A decision on controversial plans for houses near a busy road in south Harrogate has been delayed.

North Yorkshire Council had set a target date of yesterday for determining the plans for 17 homes in the Crimple Valley.

However, it has now confirmed the decision will not be made this week.

The council’s assistant director for planning, Trevor Watson, said:

“Our consideration of this application remains ongoing and will not be resolved in time to determine it this week.

“We are nevertheless committed to issuing a decision on the application as soon as is practicable and have informed the applicant of this.”

The plans for seven affordable homes and 10 self-build plots have attracted more than 350 objections from residents.

They focused on the location of the site in the Crimple Valley special landscape area, as well as access to the new homes from the A61 at the bottom of Almsford Bank.

The council’s highways department has also raised concerns about the applicant’s proposal to reduce the speed limit to 40mph between Pannal and Harrogate.

A previous application for 35 homes on the land was rejected by Harrogate Borough Council, whose local plan guiding development in the area did not include the site.

Plans submitted in 2019 for 35 homes were withdrawn, as was a scheme for 65 houses put forward in 2018.

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A controversial Harrogate planning application which has attracted more than 350 objections could be decided this week.

The proposal for 17 new homes at the bottom of Almsford Bank has attracted 364 public comments, all but five of which are against the plans.

A target decision date for the plans, which include a mix of self-build and affordable homes, has been set by North Yorkshire Council for this Thursday.

Objectors have raised concerns about the impact on the Crimple Valley, which is designated a special landscape area (SLA), as well as safety around the entrance to the homes on the A61 Leeds Road.

In documents submitted with the plans, applicants Square Feet Limited and Antela Developments Limited said:

“There are currently no dedicated cycling facilities/routes along the A61 between Pannal and the southern fringes of Harrogate.

“Coupled with that, the existing 50mph speed limit on this section of Leeds Road means that traffic speeds are not particularly conducive to providing a pedestrian/cycle friendly environment – including the Almsford Bank section where the existing overtaking lane only serves to encourage higher traffic speeds.

“This overtaking lane is historic (prior to the by-pass) and is considered to be unnecessary and in an inappropriate urban location, only serving to increase vehicle speeds further as traffic enters a 30mph residential [area].

“Whilst not considered necessary, particularly for a scheme of just 17 dwellings now, the proposed development presents an opportunity to address this infrastructure/accessibility deficiency and assist in encouraging sustainable travel.”

The applicants propose installing a shared pedestrian and cycle path on the footpath on the western side of the A61 going up Almsford Bank, as well as a cycleway on the southbound carriageway going downhill.

They also suggest removing the stretch of 50mph limit along the A61 and maintaining a 40mph limit from Pannal to the top of Almsford Bank, where it becomes 30mph.

However, North Yorkshire Council’s highways department has raised concerns about those proposals, saying traffic is already travelling too fast on the A61.

Its response to the application said the entrance to the site could lead to slow-moving traffic on the A61 as vehicles approach at speed, while introducing cycle lanes could make the road too narrow for large vehicles to pass bicycles safely.

Its statement added:

“Any reduction in capacity on Leeds Road will inevitably lead to more traffic using alternative routes through Burn Bridge, Yew Tree Lane and Pannal Ash Road which are less suitable, predominantly residential, and already congested.”

The red line shows the development area, and the yellow the self-build element, within the blue line of the owners’ land

Other concerns raised by consultees include the practicalities of enforcing any section 106 agreement, which require developers to pay for investment in local infrastructure when building new houses.

They says the inclusion of 10 self-build plots on the site would likely mean there would be multiple developers involved, making such an agreement harder to enforce.

The site, which is not included in the local plan guiding where development should take place, has previously had applications for larger numbers of houses turned down or withdrawn.

Last year, a proposal for 35 homes including 14 self-build plots was rejected by Harrogate Borough Council, after attracting almost 250 people to write in opposition.

Plans for 35 homes submitted in 2019 were withdrawn, as was a scheme for 65 houses put forward in 2018. Each had received more than 100 letters of objection.

Among the 359 letters objecting to the current plans is one from Mike Black, a Pannal resident, who said:

“Here we go again. This is another ridiculous attempt to build a housing development in a special landscape area that is one of the most precious and beautiful areas of countryside on the edges of Harrogate.

“It is highly valued by local communities as an unspoilt green space where you can walk and relax. A housing development will destroy much of this precious resource.

“Not only that, but its location will increase traffic flow at a very dangerous bend on the A61. There have been a number of fatal accidents here already. It is crazy to increase the dangers that already exist.

“Please do not let developers ruin our natural environment. Their gain would be a massive loss to thousands and thousands of people in our local community.”

To view the application, visit the North Yorkshire Council planning website and use reference 23/01082/OUTMAJ.

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Residents on the south side of Harrogate are rallying against another application to build housing on the edge of a treasured stretch of countryside.

The Save Crimple Valley group is urging people to object to plans for 17 homes at the bottom of Almsford Bank, just off Leeds Road.

A message put out by the group said:

“If you have already commented on this application in the past, please reaffirm your objections to this development by commenting again.

“This site has already been turned down and applications withdrawn or refused on multiple occasions – but the developers are persistent and will get their way if not stopped. Because this is a new application all previous comments are disregarded.”

Residents say access to and from the site via the A61 would be dangerous, while the housing itself would spoil the area.

The application site includes an area that has been used as stables for many years, but it is not included in the local plan, which guides development across the Harrogate district.

The development boundary in red and housing areas in orange, with the owners’ land outlined in blue

Since plans were published at the end of March, 22 objections have been submitted to North Yorkshire Council. Nearby resident Penny Robinson said:

“It is sad that I find myself having to object to this building plan again. This area has been repeatedly refused planning permission to build on, so it is not clear why this application is even being considered.

“All the reasons stated in the last rejection in November 2022 have not changed… The local plan doesn’t need these houses, they are just a money making venture. The same objections stand as they did since the first application to build several years ago.”

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The current application by Antela Developments Ltd and Square Feet Ltd is significantly reduced compared to the first, submitted in 2018, for 65 homes. That plan was withdrawn by the applicants, along with an application for 35 homes submitted the following year.

In 2022, a proposal for 35 homes, including self-build plots, was turned down by Harrogate Borough Council.

‘High standard housing’

The latest application is for 10 self-build homes and seven affordable homes. In documents submitted as part of the application, the developers said:

“The form and massing of the new houses will be designed in response to the topography of the site, taking influence from the surrounding context.

“The introduction of self and custom build homes will allow each house to be individually designed but each plot will be set out in response to the natural landform.”

They added:

“The houses will be built to a high standard with quality natural local materials to help integrate within the landscape. It is proposed that traditional principles of rural design will be adopted within the design, with the addition of subtle contemporary details in order to distinguish the new development from earlier buildings within the surrounding context.

“This will ensure continuity of the local vernacular and harmonious integration into the existing setting.”

However, many of those objecting have said they would not accept any number of homes on the site, which they argue is unsuitable for development.

Another local resident, Victoria Draper, wrote:

“We do not want our beautiful, local countryside ripping up to make way for unnecessary, expensive, unsightly houses. We bought our house in the local vicinity so we could enjoy family walks and explore nature with our young daughter.

“The increase in traffic and subsequent danger with additional junctions, on an already extremely busy main road, cannot go ahead. We are such a depleted country in terms of wildlife, we should be trying to increase our natural areas, not reduce them. This cannot go ahead.”

To view or comment on the plans before the deadline of April 23, visit the planning pages of North Yorkshire Council’s website and use reference 23/01082/OUTMAJ.

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.

A new planning application has been submitted for 35 homes in the Crimple Valley to the south of Harrogate.

The outline application is for 14 affordable homes, seven first homes and 14 self or custom build plots at Almsford Bank Stables.

The site, which lies to the east of the A61 at the foot of Almsford Bank, is currently used for equestrian purposes, with stabling and barns.

Supporting information in the application said:

“It is proposed that the site will be developed for residential use through a combination of terraced cottages, semi-detached and detached dwellings.

“The density of the site has been determined to reflect the pattern of development throughout the surrounding area but also taking into account a variety of dwelling sizes in order to serve local demand.

“It is intended that the new dwellings will vary in height, making use of the existing contours and reflecting the density of the residential context to the north whilst allowing the edges of the development to take on a more rural scale.

“The use of traditional building materials – local sandstone and slate will help to reflect the local vernacular buildings and help soften the visual impact of the new development.”

The application includes information about the provision for self and custom build (SCB) homes, which it argues are in short supply in the Harrogate district.

It is the third application to build housing on the site, and is the first time the suggestion of SCB homes has been put forward.

The first proposal, in 2018, was for 65 homes and was withdrawn after 132 objections were submitted by members of the public.

The Almsford Bank site, outlined in red, is less than half of the area owned by the applicants.

In 2019, plans for 35 homes were submitted, including 21 open market houses and 14 affordable homes.

That application attracted more than 100 comments from members of the public, none of whom supported the plans. Many cited concerns about access to the site from a fast and busy road, as well as objecting to the development on land designated a special landscape area in the local plan.

The proposal was again withdrawn.

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All three applications have been put forward 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.

The new application said:

“The applicant’s ownership extends to an area of approximately 10 hectares. However, the development area extends to 4.4 hectares as a result of the parts of the site which are not considered to be suitable for development including woodland areas, land with steep gradients, flood zone areas and areas which are sensitive to change due to impact on openness and landscape value.

“The site has historically been in equestrian use with associated farmland, barns and stables. Development is only proposed on the northern part of the site, with the southern part of the site providing a significant landscaped area which will remain open.”

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

A date for the application to be decided by the council has yet to be set.