ of Harrogate planning committees

The chair of the Harrogate and Knaresborough planning committee has strongly criticised North Yorkshire Council after another meeting was cancelled.

Planning committees comprise of a group of cross-party councillors who are supposed to meet each month to make decisions on the most important planning applications.

However, North Yorkshire Council has cancelled the next Harrogate and Knaresborough meeting scheduled this month due a lack of applications to consider.

Out of eight planned meetings, just four have taken place since North Yorkshire Council was created in April to replace Harrogate Borough Council as the lead planning authority.

North Yorkshire Council pledged to allow local councillors the ability to approve or refuse key applications but there have been concerns across the county that power has been concentrated centrally with unelected officers making the decisions instead.

The committee’s chair Pat Marsh, who represents Stray, Woodlands and Hookstone for the Liberal Democrats, told the Local Democracy Reporting Service this week that she believes the current system is “wrong” and is removing councillors from the decision-making process.

Councillors are able to call in applications to be considered by the planning committee but only if there are sound planning reasons.

Cllr Marsh said: 

“It is making a nonsense of having a planning committee and removes public participation from the planning process. I would like a review of the process and not just rely on councillors calling an application in. This is about openness and transparency.”

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Conservative vice chair of the committee Paul Haslam, who represents Bilton and Nidd Gorge, told the LDRS there is an ongoing review of the new planning committees and workload to ensure that they are deemed “fit for purpose.”

He said there has been recent meetings between the various chairs and vice-chairs and officers, where several reasons were given as to why there are fewer items going to committee.

Cllr Haslam said: 

“Development applications are down 10% nationally, locally its about 20%. The nature of applications has also changed and there are more individual housing applications such as extensions as a percentage of the applications. All developments over 50 houses would automatically come to the planning committee.

“Additionally, we have a local plan and this has reduced the number of speculative applications. Finally the Harrogate district is much reduced in size and if you were to take the original area then we might have had as many as six applications to review, but these are now with other planning committees.

“I am therefore not sure that there is too much wrong with the process but that it’s a function of the market place and having a local plan. However it is subject to review and I am keen for us to get to the bottom of this sooner rather than later.”

Plans resubmitted for children’s nursery at farm shop near Boroughbridge

The owners of Yolk Farm and Minskip Farm Shop have resubmitted plans to build a children’s nursery after North Yorkshire Council refused a previous bid in May.

Ben and Emma Mosey hope to create 74 full-day places for pre-school age children in a setting at the farm based around the curiosity and forest school approaches, which encourage independence through outdoor learning.

The Minskip Farm site, near Boroughbridge, is already a diversified agricultural operation and the owners now hope to create a family-friendly visitor experience which is “safe, fun and educational for children”, according to planning documents.

According to the application, there is a high demand for early years places in the area because there are 229 nursery-aged children in Boroughbridge but only 85 spaces.

However, the council previously listed four reasons for refusal, including the site being outside of development limits and the applicants failing to show how the nursery would diversify their farming business.

The fresh application submitted to the council attempts to address the reasons the council opposed the plan.

It includes more details on the local need for a new nursery, accessibility, sustainable design and how it will diversify the farming business.

The design has also been scaled back to reduce its impact on the landscape and now features reduced parking and hardstanding.

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Documents state:

“Overall, the resubmission demonstrates that the proposed children’s nursery will meet an acute need in the area, and will provide a high quality and unique play and learning environment for children which aligns with and makes the most of the existing family-friendly diversified activities at this small farm, and is suitably accessible given its farm location.

“The visual impact of the amended scheme will not be adverse in the context of the extant access and parking consent, existing built up farm and diversified activities. In addition technical concerns relating to highways and sustainable design have been addressed.”

North Yorkshire Council will make a decision on the plans at a later date.

‘Rethink’ needed after another Harrogate and Knaresborough planning committee cancelled

North Yorkshire Council’s system of delegating key planning decisions to officers needs a “rethink”, according to the chair of the Harrogate and Knaresborough planning committee.

Cllr Pat Marsh’s comments come as the council has cancelled next week’s planning committee for the area due to a lack of agenda items.

Planning committees comprise of a group of cross-party councillors who are supposed to meet each month to make decisions on key planning applications.

But it is the third time a meeting has been cancelled since North Yorkshire Council was created in April to replace Harrogate Borough Council as the lead planning authority.

Councillors are able to call in contentious applications for committees to consider if there are sound planning reasons.

However, elected councillors across the county have been left frustrated due to far fewer applications being decided by the committees, which cover each parliamentary constituency area in North Yorkshire.

Cllr Marsh told the Local Democracy Reporting Service that she has expressed her concern to officers in Northallerton regarding the issue.

She said: 

“As councillors we do need to be seen to be taking planning decisions especially in the areas we represent we have the local knowledge and understanding.

“Planning is all about openness and transparency and we do need to make sure that is how the public see it. Hopefully the officers will have taken my concerns onboard and that a rethink is happening.

“I am not critical of our planning officers they do a great job it is just about the scheme of delegation that does need a rethink and soon.”

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According to a report by the Local Democracy Reporting Sserive in September, a council planning officer told a meeting there had been no attempt to try to block proposals going before councillors and officers were “trying to understand where those lines should be drawn”.

He added the authority would examine changing the balance over which planning applications should go before councillors.

The officer said: 

“The intention here isn’t to disenfranchise members. Members are a key part of this process.”