Plan to convert former Harrogate district school into house approved

Plans to convert a former Harrogate district primary school into a house have been approved.

Leeds Diocesan Board of Finance applied to Harrogate Borough Council to convert the former Bishop Thornton Church of England Primary School site off Colber Lane.

The school closed in 2019 after it outgrew the site and moved to the former Burnt Yates Church of England Primary School building. The school has since been renamed as Admiral Long CE Primary School.

The council has now given the go-ahead to the proposal.

According to plans submitted to the council, the Bishop Thornton building will be converted into a three-bedroom house with two parking spaces.

Read more:

The developer said in documents that the proposal will represent a “satisfactory replacement” for the former school building.

It said:

“Making use of empty buildings and placing great weight on using suitable sites within existing settlements is supported by national planning policy.”

Derelict Ripon pub to be converted into home

Plans to convert the former Turks Head pub in Ripon into a house have been approved.

The pub on Low Skellgate closed in 2007 and will be converted into a five-bedroom home. The building is listed and dates back to the 18th century.

Since the pub closed, planning documents state there have been several attempts to reopen it without success.

The documents add that in the years before the pub’s closure there were numerous complaints from residents living nearby. They add there are 14 other pubs within a short walk away.

The building is currently on Harrogate Borough Council’s Listed Buildings at Risk Register due to its deteriorating condition.

Although the building is watertight, planning documents say few of the original internal features remain intact.

Read More:

The planning application includes statements from nearby residents who said they would be against any attempts to bring the building back into use as a pub.

One unnamed person called the building “a blot on the architectural landscape”.

The resident added:

“Something desperately needs to happen with it and converting it into a private residence sounds like the very best option to me. Having spoken to various neighbours they all agree.

“If there was ever an attempt to reopen the pub, I, along with many neighbours, would be petitioning against that course of action.”

 

A recent picture of the pub. Credit – David & Lund

Transport assessment for 181 homes at Kingsley Drive ‘fundamentally flawed’

A transport assessment that suggests Persimmon Homes’ 181-home development on Kingsley Drive will not significantly increase traffic in the area has been called ‘fundamentally flawed’ by a Harrogate building surveyor.

The housebuilder submitted its latest proposal for the site this month after a larger development for 217 homes was rejected by councillors last year.

Persimmon commissioned transport consultant Bryan G Hall to undertake a transport assessment to assess how the homes would impact nearby roads.

At over 500 pages long, his report includes measurements, surveys and conclusions about traffic in the area.

It found the impact of the extra homes on local roads would not be ‘severe’.

The report concluded:

“The residual cumulative impact of the proposed residential development on the road network cannot be considered to be ‘severe’ and there are therefore no traffic or highways related reasons why planning permission should not be granted for this site.”

Visuals of the Persimmon Home plan for homes on Kingsley Drive.

Visuals of the Persimmon Homes plan for Kingsley Drive.

However, Steve Marshall, owner of surveyors Airedale Surveys and a member of Kingsley Ward Action Group, spent five days reviewing the document, which he called on the council to reject.

Mr Marshall said this was because one of the traffic surveys took place when part of Kingsley Drive was closed due to roadworks.

He also said the report ignored how the extra homes will impact the nearby Empress roundabout.

Disputed surveys

Mr Marshall disputed a claim in the report that Rydal Road, Birstwith Road and Leyland Road, which all have junctions with Kingsley Drive and Knaresborough Road, were not being used as ‘rat runs’.

North Yorkshire County Council, which is in charge of roads in the district, had specifically asked Persimmon to look at the rat run issue in the transport assessment, as well as how fast vehicles were travelling on the three roads.

Persimmon undertook traffic surveys on the roads from July 31 to August 6 2020 but Mr Marshall said this took place when part of Kingsley Drive was closed.

“The bottom half of Kingsley Drive was shut due to road works during the whole period of the survey. This means no one had access to the three surveyed roads along the rat run route.”

Read more:

Mr Marshall criticised the report for not taking into account trips generated at two nearby housing developments of 165 homes.

He also said the surveys did not factor in how the homes would impact the Empress roundabout and the Granby Road/Skipton Road junction during rush hour.

Mr Marshall wrote:

“This roundabout causes massive queues at rush hour despite Harrogate Borough Council’s Transport Background Paper of August 2018 saying it is not a problem junction.

“There cannot be any justification for allowing this development as it stands if one of the key assessments and the subject uppermost in the minds of local residents, ie the traffic assessment, is fundamentally flawed.”

Persimmon’s response

In February, representatives from Persimmon, as well as highways consultant Geoff Bowman from Bryan G Hall, fielded questions from residents in Starbeck about the plans, which included the transport assessment.

Residents queried Mr Bowman about the traffic surveys and suggested they did not give an accurate picture of how many cars use the area.

Mr Bowman said:

“There has been very extensive surveys of traffic in the area. There is a perception that we are nasty developers and it’s dead easy to get through planning, but the highways authority are rigorous.”

The Stray Ferret asked Persimmon Homes for a response but we had not received one by the time of publication.

Harrogate council to sell restored Knaresborough flats for £879,000

Harrogate Borough Council is set to sell four flats on Knaresborough High Street that were restored and brought back into use.

The council bought the Grade II listed properties in 2019 after they had been unoccupied for several years.

Renovation began with planning permission and listed building consent in 2020, and has just been completed.

Now, senior councillors look set to sign off on selling the leasehold of the town centre properties for an estimated £879,900.

However, the authority will retain control over the freehold of the flats. It also intends to keep the freehold of two retail units that were part of the refurbishment.

Read more

A report due before councillors at next Wednesday’s Cabinet meeting says retaining the freehold would help “retain control over the quality and frequency of future external repair and maintenance” of the properties.

The properties are valued at:

Cllr Graham Swift, deputy leader and cabinet member for resources, enterprise and economic development at the council, said previously:

“These properties had been a blight on the high street in Knaresborough for several years.

“But after they were brought to our attention by Cllr Darling, we recognised the potential they could have to provide both homes and business spaces, we took the necessary steps to purchase them.”

Plans for housing at Harlow Nurseries emerge

Two potential plans for housing at Harlow Nurseries in Harrogate have emerged.

The site next to the Pinewoods is owned by Harrogate Borough Council and sells plants, pots and compost to the public.

However, the council’s Harrogate district Local Plan 2014-35, which outlines where development can take place, says 40 homes can be built there. The nursery will relocate if a development goes ahead.

Two options for how it could look were displayed at Pinewoods Conservation Group‘s annual general meeting on Monday by the charity’s chair Neil Hind. Both contain more than 40 homes.

The plans were drawn up by consultants on behalf of the council.

The first option includes 57 homes that are a mix of family homes and apartments.

The second option includes 62 homes and apartments and has less garden space than option one.

Both options include 30% ‘affordable’ homes. The two plans also say the development could achieve net-zero emissions, but don’t give further details on how this might be achieved.

Read more:

In September 2020, the council appointed three external consultants to draw up plans for the nurseries, as well as for two other brownfield sites in Harrogate.

The consultants will be paid with funding secured by the council in 2018.

The council received £200,000 from the Leeds City Region Business Rates Pool and £36,000 from the York, North Yorkshire and East Riding Local Enterprise Partnership (LEP).

Impact on Pinewoods

The plans could still change before the final report is published in May.

It would need to be rubber-stamped by councillors before moving to the next stage, which could involve the sale of the site to a developer.

Speaking at the meeting, Mr Hind said:

“My view is there is no point objecting, it’s in the Local Plan, it’s a brownfield site and it’s going to happen. Our role is to ensure it has as little impact on the Pinewoods as it can have.”

Pinewoods Conservation Group’s AGM on Monday evening.

Harrogate Spring Water

The AGM was attended by around 25 people. Also on the agenda was Harrogate Spring Water’s hopes to expand its bottling plant on Harlow Moor Road.

The Stray Ferret reported this week that Harrogate Borough Council has said it would consider selling Rotary Wood to the company, which is preparing to submit a new planning application.

Mr Hind told the meeting that Pinewoods Conservation Group had lawyers on hand to ensure due process on any sale was followed.

Plan to convert disused Harrogate church into seven homes

Plans have been submitted to convert the disused Church of St Mary on Harlow Terrace in Harrogate into seven homes and office space.

The homes would have either two or three bedrooms and 9 car parking spaces would be added.

The grade II* listed Gothic building was built in 1916 but has structural problems.

Mineral felt in the roof is leaking and the stone is deteriorating. It was designed by renowned architect Sir Walter Tapper.

In October 2020 it was placed on Historic England’s ‘At Risk’ register.

Previous plans

A different application to convert the church into office space was granted by Harrogate Borough Council in 2017 but it never materialised.

Shaw and Jagger Architects bought the church in November 2018 with the intention of turning part of the church into its offices with a business partner. 

These plans were approved in 2020 but building work did not start.

The latest proposals for the church still include office space intended for the architect firm, but most of the building would now be turned into housing.

The council will decide on the plans at a later date.

Read more:

 

Harrogate council conservation officer ‘cannot support’ Debenhams demolition

Harrogate Borough Council‘s conservation officer has objected to the demolition of the former Debenhams building on Parliament Street.

Wetherby-based property company Stirling Prescient is behind a proposal to demolish the three buildings that Debenhams was situated in and replace them with 50 flats and two commercial units.

The site on Parliament Street has been home to different retailers for over a century. Before Debenhams, it housed the Buckley’s and Busby’s stores.

But the developer has said there is no market for the building to be reoccupied as a department store, and the 1902 and 1920-era buildings should be torn down.

‘Harmful to the streetscene’

The council’s objection was submitted last month by Emma Gibbens, principal conservation officer.

Ms Gibbens wrote:

“The loss of the traditional building form and architectural detail would be harmful to the streetscene and character and special interest of the conservation area, the building forming part of the designated heritage asset in a manner that contributes positively to its character.”

Ms Gibbens added that the developer needed to prove that the demolition was justified.

She wrote that redevelopment of the site was possible in a way that did not involve the demolition of historic buildings.

She added:

“If demolition can be proven to be required, then a revised scheme would be required for a replacement building; otherwise, the historic buildings should be retained and the later parts replaced with buildings that enhance the conservation area.”

The council’s planning committee will decide on the proposal but the objection by a senior council official is a blow to the developers.

Read more:

The council joins two influential heritage groups in submitting objections to the plans.

In January, Save Britain’s Heritage said the developer had failed to provide “clear or adequate justification” for demolishing the buildings.

The public body Historic England has also submitted an objection to the plans. Whilst welcoming the regeneration of the site, it said there should be a “sensitive conversion” of the two older department store buildings.

But the demolition has been supported by Harrogate Civic Society, which said it accepted the building was “very difficult to convert in a logical and practical way”.

However, the group objected to the height of the replacement building, which it said was “overpowering.”

Strengthen the town

A view of the new apartments on Parliament Street.

A CGI view of the new apartments on Parliament Street.

The developer Stirling Prescient said in planning documents that there was no scope to convert the building into smaller units “due to its internal layout and the age of the building”.

Stirling Prescient said:

“The proposals as a whole will strengthen the town’s vitality and viability, increasing footfall and contributing to the local economy.

“The proposal represents a sustainable form of development and therefore benefits from the presumption in favour of sustainable development, meaning planning permission should be granted without delay.”

 

‘Irrecoverable’ housing debts written off by Harrogate council doubles

The amount of “irrecoverable” housing debts written off by Harrogate Borough Council has almost doubled this year.

A total of £61,853 in debts owed to the council have been crossed off for 2021/22 – almost twice as much as the £32,277 in 2020/21 and the largest amount in at least the last six years.

A council spokesperson said the increase was mostly down to debts owed by temporary accommodation users who have stayed at council hostels, houses and flats across the district, but were no longer traceable.

The spokesperson also said a large amount of the debts were owed by council tenants who died and had no assets to pay what they owed.

The spokesperson said: 

“There are a number of reasons we have decided to write off the debt from former council tenants. The majority of these come from either tenants that have sadly passed away or tenants who left their property and remain untraceable.

“In both instances, there is almost no way that this can be recovered and, if it could, may ultimately cost more than the outstanding debt to try and do so.

“The vast majority of the increase – compared to last year – is due to the level of rent debt being written off for former temporary accommodation tenants.

“If the former tenant applies for council housing at a future date the arrears can still be recovered.”

Before any debts over £500 are recommended for write off, the council said at least two searches are carried out using tools such as the National Anti Fraud Network before further checks are made for housing benefit or waiting list applications.

Read more:

Meanwhile, the majority of debts under £500 are considered to be “too small to make the cost of recovery action worthwhile,” the council said.

Largest debt £2,903

There were almost 100 incidents where council tenants had died in 2021/22, with the debts totalling almost £19,000.

The single largest debt was £2,903 owed by a temporary accommodation user who was considered to be untraceable after ending their stay.

A decision to write off all of the debts – some of which predate this year – was taken by the council’s deputy leader and cabinet member for resources, enterprise and economic development, Cllr Graham Swift, at a meeting on Monday.

Cllr Graham Swift, Harrogate Borough Council

 Cllr Graham Swift

A report to Cllr Swift said the council had made “sufficient bad debt provision” in its finances to accommodate the write offs and that this would not impact on its spending plans.

It also said the amount of the provision made will be reviewed and increased if necessary for any future write offs.

The council spokesperson added: 

“The total arrears represent less than 0.5% of the annual housing debit.

“The money is a loss to the housing revenue account, which is funded almost entirely from rent income from tenants, rather than through council tax.”

Developer appeals decision to reject Harrogate district eco-homes

A developer has appealed a decision to refuse plans for nine new eco-homes near Flaxby.

Holmes Planning Ltd submitted a planning application to Harrogate Borough Council for the development in October 2021.

It would have seen houses built to environmental standards and include solar panels, air-source heat pumps and super-tight insulation.

It also included self-build and custom homes on the site at York Road in Flaxby.

The council rejected the plan on the grounds that it was outside the development boundary, the affect on the character of the area and because the number of homes was below the council’s requirement per hectare.

However, the developer has appealed the decision to the government.

Read more:

In documents submitted for the challenge, the developer argued that there was not enough custom build developments in the district.

It said:

“The appellant submits that the custom self-build deficit is so severe, and likely to get worse, that this material consideration outweighs any departure from the Harrogate District Local Plan and that the appeal site is suitable for custom self-build and the appeal, if allowed, would be secured for custom self-build through the Unilateral Undertaking.”

A government planning inspector will make a decision on the plan at a later date.

Butcher serving Harrogate district appoints first resident chef

A butcher that provides meat and poultry to restaurants, cafes and homes across the Harrogate district has appointed its first resident consultant chef.

Greg Lewis will help Wetherby-based Sykes House Farm develop products and build and run a new demo kitchen on site.

Rachael Hirst, who runs the third-generation family business with her brother Robert Smith, said:

“We are delighted to have Greg on board and are extremely excited for our future plans with him.”

Mr Lewis began his career as a bakery assistant in New Zealand, then progressed onto cooking for athletes at the Sydney Olympics. He then moved to the UK and worked under Jeff Baker at Pool Court, Leeds, which was England’s only inner-city Michelin starred restaurant outside of London at the time.

Estate agent makes series of appointments

Georgie Williams

Estate agent Dacre, Son & Hartley has made a series of appointments and promotions across its North Yorkshire offices.

Georgie Williams has been promoted to branch manager in the Wetherby office, where she will lead the team selling homes throughout the town and surrounding areas including Boston Spa, Collingham, Tadcaster, Spofforth, Sicklinghall, Bramham, Harewood, Scarcroft and Kirk Deighton.

Alison Reilly from Dacres’ Pateley Bridge office and Dan Rice from the Ripon office have both been promoted to sales managers. Reilly has worked at Dacres for almost 19 years and Rice joined in 2018.

In the company’s Harrogate office, Alex Jackson and James Curtis-Bean have been appointed as sales negotiators. The pair will work alongside the team’s branch manager Sophie Tillisch.

The North Yorkshire teams are led by area director Paul Baxter. He said:

“These promotions and appointments will enhance the standard of service that our clients enjoy, and further strengthen our Wetherby, Harrogate, Ripon and Pateley Bridge offices.”

Harrogate IT firm acquires company

Harrogate IT firm Redcentric has acquired a provider of security testing, incident response management and consultancy services.

7 Elements works with customers to assess security threats, identify weaknesses and provide tailored support.

The company, which has operations in Edinburgh and Leicester, has an annual revenue of about £1m.

Following the acquisition, it will continue to operate as a standalone business and will be led by its former owner, David Stubley, who established the company in 2010.

Redcentric paid £1.95m in cash, which could rise to £2.4m based on the future performance of the business over the next 13 months.

Chief executive Peter Brotherton said:

“I am delighted to welcome 7 Elements into the Redcentric family. The addition of its services to Redcentric’s existing DDOS, SIEM, managed WAF and information security consultancy services means we are now able to offer a complete portfolio of security services to our customers.”