Drone image shows progress on Harrogate Tesco

A drone photograph has given an indication of how the new Tesco supermarket in Harrogate is shaping up.

Drone photographer Colin Corker captured the image over the New Park area of the town.

It shows work on the access road off Skipton Road is well underway.

The supermarket’s footprint is also visible on land to the back of Electric Avenue, which also connects to Skipton Road.

The former gasworks site at the junction of Skipton Road and Ripon Road is to the east.

To the north is Oak Beck Retail Park, where Aldi has a store.

Tesco received planning permission in February last year to build a store, petrol station and a 209-space car park on the site of the former gas works at the junction of Skipton Road and King’s Road.

You can see more of Mr Corker’s images here.

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Editor’s Pick of the Week: Flying debris at Tesco, tree protests and New Park news

With its roundabouts, belching traffic and building sites, few would claim New Park to be the loveliest suburb of Harrogate.

But it could have been renamed News Park this week due to its constant appearances on the Stray Ferret — not all for good reasons.

On Friday, we revealed how contractors grinding tree stumps at the Tesco site somehow propelled a lump of concrete through the window of a house on Electric Avenue.

Work on the nearby Ripon Road site where the charity Harrogate Skills 4 Living is building supported living flats has also not gone entirely smoothly. The charity said this week it hopes the flats will be up by Christmas after partially-built apartments on the site were recently demolished.

Elsewhere at the ‘crossroads of North Harrogate’, as New Park has been dubbed (by me), plans to build 135 homes off Skipton Road look set to be approved and, in perhaps the only New Park news to be celebrated this week, the local primary school was rated ‘good’ by Ofsted.

Good news was, however, plentiful elsewhere. You could barely move in Harrogate town centre last Saturday night because the Beam Light Festival was so popular. And Knaresborough Tractor Run, that infectious parade of joy, attracted a record 401 tractors and raised £27,500 for Yorkshire Air Ambulance.

Drone photographer Colin Corker joined me at the start and then hotfooted it around the route to capture some amazing footage. Check this out.

 

Channel 4 captured the somewhat earthier footage of a room of people squabbling when it attended the parish meeting in Ripon called to discuss the cathedral’s plans to build an annexe.

Our man on the ground in Ripon, Tim Flanagan, sent this photo of Channel 4’s chief correspondent Alex Thomson with tree campaigner Jenni Holman alongside the veteran beech tree at risk of being felled.

Knaresborough Town Council was unusually convivial on Monday night, but there was plenty of crackle in the room when Harrogate Spring Water managing director Richard Hall, flanked by helpers, fielded questions for almost 90 minutes on the company’s plans to expand its bottling plant, which would involve felling 450 trees.

A resolution to this saga seems some way off.

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Flying debris from Harrogate Tesco site smashes resident’s window

Flying debris from work on the new Tesco site in Harrogate has smashed the window of a nearby resident’s home.

Work has begun to build a new Tesco supermarket on the former gasworks site at the junction of Skipton Road and Ripon Road in the New Park area.

Contractors have been carrying out work this week between the site and houses on Electric Avenue to grind down the stumps of trees felled as part of the scheme.

Tree stumps ground down at the site.

While this was taking place yesterday a piece of concrete was projected from the equipment and smashed a kitchen window on Electric Avenue.

Janette Percy, whose house was affected, was shaken by the incident, which happened yesterday between 11am- 12.15pm.

She said:

“I had just come home after being out for an hour and my kitchen window was smashed by a piece of flying concrete from the grinding work in the no man’s land between the houses and the barrier that has flown over.

“God forbid if it had hit someone or a child.”

She added it raised questions about safe working practices.

A Tesco spokesperson said:

“We’re really sorry this happened. All our colleagues and contractors follow rigorous safety processes and completed risk assessments before undertaking work on the site of our new Harrogate superstore.

“Unfortunately, even with all the appropriate safeguards in place, a nearby window was broken by debris from a sub-contractor’s tree-grinding machine.

“The contractor immediately spoke to the resident to apologise and has arranged to cover the costs of the replacement window.”

Worker on the Tesco site, Skipton Road

Monika Slater, a Liberal Democrat who represents Bilton Grange and New Park on North Yorkshire Council, said:

“I am grateful for the swift response from Tesco as soon as they were aware of a safety concern on the site. Unfortunately, the initial response from the temporary site manager to a local resident alerting him to this issue was disappointing and I hope that there will be a learning from this incident.

“Residents want the build to be done in a safe manner, respecting the conditions set out by the planning department and disturbing the local environment as little as is reasonably possible. “

Planning permission for a store, petrol station and 209-space car park was granted last year. It is set to create more than 100 jobs.

Artist impression of how the Tesco will look on Skipton Road.

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Tesco reveals latest plans for Harrogate site

Tesco has revealed its latest plans for the firm’s forthcoming Harrogate supermarket.

The company received outline planning permission in February to build a store, petrol station and a 209-space car park on the site of the former gas works at the junction of Skipton Road and King’s Road.

It has now submitted details of the measures it proposes to take to mitigate against the ecological impact, as well as a flood risk assessment and a risk assessment relating to a high pressure gas pipeline on site.

The ecological mitigation plan, compiled by Oxfordshire firm Aspect Ecology on behalf of Tesco, says “initial vegetation clearance works are proposed to be undertaken during January to March 2024”, prior to the bird nesting season. It adds:

“The majority of the habitats present within the site are of limited ecological value, and a large proportion of these habitats are to be replaced by development or landscaping under the permitted development.

“The mature trees, woodland and watercourse are of greater ecological value and will be largely retained within the permitted scheme.”

The report says measures will be implemented to safeguard species such as hedgehogs.

An artist’s impression of how the Tesco will look.

Oak Beck runs along the eastern boundary of the three-hectare site, which will be accessed off Skipton Road.

The flood risk assessment prepared by London firm Pinnacle Consulting Engineers on behalf of Tesco assesses the flood risk to be low on the majority of the land but high on a ‘proportionately small area in the north of the site’.

It says the area is currently a mixture of asphalt, concrete, and grassed surfaces.

The report concludes:

“The site is at a low risk of flooding from all sources except for fluvial flooding in the north and south of the site.

“The fluvial flooding in the north of the site will not pose a significant risk to the development. The fluvial flooding in the south is associated with an old gas tank and will be regraded as part of the development and therefore will no longer pose a flooding issue.

“Overall, the proposed development is appropriate from a flood risk perspective and the sequential test.”

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The gas pipe assessment, conducted by Essex firm MJC Environmental Services on behalf of Tesco, concludes “risk levels are considered to be as low as reasonably practicable and further risk mitigation is not required”.

The latest details have been submitted to North Yorkshire Council as reserved matters planning applications.

The outline permission granted in February established the principle of development for the site; the reserved matters applications determine the layout and design.

The council must now decide whether to accept the reserved matters applications.

 

Tesco agrees to pay £50,000 for Harrogate bus stop improvements

Tesco is set to pay £50,000 to improve bus stops as part of the planning agreement for its new store in Harrogate.

The supermarket was granted planning approval subject to conditions for a store on the former gasworks site on Skipton Road in February.

As part of its section 106 agreement with North Yorkshire Council, Tesco will pay for improvements to five stops as part of a service in the Killinghall area.

The agreement, which has recently been published on the council website, says the money will go towards new extended shelters with information boards, seating and “where necessary raised kerbs to each carriageway”.

The five bus stops would be on Skipton Road and Ripon Road.

A council report said:

“North Yorkshire Council wish to provide a new bus service in the Killinghall area as part of the bus service contribution from the housing development on Penny Pot Lane and these additional improvements would add value to the new service and help encourage sustainable travel by bus to reach the new store.”

It added that the council felt the contribution was a “reasonable request”.

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The supermarket has also agreed to pay £5,000 towards a travel plan for the area.

It has also agreed to provide a replacement store at Jennyfields Local Centre should the existing store close within five years of Tesco opening.

Tesco has also committed to on-site and off-site provision, maintenance and monitoring habitat provision for biodiversity.

The move comes as construction work has yet to start on the new store nine months on from its approval.

Planning documents say a new roundabout will be built at the store entrance and the A59 will be widened to provide a filter lane.

The Stray Ferret approached Tesco for an update on when it intends to start work on the scheme, but we had not received a response by the time of publication.

The council received 82 representations about Tesco’s planning application. A total of 24 were supportive and 57 objected, mainly on the grounds of amenity, traffic, environmental and drainage impacts.

But the council’s planning committee went along with case officer Kate Broadbank’s recommendation to grant approval.

She said the development would “create jobs and provide social, environmental and economic benefits to the local area” and was “in accordance with the development plan policies”.

Tesco first secured planning permission on the site in 2012 but revived its plans in December 2021.

Still no start date for work on new Harrogate Tesco

Tesco has still yet to reveal when work will start on its new supermarket in Harrogate.

The now-defunct Harrogate Borough Council approved plans for a store on the former gasworks site on Skipton Road in February.

The scheme, which will create 100 jobs, also includes a petrol station and 209 car parking spaces.

It was approved despite concerns about the impact on the nearby Jennyfields local centre, which includes a Co-op, medical centre and Post Office.

But seven months on, work has yet to begin on the site near New Park roundabout.

The former gasworks site pictured from Ripon Road this week..

The application was approved subject to conditions, such as a £50,000 contribution to a new bus service from Penny Pot Lane in Killinghall.

The Stray Ferret understands Tesco is still working through the details of the conditions and hopes to start on site in the near future.

But the supermarket still hasn’t given a date.

The council received 82 representations about Tesco’s planning application. A total of 24 were supportive and 57 objected, mainly on the grounds of amenity, traffic, environmental and drainage impacts.

But the council’s planning committee went along with case officer Kate Broadbank’s recommendation for approval.

She said the development would “create jobs and provide social, environmental and economic benefits to the local area” and was “in accordance with the development plan policies”.

Tesco first secured planning permission on the site in 2012 but revived its plans in December 2021.

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Paperchase in Harrogate to close tomorrow

Paperchase in Harrogate will close tomorrow after the company went into administration last month.

The cards, gifts and stationery company has been holding a closing down sale since administrators Begbies Traynor took control of the business.

The James Street shop has already sealed off half of the unit as stocks run low. It is running a 70% off sale and selling some cards for as little as 10p.

Tesco bought the rights to the cards, gifts and stationery brand, entitling it to sell Paperchase items in its supermarkets, but did not buy the stores.

The move affected 106 Paperchase shops and more than 800 staff nationally.  All stores are due to cease trading by Monday.

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Aldi names Harrogate as ‘priority location’ for new store

Aldi has included Harrogate on a list of 30 priority locations for new supermarkets.

The German giant wants to increase its number of UK stores from 990 to 1,200.  It currently has supermarkets in Harrogate, Ripon and Knaresborough in the Harrogate district.

The company said in a press release today it “plans to invest more than £400 million in store development over the coming year” and published a list of 30 priority locations.

Harrogate and Scarborough were the only two North Yorkshire locations on the list.

Aldi already has a store on Oak Beck Road in Harrogate, close to the site where Tesco has planning permission to build a supermarket.

The company offers a finder’s fee for agents who recommend a site, which is either 1.5% of a freehold price or 10% of the first year’s rent for leasehold sites.

It is looking for freehold town-centre or edge-of-town sites that are around 1.5 acres and can accommodate a 20,000 sq foot store with about 100 parking spaces.

Giles Hurley, chief executive at Aldi UK, said:

“Demand for Aldi has never been higher here are still some towns and areas that either don’t have access to an Aldi or have capacity for additional stores.”

Harrogate was also included in a list of desired locations by Aldi last year.

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Five take aways from Harrogate Tesco approval

Planners this week approved a new Tesco supermarket for Harrogate.

The proposal will see the new store, a petrol station and 209 car parking spaces built on the site of the former gasworks off Skipton Road.

But, the scheme also brought up wider issues over the supermarket.

Here are five takeaways from this week’s decision.

‘No guarantee’ over Jennyfields centre

One major concern raised since the plans for Tesco were first tabled was its impact on the Jennyfields local centre, which includes a Co-op, medical centre and Post Office.

Residents and councillors on Harrogate Borough Council fear that the new supermarket will impact on the areas viability.

The Co-op even submitted its own objection and said it would cut takings at the store by 15%.

The local centre in Jennyfields, Harrogate.

Tesco has suggested it will make “reason endeavours” to replace the Jennyfields store should it be closed – though councillors described the term as “vague”.

However, Martin Robeson, Tesco’s planning consultant at the meeting on Tuesday, said he felt the centre acted more as a “community centre” than retail.

He added:

“This is an interesting local centre because it has a community centre, it has a medical centre and it has a large and popular public house.

“It is a community hub more than it is a retail hub. At the moment, the other retail units are a charity shop, two takeaways and a gentlemen’s barbers. I don’t believe the Co-op acts as an anchor to those other shops.”

Mr Robeson added that a “Tesco Express offer” or “OneStop offer” could be set up in its place.

Meanwhile, when asked how the pharmacy and Post Office would be replaced, Andy Boucher, of Tesco, said the company could make “no absolute guarantee” as they did not know what the “health of the Post Office” would be in five years time.

Gas pipe and the petrol station

One technical issue raised by Cllr Tom Watson was the prospect of building a petrol station on a gas main.

Cllr Watson said he did not feel the plan was “acceptable”.

However, Tesco said it had spent “several months” in discussions with Northern Gas Networks last year over the pipeline.

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Mr Robeson said the concerns raised were “important”, but Tesco had always been aware of the issue since acquiring the former gas site.

He added that detailed risk assessments will be carried out to ensure the site is safe.

Replanting miles away

Some concern has been raised that replacement trees from the site would be planted seven miles away.

Mr Robeson said at the meeting that Tesco had been put to “extreme task to tick all the boxes” in order to replace the trees.

However, the answer was not sufficient for Cllr Stuart Martin who questioned why it had to be so far away.

He said:

“My question was why does it have to be around 10 miles away? Why can’t that biodiversity gain be nearer to the site where it is lost?

“Nobody is going to tell the animals using the habitat that it’s 10 miles away, are they?”

The gates at the former gasworks site off Skipton Road.

The gates at the former gasworks site off Skipton Road.

Cllr Martin asked whether a condition could be imposed to require it to be closer than 10 miles away. However, a council officer says it would be difficult because of land availability issues.

The site being considered is near Stainburn, just outside Beckwithshaw, and is provided by a company called the Environment Bank under agreement with landowners.

Tesco congestion

Unsurprisingly, traffic was also raised during this week’s meeting.

The move to build the Tesco off Skipton Road is feared to increase congestion on one of Harrogate’s busiest roads.

There is also a plan to create a new roundabout at the site entrance, where the A61 Ripon Road and A59 Skipton Road meet at New Park.

Cllr Pat Marsh, a committee member, raised the issue over congestion on Tuesday.

She said:

“This is not the best site for this supermarket at all. If you were on that road today all you heard was a constant movement of traffic.

“You put a roundabout in there and it backs up to the one at Skipton and Ripon Road.

“The impact this is going to have on the people on Electric Avenue is huge.”

Layout for the new Tesco site, as published in January 2022.

Layout for the new Tesco site, as published in January 2022.

Cllr Marsh pointed to the Lidl on Knaresborough Road as an example of people driving to supermarkets, rather than walking.

“The car park is full all the time.”

Cllr Tom Watson pointed out that heavy goods vehicles already use the nearby New Park roundabout due to a weight limit through Killinghall village.

‘Lack of public consultation’

Tesco officials were asked how and when consultation had been held with local residents over the matter.

The question came as objectors claimed that there was “a lack of public consultation” over the new supermarket.

But, Mr Robeson said that the supermarket giant had carried out sufficient consultation with both residents and council officials.

He said:

“Consultation directly with local residents took place through a process during lockdown, unfortunately, so it could not be like we are today.

“That was well advertised and well attended.”

The response that the public consultation was held during the covid lockdowns was met with groans from the public gallery.

However, Mr Robeson added that he felt that a wide consultation process had been held.

“There has been engagement with the officers and the technical officers here who perhaps you might say indirectly represent the community.”

The results of the consultation held by Tesco were revealed by the Stray Ferret in January last year.

According to documents submitted by the company to the council, 187 people responded. Of those, 74% said they wanted to see the derelict site gasworks brought back into use.

A total of 62% said they supported proposals for a new Tesco supermarket at the site.

Sixteen respondents “expressed concern that providing access via a roundabout was inappropriate due to the existing roundabout at Skipton Road / Ripon Road”.

A total of 43 respondents also raised the issue of highways and traffic on the local area.

Plans approved for Kingsley Road and Tesco — but Knox Lane decision deferred

Harrogate Borough Council’s planning committee approved two of three major applications in Harrogate this afternoon.

The 12-person committee gave the go-ahead to Tesco for its proposed supermarket on the former gasworks site next to the New Park roundabout.

It also granted permission for Persimmon Homes to build 162 homes off Kingsley Drive.

But it deferred a decision on whether to allow developers to build 53 homes off Knox Lane in Bilton.

Today’s meeting at Harrogate Civic Centre attracted protestors and an outburst that caused the meeting to be briefly adjourned.

Here is what happened.

4.50pm A significant day for Harrogate

The decisions made today will have a significant impact on Harrogate.

There will be 162 new homes off Kingsley Road, which has already seen extensive development in recent years.

Tesco will – could? – finally build its first Harrogate district superstore after first getting planning permission more than a decade ago.

And Knox Lane could still have dozens of new homes, depending on the outcome of two reports requested by the planning committee.

Those reports, and the final decision, are likely to come to the new North Yorkshire Council after it takes effect on April 1, rather than the current HBC planning committee.

It has been a lively meeting today, with calls out from the public gallery and repeated requests from the planning committee chairman for people to keep their cool, despite the obvious strength of feeling on all three proposals.

That’s the end of our live blog from the planning meeting. Thanks for following.

4.44pm Knox Lane decision deferred

Planning committee members vote unanimously to defer a decision over the plans for Knox Lane.

They will request new reports and information about ground contamination and overhead power lines.

4.41pm More reports needed

The council’s legal advisor says there seems to be a lack of confidence in the reports about land contamination and power lines.

He suggests a request could be made to do more sampling of the ground around the former railway to give more comprehensive results.

Cllr Windass is happy with that proposal, saying:

“I am concerned they have not tested in that area for fear of what they may find.”

Cllr Burnett proposes deferring the decision again for the reports they want.

4.36pm Will the plans be deferred – or rejected?

The planning committee is being advised that it can turn down housing applications for sites in the local plan if there are material concerns about the proposals.

Otherwise, a developer can take the decision to appeal because there are no planning grounds for the refusal.

Cllr Burnett calls for a debate over a proposal to reject the plans on the basis of a material consideration.

Cllr Robert Windass says he is concerned about the contamination on site from the former railway. He calls for a full, independent survey of the entire site.

“I will not vote for this scheme until I know that that land is safe.”

Cllr Marsh refers to information about links between power cables and childhood leukaemia, asking HBC officers to look into that issue.

Cllr Burnett says to defer the plans for further information, the committee needs to be specific about the information it wants. Alternatively, to reject the plans, strong reasons need to be given.

She says a survey of contamination has been carried out, but Cllr Windass says it is paid for by the developer and he wants the council to request an independent survey.

A council officer says the council does not usually bear the expense of a survey, but the reports provided by the developer are assessed by the council’s experts.

Cllr Paraskos says he is not satisfied with the response on the cumulative effect on the roads of two developments close to each other. He’s told it was considered as part of the local plan, before the sites were allocated.

Trying to bring the discussion to a conclusion, Cllr Burnett asks if the proposal is to defer the application for more information about the impact of power lines and the potential site contamination.

4.28pm Knox Lane houses rejected

Councillors have voted by seven votes to two against the plans, with one abstention.

There are cheers from the public gallery.

4.26pm Councillors begin to debate

Committee chairman Cllr Rebecca Burnett moves to support the officer recommendation to defer the application for planning officers to approve, and is seconded by Cllr John Mann.

However, to applause from the public gallery, Cllr Nigel Simms says:

“I’m sorry to disappoint, but I didn’t agree with this site last time and I haven’t heard anything or read anything to change my mind.”

He’s backed by Cllr Marsh, who says the site – right at the end of a narrow lane – should never be described as “sustainable”. She asks whether anyone who voted for its inclusion in the local plan ever visited the site.

4.23pm Contamination, buses and power lines

A council officer confirms the environmental health team is happy with the level of contamination on the site.

Cllr Pat Marsh questions why the report says the site is “served” by local transport when the nearest bus stop is 490m away, outside The Knox pub. The officer replies:

“It’s served, but it’s beyond the optimum distance.”

The committee hears Northern Powergrid has no objections to the plans relating to the electricity cables across the site.

Cllr Andrew Paraskos asks whether the four reports paid for by the objectors were considered. He’s told they were forwarded to the consultees.

Cllr Marsh asks why Harrogate Grammar School and Rossett School are identified as target schools for children living in the area, when they are some distance away.

The officer responds that NYCC’s education officer has advised that HGS, Rossett and Harrogate High School are where the contribution from the developer should be sent.

4.14pm Questions over biodiversity

Council officers are now being asked about the situation with badgers.

There’s a long description of badgers’ habits and what that might mean for this site.

A council officer says the planned scrub woodland would be a good thing for local people, linking up with other natural space around the area.

4.09pm Developer’s agent addresses meeting

The agent for the developer is given the chance to speak.

He says the developer, Jomast, has worked closely with HBC officers to address concerns raised by the planning committee at the last hearing.

He addresses concerns over local badgers, power lines, and the size and number of houses, and says each has been addressed until HBC officers are happy with the plans.

“We politely ask you to endorse you officer’s recommendation and grant planning permission.”

Cllr Robert Windass queries where contamination samples were taken from and is told they were taken across the whole site, including close to the former railway embankment.

Cllr Andrew Paraskos asks about traffic management and whether two housing sites in the area have been included in the survey. He is told no, because it is not normal practice to do so, but the council must have assessed the area at the time the sites were allocated for housing.

“Can we talk badgers, please?”

The question comes from Cllr Victoria Oldham, who says “nobody wants their garden digging up by badgers” but she feels, as a protected species, they are having their environment changed and expected to move on during construction and then a newly-created scrub woodland provided for them after.

She asks whether the developer will work with local people to ensure badgers will be protected, and is told yes, as they are a protected species.

3.59pm Residents object

Local resident Stephen Redman says there is contamination on the site from when it was an active railway.

He says the impact of digging out the site would be significant in the area:

“How can 2.5m be removed without disturbing badges, trees or existing properties?”

Adele Laurie Wilson is now raising objections. She says the site is in a special landscape area and was recently refused permission to be turned into a garden because of its impact on this status.

Trees, many of which are under tree preservation orders, would have to be pruned and could be damaged by the process of construction. She says residents are “deeply concerned” about the impact on their homes.

3.53pm Local councillor speaks out

Cllr Paul Haslam tells the committee that 320 people have objected to the plans and residents have got together to have reports drawn up about the site.

Affordable housing is set at more than 50% and Cllr Haslam raises questions about the reasons for this.

The nearest bus stop is 490m away and other nearby sites will impact on this too.

He claims the biodiversity reports have been “a fudge” and he argues there would be the potential for flooding further down Knox Lane.

3.48pm Knox Lane plans

The meeting resumes and the Knox Lane plans are next on the agenda.

A planning officer explains changes have been made to the proposal since it came to the committee in the autumn. The house sizes have been amended and the total number reduced to allow more space between each building.

Knox Lane will be widened at the access point into the site.

There is an electricity pylon nearby with lines crossing the site.

Additional letters of objection have been sent to the council since the plans were last discussed. They include concerns about building too close to large trees, safety of children around electricity pylons, and the impact on local wildlife.

3.41pm Reaction to Kingsley plans

Our reporter Calvin Robinson has been speaking to some of the Kingsley ward residents who were at the meeting to object to the plans for 162 homes nearby.

After the plans were approved, Catherine Maguire, a local resident, said:

“They have blood on their hands. Someone is going to get killed with traffic and congestion. The construction traffic is going to turn into parked cars in the long term.”

Chris Watt, who spoke on behalf of Kingsley residents, said after the meeting:

“We are extremely disappointed that councillors chose not to listen to local residents. There was clearly no consideration of the traffic and parking in our area.

“We are grateful for the residents who objected to this proposal.”

Mike Gibbs, who also lives in the Kingsley area, said the plan will affect the “entire region” due to the additional traffic and congestion affecting ambulances to the hospital.

3.38pm Tesco plans approved

Councillors vote by six to four in favour of deferring the plans to officers for approval – in effect, granting planning permission to Tesco.

There is a cry of “absolutely disgusting” from the public gallery.

The meeting is adjourned again.

3.36pm Debate over plans

A motion is put forward to defer the plans to council officers to approve, subject to conditions.

Cllr Pat Marsh begins the debate by opposing the plans.

“This is not the best site for this supermarket at all. If you were on that road today all you heard was a constant movement of traffic.

“You put a roundabout in there and it backs up to the one at Skipton and Ripon Road…

“The impact this is going to have on the people on Electric Avenue is huge.”

She says the site is much more suitable for a park-and-ride site to help people get the bus into town, reducing congestion. She opposes the loss of mature trees as well as the arrival of additional traffic.

She says the impact on the Co-op and other facilities would be bad for the local population.

“If you empty that centre there, you empty the heart of Jennyfields.”

Cllr Watson agrees on the traffic concerns, saying it will also impact on the health of local residents. He is also worried about the gas pipe and petrol station in close proximity.

“One of these days, there’s going to be ‘boom!’.”

Cllr Philip Broadbank is also concerned about the loss of a Post Office for a population of around 10,000.

Cllr John Mann, however, supports the application because of the location of other supermarkets across the town. He says he can’t think of any major supermarkets in the north of town – though he is reminded Aldi is just over the road from the proposed Tesco site.

Undeterred, Cllr Mann says the area’s councillor, Cllr Webber, supports the plans. Experts have looked at the highways and other concerns, he says, and councillors should rely on their expertise.

3.27pm Questions over biodiversity replacements

Cllr Burnett begins the questions to officers by returning to the topic of providing trees closer than 10 miles away.

An ecology officer responds that current policies are stronger than when the original Tesco application was granted. They allow HBC to ask for compensation for the loss of brownfield land.

However, the council does not operate “habitat banks” – it is up to the developer to find them, and the council to decide if they are acceptable.

“It isn’t about individual plants or animals. It’s about trying to reverse the overall decline of biodiversity since probably the Second World War.”

He agrees it would be better to have it closer, but HBC cannot dictate that.

Cllr Martin asks whether a condition could be imposed to require it to be closer than 10 miles away. However, a council officer says it would be difficult because of land availability issues.

The site being considered is near Stainburn, just outside Beckwithshaw, and is provided by a company called the Environment Bank under agreement with landowners.

Cllr Martin says he disagrees:

“Where the pain has been given through the application there should be some recompense there as well.”

3.19pm Safety concerns

Cllr Waton raises concerns about the high-pressure gas pipe across the site and the petrol station planned.

Mr Robeson said the “anoraks” of Northern Gas Networks have spent many months looking at the plans to ensure they were safe.

Detailed risk assessments will be carried out to ensure the site is safe.

3.17pm Questions for Tesco

Councillors put questions to the Tesco representatives.

Martin Robeson says the medical centre, barber and take-aways suggest the Jennyfield local centre is not reliant on the Co-op for its viability.

“It is a community hub more than it is a retail hub.”

Andy Boucher says Tesco would not commit to include a Post Office in a local shop if the Co-op closed because it could be some years in the future and the future viability of the Post Office is not yet known.

Cllr Tom Watson says no amount of planning will ensure lorries always arrive at an agreed time, and raises concerns about access and deliveries to the site.

Tesco’s representatives say there have been experts brought in by Tesco to think carefully and ensure the plans tick all the technical boxes. Delivery noise would be no different to that in the previously approved plans.

Mr Robeson responds:

“What we have done is increase the amount of acoustic screening on that boundary beyond what we originally thought was necessary. That bodes well for the protection of residents.

“You get it wrong in Harrogate and that failure will be reported in Bromsgrove, Newcastle, all around the world because you got it wrong.”

Cllr Victoria Oldham asks how residents have been consulted.

The Tesco representatives say it took place during lockdown and was well advertised and attended. He says there have been many discussions with the council too, to ensure its specialists on light, noise and other issues are given the chance to have a say on the plans.

Cllr Stuart Martin says some trees will be lost off site with replacements planted 10 miles away, and questions whether they could not be closer.

Mr Robeson says the important thing is to replace the benefit brought by the trees. There is “a lot of replacement tree planting” but to ensure no overall loss of biodiversity, an off-set will be made with improvements elsewhere.

Mr Boucher says 43 trees will be lost off site and all 43 will be replaced.

Cllr Martin repeats his question about the distance, to applause from the public gallery.

Mr Robeson says the detail has not been agreed and it will be a matter of condition.

“If we can provide it so it’s more beneficial to the people of Harrogate, that would be a benefit. I agree with you.”

3.04pm Tesco backs its plans

Andy Boucher from Tesco says the company has long wanted to open a large store in Harrogate.

He says officers have analysed the application in detail and it is “robust”. He says there is a business case for opening a small shop in Jennyfields regardless whether the superstore opens.

Martin Robeson, also from Tesco, says the only area of minor disagreement is over the impact on the Jennyfield local centre.

He says there is a robust agreement to ensure a shop remains open there, whether Co-op or Tesco.

“The number of deliveries that come into Tesco are managed, so we are not talking about dozens of deliveries every day – merely a small handful of them.”

There is a shout of objection from the public gallery which leads Cllr Burnett to remind people not to call out during proceedings.

2.59pm Councillors give their views

Cllr Matthew Webber, who has been called away on business, has sent a statement to say he has known the site for many years as a councillor and living a few hundred yards away.

He says the plans would reduce journeys across town to other supermarkets.

“A facility like this is long-needed.”

Monika Slater and Hannah Walker speak against the plans

Ms Walker represents the Co-op and says everyone agrees the Co-op would have reduced footfall if Tesco opened, impacting on the other local businesses.

The legal agreement for Tesco to open a new store if the Co-op closed “would not work”, she says.

Monika Slater says the new supermarket would bring increased congestion on Skipton Road, more HGVs and disruption for nearby residents.

“Lorry drivers may be able to look into the upstairs windows of the residents on Electric Avenue.”

Although the site is brown field, having been developed previously, Ms Slater says the area has become home to wildlife while it has been unused over the last decade.

There are no questions from planning committee members.

2.52pm Meeting resumes

Cllr Burnett reminds people to remain quiet during the meeting.

She moves on to the Tesco plans.

A planning officer from HBC briefly outlines the proposal, including a new roundabout on Skipton road, and says the application is for a store of about half the space of the one that was previously given planning permission.

She says the store will have a lower ceiling than surrounding houses and will have landscaping along its boundaries.

The existing high-pressure gas pipe across the site does not seem to have caused concerns for Northern Gas Networks, which has not objected.

The council has looked at the impact of the larger store on the local retail centre on Jenny Field Drive, including the Co-op.

“It’s the impact upon the local centre that’s important and not the impact on any specific retailer.”

Tesco would have to open a small shop there if the Co-op closed within five years of Tesco opening.

The proposal is recommended for approval, subject to conditions.

2.45pm Vote – plans approved and a scuffle breaks out

The committee votes by nine votes to two to defer the plans to officers, allowing them to approve them subject to planning conditions.

There’s an outburst from the public gallery. One woman says councillors will have “blood on your hands”. She refers to her disabled child who she says is being put at risk by the proposal.

There are sounds of a scuffle. Committee chairman Rebecca Burnett adjourns the meeting for a five-minute break.

2.43pm Amendment proposed

Cllr Pat Marsh calls to defer the decision while an independent traffic management plan for the whole Kingsley Area .

A council officer says he is uncomfortable with the idea of an area-wide assessment, because he does not think a developer can be asked for that beyond their own development.

2.39pm Debate under way

Cllr Nigel Simms moves to vote in support of the officer recommendation to approve the plans.

He says the solar panels and other measures are more than the committee ever asked for and should have been included in other sites.

Cllr Marsh speaks against the plans because of the impact on traffic and existing local residents, as well as education, NHS and more.

“I don’t think it’s right.”

She expresses frustration that more of the planning committee did not go on the site visit this morning, which she said demonstrated just how busy the area is already.

She said there has never been good road structure in the area and it should never have been included in the local plan.

Cllr Broadbank also says he will oppose the plans until there is proper traffic assessment.

“We’ve got an opportunity as we’ve exceeded the targets already to turn this one down.”

Cllr Tom Watson agrees the parking along the roads nearby witnesses this morning was already too much.

Cllr John Mann says while he understands the concerns over traffic and the concentration of development, the site is allocated in the local plan.

“To ignore both the local plan and our planning policies is not as a good planning committee should do. So regrettably I will be voting for this.

“I hear what colleagues say, I hear what the public has said, but it is a local plan which was voted for by Lib Dem colleagues in front of me in 2019.”

Cllr Burnett thanks the planning officers who have worked with the developer to get an improved scheme for the site put forward, meeting HBC’s planning policies.

2.32pm Questions over sustainability

The planning committee members have begun asking questions of HBC planning officers.

Cllr Pat Marsh says there are 700 homes in that area, all relying on the local GP practice.

“I don’t know how these people are going to get a doctor’s appointment.”

She questions why a new surgery was not included in the local plan.

A planning officer says the developer pays towards the NHS to provide local services, even if not on site.

In response to a question from Cllr Victoria Oldham, the planning officer says the development is “sustainable”.

She also says there are contributions to local schools, including Grove Road. Cllr Marsh says:

“You think Grove Road is going to take all the development from this area?”

The officer says it’s for the local education provider to deal with that, not planning officers.

2.28pm Agent says the plans are ‘right’

Agent Paul Butler speaks on behalf of the developer.

“We know we got it wrong with the first scheme. We’ve taken the last 18 months to ensure this time we’ve got it right.”

He describes the green areas, lower density of housing, and open spaces through the site.

Electric charging points, air source heat pumps and solar panels have all been included.

A cycle path will enable pupils to get to school safely.

“Can I please urge you all to judge this scheme on its own merits.”

Questioned on bus services, Mr Butler says the developer has spoken to North Yorkshire County Council and that there are bus stops within 400m of the site.

He confirms there has been no discussion with a local bus company about local services.

2.22pm Local residents object

Mr Barnes and Mr Watt speak on behalf of local residents who oppose the development.

They say they support the proposal of a deferral so an independent traffic assessment can be carried out.

Mr Watt says the plans take the number of houses “well over” the requirements for the area.

They say other developments are having an impact in the area that should be considered as part of the plans.

2.18pm Ward councillor speaks

Cllr Chris Aldred speaks as the local ward councillor:

“Every one of my residents in this ward is probably goingto be affected by this application today. That’s over 1,000 houses and over 3,000 people.”

He says the impact isn’t just when the houses are complete, but during the construction process. He says despite a lot of house-building in the area in recent years, there has been no increase in public amenity space or facilities.

“Kingsley has no churches, no large schools, no shops, no healthcare provision, no public park.”

He says he would like to see the developer consulting local residents about installing a “top quality” children’s park with an adventure playground that could be used by people from around the area, not just the nearest residents.

“We owe it to the residents.”

He calls for the decision to be deferred until more accurate figures for traffic can be produced – he says those quoted in the report “do not add up”.

Cllr Aldred says the whole of the Kingsley Ward needs assessing in terms of traffic and parking, with many cars being parked in the area by staff and patients at Harrogate District Hospital.

The closure of Bogs Lane is also discussed. Cllr Aldred says it could reduce rat-running in the area, but it could also force all cars from the new development out onto Knaresborough Road in the same area.

“You don’t have to pass this today. There is no need. We’re 260% ahead of the government target for housing. Let’s have a look at the traffic on all those roads.

“We haven’t looked at the entire scheme and how it’s all going to be interlinked. We need an independent scheme that highways will agree and that actually adds up.”

2.07pm Kingsley Road application

The committee hears an outline of the application, which is for a field included in the local plan.

A previous application for more than 200 homes was rejected on the grounds of over-crowding.

The current application for 162 homes includes a children’s play area and some grassed areas to the north.

Existing trees around the boundaries under tree protection orders will be retained.

The plans are for a mixture of homes of between one and four bedrooms. Some houses have garages or driveways, and there is space for on-street parking.

There would be a mix of renewable and traditional heating in the homes if they are given permission.

2.02pm Here we go…

Cllr Rebecca Burnett begins the meeting by saying there are a number of lengthy debates ahead.

She goes through some formalities about procedure, including asking people not to heckle from the public gallery.

Cllr Hannah Gostlow has sent a substitute, Cllr Philip Broadbank, to today’s meeting as she cannot attend. Cllr Sue Lumby has sent her apologies.

Other than that, the committee is complete.

1.59pm Ready to go

Councillors on the planning committee have taken their seats, as have representatives of the various applicants, and members of the public given a slot to speak.

We’re just waiting for committee chairman Cllr Rebecca Burnett to begin proceedings. The Kingsley Drive application is due to be discussed first.

1.55pm Public gallery filling up

Members of the public enter the viewing area ready for the meeting

The public viewing gallery is rather busier than usual for a planning committee meeting.

Kingsley Ward Action Group is by far the biggest organised group here, but there are a few others taking their seats too.

The meeting takes place in the council chamber, adjacent to the public gallery.

Just give minutes to go until it’s set to get under way.

1.48pm Kingsley residents oppose new plans

Residents in the Kingsley Road area say they have had enough of large-scale housing developments on their doorsteps.

Around 600 homes are already under construction or completed in the area after previous planning applications were given permission.

Today’s application is from Persimmon Homes and is for 162 homes in a field along Kingsley Drive.

Starbeck resident Chris Watt is set to speak at the meeting on behalf of the Kingsley Ward Action Group.

1.44pm Long-running Tesco plans

The decision over whether to grant Tesco planning permission for its supermarket at the junction of Ripon Road and Skipton Road is just the latest in a saga dating back more than a decade.

The supermarket giant was giving planning permission for a store at the site in 2012 after many years of debate.

At the time, Harrogate was the only postcode area in mainland UK without a Tesco superstore.

However, the company later announced it had shelved the plans as part of a wider national strategy. The former gasworks site remained empty.

The current proposal was put forward in late 2021.

1.36pm Protestors outside meeting

Protestors from the Kingsley Road area outside Harrogate Civic Centre

Residents from the Kingsley Road area are already outside the civic centre ready for the planning meeting to begin.

They may not all be able to speak during the meeting, but they want to ensure their views are heard by the councillors who will decide whether another 162 homes can be built in the area.

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