Judge hits out at late-night violence in Harrogate as he jails two men for breaking man’s jaw in drunken, unprovoked attackTaxpayers bear multi-million pound losses on Harrogate’s vacant Royal Baths

The long-term vacancy of two prime retail units in Harrogate’s Royal Baths has cost the taxpayer almost £1 million in lost rent and service charges, the Stray Ferret can reveal.

North Yorkshire County Council paid £9.5 million for the Grade II listed building in 2018. A current council report has valued it at £7 million and forecasts it to generate an investment return of just 1.64%.

But in addition to the £2.5 million decline in property value, the long-term vacancy of both buildings is haemorrhaging lost rental income each month.

A year ago today (December 9, 2022) the council evicted the owners of the Viper Rooms nightclub — one of four commercial units it lets in the Royal Baths.

The venue has stood empty since, despite repeated claims by the council of “significant interest”.

The former Potting Shed bar, which along with the JD Wetherspoon pub and Royal Baths Chinese Restaurant make up the other commercial units, has been empty since the council acquired the historic complex five years ago.

The Stray Ferret asked North Yorkshire Council, which succeeded North Yorkshire County Council in April this year, about the cost of the ongoing vacancies.

A council statement said rent for the Viper Rooms premises “would have been in the region of £90,000 since December last year”.

It added maintenance for the building is covered by a service charge which is approximately £75,000.

The council added no business rates are payable due to an exemption for the premises as a listed asset.

As for the Potting Shed space, the council said the original rent was £125,000 a year when the county council acquired the vacant unit in 2018. That figure represents a loss of £625,000 over five years.

The vacant former Potting Shed unit.

It did not give a figure for the loss of service charge income at the Potting Shed but said no business rates were payable on either premises due to an exemption for them being a listed asset.

The council said “no agent’s fees have been paid at this time” to Savils, which has been marketing the Viper Rooms, adding any fee “will be made when the unit has been let”.

Asked why it was taking so long to find a Viper Rooms tenant, despite the apparent interest, the council said:

“The leisure market continues to be highly variable. Savills has conducted a significant number of viewings, and we do now have offers for both vacant units.

“An offer for the Viper Rooms unit has been accepted while the offer for the Potting Shed is due to be considered shortly.

“The situation of having vacant units is by no means unique and is a widespread issue nationally following the impact of the covid pandemic and the cost of living situation.

“Harrogate’s Royal Baths do, however, cover their costs and the council has not had to use funds from alternative budgets to support the asset.”

Council urged to “get their act together”

Former Conservative councillor Richard Musgrave branded the Royal Baths an “under-performing trophy asset” in 2021 because of the sum paid and returns generated.

The continued loss of rental income since, the depreciation of the value of the asset and its low investment returns has again raised questions about the council’s business acumen.

The Royal Baths forecasted return of 1.64% is by far the lowest in the council’s portfolio.

Cllr Stuart Parsons, leader of the Independent group on Conservative-controlled North Yorkshire Council, said the situation was “extremely concerning”. He said:

“The council really ought to get their act together and get it sorted immediately.

“A 1.64% return on investment is very low. They could have put the money in the bank and got just under 5%.”

Cllr Parsons said the newly formed council was still going through its investment portfolio to decide which assets to keep.

The Royal Baths complex

Tom Gordon, the Liberal Democrat candidate for Harrogate and Knaresborough at the next general election, said:

“North Yorkshire Council’s approach to business and investment in Harrogate is disappointing, and we deserve better.

“The continued cuts to local government from the Conservative government have left local authorities scrambling to buy up investment properties as new revenue streams. Often they do not have the skills of expertise to make a success of such investments, and we can see how that plays out first hand with the Royal Baths as one example.

“Their approach has been shortsighted, resulted in the loss of local businesses, and decreased the value of the assets they purchased. Someone should be accountable for this decision.”

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Asked to respond to claims that it lacks the commercial acumen to run businesses, the council said:

“North Yorkshire Council has a wide range of skills among its own staff, but also recognises that external support is necessary for assets that are more complex. A number of external professionals assist the council in managing this asset is the best interests of local residents and taxpayers.”

Paul Kinsey, who owned the Viper Rooms, has been locked in protracted negotiations with the council over the fixtures and fittings, declined to comment.

 

Have we seen the last of nightclubs in Harrogate?

It’s the Christmas party season, and many of us will remember when a festive do in Harrogate ended, often rather messily, in one of Harrogate’s nightclubs.

The town’s club scene was once so good that names such as Carringtons, Jimmys and Josephine’s live on in fond memories of sticky dancefloors, cheap drinks and great music.

Recollections may be hazy but the love remains for the likes of Legends, Flares, Ministry of Sound, Rehab, The Old Bourbon and the many other nightclubs that have come and gone in Harrogate over the years.

But no more. Next weekend will mark a year since the last club standing, The Viper Rooms, closed its doors. So is this the end of the nightclub in Harrogate and, with it, the end of a guaranteed great night out in the town?

The death of the nightclub

Harrogate is not alone in its declining nightclub scene. Data from the Night Time Industries Association (NTIA) shows 31 per cent of the UK’s nightclubs closed between June 2020 and June 2023. The report blamed an increase in operational costs, rents, utilities and maintenance, and called for initiatives to help nightclub owners finance their venues.

But even before a pandemic and a cost of living crisis, NTIA research shows that nightclubs were already in decline. Between 2014 and 2019 the number of clubs across the UK fell from 1,924 to 1,446, with Yorkshire seeing a 37 per cent loss.

Jay Smith, the owner of Montey’s bar, says this corresponds to an increase in later bar licences:

“In the halcyon days of nightclubs, bars were open until 11 and then the clubs took over. But as licensing reforms started to take hold and then customer demand followed, we ended up opening later. Now Montey’s is open until 4am on a weekend and we’re not alone. It’s being driven by the consumer and that’s all you can react to.”

Montey’s has just marked its 27th year in Harrogate and Mr Smith says drinking habits have changed during that time.

“People aren’t going out as much as they used to. There’s a whole generation of kids who turned 18 during the pandemic and have never been clubbing. And a large number of our customers don’t drink alcohol. When Montey’s started we had one alcohol-free beer and now we have a whole section on the menu. It’s not a money saving exercise for people either; they are just more health conscious.”

(L) The serviced apartments on the Kings Road site that was previously the original King’s Club, then the Old Bourbon. (R) Best Bar on Parliament Street

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Has demand gone? 

With opportunities for clubbing in Leeds and York and the ease and affordability of sharing an Uber back to Harrogate, is there even any demand for a nightclub in Harrogate?

Jay Smith says:

“To be honest, a town the size of Harrogate probably had a disproportionate number of nightclubs a decade or two ago. If we do get another one I suspect it will be a lot smaller. Nightclubs are really expensive businesses to operate.”

So is Harrogate still a great night out?

You’d think not, judging by the negative response on The Stray Ferret’s Facebook page to a story last week about Harrogate’s best venues. “Go to Leeds or York” was the general response to an appeal from a Bath-based events company for someone ‘with a love of partying’ to report on the town’s bars and clubs for a ‘full night out experience’. “Nightlife is dead in Harrogate” was a common refrain.

But Yannis Dervishi, owner of Best Bar on Parliament Street, doesn’t agree. He thinks perceptions changed when The Viper Rooms closed, and that people who think the closure left Harrogate devoid of nightlife, need to get back out on the town and see what’s on offer.

“Viper Rooms closing down took away decades and decades of that location’s history, which promoted the perception that nightlife in Harrogate is lacking, he says.

“However, this is just perception over perspective. Harrogate contains a variety of bars scattered through the town centre and each one is different and unique in their own way. The face of the town’s night-time scene may have changed but it’s not like there’s no music and no dancefloors.”

The rise of the all night bar

The success of bars in the face of nightclubs’ decline was underlined this week when the UK’s biggest nightclub operator, Rekom, announced it’s going to start focusing more on its bars. And last week The Viper Rooms owner Paul Kinsey’s Harewood Group said it had taken over the Pitcher and Piano bar in Harrogate and is aiming to create a ‘great night out’, introducing live music and DJ Christmas party nights.

Mr Dervishi, who has been in the industry for over 20 years and also runs Mykonos and Santorini restaurants, says the demographic has widened at Best Bar since The Viper Rooms closed. The bar, which is open until 6am at weekends and includes a ‘nightclub’ style room with a dancefloor and DJs, attracts between 300 and 500 people on Fridays and 450 to 750 on Saturday.

“We’ve got customers of all ages, from 20 year olds to the over 70s. We didn’t plan for that kind of mix when we first launched, but when Viper Rooms closed we adapted our offering and it just fell into place.”

Mr Smith also thinks it’s unfair to say the town has no nightlife: “We’ve got some really great places to go on a night. Independent bars are on the rise nationally, and in Harrogate we’ve got some really great players.”

He says the loss of nightclubs is a shame, but times have changed:

“My first job in hospitality was as a DJ at Night Out in Knaresborough. It was amazing. I would get there at 10.30pm and by 11 the place would fill up. For those of us who lived through that generation, you’d finish your night in a club. But what nightclubs have become in the last decade is very different to what they were when I was younger.”

Although he thinks the general trend in the decline of nightclubs will continue, Mr Smith is not sure we’ve seen the last of them in Harrogate.

“I still think there is a demand for a nightclub,” he adds.

Do you think Harrogate should have a nightclub? Do you have fond memories or pictures of nights out in a Harrogate nightclub?
We’d love you to share them with us. Get in touch and send us your thoughts at contact@thestrayferret.co.uk

Harrogate’s Pitcher and Piano gets new name and owner

The Pitcher and Piano in Harrogate has been taken over by the company that used to run the town’s Viper Rooms nightclub.

The bar, on the hospitality-rich John Street, will be known as The Harlow from Monday.

Paul Kinsey, who owns Harewood Group, announced the news today.

Mr Kinsey said in a statement:

“We are pleased to announce that from Monday, November 27 we have taken over the former Pitcher and Piano on John Street in Harrogate. In the short term it will be renamed The Harlow.

“We aim to immediately introduce live music and DJ Christmas party nights and create a great night out to complement our existing high quality food and drink service.”

John Street is a popular night spot.

He said the company was recruiting staff and management to add to the team it had inherited.

Mr Kinsey added:

“Then In the new year an exciting new concept will be introduced which we think our customers will love as much as we do.

“This is the start of our relationship with major pub companies taking over some of their sites and introducing the high quality management and entertainment that are our trademarks.”

Harewood Group owned the Viper Rooms, which closed in December last year.

Mr Kinsey lives near Harrogate and has continued to keep his eye on the market for opportunities.

The Stray Ferret reported in September that  the search was on to find a ‘self employed pub partner’ to take on the Pitcher & Piano.

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Harrogate’s former Viper Rooms building still empty despite interest

North Yorkshire Council has said there has been interest from operators of nightclubs, bars and restaurants in taking on Harrogate’s former Viper Rooms building.

However, the building still remains empty more than seven months after the nightclub abruptly shut.

The council owns the Royal Baths building which was home to the Viper Rooms from 2007 until December 2022 when it closed after failing to negotiate a new lease.

The council changed the locks and about 30 staff lost their jobs just a couple of weeks before Christmas.

Viper Rooms was owned by businessman Paul Kinsey who also ran the former clubs Moko Lounge and Kings Club in the town. Its closure left Harrogate without a nightclub.

The council has instructed property agent Savills to market the property and it’s asking for a rent of £150,000 a year — but there have been no takers so far.

North Yorkshire Council’s corporate director of resources, Gary Fielding, said there has been interest from national, regional and local operators looking at using for the premises as a potential nightclub, bar or restaurant.

Mr Fielding added: 

“We hope the building will be occupied as soon as possible, but will ensure it is the right use, with a sustainable operator for the space. It is still early days in terms of marketing and discussions, and we would not identify interested parties at this stage.

“We are marketing the premises with an open approach to the rent to secure the right operator.”

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Viper Rooms owner says Harrogate landlords need to ‘get real’ with rent

The man who owned Harrogate’s last nightclub has spoken of his frustration at trying to operate in the town.

It is now six months since Viper Rooms was re-possessed by landlord North Yorkshire County Council.

It has remained empty since, despite repeated claims by the council of “significant interest from potential tenants”.

Viper Rooms owner Paul Kinsey said he had been in protracted negotiations over a new lease with the council before it re-possessed the building.

Mr Kinsey added he still owned the fixtures and fittings and had continued to negotiate with the council about re-occupying the site.

But a deal has not materialised and his frustration has prompted him to speak out.

The Viper Rooms unit was part of the grade two listed Royal Baths, which the council bought for £9 million in 2018. The baths also includes the former Potting Shed unit, which has been vacant for five years.

Viper Rooms and Potting Shed

Still vacant: the former Potting Shed and Viper Rooms — both part of the Royal Baths.

Their ongoing closure led Mr Kinsey to claim councillors “haven’t got the commercial experience or knowledge” to run large commercial assets and they were making unrealistic demands on tenants.

He said he spent £370,000 refurbishing the club pre-covid and the council was now requesting £150,000 a year on rent and service charge even though the landscape had changed post-pandemic. He said:

“If they think they can get £150,000, good luck to them. It’s a difficult market. The council grossly overpaid for the Royal Baths without doing proper due diligence. It was a trophy asset.

“I can understand them wanting to get a good deal because of that but they have to get real.”

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‘Crippling overheads’ on Parliament Street

Mr Kinsey, who lives near Wetherby, said he still wanted to have a venue in Harrogate and had his eye on one site.

But he questioned the appeal of the town to leisure operators, adding the main reason he was so keen to return to the Royal Baths was because he owned the fixtures and fittings and had spent so much on refurbishing it pre-covid.

He said many commercial landlords over-estimated the value of Harrogate and pointed to the number of failed ventures on Parliament Street as evidence of “crippling overheads”.

“I don’t think Harrogate is on many people’s target list. You get more bang for your bucks in other places.

“People who don’t know the area believe the streets are paved with gold. There is a good wealth profile but they spend elsewhere — Leeds, London or abroad.

“Look at how many businesses haven’t been able to make it work on Parliament Street. These are good operators, not cowboys, but even they couldn’t make it work.”

The Stray Ferret asked North Yorkshire Council, which succeeded North Yorkshire County Council on April 1, if it had a response to Mr Kinsey’s claims but it did not issue one.

The Viper Rooms site is being advertised

Asked for an update on the Viper Rooms, which is now being advertised by agents Savills, and the Potting Shed, it said it had nothing to add to its last statement two months ago, when Gary Fielding, the council’s corporate director for strategic resources, said:

“A unit which did house the Viper Rooms is continuing to attract significant interest, and an agent has been appointed to co-ordinate discussions with potential tenants.

“A lease has been signed for the final unit and a dialogue with the tenant is continuing to establish when the new venture will be launched.”

The council’s £9 million spending on the Royal Baths also included the JD Wetherspoon pub and the Royal Baths Chinese Restaurant.

New tenants soon for Harrogate’s Viper Rooms and nearby bar?

Harrogate’s struggling Royal Baths could soon have two new tenants.

North Yorkshire County Council bought the site as an investment asset for £9 million in 2018 but it has not generated the returns hoped for.

When the council bought the site, the units were occupied by J D Wetherspoon, The Potting Shed bar, the Viper Rooms nightclub and Royal Baths Chinese Restaurant.

But the Potting Shed has been closed for years and the sudden demise of the Viper Rooms in December left half the units unoccupied.

Days after the Viper Rooms closed, the council said the site had attracted “significant interest from potential tenants”. But three months on it remains empty.

In an update today, Gary Fielding, the county council’s corporate director for strategic resources, said:

“A unit which did house the Viper Rooms is continuing to attract significant interest, and an agent has been appointed to co-ordinate discussions with potential tenants.

“A lease has been signed for the final unit and a dialogue with the tenant is continuing to establish when the new venture will be launched.”

The new North Yorkshire Council will assume control of the Grade II listed Royal Baths on April 1 when the county council, along with seven district councils including Harrogate Borough Council, ceases to exist.

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Harrogate bar bids to stay open until 6.30am

A Harrogate bar has applied to extend its operating hours until 6.30am on Fridays and Saturdays.

Best Bar opened a year ago next to Santorini Express on Parliament Street and already describes itself as a bar and night club.

It is a wine and cocktail bar in the evenings and on Fridays and Saturdays also offers music and DJs from 9.30pm.

In March last year, it successfully applied to Harrogate Borough Council to extend its operating hours from 11.30pm to 4am.

It has now applied to the council to further extend the hours on Fridays and Saturdays until 6.30am.

A spokesman at Best Bars told the Stray Ferret the recent demise of nearby Viper Rooms meant it was the “only bar in Harrogate with proper nightclub music and DJs” and many people did not want to go home at 4am.

He said the club had already successfully trialled some temporary extensions until 6.30am and they proved successful because people were able to party longer and there were fewer problems caused by everyone having to leave at a time when many weren’t ready to do so. He added:

“It made a huge difference and was a great success all round.”

Last month Mojo in Harrogate applied to extend its opening hours until 6.30am as the Harrogate late night scene continues to evolve following the closure of Viper Rooms.

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No.12: End of an era as Harrogate’s last nightclub closes

In the last article of our series on the 12 stories in the Harrogate district that shaped 2022, we look back at the story of the closure of Harrogate’s last night club – the Viper Rooms.

For generations of young people growing up in Harrogate, nightclubs have been an essential part of weekend life.

The likes of Carringtons, Jimmy’s and Josephines are still talked about fondly by people of a certain age. So it’s hard to believe not a single nightclub remains.

The last one, Viper Rooms, closed on December 9 — and the end was swift and brutal.

North Yorkshire County Council, which owns the site on Parliament Street, sent in bailiffs to repossess the building and change the locks just hours before the club was due to welcome Friday night revellers.

Viper Rooms

Repossession notices on door.

Viper Rooms, owned by Paul Kinsey, did not hold back in a social media post announcing the club’s demise after 15 years. It said:

“Having tried for nearly three years to negotiate a new lease with our landlord in good faith and after spending £350,000 refurbishing the club in 2019 they have taken possession of the site, hijacking the process and causing 30 team members to be laid off and causing the cancellation of all the pre-booked Christmas parties.”

Paul Kinsey

Gary Fielding, corporate director for strategic resources at the council, responded by saying it was “protecting the best interests of North Yorkshire’s taxpayers”.

Mr Fielding added:

“We have tried hard to understand the difficulties all our tenants have experienced as a result of the covid pandemic and to offer them our support. This has, in turn, had an impact on our own finances.

“Residents and businesses here rightly expect us to ensure that every effort is made to protect public money and we have a duty to do just that.

“While we do not want to comment on individual cases, we must be fair and consistent and act in the best interests of the public who we serve.”

Viper Rooms is no more.

The closure of the Viper Rooms means two of the four commercial units in the Royal Baths, which North Yorkshire County Council bought off Harrogate Borough Council for £9 million in 2018, are now empty.

The  JD Wetherspoon pub and the Royal Baths Chinese Restaurant continue to trade. Mr Fielding said the Viper Rooms site had already generated “significant interest from potential tenants” and a “new agreement for the final one is in the final stages of negotiations”.

So what about Harrogate’s nightclub scene? In its social media post announcing Viper Rooms’ closure, the owners said they would release a “new venue announcement soon”.

But with so many pubs and bars staying open late these says, nightclubs no longer mean as much to many young people.

Have they become an inevitable victim of social trends, or is Harrogate’s nightclub scene set for a revival? The next year should provide some answers.

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‘Significant interest’ in Harrogate’s former Viper Rooms, says council

Harrogate’s former Viper Rooms has already attracted “significant interest from potential tenants”, according to landlord North Yorkshire County Council.

The nightclub, which was part of the historic Royal Baths, closed suddenly on Friday last week when bailiffs changed the locks.

Nightclub owner Paul Kinsey said on social media the landlord had repossessed the building after the two parties failed to agree a new lease and that 30 people had lost their jobs.

Gary Fielding, corporate director for strategic resources at the council, said in a statement last weekend it had acted “in the best interests of North Yorkshire’s taxpayers” but declined to elaborate.

The closure of the Viper Rooms means two of the four commercial units at the Royal Baths are now empty.

Asked about the council’s plans for the Royal Baths, Mr Fielding indicated all four units could be occupied soon. He said:

“Two of the four units which are overseen by ourselves are occupied by a JD Wetherspoon pub and the Royal Baths Chinese Restaurant.

“A unit which did house the Viper Rooms has already attracted significant interest from potential tenants, while a new agreement for the final one is in the final stages of negotiations.

“We remain firmly committed to working constructively with tenants where this is in the interests of both local residents and businesses.”

 

Viper Rooms

Viper Rooms

Mr Fielding said North Yorkshire County Council inherited the terms of the Royal Baths lease when it bought the grade two listed building from Harrogate Borough Council for £9 million in 2018. He added:

“Among those conditions is Harrogate Borough Council continuing the lease arrangements on a peppercorn rent for two units, which are occupied by the Tourist Information Centre and the Turkish Baths.

“The significance of the visitor economy to Harrogate is well-documented, so both of these units serve important roles in providing information to visitors as well as housing a renowned attraction in the Turkish Baths.

“Alongside the units at the Royal Baths, there are various car parking arrangements at the site including a long-term lease to Harrogate Borough Council and some private arrangements that generate income.

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Mr Fielding defended the council’s decision to repossess Viper Rooms. He said:

“We have tried hard to understand the difficulties all our tenants have experienced as a result of the covid pandemic and to offer them our support. This has, in turn, had an impact on our own finances.

“Residents and businesses here rightly expect us to ensure that every effort is made to protect public money and we have a duty to do just that.

“While we do not want to comment on individual cases, we must be fair and consistent and act in the best interests of the public who we serve.”

Mr Kinsey has said he does not wish to comment further at this stage.