A week ago, traffic started flowing again on a road in Harrogate that had been blocked for 18 months.

Bogs Lane and Kingsley Road together form a horseshoe shape off the A59 Knaresborough Road. The bridge where they meet was closed to facilitate one of the many new housing developments in the area.

The route serves thousands of residents and is also used as a rat run or cut through to avoid the A59. Emergency vehicles travel along it when the barrier at Starbeck level crossing is down.

So are residents pleased to see the road fully back in use or did they prefer living in a quieter neighbourhood?

The Stray Ferret talked to residents this week and visited the site to speak to councillor Chris Aldred, a Liberal Democrat who represents High Harrogate and Kingsley on North Yorkshire Council.

The road closure has ended.

Cllr Aldred said most residents he’d spoken to — particularly those in the new developments — appeared happy to have the full use of the road back.

When we met, a woman who lives in Barratt Homes’ Kingsley Meadows passed by and said she often drove to Knaresborough and unblocking the road had saved a lengthy detour.

Claire Mortimer, whose salon The Nail Garden is attached to her home in Kingsley, supported the re-opening. She said:

“The closure has been hard for my business as I have clients that travel far so it’s been annoying they’ve had to go the long way for so long.”

Kevin Francis agreed, saying he moved to the area in 2019 because of its “great links to other areas”, adding:

“Bogs Lane being closed has had a real impact on our day-to-day lives.

“Working to the east of Starbeck we had been shunted onto the High Street and spent many an hour clogging up the A59.”

Daniel Jefferson said the road “provides an important additional link around Starbeck”.

He added:

“Since the temporary closure of Bogs Lane I’ve felt like we’ve seen a significant increase in traffic congestion both exiting Kingsley Road and through Starbeck which I also believe has contributed in additional road traffic accidents occurring along these routes, significant increase emissions and congestion.”

‘More speeding cars’

But Nicola Woods is among those who have the opposite view. She said the reopening encouraged speeding motorists with little respect for the many cyclists and horse riders that used the road, adding:

“At times it is tricky getting in and out of my driveway which is again caused by the speed of some vehicles coming round the bend near Hillbank Road, I have had some near misses.

“The past few months whilst the road has been shut I have seen an increase in people walking and cycling down Bogs Lane. It will be interesting to see what affect the re-opening of the road has on this.”

Tim Redshaw said Bogs Lane was an unclassified road that could not sustain the increased volume of traffic. He said:

“Having lived in Starbeck most of my life l’ve seen how the traffic flows have changed, and the negative effects it’s creating. To keep building on the green belt land we till recently held so dear is a very big mistake.”

New footpath

The new footpath

The road re-opening is not the only change. New traffic lights have been installed near the entrance to Redrow’s Kingsley Manor development and a footpath has been created alongside it towards Bogs Lane to make walking safer.

Darren Long, whose family lives on Kingsley Road, said he didn’t understand why traffic from the Redrow site is now forced to turn right onto Kingsley Road.

“It’s a very odd decision. On a daily basis, we see residents turning around in the Barratts junction to go back over Bogs Lane way. It totally baffles me.”

Mr Long also called for traffic calming measures on Kingsley Road “as the speed of the traffic on here from some rat runners and residents is absolutely frightening”. He added:

“We’re regularly overlooked in this area and it’ll unfortunately take a fatality for the council to act on this I suspect.”

The road closed to allow Redrow to work on its Kingsley Manor development.

Cllr Aldred said the new footpath and road surface looked good but the old crumbling footpath across the bridge needed upgrading. He added:

“I’m going to ask for that to be done, as the new footpath makes it look terrible.  Highways also need to do something about the potholes on the approach from Kingsley Drive — they are awful.”

He added he suspected not everyone had realised yet the road had reopened, and the volume of traffic could increase in the weeks ahead.

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A Harrogate road often used as a cut-through by vehicles is set to reopen to through traffic this autumn.

A 12-month traffic order has blocked traffic at the bridge where Kingsley Road meets Bogs Lane since November last year.

The route was previously used by some vehicles to avoid congestion on the main A59 Knaresborough Road, as well as by locals.

The traffic order was issued to enable developer Redrow to carry out work at its 133-home Kingsley Manor development.

The bridge that divides Bogs Lane and Kingsley Road is to re-open to vehicles.

North Yorkshire Council  wanted to make the closure permanent but has been unable to do so and the roads will reopen to through traffic when the 12-month order lapses on November 3.

A council email sent to interested parties said it needed to construct a turning area on Bogs Lane “as a prerequisite to any road closure”.

The email, which is attributed to a ‘development management team’ rather than any named individual, added:

“We have been negotiating with this third party landowner for over 18 months and despite protracted correspondence, there has been no conclusion to the enquiry.

“The local highway authority is now at the stage where we must proceed with an alternative option to create a safe pedestrian environment on Bogs Lane as the temporary road closure expires in November and the occupation of dwellings on the Redrow site will begin shortly after.”

The council now wants to install a pedestrian route between the proposed Redrow site entrance on Bogs Lane and the garage to the east of the railway bridge.

The email added:

“The proposal would create a notional 1.5 metre wide footway on the northern side of the road, which would be slightly narrower over short sections in some places due to physical site constraints.

“This option would require the road to be realigned slightly to the south and reinforced in places in order to retain its current minimal width of 4.8m.

“Discussions are already underway with Network Rail with regards to the proposed footway crossing the bridge deck, as this bridge is a Network Rail asset for which permissions would be required to undertake works.”

The email added the council is talking to Redrow about amending 2017 documents that obliged the developer to construct a footway.

‘The infamous Kingsley rat run will reappear’

Some people welcomed the road closure for making the Kingsley area quieter; others said it added time to their journeys and the detours only increased pollution.

Chris Aldred, a Liberal Democrat who represents High Harrogate and Kingsley on the council, was among those who supported a permanent closure. He said:

“I do see the point, which I understand many of the consultees made, regarding keeping Bogs Lane open to emergency vehicles, which would benefit residents on both sides of the bridge.

“I’m really pleased that, at long last, Bogs Lane is going to get a decent footway, hopefully prior to November 4th, when the Redrow Road Closure expires.

“My main worry is that the infamous Kingsley rat run will reappear when the road re-opens, but I understand traffic lights and traffic calming measures on both sides of the bridge and around the new junction will not make the road any quicker for motorists than using Knaresborough Road.”

Read more:

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• Kingsley anger reaches ‘boiling point’ as another 162 homes set for approval

The closure of a busy road in Harrogate is to continue until November.

A section of road where Kingsley Road meets Bogs Lane has already been closed for five months to enable Redrow to carry out work at its 133-home Kingsley Manor development.

The closure, which prevents traffic using Kingsley Road and Bogs Lane as thoroughfares, has divided opinion.

It has also heightened fears about emergency vehicle response times as the route can be used as an alternative when Starbeck level crossing barriers are down.

North Yorkshire County Council issued a temporary prohibition of traffic order that came into effect on November 7 last year.

The order was for 12 months but at the time David Faraday, technical director for Redrow (Yorkshire), said “we don’t anticipate the works will take the full six months to complete”.

But signs have now appeared saying the closure will be active until November.

Kingsley Road, shortly before the road closure.

Mr Faraday said today:

“Unfortunately due to reasons beyond our control, essential works at the entrance to our Kingsley Manor development have been delayed.  We informed the local authority of this and in January they granted permission for road closures to be extended until November 2023 in the interest of safety.

“We are pushing to complete the works, which include bringing new high voltage electricity cables to the site as quickly as possible so that the roads can be reopened. We would like to thank residents for their patience and understanding while the works are being undertaken.”

Knaresborough Road ‘saturated’

Local resident Clare Ayres said she was disappointed and wanted the road to re-open as soon as possible because it would ease “the saturation of traffic on Knaresborough Road” and surrounding routes.

Ms Ayres added:

“It won’t be long before they start building on the land on Kingsley Drive, which will mean more lorries and congestion. I’m also concerned about access for emergency vehicles.”

Cllr Chris Aldred, a Liberal Democrat who represents High Harrogate and Kingsley on North Yorkshire Council, said there was no obligation on Redrow to consult on the matter as the traffic order applied for 12 months.

He also said the developer had been obliging by maintaining a footway for pedestrians and cyclists, who would have otherwise faced a 1.4-mile diversion.

Cllr Aldred also said he supported moves to permanently close the road at the bridge where Kingsley Road and Bogs Lane meet. He said:

“It would stop the notorious Kingsley rat run, once and for all, so a further six months actually allows time to continue this experiment whilst the works continue.”

Read more:

• Kingsley anger reaches ‘boiling point’ as another 162 homes set for approval
• Kingsley developers open safe route for walkers and cyclists

Now is your time to shine with the Stray Ferret Business Awards. We are encouraging businesses of all sizes from right across the Harrogate district to enter for our awards and get recognition from our top panel of judges. Entries close on January 16.

A Harrogate opticians has donated high visibility vests to a local school.

Specsavers on Beulah Street donated the jackets to St Robert’s Catholic Primary School to help children stay safe on school trips during winter.

Fraz Khan, store director, said:

“The winter weather, fog, rain and darkness that closes in early in the afternoons make it more difficult for drivers to see pedestrians, and especially children.

“By providing the high visibility jackets to our neighbouring school, we can help to tackle concerns around road safety and make it easier for children to be seen. As part of the initiative, we are also hoping to raise awareness of regular eye test for children, as untreated sight problems can lead to more serious issues in the long term, if not addressed.”

Miss Collins, headteacher at St Robert’s, added: 

“We’re really grateful to have received this donation, the vests will be so helpful in making sure the children are clearly visible when we take them on trips and visits and means that adventures outside of the classroom don’t have to be put on hold until the spring.”

Housing developer hosts energy saving event at Harrogate scheme

A housing developer is set to host an energy saving event at its Harrogate scheme to help new homeowners.

Redrow will host a series of events at its Granby Meadows development between Saturday (January 14) and Sunday (January 22).

Prospective homebuyers will also be able to use Redrow’s energy performance certificate calculator tool, which is designed to help people compare the energy savings to their current properties and highlight the benefits of a newbuild.

James Holmear, director of Redrow, said:

“Our research shows people are more eco conscious than ever before and are looking at ways to be even more energy efficient, especially in relation to their homes.”

For more information, visit the Redrow website here.

A housing developer has said it “doesn’t anticipate” a controversial road closure in the Kingsley area of Harrogate will last six months.

The Stray Ferret reported yesterday that pedestrians, dog walkers and cyclists face a 1.4-mile detour when Kingsley Road is completely sealed off beyond the junction with Kingsley Drive up to the bridge leading to Bogs Lane.

The affected route is popular among people looking to access the shared cycle route and footpath to Bilton.

North Yorkshire County Council issued a temporary prohibition of traffic order, from November 7, lasting for up to 12 months, to enable Redrow to carry out work at its 133-home Kingsley Manor development.

David Faraday, technical director for Redrow (Yorkshire), said:

“The road closure will be in place while works to create a new junction, access road and associated services for the development are completed. This includes extensive excavation works to connect the sewers and installation of a new three-way traffic light system.

“We don’t anticipate the works will take the full six months to complete and the closure allows for a period of contingency.”

Hundreds of homes are being built in the Kingsley area.

Chris Aldred, a Liberal Democrat who represents High Harrogate and Kingsley on North Yorkshire County Council, said yesterday he planned to ask Redrow if access for walkers and cyclists could be maintained for some periods while work is carried out.

Asked if this was something Redrow would consider, Mr Faraday responded:

“The road will be closed to ensure the safety of local residents and we apologise in advance for any inconvenience they may experience over the coming months.

“If it is possible to create a safe through route for pedestrians temporarily while more minor works are underway we will endeavour to do so, but a full closure will be in place while all major works are undertaken, as advised by our contractor.”

Read more:

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Asked what consultation had been carried out, he said:

“We notified local residents of the works and road closure via letter on October 19. Formal notification of road closures is the statutory responsibility of the local authority.”

An artist’s impression of how the Redrow development will look.

Mr Faraday said the two, three and four-bedroom homes would “provide a huge boost to local housing supply for a wide market” and the development “will be characterised by areas of natural green space, mature trees and varied planting, and will also feature two play areas”.

He added:

“We are making significant contributions to the local community as part of the planning agreement, including more than £540,000 towards local education, £190,000 towards open space provision, £44,600 towards traffic signals and £5,000 for a local travel plan.”

A section of a busy Harrogate road is to be closed for up to a year to allow work to begin on a 133-home housing scheme.

Kingsley Road will be completely sealed off beyond the junction with Kingsley Drive up to the bridge leading to Bogs Lane.

It means people travelling along Kingsley Road will be unable to get to Bogs Lane without a lengthy 1.4-mile detour on to the main A59 Knaresborough Road.

Pedestrians, dog walkers and cyclists, who use the route to get to the bridge going down to the shared off-road walking and cycling route to Bilton, will also be affected.

The bridge leading down to the pedestrian and cycle route.

Jenny Mills, who lives in the area, said

“It will now mean when I take my two little boys for a bike ride or a dog walk I will now have to walk the entire way around Starbeck to get to the cycle track, which is less then 50 metres from my front door.

“The sad part is I meet so many elderly and disabled people on the cycle path for whom the path is a lifeline, basically. Without it they don’t have access to a safe and level walk in the fresh air or to a safe place to walk their dog.

“There’s no way these people will be able to walk the huge distance to get to the cycle path which then leaves them limited options to walk their dogs safely.”

Read more:

• Final approval for 133 Harrogate homes
• Starbeck and Bilton community libraries set for 10-year council deal

North Yorkshire County Council has issued a temporary prohibition of traffic order, which says the closure will come into force on November 7.

The order says “it is envisaged” to last until May 8 next year, but the maximum duration is 12 months.

A map showing the Kingsley Road detour.

Councillor seeks solution

Harrogate Borough Council granted final approval in July for Redrow to build 133 homes on Kingsley Road, in what will be the latest development in the Kingsley area.

Chris Aldred, a Liberal Democrat who represents High Harrogate and Kingsley on North Yorkshire County Council, said he planned to hold talks with Redrow to see if access for walkers and cyclists could be maintained for some periods while work is carried out.

Cllr Aldred said the road closure would stop the route being used as a “rat run” by motorists trying to avoid the A59 Knaresborough Road and there were long-term plans to close it permanently to through traffic.

But he said those plans involved maintaining non-vehicular access and he couldn’t see why this couldn’t also be achieved now.

“They won’t be digging for all six months so I would have thought there might be option where pedestrians and cyclists can go up there for maybe five months out of six.”

Residents who live adjacent to the 95-home Granby Farm development have complained to Harrogate Borough Council about the height of some of the new properties being built, saying they will “tower over them”.

The council investigated the complaint and found Redrow Homes breached planning rules at the development by starting to build 15 houses before receiving the correct planning approval.

Outline planning permission for the development was granted in April 2021. It will be called Granby Meadows and will have a mixture of 95 one, two, three and four-bedroom properties.

In recent months, contractors have started preparing the land, laying roads, and building some of the houses.

The homes are being built on a field that is prone to flooding and the council said some of the homes are being built between 0.5m and 1.35m above existing ground level to help with drainage.  However, the increase in the ground elevation had not been approved at the planning stage.

Residents concerns

Granby Residents Association, which includes people living in properties adjacent to the development, complained to the council that the homes were being built too high and would “tower over” nearby homes.

Gary Walker, a member of the group, said:

“Residents along the site boundary with both Roseville Drive and Kingsley Drive expressed grave concerns once the work on the infrastructure commenced.

“You only have to visit the properties on Kingsley Drive to see how high the levels have been increased and how these new houses will tower over them.”

Work underway at the site.

Read more:

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Mr Walker shared with the Stray Ferret email correspondence he had with the council’s planning enforcement officer Andrew Lancashire.

Mr Lancashire confirmed that work on 15 homes took place before the planning condition had been discharged.

He wrote:

“It would appear that the foundations for the units 80-94 have been laid and ground levels will be raised between 0.5m to 1.35m above the existing ground levels to the internal finished floor level (FFL) of the new dwellings.

“The engineering operation to increase the FFL were not approved at the planning stage and development has begun without these planning conditions first being discharged. This is a breach of planning.”

Action

Mr Lancashire said the council investigated the planning breach further to decide what action to take.

As the homes would be up to 1.35m taller, he measured what the distance was between them and Kingsley Drive.

He found all met the recommended distance except for two properties. 

Mr Lancashire said the difference was “relatively minor” and requested that trees be planted as mitigation.

He wrote that Redrow Homes have “recognised this shortfall and are in the process of submitting a revised and enhanced landscape buffer to deal with this situation”.

David Faraday, technical director for Redrow (Yorkshire), said:

“We are developing this site in accordance with the approved plans. Prior to the planning permission being granted we had supplied all relevant and requested information to the council regarding site levels.

“We are currently liaising with officers at the council regarding an issue identified with the site levels and we have committed to provide additional landscaping along the boundary. This will be maintained long-term, initially by our site team and on an ongoing basis by a management company for the site, once they have been appointed.

“Site drainage proposals remain consistent with the strategy agreed during the planning process and Yorkshire Water have confirmed their intention to adopt the scheme as proposed.”

A road through a park on the former site of Harrogate Rugby Club will destroy a green space that has been a lifeline to people during lockdown, according to a local residents group.

Richborough Estates and housebuilder Redrow have submitted plans for 95 homes to be built on Granby Farm which is next to the park. The site is designated for development within Harrogate Borough Council’s Local Plan.

The plans include an access road which cuts through Pickering Gardens, a park that was created when the former Harrogate Rugby Ground was redeveloped.

When HBC granted planning permission for Redrow to develop the rugby ground in 2013, a legal document called a Section 106 agreement was attached to it that said the green space must be protected as an amenity for the residents.

Members of the local resident’s association told the Stray Ferret that the access road proposal is a “hammerblow” as many bought the properties on the assumption that the park would not be developed.

They’ve called on Harrogate Borough Council to reject the application.

Read more:

• 95 homes at Granby Farm will destroy ‘green corridor’

• 149 homes near Harrogate High School refused

Jane Tankard from the Devonshire Gardens Residents Association said she fears the Section 106 agreement to protect the land is “not worth the paper it’s written on”.

Mark Tordoff, chairman of the group, told the Stray Ferret that the park has been “keeping residents sane” during lockdown.

Mr Tordoff said that since the green space opened at the beginning of 2019 it’s regularly used for community events, sports and socialising between residents.

Sarah Carr, land and planning director for Redrow in Yorkshire, told the Stray Ferret:

“The proposed access is via our existing Devonshire Gardens development and cuts through a small section of the public open space. We were aware at the time of the potential for future development so made sure that this was clearly visible in our marketing materials for Devonshire Gardens, as well as briefing purchasers at the point of reservation.”

The plans are due to go before Harrogate Borough Council’s planning committee next month.