NHS managers in North Yorkshire have objected to a proposed 1,300-home scheme on the Ripon barracks site due to funding concerns for local healthcare.
The scheme, which has been submitted by government housing agency Homes England, would see houses built on the site off Clotherholme Road.
The Clotherholme development would encompass Claro Barracks, Deverell Barracks and Laver Banks.
The proposal was submitted to Harrogate Borough Council in September 2020.
However, in a letter to the authority, NHS Humber & North Yorkshire Integrated Care Board has objected to the plan.
Andrew Dangerfield, head of primary care transformation at the organisation, said the method used by Homes England to assess healthcare need as a result of the new homes was “at odds” with the NHS.
He added that the developer had offered “zero” section 106 contributions to help mitigate demand as a result of increased population due to the scheme.
Mr Dangerfield said:
“The ICB is concerned about Homes England’s overall approach to health, they have sought to provide zero S106 contributions towards the provision of healthcare infrastructure on a development of significant scale (circa 3,000 people), using a methodology which is at odds with the NHS commissioners and local healthcare partners.
“The ICB, who has direct expert knowledge of the local surgeries in the area and is responsible for the commissioning of healthcare services have consistently outlined that the existing practices do not have capacity to absorb the population created by the 1,300 homes coming forward as part of this application, and therefore have requested mitigation in the form of a S106 contribution.”
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Mr Dangerfield added that should no contributions towards healthcare be made, then the development “cannot be considered sustainable”.
In October 2020, NHS North Yorkshire CCG – which preceded the integrated care board – said in a letter to the borough council that it was seeking £553,128 from Homes England in contributions to health.
The Stray Ferret has asked Homes England to comment on the concerns, but had not received a response by the time of publication.
The planned homes in Ripon will include a significant number of two- and three-bedroom mid-range houses and will include apartments in the centre.
It also includes a community centre, employment space, shops, parkland, a new primary school and sports facilities.
A decision on the scheme is expected to be made by Harrogate Borough Council at a later date.
Andrew Jones MP launches ‘non-political’ fact-checking serviceHarrogate and Knaresborough MP Andrew Jones has started posting fact-check videos on his new Instagram account.
The Conservative MP published his first video, which was about the government’s proposed new investment zones, on Friday.
North Yorkshire County Council is one of 38 local authorities in talks with the government about introducing the zones, in which businesses could benefit from lower taxes and liberalised planning rules.
The RSPB charity has labelled the zones an “unprecedented attack on nature” because of the impact they could have on wildlife.
Introducing the series, Mr Jones says fact-check Friday will be “an occasional series where we just present facts — no politics”.
He then highlights how some people are worried the zones “will mean concreting over green belt and downgraded environmental standards” but he then adds the the government “has made it clear this isn’t the case”.
The video cuts to footage of new Environment Secretary Ranil Jayawardena saying he is committed to helping farmers curate the countryside. Mr Jones then says:
“Investment zones can take derelict but previously developed sites and transfer them into thriving net zero communities.
“A good example might be the Ripon barracks site. That’s the kind of thing that we should be looking for investment zones to do.”
Mr Jones has 75 followers on Instagram and his video has so far attracted five likes.
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- Harrogate and Knaresborough MP Andrew Jones joins Instagram
- Green Party chooses man to fight Andrew Jones in Harrogate and Knaresborough
Liberal Democrats and Greens respond
David Goode, chair of Harrogate and Knaresborough Liberal Democrats, said:
“Mr Jones says in his fact-check piece to camera that he will hold the government to account. Let us not forget, he is a Conservative MP, part of the Conservative Party who run the government.
“A government that have just pushed the pound to a record low and caused mortgage chaos for thousands of families. A government that has removed the bankers’ bonus cap at a time when some people can not even afford to put the heating on. Those facts we are dealing with.
“What has Mr Jones done to hold the government to account for this botched mini-budget and its disastrous outcomes?”
Paul Ko Ferrigno, who was named as the Green Party’s prospective parliamentary candidate for Harrogate and Knaresborough last month, said:
“Mr Jones says that he intends to ensure that the government’s proposed investment zones will not lead to a deterioration in environmental protections, so I’d like to work with Mr Jones to ensure that current designated protected sites such as national parks, areas of outstanding national beauty, sites of special scientific interest, designated green belt land and buffer zones that surround world heritage sites in Yorkshire will be protected, and not sacrificed to short term economic pressures.
“The fact that these zones are not explicitly protected under the government proposals is worrying.”
Royal Engineers to remember the Falklands dead at Ripon ceremony
Veterans of the Royal Engineers, some of whom served in the Falklands War, will be in Ripon this weekend to mark the 40th anniversary of the end of the conflict.
They are former members of 11 Field Squadron, which used to be part of the 38 Engineers Regiment based in the city.
On Sunday, between 10.45am and 11.15am a short wreath laying ceremony will take place at the War Memorial in Ripon Spa Gardens.
No Ripon-based Royal Engineers died in the war, but the event, open to anyone wishing to attend, will give the chance to reflect and remember Royal Engineers from other parts of the UK who lost their lives fighting Argentinian land sea and air forces.
Before then, an informal reunion will be held tomorrow between 2pm and 7pm at Ripon Bowling Club on Bondgate Green.
Those wishing to attend the reunion at the bowling club are asked to contact Stan Darbyshire for further details and to register their attendance. He can be contacted on email at duffbudgie11@outlook.com or by phone on 07878 980630.
Read more:
- Falklands War widow, tells of her husband’s sacrifice
- Ripon soldiers in Cyprus to undergo mammoth charity challenge
The Royal Engineers have had a long and distinguished presence in Ripon, recognised by the fact that the Regiment was awarded the Freedom of the City in 1949.
This gives them the right to hold an annual Freedom Parade through Ripon.
Last year’s parade was held in September, when more than 200 soldiers took part in the march with a band playing and bayonets fixed, before a service in their honour was held at the cathedral.
Medals parade at Claro barracks
Mayor Sid Hawke meets the medal recipients.
Over 150 individuals from 21 Engineer regiment were issued HM The Queen’s Platinum Jubilee Medals for serving for over five years.
The medals were presented by Councillor Sid Hawke, the Mayor of Ripon with Major Daryl Murphy, the regimental second-in-command and Major Neil Chalmers, quartermaster, also handing out medals.
With most of the regiment deployed overseas in Poland and Cyprus, it was a greatly reduced medals parade. Those deployed had already received theirs last week.
Ripon City Council has called for a new consultation on plans to build 1,300 homes at Ripon Barracks after a transport assessment was belatedly published.
Harrogate Borough Council’s 30-day consultation on the Homes England scheme is due to close on February 17.
But Ripon City Council agreed this week to urgently contact Harrogate Borough Council, asking it to ‘reset the clock’ to give local residents more time to make their views known.
City council leader Andrew Williams, received unanimous support from fellow councillors after he said:
“Important information, most notably the transport assessment executive summary, was added to the Harrogate Borough Council planning portal after the consultation period began — and anybody who commented on the outline planning application prior to February 3 would not have seen the crucial transport document.”
In April, the city council called for the Clotherholme development to be scaled back to 800 homes because of concerns about the impact of more traffic on Ripon’s road network.
At Monday’s full city council meeting, Cllr Williams said:
“This is the biggest single development in Ripon’s history and while we welcome, in principle, new homes for the city, it is clear that we don’t have the roads infrastructure to support this many, which will come on top of the 390 homes at West Lane and other schemes.
“The addition of a further 1,300 homes will have a negative impact across Ripon.
“We’re asking to reset the clock, so that people have the opportunity to read the documents on the planning portal.”
David Walpole, a consultant commissioned by the city council to report on the traffic implications of Clotherholme scheme, has been asked by councillors to ‘object in the strongest possible terms’.
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The transport assessment in support of the Homes England development says:
Company awarded £277,000 ground investigations contract for Ripon barracks site“The proposed mitigation measures for the Ripon Barracks site include a wide range of improvements not just in the vicinity of the development itself, but also throughout the western side of the city and into the city centre itself.
“These measures include; the implementation of pedestrian and cyclist improvements by implementing mitigation measures such as traffic calming on Clotherholme Road and Kirkby Road; the introduction of a one way system involving Kirkby Road, College Road and Trinity Lane to accommodate on road cycling while maintaining car parking along College Road; the provision of a gateway junction including segregated cycling facilities at the primary Kirkby Road access to the site; junction mitigation measures to alleviate traffic congestion at key city centre junctions and provide enhanced pedestrian crossing facilities; measures to prevent rat running; and proposed contributions to public transport bus services.
“As a consequence of the mitigation measures identified to support the proposed development (it) will meet the requirements of the NPPF (National Planning Policy Framework) ensuring there will be no unacceptable impact on highway safety or severe cumulative impacts and that sustainable modes of transport will be pro-actively prioritised both to and from the development and across the west of Ripon city centre.”
A Darlington-based company has been awarded a £277,000 contract to undertake ground investigations on land earmarked for a potential 1,300-home development in Ripon.
Homes England has commissioned Dunelm Geotechnical and Environmental, a ground investigations firm, to carry out the work at the former Ripon barracks site.
The government housing agency has tabled a plan to build 1,300 homes on the site.
Ripon has a history of ground instability and sinkholes caused by the soluble of nature gypsum, the rock that lies under much of the area.
The brief for the contract, which is worth £277,108.77, says the work is to:
“Complete an intrusive ground investigation as Principal Contractor under the CDM Regulations 2015 at a site in Ripon, including factual report on ground investigation.”
The proposal for the barracks site has caused controversy in the city with councillors opposing the development and residents signing a petition objecting to the plan.
Harrogate Borough Council is currently considering the proposal and will make a decision at a later date.
History of Ripon barracks plan
When the Ripon Neighbourhood Plan was being drawn up, it was envisaged that the barracks site would provide space for 800 new homes.
The site, encompassing Claro Barracks, Deverell Barracks and Laver Banks, initially included 11 hectares earmarked for employment uses.
After the allocation of land for employment uses was reduced, Homes England sought outline planning approval for a 1,300-home scheme.
A transport assessment, prepared in support of the development, was described as ‘flawed’ by Ripon City Council.
Read more:
- Call to reduce Ripon barracks development by 500 homes
- Housebuilder awarded £63m contract to build 200 homes in Pannal Ash
- Highways England puts handbrake on 1,300-home Ripon development
Harrogate Borough Council validated a planning application for the site back in September 2020 in a move which developers saw as a “major step forward”.
However, in May this year, Highways England called for further assessment of the transport and traffic impact of the proposed development.
The planned homes will include a significant number of two- and three-bedroom mid-range houses and will include apartments in the centre.
It also includes a community centre, employment space, shops, parkland, a new primary school and sports facilities.
It means Homes England now has a major presence in the Harrogate district.
The developer already has plans submitted with the council for 200 homes at a former police training centre on Yew Tree Lane, Harrogate.
Last week, the Stray Ferret reported that Countryside Properties had been awarded a £63 million contract to construct the scheme.
The housing agency also has plans lodged for 390 homes on land off West Lane, Littlethorpe.
Ripon councillors reject ‘flawed’ transport report on barracks developmentRipon City Council has unanimously rejected a transport report commissioned by Homes England for the proposed 1,300-home Ripon Barracks development.
The report in support of the development came under heavy fire at Monday’s virtual full council meeting.
In the longest debate of Monday evening, the consultants’ findings were described as ‘flawed’
Council leader Andrew Williams said:
“The report fails to address core issues that local residents and the city council have raised.”
Cllr Williams said the council supported the principle of developing the former army bases, but added:
“A great deal more needs to be done, especially with regard to addressing the questions about the capacity of major junctions in the city.
“With such a flawed report, it is impossible for us to support the outline planning application for this huge scheme.”
The Ripon Barracks site
Councillor Mike Chambers, who is also a district and county councillor, agreed a number of key transport matters needed to be addressed.
He seconded Cllr Williams’ motion for a letter to be sent to Harrogate Borough Council planners, calling for resolution of outstanding issues before outline planning can be approved.
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Both he and Cllr Williams met last week with David Walpole, a traffic consultant appointed by the city council to look at the impact of the Clotherholme scheme on the the feeder road network and the city as a whole.
One issue that featured in the Walpole report was the amount of traffic generated by a new primary school in the development.
Cllr Williams said the report for Homes England had not taken account of the fact that 132 places at the school will be provided for children living ‘off-site’ in other parts of Ripon, creating traffic movements that had not been accounted for in the overall assessment of mitigation measures that would need to be taken to alleviate pressure on the road network.
Councillor Pauline McHardy told the meeting:
Plans submitted for 1,300 homes at Ripon Barracks“This is the biggest single development ever seen in Ripon and its size has consequences, not just for the immediate area, but the whole of the city for years to come.
“Traffic movements to and from the site will impact on everybody and we have a duty to ensure that the developers provide the required road infrastructure and don’t cut corners.”
Homes England has pushed forward with its plan for a 1,300 home development at Ripon Barracks.
Harrogate Borough Council has now validated a planning application for the site. It is a move the developers see as a “major step forward” towards construction.
The Clotherholme development will encompass Claro Barracks, Deverell Barracks and Laver Banks. Homes England is working with Defence Infrastructure Organisation (DIO) on the project.
The planned homes will include a significant number of two- and three-bedroom mid-range houses and will include apartments in the centre.
It also includes a community centre, employment space, shops, parkland, a new primary school and sports facilities.
Read more:
- Ripon Barracks transport assessment ‘flawed’, says council
- Petition opposes 1,300-home Ripon Barracks scheme
Residents in Ripon are particularly interested in the proposed infrastructure which would come with a development of this size. Ripon City Council has already said the transport assessment was “flawed” because it was undertaken during a period when there was less traffic – something Homes England disputed.
Homes England expects Harrrogate Borough Council to make a decision on the planning permission in early 2021. Comments can be made on the Harrogate Borough Council planning website until October 7, using reference 20/02973/EIAMAJ.
Marie Kiddell, head of planning and enabling at Homes England, said:
“The validation of this planning application is a major step towards creating Clotherholme and helping meet local housing needs; 30% of the homes will be affordable alongside those for sale on the open market.”
Catherine Davies, head of estates at DIO, said:
Petition opposes 1,300-home Ripon Barracks scheme“This proposed development supports the MOD’s ongoing commitment to invest in a more fit for purpose Defence estate. We look forward to seeing it progress further in the coming weeks and months.”
A total of 150 Ripon residents have signed a petition in the 24 hours since it started calling on Harrogate Borough Council to refuse the 1,300-home Ripon Barracks development due to its negative impact on traffic in the city.
The proposed development will be called Clotherholme and encompasses Claro Barracks, Deverell Barracks and Laver Banks. It’s being developed by the government’s housing agency, Homes England, and the Defence Infrastructure Organisation.
Homes England commissioned consultancy firm AECOM to undertake a study which said main access points for the development should be on Clotherholme Road and Kirkby Road.
However, Ripon City Council called this study “flawed” — and said a new road should be added on Galphay Road to alleviate potential congestion.
Barbara Brodigan, who launched the petition on behalf of the Ripon Residents Action Group, called on HBC to reject the application in its current form.
She also questioned why North Yorkshire County Council has this week begun a £7.7m roadworks scheme on the A1 (M) in Knaresborough to support future new housing whereas there are no major new roadworks planned to support Ripon Barracks. She described Ripon as the “poor relation” of the Harrogate district.
She told the Stray Ferret:
“Homes England have the arrogance to say these road improvements are not needed when there are 1,400 houses being built.”
“We’re not against more houses here, it would certainly add to the value of Ripon. We need houses for young people and for families but our major bugbear is it’s not been planned the right way. We need the infrastructure to support it if it’s going to be of value to the city.”
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Homes England has submitted plans to HBC for Ripon Barracks. The proposals due to be published on HBC’s website imminently.
A Homes England spokesperson told the Stray Ferret:
Ripon Barracks transport assessment ‘flawed’, says council“The impact of traffic from major developments with planning consent within Ripon has been taken into account as part of the transport assessment.
“The proposed Galphay Road link is not needed, and a new road in this location is not supported by the HBC adopted Local Plan or the NYCC Local Transport Plan.”
Ripon City Council says a transport assessment for the 1,300-home Ripon Barracks development is “flawed” — and a new road should be added to alleviate potential congestion.
The development will be called Clotherholme and encompasses Claro Barracks, Deverell Barracks and Laver Banks. It’s being developed by the government’s housing agency, Homes England, and the Defence Infrastructure Organisation.
As well as the new homes, the plans include a community centre, employment space, shops, parkland, a new primary school and sports facilities.
Homes England commissioned consultancy firm AECOM to undertake a study which would provide evidence on where roads will be built. This informed their masterplan for the development which included main access points on Clotherholme Road and Kirkby Road.
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However, Ripon City Council called this assessment “flawed” because it was undertaken during a period when there was less traffic coming through the city.
It said:
“It was collected during a very quiet period of time in the city, namely June. The city is quieter at that time for a number of reasons; many residents are on holiday – taking advantage of going away before the school holiday season; seasonal visitor numbers have yet to increase; some year groups at the secondary schools are absent, having already sat exams; the milder weather means that many residents might choose to walk rather than drive into the city centre.”
The council’s report, which was undertaken by Andrew Cameron & Associates, said a new road from Chatham Road to Galphay Lane and Studley Road could potentially relieve some of the congestion on Clotherholme Road.
It also said the development should reuse or replace the existing military bridge over the River Laver, to create a new connection to the south of the city.
It added that AECOM’s transport assessment did not do enough to encourage walking and cycling and called for a review into reopening the Harrogate to Ripon train line that was closed in 1967.
Homes England said Ripon City Council’s report “was not correct” and released the following statement to the Stray Ferret:
Ripon Barracks proposals move online following criticism“The impact of traffic from major developments with a planning consents within Ripon have been taken into account as part of the transport assessment.
“The approach used by Aecom builds on ‘the Ripon Transport model’ which was used to inform the Harrogate Borough Council (HBC) Local Plan (which included the key allocations and consented developments).
“The approach behind the surveys is robust and the surveys were undertaken at a time which is in line with national guidance.
“The timing and location of the surveys formed part of a report to inform the Transport Assessment and this was agreed by North Yorkshire County Council (NYCC) who is the Local Highway Authority. The ACA report also did not raise concerns regarding the timing of surveys.”
“The proposed Galphay road link in not needed, and a new road in this location is not supported by the HBC adopted Local Plan or the NYCC Local Transport Plan.”
Homes England has published updated plans online for the 1,300 home development at Ripon Barracks, after concerns were raised from Ripon residents about transparency during lockdown.
The development, which encompasses Claro Barracks, Deverell Barracks and Laver Banks is being developed by the government’s housing agency, Homes England, and the Defence Infrastructure Organisation.
There are 1,300 homes mooted and it’s designated within Harrogate Borough Council’s Local Plan.
The development will be called Clotherholmes and the new plans include a community centre, employment space, shops, parkland, a new primary school and sports facilities.
Homes England had been accused of “a lack of transparency” around the plans due to lockdown, with local resident Barbara Brodigen telling The Stray Ferret that local residents have failed to have their voices heard.
Whole process online
Homes England said they initially wanted to publish the proposals online and to display them at a public event. However, due to the restrictions in place as a result of Covid-19, they have instead put the whole process online which includes information boards, an FAQ document and a pre-recorded presentation from the project team.
Ripon councillor Mike Chambers told the Stray Ferret he welcomed the plan but said its “achilles heel” is its lack of transport provision.
He said:
“I’m very concerned about displaced traffic and rat runs. I’m continuing to press to ensure we have the best possible traffic plan going forward so residents can live their lives as they want.”
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People can submit questions about the development until July 26. Responses will then be added to the FAQ document and uploaded to the project website.
A planning application is due to be submitted to Harrogate Borough Council later this summer.
Martin Wilks, Ripon Barracks project manager at Homes England, said:
“After being impressed with the level of interest shown in our proposals last autumn, we provided local groups with further opportunities to comment on our proposals – we paused, listened, and refined our proposals.
“We now feel confident that our updated plans meet the needs of Ripon’s community, both present and future, as well as providing a number of additional benefits that will allow community spirit to be placed at the heart of the development of Clotherholme.
“These include greater access to green space through the establishment of parkland in Laver Banks, more diverse employment opportunities through the provision of flexible workspaces, and a range of facilities such as allotments, sports pitches and mixed-use community spaces.”
Meanwhile, Julian Smith MP has published a response from Homes England on his website, dated July 9, after he raised concerns from residents in a letter last month.