Affordable housing will be on the agenda at a Harrogate Borough Council (HBC) meeting next week, as two sites in Ripon and Knaresborough are recommended for redevelopment. 

The sites, both rows of lock-up garages, are currently owned by HBC, but a report due to be discussed next Tuesday said they are underused.

According to the report by the cabinet member for housing and safer communities, they could provide much-needed revenue for the council as well as helping to address the shortage of low-cost accommodation in the district. 

The council is recommending that one of the sites, at Park Row in Knaresborough, is sold to Newcastle-based developer Karbon at market value to provide two affordable homes in partnership with Knaresborough Community Land Trust (KCLT). Currently consisting of seven brick-built garages, six of them empty, it has planning permission for two one-bed bungalows. 

The report says the disposal of the Knaresborough site “will deliver two affordable homes at nil cost to the council and in the short to medium term”. 

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HBC is recommending that the Ripon site, a row of brick-built garages between North Road and Bridge View Road, be offered for sale at market value for residential development. 

There is existing planning permission for conversion of the garages to create a three-bed bungalow, but this cannot be implemented as the existing foundations have been deemed unsuitable for the change of use. The underlying geology is high in gypsum, a highly soluble rock prone to forming sinkholes, and ground investigation works will be needed to ensure the site can support a brand-new building. 

The garages on North Road in Ripon

The council intends to prioritise the sale of the North Road site to one of its registered providers, but if none shows any interest, it may sell the site for self-build. 

Two alternative options for both sites – developing the homes in-house or retaining the properties in their existing form as under-used garage sites – will be recommended for rejection at the housing meeting. 

The report said “disposal of both sites is considered the best way to meet the council’s wider objectives for housing provision” and noted “it is important that sales be progressed swiftly before the market slows”. 

Almost 70 objections have been submitted in two weeks after plans were put forward to build 35 homes in the Crimple Valley.

The outline proposal for Almsford Bank Stables includes 14 affordable homes, seven first homes and 14 self or custom build (SCB) plots.

However, 69 public comments have been received since Monday, June 20, all of which oppose the plans.

Among them, nearby resident Jules Sibson said:

“This application is ludicrous. There is no way the access here would be safe.

“Only a few weeks ago the road was closed for some period of time to a major road traffic accident. The traffic is stacked back on a regular basis, and if it’s not then people speed up and down the hill. A junction here would surely lead to disaster.

“As a local who also regularly enjoys the beautiful walks along here with my children I am literally dumbfounded this planning would even be re-considered.”

The proposed site, outlined in red, lies in the Crimple Valley

Another from Judith Hooper said:

“In the time we have been resident in Harrogate there have been numerous car accidents on Almsford bank, the most recent very serious one being only a few weeks ago.

“Cars accelerate down the bank on reaching the 50mph sign and already have to contend with traffic coming out of Crimple Hall.

“Putting access at the bottom of such a busy section of road, on a bend, seems to invite accidents. At night there are many cars clearly speeding on this stretch. At busy periods traffic is queuing both up and down the hill.”

Campaign group Save Crimple Valley has urged the public to submit objections to the new proposals.

It is the third application for the site site since 2018, when plans for 65 homes were put forward but withdrawn. The following year, a reduced proposal of 35 homes was submitted, but again withdrawn in the face of extensive objections.

The site is not included in Harrogate Borough Council’s local plan, which guides where development can take place in the district.

One objection to the latest proposal by the same applicant said the repeated applications were a “waste of everyone’s time”.

However, the application argues that the district does not have a sufficient supply of SCB sites to meet its obligations.

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Consultees have also submitted their responses, with National Highways (formerly Highways England) saying it had no objections to the proposals.

However, some have opposed the plans. The Harrogate branch of the Ramblers’ Association said:

“We object strongly to this latest outline application to develop this site. Any housing development here would seriously damage public amenity…

“We object to the building of houses in this special landscape. We object to this area of countryside being urbanised.

“The indicative layout shows the bridleway diverted onto a new estate road for part of its length. We object because there has been no provision made for the bridleway to be kept separate from the proposed access road to the houses.

“We do not accept a right of way being incorporated into a vehicular access road for a housing development. There is no provision to keep the non-motorised route separate from the housing estate road, but it is unlikely this can be achieved on this site.”

The plans have been submitted by Square Feet Ltd, whose registered address is on nearby Fulwith Mill Lane, and Antela Developments Ltd, two of whose three directors also live on Fulwith Mill Lane.

To view or comment on the plans, visit the Harrogate Borough Council planning website and use reference 22/02233/OUTMAJ.

The consultation ends on Sunday, July 10. A date for the application to be decided by the council has yet to be set.

Harrogate Borough Council has lodged plans to demolish 10 garages in Bilton to build two new houses.

The garages are on Woodfield Close, near the iron bridge in the Harrogate suburb.

As part of the proposal, two one-bedroom homes would be built on the site.

A council report  in August said there were 24 garages on the site but only 12 were occupied. Of these, four were used by local residents.

The report proposed demolishing seven garages to allow for the new development but the number has now increased to 10.

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The council owns and rents out garages across the district and has increasingly looked at the pockets of land as a way to build social housing.

In planning documents, the council said the development would help to provide “much needed affordable homes”.

The move comes as the council approved plans to earmark the site for housing back in August 2021.

The authority also plans to build a two-bed property for social rented housing on grassland it maintains on the corner of Poplar Crescent and Poplar Grove

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

Harrogate has been ranked as the most expensive place for first time buyers in Yorkshire in a survey published today.

The survey shows homes in Harrogate typically cost £401,747 compared to the national average of £287,830.

With residents typically earning £34,634 a year, a couple who’d saved a 15 per cent deposit would need to borrow 4.93 times their salary for a mid-market home.

This ranks Harrogate as the 21st least affordable place in the UK in a list of 100 locations analysed by online mortgage broker Mojo Mortgages.

The top 20 most expensive towns and cities are all in or around the south of England, apart from Stratford-upon-Avon in 18th. Bath is the most expensive place, followed by Oxford and London.

Read more:

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The survey ranks York (4.7), Wakefield (3.81) and Leeds (3.56) as the next least affordable locations in Yorkshire after Harrogate.

Hull is the UK’s most affordable location, with 2.03 of a couple’s average income multiple required, followed by Bradford (2.35) and Barnsley (2.59).

The full research is available here.

Developers have submitted plans for 23 affordable homes in Scotton.

Harrogate-based Jack Lunn (Properties) Ltd has lodged the proposal to Harrogate Borough Council, which would see the development built off Ripley Road in the village.

The plan would see a mix of one, two and three-bedroom affordable homes built on the site.

Affordable housing is defined as housing for people who cannot afford to buy or rent homes on the open market. The price varies locally.

The council estimates the district needs 6,600 affordable homes built between 2014
and 2035, which is the equivalent of 313 per year.

Also included in the Scotton proposal are measures for access and public open space.

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In documents submitted to the council, the developer said that the homes would make a “positive contribution” to the area.

It said:

“The design proposal intends to provide a sympathetic response to the surrounding context. 

“The homes use materials indicative of the local area whilst the layout seeks to provide a range of homes as part of the development to allow for a positive contribution to the local community.”

The borough council will make a decision on the proposal at a later date.