Townhouses plan for Harrogate’s Old Courthouse approved

A plan to convert the Old Courthouse in Harrogate into townhouses has been approved.

The building on Raglan Street was previously occupied by Stowe Family Law, which vacated the property for another site in town in February this year.

Park Design Architects tabled plans to convert the site from offices into two three-bedroom and one two-bedroom townhouses.

Now, Harrogate Borough Council has given the go-ahead for the proposal.

The developer said in documents submitted to the council that the site was a “sustainable location” for new homes.

It said:

“Overall, the site is located within a highly sustainable area and will utilise existing car parking provision to serve the proposed use, with easy access to alternative means of transport other than the private car to support sustainable travel.”

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The original building was built in 1857 and was initially a police house for the town.

This was later demolished and replaced with a courthouse, which was used by justices of the borough until 1991.

Stowe Family Law moved into the property as tenants in 2004.

Plan approved to convert Ripon Cathedral Choir School into townhouses

Plans have been approved to convert the former Ripon Cathedral Choir School into four townhouses.

Persimmon Homes lodged the proposal for the building, which had previously been earmarked to be demolished to make way for 12 flats.

Harrogate Borough Council has now approved the proposal.

The developer tabled the fresh application after the demolition plan was met “negatively by the public”.

A total of 68 objections from residents were lodged to the council against the previous proposal.

In documents submitted to the council, Persimmon said the new bid to convert the building followed discussions with council officers.

It said:

“Following feedback and discussions with the case officer, Persimmon Homes have sought to amend the proposal, withdraw the application and submit a new application for the conversion of the school building.

“The conservation officer confirmed via email in April 2021 that retaining the building is ‘the way forward’.”

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Persimmon said in its plans that the current building is in “extremely poor condition”.

The new proposal will see the existing brickwork retained but the roof replaced in its entirety due to its poor condition.

The building was originally constructed as a late 19th Century grandstand. It was converted in the early 20th century into two semi-detached dwellings, then extended for use as a school.

Ripon Cathedral Choir School began using the site in 1960 until it closed in 2012. It had planned to merge with a local preparatory school but this fell through.

Government rejects plan for new townhouses in Ripon

The government has rejected plans to build new townhouses and apartments in Ripon city centre.

Spinksburn Ltd had tabled a plan in November 2019 to build four apartments and four townhouses on land off North Street in the city.

The site, which used to be retail units, was demolished to make way for Marshall Way and has remained undeveloped since.

The work include the partial removal of buttress on a Grade-II listed building to join the two buildings.

However, the developer lodged an appeal in August 2021 to the government’s Planning Inspectorate after Harrogate Borough Council had failed to make a decision on the proposal two years later.

In a letter written by the developer’s lawyer said:

“Our client has therefore instructed us to submit the appeals for non-determination because the council does not appear to have the resources to be able to determine the applications and there appears to be no end in sight.

“My client is extremely concerned that determination of the applications is being allowed to drift and there are no means by which to secure the determination of the applications besides the appeal process if the council does not have the necessary resources.”

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However, Fiona Cullen, the planning inspector who oversaw the appeal, has decided to reject the proposal.

In a decision notice, Ms Cullen said she was “unable not conclude” that the proposal “would preserve the special interest of the listed building”.

She said:

“I am mindful of the key role played by the delivery of housing in achieving sustainable development and recognise the Government’s objectives to boost the housing supply and grow the economy. I also note the framework’s support for housing and the efficient use of land.

“However, the framework is clear in stating that heritage assets are an irreplaceable resource, and should be conserved in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of existing and future generations.”

Ms Cullen added:

“Whilst there are considerations that weigh in favour of the proposal, in my judgement, they are not sufficient to outweigh the harm I have found.”

Four homes planned for garage site near Ripon Cathedral

A planning application has been submitted to replace four garages with townhouses in the centre of Ripon.

The garages, to the north of Court Terrace just off Kirkgate, would be demolished so the four two-bedroomed townhouses could be built.

Each of the four homes would have a small courtyard of around 9 square metres to the rear, along with a cobble-set frontage of 13.5 square metres. There would be space for four cars to be parked outside.

An application submitted last year was turned down by Harrogate Borough Council over fears that the area, known for gypsum deposits, was not proven to be stable for development. Although the applicant, Mike Kell, provided a report from an environmental consultancy, the council’s decision notice said:

“The submitted gypsum report and associated declaration form are not considered to comply with Policy NE9 of the emerging local plan by virtue that they do not sufficiently demonstrate that the site can be developed without creating issues of ground instability and the signatory does not meet the definitition of a ‘competent person’ within this policy.”

A new geotechnical report on the site has been submitted with the current application.

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Objections to the original plans for three-storey homes were raised by Historic England, leading the applicant to submit new plans for two-storey homes instead. Planners acknowledged the run-down appearance of the site was out of keeping with the historic surroundings, less than 100m from Ripon Cathedral. Their 2019 report said:

“The design is similar to that of the cottages to the south of the site and is considered to be an improvement on the overall appearance of the local area and would have a positive impact on the character and appearance of the conservation area.”

The new application can be viewed in full on the planning pages of Harrogate Borough Council’s website using reference 20/02809/FUL.