Prices revealed as first homes on Ripon’s new 390-home development go on the marketTaylor Wimpey reveals when 390-home Ripon development will go on saleWhat has happened to Knaresborough’s new £6 million primary school?

Concerns have been expressed about the lack of progress on a new £6 million primary school in Knaresborough.

North Yorkshire County Council unveiled plans in 2020 to open primary schools in Knaresborough and Northallerton “to serve housing growth”.

The school in Northallerton, where the council is based, is due to open in autumn this year.

But three-and-a-half years after the schemes were announced, no work has begun in Knaresborough. A second proposed opening date of September 2024 looks certain to be missed and no new deadline has been set.

The school, which would predominantly be for children in the new 1,000-plus homes at the Manse Farm and Highfield Farm developments, is supposed to cater for 210 pupils and have the capacity to expand its roster to 420. The plans also included a nursery.

After Knaresborough Town Council expressed frustration at the lack of progress last month, the Stray Ferret asked North Yorkshire Council, which succeeded North Yorkshire County Council in April, why the project was taking so long and whether it would definitely still go ahead.

Amanda Newbold, the council’s assistant director for education and skills, said in a statement the local authority remained committed to the delivery of the project but will “will undertake regular reviews before it is able to confirm delivery”. She did not commit to a new deadline.

Ms Newbold’s full statement is:

“Development works have been postponed due to an overhead electric cable that runs across the land where the new school is due to be built. This is also delaying the developer to some degree.

“A sub-station needs to be built on the land and the cable diverted before the school site can be transferred from Taylor Wimpey to the council.

“The negotiations for the sub-station development are continuing and the parties involved have recently confirmed good progress on agreement of the legal terms. All of these matters need to be concluded before the site transfer of the school land can begin.

“We have no control over these issues, but we continue to put a great deal of effort into encouraging the third parties to resolve them.

“While this is disappointing, it does not change our commitment to the delivery of the project, and the application for the renewal of the planning permission for the new school will be submitted in the new year. As there would be for any project of this scale, the council will undertake regular reviews before it is able to confirm delivery of the school.”

Review needed before final commitment 

The town council’s agenda items for its December meeting includes details of separate correspondence with a council officer who said the cost of the school was likely to be around £6 million. He added that once the land was transferred “a review of the need of the project would be undertaken before a final commitment to proceed is made”.

The town council voted to accept a motion by Cllr Matt Walker, a Liberal Democrat who represents Knaresborough Castle, to invite Taylor Wimpey “to provide an update on the transfer of land at Manse Farm housing estate to North Yorkshire Council so a primary school can be built”.

Knaresborough Town Council’s December meeting at Knaresborough House. 

Cllr Walker said it was disappointing the school had not progressed and he hoped the meeting could help get things moving.

Kit Lacey, a Liberal Democrat who represents Scriven Park, said Meadowside Primary Academy was already at capacity due to new nearby housing developments.

Cllr David Goode, a Liberal Democrat who represents Eastfield, said there had been no progress on a community centre that had also been proposed for the town to mitigate for the impact of new housing developments.

A report to county councillors in September 2020 said the new primary schools in Knaresborough and Northallerton were necessary “to maintain school place sufficiency”, adding they were needed “primarily to serve housing growth”.

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Final approval granted for 390 homes near Ripon

Council officers have given final approval to a major 390-house development near Ripon.

Housing developer Taylor Wimpey will oversee the scheme, which will be built on land off Whitcliffe Lane.

The former Harrogate Borough Council initially rejected the proposal in 2017, but the decision was overturned by the government’s Planning Inspectorate.

Councillors deferred the scheme to officers for approval in February 2022.

Now, North Yorkshire Council has given the development the final go-ahead after discussions over internal access at the site.

A report by Andy Hough, planning officer at the authority, said “a lengthy negotiation” had taken place with the developer over the road network and consultation with the council’s highways department.

The site layout for the West Lane development, as submitted to

The site layout for the Ripon development.

Councillors had initially raised concern over the development and its impact on the countryside and the nearby Fountains Abbey.

At the time, Cllr Pat Marsh described the plans as being “forced upon” the area following the appeal.

She said:

“The impact on these particular areas which include a World Heritage Site that we must protect are going to be there whether we like it or not.

“I feel strongly that these reasons for refusal still stand.”

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The proposals were initially brought forward by Britain’s largest housebuilder Barratt Homes before the developers pulled out of the scheme.

The government’s housing agency Homes England and developers Taylor Wimpey then struck an £89.5m deal to acquire the site in February 2021 and get the plans back on track.

The approved plans include 156 affordable homes, 42 bungalows, cycling and walking links, a new bus route and children’s play areas.

Plan for 390 homes in Ripon set for final approval

Plans for 390 homes at a former race track in Ripon are set for final approval after a long saga of refusals, appeals and a developer pulling out of the scheme.

The proposals for land off West Lane have been recommended for approval by Harrogate Borough Council, which initially rejected the scheme in 2017 over the impact on the countryside and nearby Fountains Abbey World Heritage Site.

This decision was later overturned by the government’s planning inspectorate which said the impacts would be “extremely limited”.

Two years later, the plans hit another hurdle when developers Barratt Homes pulled out before the government’s housing agency Homes England and developers Taylor Wimpey struck a £89.5 million deal to get the scheme back on track.

Marie Kiddell, head of planning and enabling north at Homes England, recently said the body wanted to intervene in the “stalled” site because it would play a “vital” part in meeting the growing need for housing.

A reserved matters application has now been recommended for approval at a council meeting next Tuesday when a final decision will be made.

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The plans include 155 affordable homes, 42 bungalows, cycling and walking links, a new bus route and children’s play areas.

Four objections have been lodged with the council, including one from Littlethorpe Parish Council, which flagged concerns over how the area’s roads, schools and health services will cope with another population increase.

Ripon City Council did not make any comments on the latest plans.

Recommending the plans for approval, a Harrogate Borough Council officer said in a report: 

“The reserved matters submission including the remaining access details, appearance, layout, scale, and landscaping has been assessed.

“Having assessed the proposal against relevant development plan policies, the application can be supported.”

A computer generated image of the 390-home West Lane site in Ripon.

A computer generated image of the 390-home West Lane site in Ripon.

£455,000 for buses, traffic signals and cycling

If approved, the plans will also include a £455,000 contribution from the developers towards local bus services, £91,000 towards upgrades for nearby traffic signals and £50,000 towards cycling improvements.

Taylor Wimpey recently said it hoped to start construction of the homes this spring if approval is granted.

The company’s regional land director Sarah Armstrong said: 

“We’re delighted to have been selected as preferred developer to deliver this site in partnership with Homes England.

“We’ve taken a landscape-led design approach to develop a residential masterplan that will enhance the character and identity of the site.

“The development will include locally-equipped play facilities and attractive biodiverse landscape features, and we are providing significant areas of open space to allow new residents and visitors to enjoy a high-quality living environment with an attractive outlook.”

Taylor Wimpey submits plans for 390 homes in Ripon

Housebuilder Taylor Wimpey has submitted plans for 390 homes in Ripon.

Government housing agency Homes England commissioned the company to build the scheme off West Lane as part of an £89.5 million contract.

The proposal, which already has outline permission, would see a mixture of two, three and four-bedroom homes built on the site.

Most of the houses will be for market sale, but 156 properties will be designated as affordable housing.

Sarah Armstrong, land director for Taylor Wimpey North Yorkshire, said: 

“We’re delighted to have been selected as preferred developer to deliver this site in partnership with Homes England.

“We’ve taken a landscape-led design approach to develop a residential masterplan that will enhance the character and identity of the site.

“The development will include locally-equipped play facilities and attractive biodiverse landscape features, and we are providing significant areas of open space to allow new residents and visitors to enjoy a high-quality living environment with an attractive outlook.”

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Should planning permission be approved, Taylor Wimpey expects work to start in spring this year.

Homes England intervened to buy the site after Barrett Homes pulled out of the scheme in July 2020.

Marie Kiddell, head of planning and enabling north at Homes England said:

‘We intervened to buy West Lane in Ripon to unlock this stalled housing site. 

“We’ve since appointed Taylor Wimpey, as our preferred developer, to take on the mantle of providing quality new homes, including 40% affordable provision – that’s 156 affordable homes in an area where they are most needed.

“Submitting the reserved matters application marks another step forward in bringing these vital new homes one step closer to reality.”

Harrogate Borough Council will make a decision on the plan at a later date.

Taylor Wimpey gets £89.5m contract to build 390 Ripon homes

A housebuilding company has been awarded an £89.5 million contract to build 390 homes in Ripon.

Homes England, the government’s housing agency, has commissioned Taylor Wimpey to build the scheme off West Lane in the city.

The contract is due to start in November and finish in October 2027.

Homes England bought the site in February, along with two other developments in Harrogate.

The proposal for Ripon already has outline permission after a government planning inspector approved the development following an appeal in 2018.

It includes plans for 156 of the homes to be designated as affordable housing along with a mixture of one, two and three-bedroom homes.

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Homes England submitted final plans for design and layout of the site in June. Harrogate Borough Council has yet to make a decision on the application.

A spokesperson for Homes England said:

“We intervened to buy West Lane in Ripon to unlock this stalled housing site.

“We’re really pleased that Taylor Wimpey have been selected as our preferred developer, to take on the mantle of providing quality new homes, including 40% affordable provision – that’s 156 affordable homes in an area where they are most needed.”

A spokesperson for Taylor Wimpey said:

“We are delighted to have been selected as preferred developer to deliver in partnership with Homes England a high-quality scheme of 390 homes on the West Lane site in Ripon.

“We have taken a landscape-led design approach to develop a residential masterplan that will enhance the character and identity of the site. We are providing significant areas of open space to allow new residents and visitors to enjoy a high-quality living environment with an attractive outlook. The development will include locally-equipped play facilities and attractive biodiverse landscape features.

“The development will create jobs and employment opportunities in the local community during the construction phase. We expect to start work on site in spring 2022.”

History of West Lane site

In 2018, Harrogate Borough Council granted permission to Barratt Homes on appeal for the development.

It was previously rejected in 2017 for being a “substantial intrusion into the open countryside” and because of its impact on nearby Studley Royal and Fountains Abbey.

The site layout for the West Lane development, as submitted to

The site layout for the West Lane development, as submitted to Harrogate Borough Council.

However, Barratt Homes pulled out of the scheme in July last year.

The developer told The Stray Ferret the decision was not related to the lockdown but in a year-end trading update, the company announced revenue had fallen by 30% due to the coronavirus pandemic.

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, and is working on a 1,300 home scheme at Ripon barracks.

Homes England also bought the 450-home Bluecoat Park site off Otley Road in Harrogate at the same time as it purchased the West Lane site.

It said the two developments had stalled for various reasons, including the “associated enabling costs” and that their planning permissions were due to lapse imminently.

Harrogate new build owner defends development after negative publicity

A resident has defended a new build housing estate on Harlow Hill following claims that it was built with poor energy efficiency.

Dan Waters lives in a house on Taylor Wimpey‘s Harlow Green development with his wife and daughter. He told the Stray Ferret that around 100 homeowners were unhappy with how the development was portrayed on Channel 4 News and in our subsequent article, and that they could damage the value of properties.

An energy-efficiency consultant claimed on Channel 4 that one of the homes was badly insulated, cold and a potential fire risk.

The daughter of an 82-year-old woman who bought the home claimed she was so cold due to draughts that she was forced to wrap up in warm clothes.

Mr Waters said that when he moved into his home in 2019 there was a draught, but this was quickly rectified by Taylor Wimpey, which tightened the windows. He said the report “doesn’t stack up” with his experience of living there.

He said:

“Heating bills are low. It’s so warm now it’s untrue.”

Mr Waters is concerned the negative publicity surrounding the report could affect house prices for residents in the future.

“It’s an exclusive site, we spent years worth of money to be here. They are our dream houses.

“In that instance [on Channel 4 News] it was draughty and she was elderly, it wasn’t ideal but it was very much an isolated incident.

“But Taylor Wimpey do jump on things quickly. If there’s a problem, they fix it.”

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Mr Waters was disappointed by social media comments on the Stray Ferret article and said new builds had an unfair reputation for poor quality.

“Blanket statements were attached to the article, such as ‘new builds are all shoddily built’ or ‘they are drafty and will fall to bits in 10 years’.

“It’s farcical. Every house was once a new build.

“With new builds you are always going to get the odd niggle. They haven’t had 100 years of settling down.

“These were stone-built to a high level, and the price tag reflects that.”

Taylor Wimpey told the Stray Ferret it was working with the homeowner featured in the Channel 4 News report for a “fair outcome”.

A spokesperson said:

“At Taylor Wimpey we take sustainability incredibly seriously with a clear environmental strategy including ambitious science-based targets covering our business activity and the efficiency of the homes we build.

“We design our homes to be energy efficient and to accord with the energy requirements as set out in the building regulations. These afford a necessary level of air movement within the home and its structure for the purpose of adequate ventilation and air quality whilst ensuring they remain as energy efficient as possible.

“A permeability test was undertaken on the property by an independent consultant, the results of which demonstrated the home is outperforming the intended design criteria.” “We are committed to delivering high-quality homes and providing excellent service to our customers.

“We acknowledge that sometimes we get this wrong and recognise that in this instance, aspects of the customer’s experience did not meet the high standards we expect. We are guided by the principle of doing the right thing and continue to engage with the customer to gain access to the property to investigate certain outstanding queries in order to reach a fair outcome.”

Boroughbridge family wait 10 months for developer to replace tree

A family in Boroughbridge is still waiting for a developer to replace a tree that its workers chopped down 10 months ago.

With a new estate being built nearby, Wayne and Cally England were used to the sound of construction but were nevertheless surprised to see a man with a chainsaw in their garden at around 8am on January 6.

When they went out to question him, he told them that he had already started cutting the tree and it was no longer safe so it had to come down.

The worker chopping down the tree.

Taylor Wimpey apologised at the time and offered to replace the tree and install a new fence. However, 10 months later this has yet to happen.

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Mr England initially believed the tree was on a boundary between his home and the land owned by the developer.

But after the incident he commissioned a geospatial survey, which found the tree was fully on his family’s land. Mr England told the Stray Ferret:

“The kids were crying, I am not laying anything on, they were in tears. It turned out that Taylor Wimpey had been talking to a neighbour who approved the work.

“Taylor Wimpey owned up to the mistake but have done nothing afterwards.

“We had been sending emails back and forth but since I sent in the survey they have not responded. Do they think they can leave it alone and it will go away?

“We want the fence on the boundary and another tree. A lot of people have gone on about compensation but I am not after the money. We just want the tree back.”

The stump of the felled tree.

In emails to Mr England, Taylor Wimpey claimed the tree was damaged and therefore unsafe.

Mr England has always disputed the claim. A tree survey he commissioned found it was healthy and would have lived for another 20 to 40 years.

A Taylor Wimpey spokesperson said:

“We would like to reiterate our regret for any upset caused by removing the tree in Mr England’s garden for health and safety reasons.

“We have been in contact with Mr England to apologise for the delay in replacing the fence and to schedule the works as soon as possible.”

More homes added to 600-home Manse Farm development in Knaresborough

More homes are to be added to the 600-home Manse Farm development in Knaresborough.

Harrogate Borough Council’s planning committee yesterday granted approval for an extra 24 properties at the site, which is being built out by developers Taylor Wimpey and Linden Homes.

Councillors also approved changes to the road layout in order for the site to link up with separate proposals from Taylor Wimpey for 400 homes at the nearby Highfield Farm.

The Highfield Farm plans have yet to be granted planning permission and, if approved, would mean building over 1,000 homes to the east of Knaresborough in what councillors previously described as a “new village” being tacked onto the town.

The extra homes at Manse Farm were approved despite an objection from Goldsborough and Flaxby Parish Council, which said:

“The total 1,000 approved houses on the east side of Knaresborough, at the Manse Farm and the neighbouring Highfield Farm developments, are already excessive and inappropriate.

“Adding more housing in this soon-to-be congested area is not supported and we strongly recommend reducing the housing density at this, and each of the other developments, to make this a more rewarding living environment.”

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No loss of green space

Speaking at a meeting today, Becky Lomas, an agent for Taylor Wimpey, defended the increase in house numbers, saying it would provide more smaller family homes for the area.

She said:

“The uplift in dwellings is as a result of looking at the mix of housing – we have looked at what was previously proposed and there are now more smaller family homes.

“The uplift is also only in the developable area of the site, so we haven’t reduced any green space, public open space, landscaping or wildlife corridors.”

Also included in the Manse Farm development are plans for a new primary school, which will cater for families moving into the new homes.

In May, Elevate Multi Academy Trust was appointed by the Department for Education to run the school, which will provide 210 places for pupils, with the capacity to take in a total of 420 children if needed in future.

The project is expected to cost in the region of £5m and will be funded by North Yorkshire County Council using government grants, together with a £2m contribution from the developers.

Elevate Multi Academy Trust already runs Meadowside Academy, Aspin Park Academy and St John’s C of E Primary School in Knaresborough, as well as nine other schools in Yorkshire.