Councillors delay decision on staff accommodation plan for Ripon Chinese restaurant

Councillors have deferred making a decision on a plan to create living accommodation for staff above a Chinese restaurant in Ripon.

North Yorkshire Council’s Skipton & Ripon planning committee met yesterday afternoon at Ripon Town Hall to consider an application from Mr Wang who took over The Dragon Inn in 2021.

The restaurant is part of a five-storey Grade II listed building that sits on the city’s market square.

According to planning documents, the first, second and attic levels are bedrooms for staff with a communal kitchen and bathrooms.

However, planning permission was never obtained to use the building as a house in multiple occupation (HMO) so the application was part-retrospective.

But councillors raised concerns about access to the building, the fire escape and bin collection with a request for more information before it’s brought back to committee.

Access to the residential upper floors is through the restaurant which led to fears that bins could potentially be dumped in the street.

There is also no public right of way to the rear of the building, which is on council-owned land, and the applicant has not yet received permission from North Yorkshire Council to use it.

HMO’s require a higher level of fire safety than a normal privately rented property and a condition was proposed so that a fire safety risk assessment of the building would take place but this still left councillors uneasy about fire safety in the building.

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Conservative and Independents Group councillor for Ripon Minster & Moorside, Andrew Williams, said he had reservations about the application.

He said: 

“I think as elected members we should ensure applications are water-tight before we give approval. I can’t support the application today as it would not be appropriate when there are clearly significant issues to be addressed.”

However, Liberal Democrat councillor for Ripon Ure Bank & Spa Barbara Brodigan said she was in favour of the plan as it would help to reinvigorate the city.

Cllr Brodigan said:

“Look around Ripon market square and a lot of buildings are underused and we’re short of suitable affordable housing.

“If buildings are not in use they fall into decay. If we bring people into the city centre then it’s a vibrant place, they spend money and it’s a safer environment.”

Councillors voted by four to three to defer the application and asked for more information on access and refuse collection.

North Yorkshire Council to re-examine planning decisions by unelected officers

North Yorkshire Council officers have defended its planning service following a sharp decline in the number of development proposals being decided by councillors.

A meeting of the council’s transition scrutiny committee was told the authority was re-examining the balance between planning applications which could be made by unelected council staff and ones which went before the authority’s six area planning committees.

The authority’s planning service has been the focus of criticism by many councillors since it took over from the seven district and borough councils in April, with some areas seeing decreases of 60% in the number of decisions by councillors.

A recent meeting of all the planning committee chairs heard claims the council was only giving councillors the chance to decide upon developments it was legally bound to and had made its scheme of delegating decisions to planning officers “so tight that nothing’s really coming through”.

Harrogate councillor Philip Broadbank, a Liberal Democrat who represents Fairfax and Starbeck, told the meeting since April Harrogate borough had seen two planning meetings cancelled due to the lack of proposals being put before councillors and just one proposal being considered at other meetings.

He added that the move had led councillors to conclude that they were no longer closely involved with the planning process.

Cllr Broadbank said while 92% of planning applications had previously been decided by officers, it appeared the number being decided by elected members was getting fewer.

The meeting heard while much time was spent developing conditions which developers would have to adhere to to make a development acceptable, “sometimes it’s quite obvious nothing is done about enforcement to follow up if anything goes wrong”.

Cllr Broadbank said: 

“Elected members are there for a purpose. They are the ones who go round knocking on doors, they are the ones who need to be involved some of the decision-making that’s going on.”

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The meeting was told town and parish councils were “tearing their hair out” over the lack of or delays in enforcement action, often due to a lack of available legal support.

Committee members heard the Scarborough borough area had had no dedicated enforcement resource “for quite some time”, while Richmondshire was in a similar situation.

Grappling with change

Planning officers said councillors were able to call in contentious applications for committees to consider if there were sound planning reasons.

They said the council was examining where to focus its enforcement resources and legal support needed for an effective enforcement service.

Officers said they were “grappling with” whether the authority’s delegation system needed changing and that they were working to understand which proposals were decided by committees previously.

An officer underlined there had been no attempt to try to block some 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.”

Concerns over lack of planning applications going before Harrogate and Knaresborough councillors

The chair and vice chair of the Harrogate and Knaresborough planning committee have raised concerns about the number of applications being decided by councillors after another meeting was cancelled.

In April, North Yorkshire Council created six planning committees organised by parliamentary constituency areas where a group of cross-party councillors meet about once every six weeks to approve, refuse or defer large or controversial planning applications.

Previous planning committees organised by Harrogate Borough Council would regularly have an agenda of three or more applications for councillors to debate.

However, next week’s Harrogate and Knaresborough planning committee has been cancelled, as was July’s meeting, due to a lack of suitable applications.

The issue is countywide and the Local Democracy Reporting Service has reported similar concerns from councillors on the committees in Skipton and Ripon and in Scarborough.

Councillors are able to ‘call in’ contentious applications in their areas so it goes to committee but only if there are sound planning reasons.

The Harrogate and Knaresborough committee chair, Pat Marsh, who represents Stray, Woodlands and Hookstone for the Liberal Democrats, told the Local Democracy Reporting Service that she wants to see councillors more involved in the planning process. 

Cllr Marsh said:

“My concern for a very long time is the scheme of delegation in which officers make the decisions on certain applications without needing to refer it to committee. 

“I have raised this point at a meeting at Northallerton. I would like the scheme to be reviewed to make sure democratically elected councillors are more involved in planning.”

The committee’s vice-chair, Conservative councillor for Bilton and Nidd Gorge, Paul Haslam, said he was awaiting feedback from officers into why the number of applications going to committee has decreased.

Cllr Haslam said: 

“The reduction in planning applications going to planning committee has been reported across the whole of North Yorkshire Council. Clearly this needs to be checked to see whether this is an anomaly with applications or that the process of delegation is not quite right.

“It’s been picked up and is being reviewed currently. Feedback to councillors is expected shortly to tell us what’s changed, why it has changed and what modifications need to be made. Councillor inspection of all council activities is a crucial part of the democratic process.”

Nic Harne, North Yorkshire Council’s corporate director of community development, said: 

“Under the council’s constitution, there are a range of specified types of applications that need to be considered by a planning committee.

“In addition, if any member believes that an application raises significant material planning issues, they can request such an application be considered by committee.

“Furthermore, senior officers can also refer applications to councillors.

“It is our aim to ensure that all items that should be considered by members are put in front of committees. Since April, all the area planning committees and the strategic committee have met and have considered more than 40 applications.

“We are committed to keeping the scheme of delegation under review and we are carefully monitoring the number of items going to committee and requests for call in by councillors.

“We are aiming to ensure that decisions are made in the right way and will be making recommendations to councillors based on evidence from the first 12 months of the new council.

“As is common in the summer months, delays in getting information from applicants and consultees meant that there were no applications ready to be put before councillors at the Harrogate and Knaresborough constituency planning committee scheduled for 29 August.

“As such, the meeting has been cancelled.”

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Plans to install 12 electric vehicle charging points at Wetherby Services

Plans have been submitted to install 12 electric vehicle charging points at Wetherby Services.

Gridserve, a sustainable energy firm in Kirk Deighton, has applied to North Yorkshire Council for the scheme just off junction 46 of the A1(M).

Gridserve was granted planning permission in November 2021 to alter the service station car park to create an electric vehicle charging hub for 24 vehicles. The application also included the creation of 17 additional car parking spaces in a new parking area.

The hub was completed in July 2022 but is not yet in use.

The new proposal, which appeared on the council website this week, has downsized the scheme to 12 charging spaces — half as many as the previous application — and no longer includes a new parking area.

Gridserve is also seeking permission to install electrical equipment that would enable the charging bays to be activated.

The company said in a letter to the council:

“The development is similar to that previously granted permission at the site, but at a smaller scale and with the addition of detailed specification of supporting electrical infrastructure to allow operation of existing and future chargers.”

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The letter adds:

“Gridserve is implementing and building a network of high-power chargers across the country that will provide UK motorists with fast, easy and low carbon charging solutions.

“Many will be located at existing destinations such retail parks and garden centres and will allow customers to use those amenities whilst being able to access dependable charging infrastructure.”

It added the government had a target to deliver at least six high powered EV chargers at every motorway service area across England by 2023.

The charging bays will be situated at the most northerly area of the car park, next to to the Days Inn hotel.

 

Harrogate resident claims council did not properly minute planning meeting

A resident who objects to 53 homes being built on Knox Lane in Bilton has complained to the council about its minute taking at meetings which she says falls “well below” the standards expected for public bodies.

At North Yorkshire Council’s Harrogate and Knaresborough planning committee this week, Adele Lawrie-Wilson addressed councillors about the minutes produced following a meeting on May 31 regarding the controversial housing scheme by developers Jomast.

Planning committee meetings are usually streamed live on YouTube. But technical difficulties on the day meant the only way to watch proceedings was in the council chamber.

Ms Lawrie-Wilson said residents who were unable to attend could not get an accurate picture of what was discussed due to “missing information” and “inaccuracies” in the minutes, which were later published on the council’s website. 

She said:

“Given the livestream wasn’t available and no alternative recording was made, I would have expected more detailed minutes taken.

“There was no recording of what Cllr Haslam spoke about or what several residents covered in their speeches. It also omitted any content of the fairly tense debate.”

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Ms Lawrie-Wilson also said the minutes recorded the council’s planning officer Nick Turpin saying no houses were proposed in the Special Landscape Area, which is incorrect.

She added:

“I urge that the minutes are expanded to give a more accurate recording of the meeting that took place.”

Mr Turpin responded to the claims and said it is not in the council’s practice to produce verbatim minutes of meetings. 

He said:

“They accurately reflected the decision taken and reflect good practice. The published minutes meet all legal requirements and follow the council’s agreed standards.”

However, Mr Turpin conceded that his comment about the SLA was inaccurate and would be changed.

The Knox Lane plans will go before the council’s planning committee again at a later date.

Stray Views: Unelected council officers should not be making planning decisions

Stray Views is a weekly column giving you the chance to have your say on issues affecting the Harrogate district. It is an opinion column and does not reflect the views of the Stray Ferret. Send your views to letters@thestrayferret.co.uk.

Your piece today (councillors raise concerns about the role of planning committees) highlighted that fact that planning officers are now making most of the decisions on applications.

This is just one example of many of the way in which our elected councillors are being side-lined and it is so wrong. As officers are unelected they are barely accountable for the decisions they make and in fact they are unreachable and almost immune from the views of us, the residents and tax payers.

We vote for our representatives, we hold them to account at the ballot box, and it is they who should be making these decisions.

Tom Paul, Pannal 

A more flexible approach to 20mph limit

I agree all schools should have a 20mph speed limit but only in the hours where danger may be present. In Scotland there are flashing road signs for the relevant periods during the day and school term times. For the rest of the day and school holidays it reverts to 30mph.

In addition children should be taught more road sense. In Ripon we have a situation where at the end of the school day staff have to stand outside the school gates and supervise 11+ pupils leaving school!

Sandra Theobald, Ripon

EV car spaces should be for EV cars only

I agree that 10 chargers is a bit much for Chapel Street at the moment but it’s wrong to suggest its OK for non-evs to park there if they are empty.

You could say the same for disabled parking bays but that’s obviously wrong. It would be better to have chargers at the long stay carpark off York Road.

Ralph Armsby, Knaresborough

Big thank you for 10k Race for Life

Please thank everyone on duty at the Harrogate Stray 9/7/2023.
Unfortunately I signed up for the 10k walking but my asthma got the better of me and wasn’t able to finish. The medics were called to me at the 7k mark to whom I thank.
To hold an event like this successfully and safe depends on volunteers
Many thanks to the Marshal who walked with me as I was the last of 10k walkers.

Margaret Beckingham, Harrogate

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Council refuses plans for 80-bed care home in Ripon

Plans to build an 80-bed care home close to the centre of Ripon have been refused by North Yorkshire Council.

Muller Property Group proposed to demolish industrial buildings at T&R Williamson business park to make way for a new care facility.

Eight units at the site are currently occupied and let to various tenants and the development would have resulted in the loss of between 12-15 jobs.

However, the developer argued that 70 social care jobs would have been created through the scheme.

Access to the site, which is next to the city’s Aldi supermarket and near to the fire and police station, was proposed off Stonebridgegate.

According to plans attached to the application, the developer hoped to deliver a “high-quality” care home on the site with a design that better reflects the surroundings than what is currently there.

Besides the bedrooms, the plans also included several shared living rooms, a hair and nail salon for residents, a cafe and 31 car parking spaces.

The developer added in documents:

“The development will improve the appearance of the site and will provide a use which is much more in-keeping with the residential character of the area.”

But the NHS told the council GP practices in Ripon did not have the capacity to accommodate the additional residents that would arise from the care home. It asked for a contribution of £40,478 to go towards local health services.

Despite the creation of new social care jobs, the council said in its refusal notice that it objected to the proposed loss of employment space due to the demolition of the industrial buildings.

The refusal notice said:

“The proposed development would result in the loss of existing employment floorspace.

“No evidence has been submitted to demonstrate that the site has been actively marketed for employment use, that continued use of the site for employment is no longer viable, that the existing businesses remaining on the site could relocate to comparable suitable premises in the local area, or that alternative employment uses cannot be accommodated on the site.”

The council also said the size of the building would harm the Ripon Conservation Area, the facility would not provide “satisfactory living conditions” for residents and insufficient information had been provided
regarding the potential implications of gypsum-related ground stability issues.

The developer can appeal the decision.

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Councillors raise concerns about role of planning committees on North Yorkshire Council

Councillors have raised concerns about how planning committees have been operating on the new North Yorkshire Council, with some meetings being cancelled due to a lack of suitable applications.

North Yorkshire Council created six planning committees organised by parliamentary constituency areas where a group of cross-party councillors meet around once every six weeks to approve, refuse or defer large or controversial planning applications.

Previous planning committees held on the old district councils would regularly have an agenda of three or more applications for councillors to debate.

But the Skipton & Ripon planning committee last week had just one application for a garage conversion and other committees including Harrogate & Knaresborough and Selby & Ainsty have had meetings cancelled altogether as nothing was brought forward by officers.

Conservative councillor for Bentham & Ingleton, David Ireton, said he believes the current situation is unsustainable. 

He said:

“If we’re getting so few applications we will in my view see amalgamation of planning committees.

“By the time you’ve travelled, you’ve spent an afternoon to discuss one application. We’re in danger of losing our identity as a constituency planning committee.”

Councillors who sit on planning committees are able to ‘call in’ particularly contentious applications in their areas, but only if there are sound planning reasons.

North Yorkshire Council planning officer Neville Watson said more applications are now being decided by officers but promised that councillors will still be able to bring forward applications to committee if they meet the threshold. 

He said:

“You will end up with a reduced number of applications but they will be the more contentious or difficult applications and the planning committee is the proper forum for that.

“That’s the way things are moving.”

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This appeared to frustrate Green Party councillor for Aire Valley, Andy Brown, who said: 

“I do want my say. I think I’m entitled to that because I’ve been elected.”

Conservative councillor for Wathvale & Bishop Monkton, Nick Brown, suggested that planning officers had been too powerful on Harrogate Borough Council and said he hoped councillors would be trusted to make key planning decisions on the new authority. 

He said:

“I do think from past experience in Harrogate that councillors were not thought of in a helpful light. If a member knows there’s an application that should be contentious then their view should be held.”

The next Harrogate & Knaresborough planning committee is on July 25 and Skipton & Ripon will be on August 1.

Plans rejected for 20 homes and 12 glamping pods in Nidderdale

Planners have rejected a bid to build 20 homes and 12 glamping pods at the former Nidd Valley Saw Mills.

Wakefield-based Milner Homes submitted plans to redevelop the former mill alongside the River Nidd at Dacre Banks.

The mill was sold to the developer in 2020 after its former owner retired.

Milner Homes, planned to convert the mill into five homes, and build a further 15 two to four-bedrooms homes, as well as a dozen glamping pods.

It said the proposal, submitted last year, would “create a distinctive residential development which is sympathetically designed to respect the surrounding built and natural environment” and “promote sustainable tourism”.

But North Yorkshire Council refused the application this week.

The housing and glamping pod scheme as outlined for the Nidd Valley Saw Mills site.

The housing and glamping pod scheme as outlined for the Nidd Valley Saw Mills site.

Trevor Watson, assistant director of planning, listed nine reasons for refusal.

He said “no exceptional circumstances” for the scheme, which is outside the Harrogate district Local Plan 2014-35 for development, had been demonstrated.

Other reasons included “a significant, adverse landscape and visual effect upon the landscape and scenic beauty of the Area of Outstanding Natural Beauty”,  “insufficient evidence that the continued use of the site for employment purposes is not feasible or viable” and flood concerns.

Mr Watson added:

“The proposed layout creates a scheme that is of poor quality, does not create a safe and accessible environment or reflect the principles of good, sustainable layout design.”

Hartwith cum Winsley Parish Council objected because the application was outside the local plan boundary and also because of highways and noise concerns.

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Harrogate bar to permanently keep covered outdoor area

District Bar in Harrogate is to keep its covered outdoor seating area constructed during covid.

The bar opened on Cold Bath Road in September 2019, just a few months before the town’s hospitality industry was turned on its head by covid.

Like many other bars and restaurants during the pandemic, District Bar was granted approval by the council to erect a semi-permanent metal structure on its patio to allow customers to sit outside.

Not only did the covered area allow customers to sit away from each other during covid restrictions, it also became a dry and warm space during the winter months and helped to block out noise from the bar onto the street.

Last week North Yorkshire Council approved a planning application to see the structure remain on the site for good.

The council has stipulated the area must close by 9pm when customers have to move inside.

District Bar

How it previously looked

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Planning documents submitted by the owner of District Bar said:

“Following a well received launch we were then, like the rest of the world, thrust into the unknown with covid and the challenges it brought.

“Like many other small local businesses, we struggled to exist and get through it. But we consider ourselves part of the local fabric and community, and to that end received tremendous support from local public.

“In 2020, since we couldn’t operate inside due to covid restrictions, we applied and received permission for a ‘semi-permanent’ structure to be erected on our patio connected to the bar.

“What we have found since its erection, is we disrupt our local community even less than we did before since noise is no longer an issue (prior we had people outside talking till 9pm) and as well as that an area where people still sceptical of covid and contagion can distance them selves from our main inside bar area.

“It has created a warm and cosy area for people to still keep safe distances.”