Councillors will decide today whether to allow a new Tesco supermarket and two major housing schemes be built on the outskirts of Harrogate.

Tesco has applied to build a supermarket, petrol station and 209 car parking spaces on the site of the former gasworks off Skipton Road.

Persimmon Homes has submitted plans to erect 162 homes off Kingsley Drive and another developer, Jomast, wants to build 53 homes off Knox Lane in Bilton.

Harrogate Borough Council officers have recommended all three scheme be approved. But the Conservative-controlled planning committee will vote whether to approve or reject each recommendation. They could also defer a decision to request further information.

The meeting, which begins at 2pm, can be watched live on the council’s YouTube page here. People can also watch the meeting at the council offices at Knapping Mount.

The Stray Ferret will also cover the meeting.

Concerns about committee chair

Kingsley Ward Action Group, which campaigns to protect green spaces in the Kingsley area, where several hundred homes are in the process of being built, has written to members of the planning committee expressing concerns about the role of Cllr Rebecca Burnett, who chairs the planning committee.

The action group claims Cllr Burnett, a Conservative who represents Harrogate St Georges, has a “disclosable interest” in Kingsley planning matters, according to the council’s own planning code of good practice, which states members living “close to an application site” should — subject to an exception — declare it and leave the room while the application is discussed. The code says:

“A member who lives close to an application site, will usually have a disclosable interest to declare under the Code of Conduct. This means that, subject to the exception referred to in paragraph 1.5 (ix), they cannot take part in the decision and must declare the interest and leave the meeting room. A member in these circumstances may not stay to listen to such an application even if they are not a member of the committee making the decision. This may also be the case if a relation or friend of the member lives close to the application site or where the relative or friend has submitted the application.”

Cllr Burnett’s address listed on the council website is within about half a mile of the proposed Persimmon site.

The action group is desperate to prevent further development in Kingsley. The Stray Ferret has contacted the council and Cllr Burnett repeatedly to get a response to its claims but has not received a reply on the issue.

As chair, Cllr Bennett had the casting vote in favour of the 30-home Kingsley Farm scheme when the planning committee met last month and was tied 6-6 on whether to approve the scheme.

Read more:

• New Tesco supermarket would threaten future of Jennyfields Co-op, warns report
• Kingsley anger reaches ‘boiling point’ as another 162 homes set for approval

Harrogate looks set to get a Tesco supermarket after a long-running saga dating back more than a decade.

The store will be built on the site of the former gasworks, off Skipton Road, and include a petrol station and 209 car parking spaces. It is expected to create about 100 jobs.

Harrogate Borough Council ‘s planning committee has been recommended to approve the plans next week, despite “significant concerns” about the impact on the nearby Co-op in Jennyfields and neighbouring shops.

In her report recommending approval, case officer Kate Broadbank says there is “real potential for the proposed Tesco store to have a significant adverse impact upon the Co-op store and the wider performance of the Jennyfield local centre”.

The report adds the cumulative impact of a new Tesco on the Co-op could be as high as -22.4% and the Co-op “acts as a key anchor to the local centre, including its wider post office offer”.

The local centre in Jennyfields

Tesco will therefore be asked to sign an agreement to use “reasonable endeavours” to open a Tesco Express at Jennyfields local centre if the Co-op closes within five years of Tesco opening and will operate this for at least five years.

Ms Broadbank’s report adds:

“A post office and pharmacy would also be required. An additional clause has also been added that requires an independent expert to determine matters should dispute arise between Tesco and the council, as to whether the replacement store can be provided.”

New footpath and cycle lane

The report says no environmental impact assessment will be necessary for the brownfield site project even though trees will be felled on the north side of Skipton Road to accommodate the creation of a new roundabout at the site entrance, where the A61 Ripon Road and A59 Skipton Road meet at New Park.

The site of the former gasworks

North Yorkshire County Council plans to widen Oak Beck Bridge in a scheme that could see six months of roadworks in the area.

The report adds:

“A continuous footpath will be provided along the northern edge of the roundabout with additional uncontrolled pedestrian refuge island crossings on the site access and the eastern arm of Skipton Road.

“A new segregated cycle lane will be provided along the south of Skipton Road from the access to the bridleway further along Skipton Road. These works will be secured by condition and a Section 106 agreement.”

The 209 parking spaces will include four click and collect spaces, six electric vehicle charging spaces, 12 blue badge spaces and nine parent and child spaces. Two motorcycle spaces and 24 cycle spaces are also provided.

£50,000 for bus services

North Yorkshire County Council has requested a contribution from Tesco for improvements to bus stops on Skipton Road and Ripon Road. Ms Broadbank’s report adds:

“North Yorkshire County 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.

“A contribution of £50,000 (£10,000 per bus stop) is requested to help fund this service and will help provide new extended shelters with information boards, seating and where necessary raised kerbs to each carriageway.”

The report also says discussions have taken place between the applicant and Northern Gas Networks about “potential interaction” between the proposed petrol station and an existing Northern Gas Networks high pressure gas transmission pipeline located beneath the site.

It says the risk of interaction is “acceptably low”.

The site is highlighted on a planning document.

Majority opposed to scheme

The council received 82 representations about the scheme. Just 24 were supportive and 57 objected, mainly on the grounds of amenity, traffic, environmental and drainage impacts.

Ms Broadbank has recommended the project be approved subject to conditions being met. The Conservative-controlled planning committee will decide whether to accept her recommendation when it meets on Tuesday next week. The meeting will be broadcast live on the council’s YouTube page.

It will be the penultimate meeting of the planning committee before Harrogate Borough Council is abolished at the end of next month.

Ms Broadbank’s report concludes:

“In summary, the development is acceptable in principle and meets the requirements of the sequential and retail impact tests with appropriate mitigation.

“The scheme uses previously developed land and is in a sustainable location within the development limits of Harrogate.

“The design and landscaping of the buildings are appropriate for this site and impacts with regards to the residential amenity, environmental impact and highways are acceptable.

“The development will create jobs and provide social, environmental and economic benefits to the local area.

“The scheme is in accordance with the development plan policies as a whole and represents sustainable development as required by the National Planning Policy Framework.”

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

Read more:

• New Tesco supermarket would threaten future of Jennyfields Co-op, warns report
• Waitrose objects to plans for new Tesco in Harrogate

Paperchase in Harrogate is holding a closing down sale after the company went into administration this week.

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.

It means the shop on James Street is one of 106 stores facing uncertain futures. More than 800 staff nationally are affected.

Signs have now gone up in the window confirming the closure, although the final day of trading is not yet known.

In-store notices confirm administrators Begbies Traynor have been running the business since Tuesday.

They say no further gift cards will be sold and customers have until 5pm on February 14 to use existing gift cards.

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• Paperchase in Harrogate faces uncertain future as company goes into administration
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Staff at the Harrogate branch of stationery store Paperchase face an uncertain future after the company went into administration today.

Sky News reported this morning Tesco was in advanced talks to buy Paperchase’s name and other intellectual property through a pre-pack administration but was unlikely to be interested in any stores — casting doubt over the workforce’s future.

Staff in Harrogate told the Stray Ferret they were unable to comment at this time when we called this morning.

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The Harrogate district is expanding with new homes and businesses.

Next year will be no different as both Harrogate Borough Council and the new North Yorkshire Council are set to decide on some major developments.

From 1,300 homes in Ripon to a new Tesco on Skipton Road in Harrogate, there are some key planning decisions to be made.

Here are some of the major developments on the cards for the district.

A new Harrogate Tesco?

In the pipeline for nearly 20 years, talk of a new Tesco in Harrogate could now potentially become a reality over the next 12 months.

The company has earmarked land at former gasworks site on Skipton Road for its new store.

Since pulling out of plans for the site in 2016, Tesco returned at the end of last year with fresh plans for a 38,795 square feet supermarket.

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

Throughout 2022, objections have been lodged against the plan from residents and retailers – including the Co-op, which argued the new store could damage takings at its Jennyfields shop.

The proposal represents a major scheme for Harrogate, which currently does not have a Tesco supermarket.

However, in 2023, that could change if councillors side with the retail giant.

West of Harrogate expansion

The west of Harrogate has been earmarked for major development for some time.

The scale of the housing planned for the area has led to the approval of a parameters plan by the borough council.

Among the schemes include 480 homes at Bluecoat Wood, 770 homes at Windmill Farm and 200 homes at the former police training centre off Yew Tree Lane.

Some of the developments are yet to be decided and could be heard this coming year.

More housebuilding in Kingsley

Another area of Harrogate that has seen extensive housebuilding is Kingsley.

Developers including Persimmon Homes have pursued schemes on Kingsley Drive for the past 18 months.

Read more:

• New housing plan to be created for Harrogate district
• New Harrogate district housing plan should not be ‘tickbox exercise’, says councillor

A revised proposal for 162 homes has just recently been tabled for the street this month.

Despite concern from residents that nearby Rydal Road, Birstwith Road and Leyland Road have been used as rat-runs due to housebuilding, the area looks set to be subject to further applications.

Knox Lane controversy

Perhaps one of the more controversial developments which could be decided this coming year is new houses off Knox Lane.

A decision on the 53-home proposal has been delayed since October after councillors raised concerns that the site is likely to be contaminated by coal and tar spillages from a former railway track.

The plans were first submitted in April 2020 and initially included 73 homes, but this was reduced to 53 after local complaints.

Despite further changes, residents have continued to strongly oppose the development with more than 300 objections and no letters of support being submitted to the council.

Campaigners dressed as woodland creatures also took to the Nidderdale Greenway to collect signatures against the proposal.

A computer generated image of the proposed Ripon Barracks site

New homes in Clotherholme?

One of Ripon’s longest running housing schemes is the planed 1,300 homes on the former Clotherholme barracks.

The plans were first submitted in 2020 by Homes England, the government’s housing agency.

However, since then, there has been a bitter debate over the scheme and its impact on health, transport and the site’s military history.

A consultation into the homes was extended in March following a request by Ripon City Council.

However, there has been little movement on the development since.

Two of the largest retailers in the country are locked in a battle over the location of a potential new Tesco supermarket in Harrogate.

Last December, Tesco submitted plans to Harrogate Borough Council for its first major supermarket in the town.

The store, off Skipton Road on the site of an old gasworks, would be 38,795 square feet and include a petrol station, 200 car parking spaces and electric vehicle charging points. Tesco says 100 jobs would be created.

Tesco argues the supermarket is needed due to the proliferation of new housing around Skipton Road and towards Killinghall.

However, less than a mile away is the Co-op, which has been attached to Jennyfield Local Centre since 1980. The Co-op claims a new Tesco would lure shoppers and damage takings.

Harrogate Borough Council commissioned consultants Nexus Planning to examine how the new Tesco would impact on the local centre.

This is because key to the Co-op’s argument is a policy in Harrogate Borough Council’s Harrogate district Local Plan 2014-35, which says development must not “lead to a significant adverse impact” of local centres, such as the one in Jennyfields.

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

If it can be successfully argued Tesco would harm the centre it could give the council grounds to refuse the application.

Jennyfield Local Centre was built in the late 1970s to support the growing community on the estate and it includes a small shopping precinct and the Stone Beck pub.

The Nexus report said the new Tesco, and to a much lesser extent the new Lidl on Knaresborough Road, could divert as much as 38% of trade away from the Co-op.

Read more:

• Nearly 200 sign petition supporting new Harrogate Tesco

• Tesco consultation results reveal support for new Harrogate store

• Waitrose objects to plans for new Tesco in Harrogate

The report adds that such an impact on the centre’s anchor tenant would, in turn, threaten the future of the whole local centre.

It said:

“In light of [The Co-op’s] well-below benchmark average turnover, its importance in anchoring the local centre and the potential future loss in turnover should the Tesco food store proceed, we have significant concerns in respect of the future vitality and viability of Jennyfield Local Centre as a result of the proposal.”

Tesco’s response

Tesco consultants, MRRP strongly disputed the claim the Co-op would be at risk of closure from the new supermarket, arguing that it is likely to lose just 5% of its regular trade after residents from new housing developments are taken into account.

It said the Co-op and local facilities in Jennyfields would be boosted by the hundreds of new homes that are set to be built in the area. It added:

“In these circumstances, there is not considered to be any threat of closure in relation to the Co-op, none has been asserted by its consultants, or that there is a real risk of other shop units falling vacant.”

MRRP also disputed Nexus’s claim that the Co-op acts as an anchor tenant for the local centre. It said most people visit only to shop and do not use its other units. Two are currently empty and the other is a charity shop.

On November 22, a letter sent by Louise Ford, Tesco’s town planning manager, to the council said it was “disappointed” the two consultants could not agree on the potential impact of the new store.

Ms Ford pledged that Tesco would open a mini supermarket in Jennyfield Local Centre if the Co-op closed within five years of the new Skipton Road supermarket opening.

She said:

“If the Co-op does close within five years of the Tesco store opening and remains vacant for more than six months, then Tesco would use reasonable endeavours to open a convenience format store within Jennyfield Local Centre.”

Ainsty Farm Shop is to close next month after its owners were told their annual energy bill was set to jump from £20,000 to £90,000 a year.

Farmers Lily and Stuart Beaton have run the popular store for 22 years and have been in their current premises off the A59 near Kirk Hammerton since 2005. The shop sells meat from their farm as well as other produce grown locally.

The couple’s annual energy bill is due to renew next month and they received a new quote last week that was so shocking they didn’t think it was real.

Ms Beaton said:

“I said they’ve sent the wrong quote, this can’t be right. Are you sure they sent the right quote?”

Massive price hike

They contacted an energy broker, who managed to get the quote down to £76,000, but it was still far more than they are able to afford.

It led to the heartbreaking decision to close the farm shop, which has turned their lives “upside down”.

Ms Beaton added:

“We just don’t have that extra £50,000, it’s not the type of money that sits spare.

“If we were to try and put an increase on prices and charge customers more, that wouldn’t be fair, it would exclude a lot of customers. We’d just price ourselves out of the market.”

Read more:

• Harrogate council could dip into reserves to cover soaring energy costs

• Help for Ripon residents confused about energy rebates

The cost of living crisis is now being felt by just about everyone, with wholesale energy prices soaring due to the war in Ukraine as well as high demand post-covid.

But for owners of small businesses like Ainsty Farm Shop, it can sting seeing oil companies like Shell and BP post record profits whilst they are forced to close their doors.

Ms Beaton said:

“It’s just phenomenal the record profits they are announcing for these businesses, yet everybody else underneath them is going out of business because they can’t sustain the rises. That’s where the problem lies, that’s what needs sorting out.”

‘Tip of the iceberg’

She believes the closure of their business is the “tip of the iceberg” and fears for how the food and retail landscape could eventually look.

The couple hope their plight acts as a warning to show that small businesses need more help if they are going to weather the current crisis and come out the other side. Ms Beaton said:

“It will be a very sad day when there are only supermarkets and no independents. It’s what will happen unless something is done now, but it’s been too late for our shop”.

Since announcing their closure over the weekend they have been heartened by the messages of support and goodwill from customers.

After September, they will continue to sell meat and produce from their farm via their online shop.

“Some of the customers came through the doors when we opened our first shop. They are very loyal, lovely customers. It’s heartbreaking to think these people you see weekly you won’t see them again.

“Its been a long time, our kids have been born since we’ve had the shop, they’ve worked here too during school holidays. It’s just all going to end which feels very strange.”

To sign up to the Ainsty Farm Shop mailing list for updates on how to still buy meat from them after they close, email sales@ainstyfarmshop.co.uk or call 01423 331897

Sainsbury’s supermarket on Harrogate’s Wetherby Road looks set to remove eight manned checkouts to make way for more self-service tills.

Over the past decade, self-service tills have become increasingly the norm for shoppers.

A survey published by The Grocer last year found that manned checkouts were still the most popular choice for both men (42%) and women (39%), but 31% of shoppers now prefer to pay using self-service.

The Stray Ferret understands from a source at the Wetherby Road store, which is the largest supermarket in Harrogate, that it plans to replace eight manned tills with self-service checkouts later this summer.

A Sainsbury’s spokesperson confirmed it plans to introduce more self-service checkouts, which it said would meet customer demand for the service.

She said:

“We regularly review the services available in our stores to make sure we offer the most convenient experience to our customers.

“This summer we will slightly increase the number of self-service checkouts at our Harrogate store so that we can meet customer demand for this service.

“Our colleagues are on hand to help anyone who may need support using them and we continue to offer manned checkouts for our customers who wish to use them.”

The spokesperson added that no jobs will be lost in the Harrogate store but staff that did work on the checkouts will be working “in a slightly different way”.

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Self-service checkouts are now ubiquitous in every major supermarket but they are not always popular, particular with older shoppers who like to have a chat with the person serving them.

This year a pensioner in London called Pat McCarthy launched a petition against Tesco, which is also replacing manned tills with self-service checkouts.

At the time of publication, it’s been signed by over 170,000 people.

Ms McCarthy, 69, wrote:

“What used to be a great shopping experience has now become physically difficult, overwhelming, and a ‘nightmare’.

“I love chatting with the staff, albeit briefly, especially as l live on my own. Talking with human staff is important to me. Now that experience has been taken away.”

Northern Gas Networks has revealed plans to demolish the gas holder and three other buildings on Skipton Road, Harrogate.

Notices have gone up near the former gasworks saying the company has contacted Harrogate Borough Council to find out whether it needs permission to carry out the demolition work.

Tesco, which bought the site from Northern Gas Networks for £2.8 million in 2003, has submitted plans to build a new supermarket on the land. A decision has yet to be made.

Mark Johnson, senior projects manager for Northern Gas Networks, which is responsible for distributing gas, said:

“The notice relates to work we are proposing to carry out on our own site, to safely dismantle and remove the existing gas holder located there.

“Because of advances in technology and the enhanced capability of the modern-day gas network, the holder is no longer used so the decision was taken to remove it using specialist teams.

“The application is part of a standard process we undertake with every local authority where we are removing a gas holder.”

Planning documents submitted to the council say “the gas holder is below ground and comprises of an outer tank wall with two inner lifts” and that “the general condition of the tank is believed to be in good order”.

Read more:

• Gas supplier objects to Tesco plans in Harrogate
• Co-op claims new Tesco would cut takings at Jennyfields store by 15%

They add:

“The works will consist of the removal of wastewater, sludge, and any other debris from inside the gas holder, establish site welfare arrangements including environmental monitoring stations, time lapse cameras, erection of temporary traffic management arrangements, erect and maintain temporary Heras’s fencing, erect a scaffolding crash deck to protect the MP/LP regulators on site and agreed ground protection measures to underground pipework.”

The documents say the site “is situated near to a highly populated residential and commercial area” and “it is vitally important that the demolition method statement deploys approved monitor systems for measuring nuisance noise, dust and vibration and will have a provision in place should these levels reach unacceptable levels in accordance with current legislation”.

They add:

“Access to all neighbouring properties, footpaths and roads will be maintained at all times during the works,
unless the works activity presents significant risk that will require a closure.”

It is not known how long the work would take.

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

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

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

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

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

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

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

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

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

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