Drainage concerns at Goldsborough housing site following Storm Franklin

Residents in Goldsborough have raised concerns over drainage on land earmarked for 36 homes following Storm Franklin.

Heavy rainfall last week caused puddles to appear on a site off Station Road in the village (pictured above), which is a mile from Knaresborough. This has renewed concerns from residents of water run off into nearby properties.

The development was approved by Harrogate Borough Council in October 2021.

However, residents say they are concerned that the surface water may affect nearby homes and that they have repeatedly warned Stonebridge Homes, the developer, and the council over flood risk.

Noel Evans, who lives next to the site, said:

“Residents have frequently over the past four years stated that the change of this field from agricultural land, where there has been recorded flooding problems, will be immensely worse once the site is filled with hard surfaces such as roofs, pathways and roadways.”

In a letter to the council, local resident Beverley Jackson added:

“These heavy rainfall events now occur every year so we cannot treat them as occasional hazards.”

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Since the heavy rainfall last week, multiple residents have submitted comments via the council’s planning portal about their concerns.

The developer lodged a drainage plan as part of its proposal, but is still awaiting approval as part of its conditions with the council.

Mr Evans said the plan would need to be “superlative” in order to reduce the risk of flooding.

New sewer system

The Stray Ferret asked both Stonebridge Homes and its parent company, Henry Boot Ltd, for comment on the concerns raised by residents at the Goldsborough site, but did not receive a response by the time of publication.

However, in a letter to the council in January this year addressing public comments on drainage, Katie Purdam, senior planner at Stonebridge Homes, said drainage at the site would “not contribute to the flood risk noted by residents”.

She said:

“We have carried out the detailed technical analysis and soakaway tests to the required standards by an independent consultant, which has shown that we can provide sufficient permeability rates and therefore the development can be accommodated.

“The cause of the historic flooding noted by residents is likely the old-style sewage system which runs through the gardens on the west and east sides of Station Road, which may be poorly maintained.

“We will be providing a new sewer system, which will bypass the existing unadopted sewer system in the gardens of properties either side of Station Road. Our new foul sewer will be laid down the site access, north along Station Road and then east to connect directly into the adopted sewer at Princess Mead. 

“The drainage from our site will therefore not contribute to the flood risk noted by residents.”

Masham Parish Council agrees to plans for up to 60 homes

Masham parish councillors have said they have no objections to plans to build up to 60 homes on Foxholme Lane.

The application would involve the demolition of existing buildings on the site and the construction of houses, small commercial units and a public green space.

Developers Stonebridge Homes have yet to be granted planning approval from Harrogate Borough Council. But Masham Parish Council’s agreement gives the scheme a boost.

The site between The Oaks and W E Jameson & Son would include various sized houses.

Minutes to the latest Masham Parish Council meeting said councillors had no objections to the application and voted in favour.

The plans will now go before Harrogate Borough Council.

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Controversial plans for Goldsborough homes approved

Plans for 36 homes in Goldsborough have been approved despite fears the development will “tear up” the historic village’s conservation area.

Stonebridge Homes was granted final approval by Harrogate Borough Council yesterday at the third time of asking.

The housing company was previously told to rethink its Station Road scheme and hold a meeting with councillors and residents.

This meeting was held in August but it was followed only by complaints that the developers “weren’t willing to shift” on issues including the density and design of the homes.

Speaking at a meeting of the council’s planning committee, councillor Andrew Paraskos, a Conservative who represents Spofforth with Lower Wharfedale, said:

“A meeting did take place but there was no movement from the developers at all.

“Residents understand that there will be something on this plot, but they would just like something that is more in keeping with the village.

“We have deferred this plan twice and I think it is now time to refuse it.”

‘Conservation area is a sham’

Resident Noel Evans also said the plans appeared to be “set in stone with no bridge for improvements” and that the development would amount to a “public tearing up of the Goldsborough conservation area”.

The conservation area sits adjacent to the site and was introduced in 2008 as an area of architectural and historical interest, including much of the village.

Mr Evans said:

“The tallest buildings proposed on this site will be amongst the highest buildings in Goldsborough – higher than the church and Goldsborough Hall.

“This will irretrievably destroy the historic skyline. This site needs an entirely fresh and appropriate set of plans.

“The conservation area is a sham and has no reason to exist with this council.”

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In its latest proposals, Stonebridge Homes included additional tree planting and information relating to materials.

The developers also argued the plans met national requirements and had received the backing of council officers three times with recommendations of approval.

Becky Lomas, an agent for Stonebridge Homes, told the meeting:

“The proposal before you today creates a well designed scheme, which is able to meet national requirements.

“This is a position which has been supported by council officers three times now at planning committee and the proposal of 36 dwellings is not considered to be in conflict with the development plan.”

The plans – which include a mix of one to five-bedroom properties – received 39 objections from residents and no letters of support.

The application was approved by councillors on the planning committee with six votes for, three against and one abstention.

Plans for 36 homes in Goldsborough sent back to drawing board

The housebuilders behind a 36-home development in Goldsborough have been sent back to the drawing board for the second time this year after claims residents’ concerns have been “ignored”.

Stonebridge Homes has outline permission for the Station Road scheme but has now twice failed to get a final go-ahead after Harrogate Borough Council’s planning committee voted for another deferral on Tuesday.

This comes after a meeting in March ended in the same result.

At Tuesday’s meeting, Andrew Paraskos, the Conservative councillor for Spofforth with Lower Wharfedale, said residents have accepted the development will eventually go-ahead but concerns over the density and design of the homes remained.

Photograph: Stonebridge Homes

These revised plans included two two-storey homes being reduced to bungalows, as well as more tree planting.

Cllr Paraskos said:

“Everybody realises that this site will be developed but no discussion has been made between the developers, the village and ourselves. We were asked for a meeting but due to holidays and other commitments we were unable to attend.

“The materials are still the same, the layout is the same, everything else is exactly as it was before.

“The revised application was also sent in before any meetings were tried to be arranged which really defeats the object.”

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Jacqueline Dowker, chair of Goldsborough and Flaxby Parish Council, also spoke in objection to the plans and described the changes as “minimal and superficial”.

No final decision for three years

In response, Mark Johnson, an agent for Stonebridge Homes, said the developers have “always been available” for discussions with residents and that not having a final decision after first submitting the plans in 2018 was now becoming an “issue”.

Mr Johnson was also questioned by councillor Victoria Oldham if he thought residents’ concerns should be “ignored” and he said:

“No I don’t – what you have to understand though is that when the architects approach every scheme they are looking at the character of the area.

“When the site was allocated for a particular number of dwellings, those issues were already considered.

“On that basis, the scheme has been found acceptable by the council’s design officer twice.”

The plans – which include a mix of one to five-bedroom properties – received 37 objections from residents.

It was agreed at Tuesday’s meeting that residents and councillors would meet with the developers before revised plans are brought back before the committee later this summer.

New housing contributing to ‘nightmare’ traffic on Knaresborough Road

A new 70-home housing development on Kingsley Farm in Harrogate will contribute to a growing “nightmare” scenario for traffic on nearby Knaresborough Road, says a local residents group.

Over 600 homes will eventually be built in the Kingsley ward of Harrogate.

John Hansard from the Kingsley Ward Action Group told the Stray Ferret that the scale of development has led to a “tipping point” for congestion, which he said is affecting quality of life for locals and commuters using the busy Knaresborough Road.

Clogged with traffic

Stonebridge Homes has already built 60 homes at Kingsley Farm on Kingsley Drive and the developer is now preparing for phase two of the scheme, which received outline planning permission in 2019.

Next Tuesday, Harrogate Borough Council’s planning committee will consider a reserved matters application for the proposals which deal with appearance, layout and access.

The developer has reduced the number of homes from 90 to 70, which it says “is in the interests of good design”.

However, Mr Hansard told the Stray Ferret that traffic from the development will still impact on Kingsley Drive, Bogs Lane and Knaresborough Road, with the latter regularly clogged with traffic.

He said:

“At Kingsley Farm there are too many houses, too close together. The extra traffic means quality of life has decreased for residents. It’s becoming an absolute nightmare.”

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In August 2020, the planning committee refused a different planning application for 149 homes in Kingsley, citing congestion as a reason for refusal.

Councillors said this was because the development would make already clogged roads in the area even worse.

‘Not severe’

The Stray Ferret asked Stonebridge Homes to comment but we did not receive a response at the time of publication.

In a transport assessment attached to the original planning application, transport consultants Sanderson concluded extra traffic generated through the homes would not be severe.

It said:

“The impact of the additional vehicle trips has been assessed at the key junctions on the local highway network and this has demonstrated that the effect of the generated traffic is not severe.”

Interested in traffic and travel? From next week we will have a dedicated team working at peak times to help you on your morning commute. Keep an eye on our website for a live blog with regular updates from 6.30am on weekdays.
130-home Pannal Ash developer pledges to stick to agreements

The developer building 130 homes at Castle Hill Farm in Pannal Ash has pledged to stick to agreements with the council following complaints from residents.

Several residents have contacted the Stray Ferret recently to raise various concerns about the Stonebridge Homes development on Whinney Lane.

These include builders starting work early in the morning, temporary floodlights being as bright “as an airport runway”, and the road closure potentially putting the Squinting Cat pub out of business.

Whinney Lane closed to traffic in July and is not scheduled to re-open until February 28.

At a full council meeting last month, Conservative councillor for the Harrogate Pannal ward, John Mann, raised the prospect of enforcement action against Stonebridge unless it agreed to certain conditions.

In an email to residents, Cllr Mann said Stonebridge’s site manager had told him the company had an “aspiration” to bring forward the reopening of Whinney Lane to February “but it depends on the weather and progress as its a complex work programme”.

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The entrance to the Castle Hill Farm development on Whinney Lane.

Cllr Mann’s email also says Stonebridge had agreed to reduce the intensity of the four floodlights, abide by the 8am start time, deploy road sweepers three times a week to clear mud and issue a newsletter to residents updating them of progress.

The Squinting Cat pub requested Stonebridge install the lights to make it safer for people walking to-and-from the pub at night.

A spokesperson from Stonebridge Homes said:

“We can confirm that we have agreements in place with Harrogate Borough Council that our team continue to adhere to.

“We are working to reopen Whinney Lane as soon as possible and apologise for any inconvenience this is causing to local residents.”

Local resident Bruce Allison praised Cllr Mann for contacting Stonebridge but said he remained “sceptical” about whether any commitments would be adhered to.

Council could take enforcement action over Pannal Ash disruption

Harrogate Borough Council could take enforcement action against Stonebridge Homes’ 130-home Castle Hill Farm development on Whinney Lane in Pannal Ash, after complaints from residents.

At a full council meeting on Wednesday, Conservative councillor John Mann, who represents the Pannal ward, said several residents had contacted him with concerns about issues such as early morning working, mud on roads, parking on pavements and construction traffic.

Cllr Mann asked HBC’s cabinet member for planning, Cllr Rebecca Burnett, if any enforcement measures could be taken against Stonebridge Homes to reduce disruption.

Cllr Burnett said HBC’s compliance officer was speaking to the developer about the issues and added:

“If it’s persistent, the council’s team can take stronger enforcement action.

“Our compliance officer is raising these issues with the relevant people and trying to deal with them. There’s a lot going on at the site that’s upset residents.”

The Stray Ferret asked Stonebridge Homes to comment but did not receive a response by the time of publication.

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Whinney Lane is closed until February due to the construction of two site access points for the Castle Hill Farm housing development, as well as a new roundabout.

The lengthy closure has proved controversial: the manager of the Squinting Cat pub told the Stray Ferret it “could kill” his business.

Cllr Burnett said she sympathised with the residents’ concerns.

She added:

“We know it’s difficult for anyone living next to a building site and we hope as a council we are doing all we can to support the residents.”

Whinney Lane lights ‘like Leeds Bradford Airport runway’

Residents on Whinney Lane have said lights used to brighten a temporary footpath at night are so intense they are like “a Leeds Bradford airport runway”.

Whinney Lane in Pannal Ash is closed to traffic until February 28 while work on the 130-home Castle Hill Farm housing development is carried out.

A temporary footpath has been created through a field that bypasses most of Whinney Lane.

The Squinting Cat pub requested developer Stonebridge Homes installed lights on the footpath to make it safer for people walking to-and-from the pub at night.

One resident, who did not wish to be named, said the lights have been in operation since Monday. He praised Stonebridge for installing them but said the brightness was “totally over the top”.

He said the lights were good for safety but added:

“It’s lit the footpath up but it’s also lit our bedroom up. I’ve had enough of it.”

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Another resident Mike Newall, who is a former pilot, said the lights reminded him of his flying days. He welcomed them being installed but described the brightness as “overkill”.

North Yorkshire County Council said it had not received any complaints from residents about the lights.

The Stray Ferret contacted Stonebridge about the brightness but had not received a response at the time of publication.

Residents mobilise against Whinney Lane developments

Almost 50 Pannal Ash residents met last night at the Squinting Cat pub to “mobilise” against hundreds of new houses proposed for Whinney Lane.

It was organised by Whinney Lane resident Mike Newall who wanted the event to be a “wake-up call” for locals who he said will face years of disruption.

The developer Stonebridge is currently building 130 homes at Castle Hill Farm on Whinney Lane and last month plans were submitted by Banks Group for 270 homes and a new primary school on the fields opposite the Stonebridge development.

Pannal Ash residents meeting at the Squinting Cat pub last night.

Mr Newall spoke to give locals information about each development and advice for submitting objections to Harrogate Borough Council.

Whinney Lane is now closed for seven months due to the construction of two site access points for the Castle Hill Farm housing development as well as a new roundabout.

The lengthy closure has proved controversial and the manager of the Squinting Cat pub told the Stray Ferret that it “could kill” the business.

Mr Newall told the Stray Ferret that developers are “riding roughshod” over the area.

He said:

“All of a sudden people are realising that if we’re not careful it will be urban expansion. It will be a complete belt around Harrogate that is expanding into urban sprawl.

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While the latest set of plans from Banks Group is at a site allocated for development in Harrogate Borough Council’s Local Plan, Mr Newall is hopeful that because it is on Special Landscape Area (SLA) land, development could be delayed.

Since HBC adopted its long-awaited Local Plan in March, the planning committee has begun to refuse developments on sites that sit within the plan.

Last week, councillors refused 149 new homes on Kingsley Road near Harrogate High School because they said it would make already clogged roads in the area even worse.

Mr Newall added:

“People are suddenly waking up to the fact that they have a big housing development behind them and they will be staring straight into someone’s bathroom. That’s what’s stirred up this current group.”

Council could spend £4.5m on 52 homes in Harrogate

Harrogate Borough Council is planning to buy 52 homes at the Castle Hill Farm development on Whinney Lane.

In a report due to be discussed by the council’s cabinet next week, the council says the homes would cost £4.5m in total.

Sixteen homes would be transferred to HBC’s housing company, Bracewell Homes, to be sold under shared ownership, and the rest would be made available for social rent.

Developer Stonebridge Homes has planning permission to build 130 homes at the site. Work is currently under way and the first homes are scheduled for completion in November.

HBC says it could recoup between £1.18m and £2.37m from the 16 shared ownership properties, with the council turning a profit on the purchase after at least 13 years thanks to the rental income.

The council said the shared ownership homes will support first-time buyers in the district.

“The acquisition of 16 shared ownership homes by the council or its housing company will provide a great opportunity to meet high demand from potential first-time buyers in the district and will generate a revenue stream to support council services.”

The council also believes the purchase would help ease demand for socially rented homes as there are currently 1,249 households on the waiting list.

However, the council warned there is “uncertainty” over the medium- to long-term future of the housing market as estate agents in the district report a “pent up” demand for housing following the easing of lockdown restrictions.

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The Stray Ferret asked Stonebridge Homes about HBC’s involvement in the scheme but the company had not responded by the time of publication.

There have been signs locally that, since lockdown, housebuilders are being more cautious with developments. Last month, the UK’s largest housebuilder, Barratt Homes, pulled out of a 390-home development in Littlethorpe, Ripon.

Meanwhile, Banks Group submitted plans for 270 homes and a primary school on the opposite side of the Castle Hill Farm site on Whinney Lane.

Whinney Lane is now closed for seven months due to the construction of two site access points for the Castle Hill Farm housing development as well as a new roundabout.

The manager of the Squinting Cat pub told the Stray Ferret that the closure “could kill” the business.