A landmark building on Harrogate’s prestigious James Street has been put on the market for offers over £3.85m.

The freehold of the property — home to the Harrogate branch of department store Hoopers — is being marketed by Green & Partners.

The particulars say the retail business has a remaining lease of two years and eight months, due to expire or be renewed in March 2025.

The description says:

“The property comprises a retail store arranged on ground, basement and three upper floors. Sales accommodation is offered over ground, basement and two upper floors with ancillary accommodation at third floor level.

“There is a main staircase and customer lift to the rear of the property which connects all five levels. The property is serviced to the rear with deliveries taken into the basement level via Market Place. The property lies within a conservation area and is not listed.”

Read more:

• Hoopers store warns: ‘Harrogate is not bulletproof anymore’
• Harrogate’s James Street to get 17-bedroom aparthotel
• Revival for James Street as major brands set to open doors

The building, at 28-32 James Street, extends to 1,904m sq and currently generates an annual rental income of £350,000 on a full repairing and insuring lease.

It was previously sold in 2010 for £5.95m, according to the Land Registry. If the guide price is achieved, it would represent a drop in value of more than 35% in the last 12 years.

The sales particulars state that James Street is viewed as “the prime retailing thoroughfare” and cite brands including Oliver Bonas, Joules, Hotel Chocolat and Whistles as examples of its “higher end boutique” shops.

The information also advises that options for the building include negotiating a new lease to Hoopers, or securing vacant possession in order to redevelop the site. The description says:

“Neighbouring properties have achieved planning permission to convert and extend upper parts into residential flats and we believe the subject property lends itself to a full redevelopment (STPP [subject to planning permission]). The property benefits from large and regular floor plates with good natural light.

“The property is also well situated in the town centre for residential occupiers as in close proximity to the train station, which would suit commuters to Leeds and York extremely well. Harrogate house prices are some of the most expensive in Yorkshire highlighting the popularity to live in the area.”

The Stray Ferret has approached Hoopers for a comment but has not yet received a response.

The building was previously home to Marshall & Snelgrove. The late historian Malcolm Neesam wrote about its history for the Stray Ferret’s history walks, available by clicking here.

A wheelchair user has praised the owner of Harrogate restaurant Oliveta who personally went out and bought a ramp so she could dine inside.

Now, Nichola Emmerson is calling for other businesses in the town to follow suit in a bid to make eating out more accessible.

Ms Emmerson, who is a campaigner and advocate for disabled access, said she believed any public service should be available to everyone.

She said:

“I’m finding in Harrogate that as much as I love the town, there are an awful lot of businesses that aren’t accessible. I think there are a lot that could be.

“I feel a bit let down by society. I want it to change. The legislation in this country is not good enough for access and there are ways and means of getting around it. So companies get away with not providing access.”

Ms Emmerson, who lives in Harrogate, said she enjoyed going to restaurants, but often ended up being limited to chains, which usually provided access.

A few weeks ago, she spotted Oliveta, on Station Parade, which she saw had steps but decided to call the restaurant to see if there was another entrance.

She said:

“The owner was extremely polite and whilst informing me that he didn’t have wheelchair access, it was something he was working on.

“In the meantime, he suggested that he would put a table and some chairs outside. A great idea I thought, so the following evening, the sun was shining and I met my friend at Oliveta’s. We had a wonderful evening and the food was sublime.”

Read more:

• New Harrogate Pret criticised for lack of disability access
• Harrogate disability charity explains why some crossings don’t beep

Since that evening, Ms Emmerson spent time working with the owner, Kole Lleshi, in an effort to get a ramp, doorbell and signage installed to make it wheelchair accessible.

She said:

“To my absolute delight, Kole has now got a ramp, which he funded himself, following an attempt to get help from the local council and failing.

“I am now able to access the restaurant, which has the most wonderful interior and the icing on the cake is knowing there is also a fully accessible disabled toilet. These adjustments make such a different the lives of disabled people.”

Kole Lleshi, who opened the Mediterranean restaurant with his wife Bukurie, in December 2021, said he had tried to seek support from Harrogate Borough Council, but did not get a response.

He said:

“Nichola will be my customer now forever, so I checked the legislation and it said we could use a safety ramp.

“I found a ramp in Doncaster on a website. So I went with my wife, we bought it. I called Nichola and told her to come back and we tried and it’s working. She came in and that night she was supposed to stay only one hour and stayed for three.”

Ms Emmerson explained that there was a huge potential spending power from the country’s disabled people, known as “the purple pound”. This is thought to contribute around £249 billion annually to the economy.

She said:

“Our money is as valuable as anyone else’s. If we can’t get into services to use it, then it’s not good for the economy.”

“The fact that this has happened is very close to my heart. When I went into the restaurant I just felt free. It has also got a disabled toilet. Quite a lot are full of changing tables and they are an after thought, but this is a nice environment.

“I now want other disabled people to come here to enjoy the food and use the facilities and I want other businesses to follow suit.

“Of course Harrogate is hilly and full of old buildings, but I’m finding that retailers are either not bothered about trying to make what in most cases could be a simple change to their premises. Or they are unaware of the the purple pound and the pieces of equipment that are available.”

The disabled toilet at Oliveta.

Harrogate charity Disability Action Yorkshire offers accessibility audits to help businesses do all they can to be fully accessible.

A spokesman for the charity said for some businesses it was impossible to adapt the premises and make them fully accessible. However, he said there were ways of making them more welcoming for disabled people.

He said:

“For someone to buy their own ramp, that’s absolutely fantastic. Now wheelchair users can go and have a meal there.

“If anybody wants advice on this issue, please contact Disability Action Yorkshire. We can work with businesses to help them operate in a disability-friendly way.”

A spokesman for Harrogate Borough Council commented:

“Under the Equality Act 2010, businesses should ensure they do not discriminate against individuals with a disability. Further guidance, including all statutory requirements for businesses, can be found on the government’s website.

“Any eligible individuals who may need financial support to help adapt their home in order to meet the needs of any disabled children or adults living there can apply for a disabled facilities grant (DFG). Further information is available via our website.”

A new takeaway could open on Starbeck High Street if planning permission is granted to convert a former launderette.

The premises at 47 High Street had been a launderette since the 1980s before being used as an off licence and a clothes shop in recent years.

A new application by owner Mark Leicester could see it changed to a takeaway.

Planning documents submitted to Harrogate Borough Council said:

“The applicant, Mr M Leicester is the owner of numbers 41 to 47 High Street, Starbeck. These properties are retail units with residential accommodation above.

“The only changes to the property resulting from the proposal are internal and in themselves do not require planning permission. It is simply the changing of the use of the floorspace that is proposed.”

The application has had a mixed reception from Starbeck Residents’ Association. The group said local residents do not want empty premises, but they are also keen to have a more diverse range of shops.

A spokesperson said:

“In particular, it would be great to see a greengrocer selling fresh fruit and vegetables.

“We recognise however, that we cannot change the planning system, nor force particular businesses to move to our area. That’s why we consistently promote the fact that Starbeck is a wonderful area and a great place to do business.

“The Starbeck Residents’ Association is also working to see what else we can do to encourage a wider range of businesses to our area.”

Read more:

• Italian takeaway to open in former Starbeck pharmacy
• Starbeck cafe tackling the cost of living crisis

In early 2018, the shop began to be used as an off licence. Four members of the public objected to a retrospective application for the change of use as well as the retention of roller shutters and shop frontage.

The council’s planning officer found the roller shutters were out of keeping with the conservation area and were visually intrusive, and the application was declined.

A request to retain two illuminated signs outside the premises was also refused.

The jubilee weekend may have been one of celebrations for communities but it was a mixed picture for businesses in Harrogate town centre.

The Harrogate Tea Rooms in the Westminster Arcade was among those to say the jubilee did not prove to be a recipe for success as it had its worst ever Saturday, after 10 years in business.

Tony Wilkinson, who owns the business with his wife Carrie, told the Stray Ferret:

“We had a good Friday and the Thursday was OK too. But Saturday was 70% lower than normal.

“We did open on Sunday, which we don’t usually, but it was very quiet.”

Despite support from customers on social media, even the celebratory high tea menu was not enough to draw patrons away from events elsewhere.

Not sure about where all the events were, but for us that was our worst Saturday EVER!!!

— The Harrogate Tea Rooms (@HarrogateTeaRms) June 5, 2022

Around the corner at Baltzersen’s on Oxford Street, Saturday and Sunday also proved to be quiet. However, owner Paul Rawlinson was philosophical:

“We’ve served a lot of guests and hopefully delivered a positive experience for everyone that chose to visit us. We appreciate the ongoing support of families in Harrogate and Wetherby.

“In terms of the business, we saw a hugely increased demand on Thursday and Friday but recorded quietest weekend days of the last six months over the weekend.

“Weather will have been a factor and the end of the school half-term holidays can often lead to a quieter weekends too. The differences largely cancelled each other out so in many ways it was business as usual.”

Read more:

• How the Harrogate district celebrated the jubilee
• Jubilee boom for independent shops in Harrogate district

At food retailer Cook on West Park, trade was also slow across the weekend. However, shop leader Mike Jarvis said the previous few days had been extremely busy as people stocked up ready for the bank holiday.

“We had such a big surge from Monday to Wednesday. Home deliveries were up for us too.

“We do a lot of buffet food and we had coronation chicken and Eton mess parfait – all good things for street parties.”

Working across the company’s shops in Harrogate and Moortown, Mr Jarvis said the picture was similar, as it was at Cook branches around the country.

Harry Gration opens the Little Bird Artisan Market for the Queen’s platinum jubilee in Harrogate’s Valley Gardens

Among those who did very well during the jubilee weekend itself were the traders at Little Bird Artisan Markets, which had events in Knaresborough and in Harrogate’s Valley Gardens. Managing director Jackie Crozier said:

“We are absolutely delighted with how the platinum jubilee celebrations have gone over the weekend. We have delivered seven events over four days including Knaresborough and, of course, Harrogate for three days.

“I have lost count of the amount of traders who have said they have had their best trading day ever.

“This weekend was just what the country needed and especially our artisan traders. It was so wonderful to be part of so many events working alongside local councils.

“As we have our regular artisan market on the first Sunday of the month in Valley Gardens, it was great to see so many of our regular customers returning.”

The weekend was also a success for the Harrogate Bus Company. Partnering with Harrogate BID, it offered free travel on its electric services between the town centre and Jennyfield, Harlow Hill and Bilton.

Managing director Alex Hornby tweeted that passenger numbers were significantly up on previous comparable dates.

⚡️ Amazing news following a busy #PlatinumJubilee in Harrogate: our #JubileeFreeway of free buses on #HarrogateElectrics saw:

⬆️ Thu +25% more customers than May Day
⬆️ Fri +51% v May Day
⬆️ Sat +60% above average of last three Sats
⬆️ Sun +34% above average of last three Suns pic.twitter.com/GGpzk6umGc

— Alex Hornby (@alexhornbybus) June 6, 2022

Matthew Chapman, manager of Harrogate BID which also helped to organise the Jubilee Square events on Montpellier Hill, said:

“I was in town every day of the celebrations and there were certainly plenty of people around.

“Each of four days of the Queen’s Platinum Jubilee celebrations saw thousands of people visit Jubilee Square.

“We deliberately didn’t have any food and drink concessions at Jubilee Square, as we hoped those coming to it would go into town either before, or after, and patronise our pubs, bars and restaurants – which they did!

“The ‘Jubilee Freeway’ brought passengers travelling on electric buses into town for free on Thursday through to Sunday, and the numbers riding these buses was significantly more than for previous bank holidays and the last three weekends.

“We also had street entertainers on three of the four days, which were very well receive, and again gave people another reason to come into town.”

A shop in the centre of Harrogate has closed suddenly this week.

The former Dizzy Duck shop in Albert Street is now being advertised to let by FSS at £22,000 per annum.

A sign in the window says the estate agency re-entered the premises on Monday, on behalf of the landlord. It adds:

“As a consequence of the re-entry, the lease is forfeited and the premises have been secured.”

However, Dizzy Duck continues to trade online and owner Louise Chesters has been posting on its Facebook page frequently this week.

The business had a stall at Ripon market today, and has posted about plans to attend markets in Masham and Thirsk next week.

It changed its business address and phone number before 9am on Monday to remove the Albert Street details.

The Stray Ferret contacted Dizzy Duck about its departure from the shop. The owner declined to comment, but said there would be news coming soon about the business.

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• Harrogate sandwich shop re-opens after 2 year closure
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Knaresborough ecommerce firm acquired by Leeds agency

A specialist e-commerce firm in Knaresborough has been acquired by a digital marketing agency in Leeds.

Three members of staff from Audere Commerce have joined Ascensor as part of the deal, including managing director James Withers.

He said:

“The Audere Commerce team and I are very much looking forward to joining a larger, more established digital agency.

“Ascensor share our values of delivering advanced digital technology to clients looking to grow through conversion.”

It is the third acquisition for Ascensor in the last 12 months. Managing director Andrew Firth said:

“This is a very exciting deal for Ascensor, and presents an opportunity to build further our ecommerce client base. We will be able to extend the range of services offered to the new clients.

“The skills base represented by this acquisition complements our existing strengths.

“Audere Commerce are ecommerce software specialists, they’ve developed a specialism in B2B ecommerce.

“We will be able to provide the new clients with marketing services, and they’ll benefit from our focus on conversion rate optimisation, that helps website owners to generate the maximum possible value from their digital assets and grow through return on investment.”

Harrogate-based S&SA Architects will be expanding the company to Leeds city centre.

The architect practice, which operates out of a head office in Harrogate, will open its new office at Park House in Park Square in April.

The company had continued to grow during the pandemic and received several notable commissions in the healthcare and residential sectors, which created a demand for its expansion.

Inside the new office at Park House Credit: S&SA Architects

It plans to recruit people in roles at all levels, including in apprenticeship and senior positions.

Chris Paraskos, associate architect at S&SA Architects, said:

“We’re incredibly excited about this expansion. The office location is easily accessible for our diverse London and Leeds clients, being only a few moments’ walk from the station.

“It also offers all our staff the ability to work flexibly at home and across both offices. It will encourage collaboration between teams and better wellbeing, which is a part of our cultural response to the changing world of hybrid work post covid.”

S&SA Architects specialises in residential, retail, logistics, healthcare, sports and leisure sectors. Clients include Tesco, Keepmoat, Exemplar Healthcare and Broadacres.

Read more:

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Oliver Bonas looks set to be unveiled as the latest big name addition to Harrogate’s high street.

The clothing and homeware store is advertising for a store manager and deputy store manager to run a shop in Harrogate.

The Stray Ferret understands it has identified the former Next store on James Street as its home.

There are also rumours that German fashion giant Hugo Boss and USA clothes retailer Anthropologie are considering opening outlets in Harrogate.

The company’s website says:

“We have an amazing opportunity for a store manager to join Team Oliver Bonas in our Harrogate store.”

The salary is described as ‘competitive with benefits’. The website also advertises a deputy store manager vacancy.

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The Stray Ferret has approached Oliver Bonas for further details.

Tom Limbert, director of property consultants Central Retail, said:

“We are very close to letting the former Next store on James Street to a very exciting national lifestyle retailer who will be another great addition to the street.”

Oliver Bonas, which was founded by Oliver Tress, opened its first store in London in 1993. It now has 75 outlets in the UK and the Republic of Ireland.

The closest ones to Harrogate are currently in Ilkley, Leeds and York.

This weekend is my favourite time of year – the clocks are going forward! Finally!

And after a glorious week of weather, I think most of us are getting in the mood for summer.

We are finally able to turn our attention to the spring-summer 2022 fashion trends. While we might still need to have a chunky knit on standby, rest assured, balmy eves are just around the corner.

So with that in mind, it’s time to clue up on all the biggest styles, colours, prints and It-pieces set to dominate the season ahead.

And fortunately Harrogate has some incredible clothes shops – both independents and chains – so you don’t even need to travel to get kitted out.

Here are some top picks from three fashion boutiques in Harrogate:

Infinity & Co, Victoria Shopping Centre Piazza

Infinity & Co owner Sam Gallagher models her first spring summer outfit choice.

Sheer pink top with tassels: £99

White trousers: £45

Straw bag with statement tassel, sparkly trim and leather strap: £92

Shoes: Model’s own

Sam Gallagher, owner of Infinity & Co boutique, which moved from a pop-up unit to a bigger space at the Victoria Shopping Centre seven weeks ago, said:

“Across the whole of this season we are seeing lots of bright colours coming through and I think we are all ready for that after the last two years.

“What we are seeing as we are coming into summer is the brights are becoming more neon and we have seen a lot of Aztec influence – in bag straps, in embroidery, so this top is a typical example of what we are seeing coming through. We are also seeing the bohemian trend going bigger this year. So this top is a combo of both the Aztec and bohemian trends.

“The white trousers are a “magic pant”, which is a new technology of fabric, which doesn’t go see-through when it stretches, so you can buy a size 10-16. For an independent this is great as it means we can stock a lot more styles. They also have an elasticated waist, which I call ‘lockdown clothing’, so when you are feeling a bit bloated it’s comfortable.

“Then you have this gorgeous straw bag with a statement tassel.”

Joined by Bailey the dog, Sam models her second spring summer outfit choice.

Dress with gold embroidery: £99

Bohemian-style tassel pendant: £28

Shoes: Model’s own

Sam said:

“This is from a new collection that we have got in, which has really pretty gold embroidery and, again, lots of beading.

“I’ve teamed this with one of the bohemian-style pendants, which we have got in loads of different colours. It’s just great for layering.

“It’s so pretty and would be great for going beach to bar or a garden party, or for a drink on West Park.”

Mint Velvet, James Street

Tan casual leather jacket: £299

Bronze sequin ruffle top: £69

Hazelnut Monroe crop wide trousers: £79

Anges white leather saddle bag: £119

Fern gold metallic wedges: £169

Manager Suzie Poole said:

“This year there is lots of tonal dressing with neutrals, such as whites, creams and golds. There is usually some sparkle added to this with sequins. It’s kind of a reaction to the pandemic – casual but with a bit of extra sparkle. It’s about making you feel a bit more special about the outfit you’re wearing.”

Ivory gathered back shirt: £79

Zest chunky v-neck tabard: £79

Utility slim jeans: £89

Camille tone leather loafers: £99

Gold ball pendant: £29

Supervisor Terina Daly said:

“Lime green is really on-trend at the moment and bright colours in general. It just looks really fresh. The lime seems to be a colour that suits everyone, even though people can be scared of brighter colours.

“We have noticed more people coming in since the pandemic saying they need some more colour in their wardrobes.

“Animal print is also huge and it’s coming through a lot in accessories. So if you don’t feel confident enough, you can just wear a headband and have a little pop of print.

“The military trend is still big and these khaki trousers are really popular. We also do them in other colours.”

Read more:

• Sneak Peek: Wild Thing promises something unique in Knaresborough
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Porters, James Street

Universal Works navy bakers jacket: £249

Oliver Spencer navy and cream conduit stripe T-shirt: £85

Universal Works light olive fatigue trousers: £135

Hoffs Bangkok City beige and orange trainer: £99

Carhartt Nomad script bucket hat: £45

Carhartt WIP Vista tie dye socks: £20

Website manager Charlotte Woodhead said:

“This outfit is smart/casual with some nice layering. With the warmer weather coming, it’s nice to have a bucket hat for summer vibes, which you can use to dress down an outfit.”

Traffic People ITJ Cleo animal print jumpsuit: £120

Matt & Nat chili vie vintage bag belt: £70

Rebecca Jones, website assistant, said:

“The jumpsuit is made with a really lightweight fabric, it’s really floaty with three-quarter length sleeves and a wide leg, which is great because if it’s too long it’s really easy to hem up. It has a really flattering waistband.

“Jumpsuits are here to stay as it’s an outfit in one, you don’t have to worry about what you have got on top and bottom.

“They are really smart and easy to wear. You could dress this up with a pair of heels and a nice blazer, or down with a pair of trainers and a leather jacket. We do this jumpsuit in different colourways.

“The bag is made from a sustainable vegan leather. It’s what you would call a ‘bumbag’ and it’s really on-trend to wear them across the shoulder as it’s a more stylish way to wear them. We do them in black as well.”

Harrogate Borough Council‘s conservation officer has objected to the demolition of the former Debenhams building on Parliament Street.

Wetherby-based property company Stirling Prescient is behind a proposal to demolish the three buildings that Debenhams was situated in and replace them with 50 flats and two commercial units.

The site on Parliament Street has been home to different retailers for over a century. Before Debenhams, it housed the Buckley’s and Busby’s stores.

But the developer has said there is no market for the building to be reoccupied as a department store, and the 1902 and 1920-era buildings should be torn down.

‘Harmful to the streetscene’

The council’s objection was submitted last month by Emma Gibbens, principal conservation officer.

Ms Gibbens wrote:

“The loss of the traditional building form and architectural detail would be harmful to the streetscene and character and special interest of the conservation area, the building forming part of the designated heritage asset in a manner that contributes positively to its character.”

Ms Gibbens added that the developer needed to prove that the demolition was justified.

She wrote that redevelopment of the site was possible in a way that did not involve the demolition of historic buildings.

She added:

“If demolition can be proven to be required, then a revised scheme would be required for a replacement building; otherwise, the historic buildings should be retained and the later parts replaced with buildings that enhance the conservation area.”

The council’s planning committee will decide on the proposal but the objection by a senior council official is a blow to the developers.

Read more:

• Heritage groups say ‘no justification’ for Harrogate Debenhams demolition
• Plans submitted to demolish former Harrogate Debenhams

The council joins two influential heritage groups in submitting objections to the plans.

In January, Save Britain’s Heritage said the developer had failed to provide “clear or adequate justification” for demolishing the buildings.

The public body Historic England has also submitted an objection to the plans. Whilst welcoming the regeneration of the site, it said there should be a “sensitive conversion” of the two older department store buildings.

But the demolition has been supported by Harrogate Civic Society, which said it accepted the building was “very difficult to convert in a logical and practical way”.

However, the group objected to the height of the replacement building, which it said was “overpowering.”

Strengthen the town

A CGI view of the new apartments on Parliament Street.

The developer Stirling Prescient said in planning documents that there was no scope to convert the building into smaller units “due to its internal layout and the age of the building”.

Stirling Prescient said:

“The proposals as a whole will strengthen the town’s vitality and viability, increasing footfall and contributing to the local economy.

“The proposal represents a sustainable form of development and therefore benefits from the presumption in favour of sustainable development, meaning planning permission should be granted without delay.”

Ripon Arcade signs contract on final two units

Ripon Arcade is now fully occupied after Yorkshire Physio and Gladrags Ripon signed contracts on the final two units.

The arcade, in the heart of the city, recently underwent a £100,000 refurbishment. The 16,484 sq ft arcade was bought by Bradford-based property development and investment company Frank Marshall Estates off a guide price of £2.2m from the Westcourt Group in 2019.