Government rejects plan for 20-metre 5G mast overlooking the Stray

A government inspector has rejected a bid to erect a 20-metre high 5G mast overlooking the Stray in Harrogate.

The inspector acknowledged the mast would boost poor 5G coverage in Harrogate but ruled it would also be “a conspicuous and intrusive feature in the surrounding area”.

CK Hutchison Networks (UK) Ltd, which operates Three Mobile, wanted to build the mast at Granby Park, which is adjacent to the Stray by Skipton Road.

The now-defunct Harrogate Borough Council rejected the plan because of concerns about its visual impact not only on the Stray but also on Skipton Road and Claro Road in February.

CK Hutchison Networks took the decision to the government’s Planning Inspectorate, which adjudicates on disputes.

It argued the mast would not have a detrimental impact on the street scene and the 20 metre height was the “absolute minimum height which can be deployed to bring the benefits of 5G”.

But in a judgement published yesterday, inspector F Harrison said the mast would be “starkly incongruous” and “an intrusive feature in the surrounding area”.

The inspector added:

“I am not satisfied that alternative sites have been properly explored.”

Read more:

 

 

Government approves Harrogate aparthotel plan

The government has approved a plan to convert the upper floors of a Harrogate town centre building into an aparthotel.

Leeds-based Countrylarge tabled the proposal to create the 17-bedroom scheme on the floors above the Oliver Bonas store on James Street.

Aparthotels are serviced apartments with a hotel-style booking system. London-based operator, Beyond, was brought in to run the aparthotel.

However, in November 2022, Harrogate Borough Council rejected the plan on the grounds that the scheme would “not enhance or preserve the character and appearance of the conservation area”.

The developer took the decision to the government’s Planning Inspectorate, which deals with planning disputes.

Now, Graham Wraight, planning inspector, has given the proposal the go-ahead.

In a decision notice, Mr Wraight said the development would provide “acceptable living conditions” should restrictions be made on length of stay — contrary to the council’s reasons for refusal.

He said:

“There would be some benefit in this flexibility in terms of providing a supply of such accommodation. As a whole and in the specific circumstances of this appeal case that I have outlined, a restriction of 90 days strikes an appropriate balance.

“I therefore conclude that, subject to a restriction on the length of stays to a maximum of 90 days, the proposed development would provide acceptable living conditions for the future occupants of the aparthotel.”

Read more:

 

Developer appeals Harrogate office block conversion refusal

A developer has appealed a council decision to refuse a plan to convert Simpson House in Harrogate into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

In a decision notice, the council said that existing trees and hedges at the site which would lead to “large amounts of shade” to the flats during the day.

Now the developer has taken the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In documents submitted to the inspector, the developer argued that the council’s reason for refusal was “not based on any detailed technical evidence”.

It said:

“The local planning authority considers that the proposal would fail to provide adequate daylight within all apartments.

“However, the appellant has provided a detailed assessment following national guidance.

“This demonstrates that appropriate levels of daylight can be provided and as such the proposal is acceptable.”

Read more:

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

The move comes after two previous proposals to change the use of the office block to residential were refused in 2022.

Meanwhile, another application by Artium Group was withdrawn in July 2022 amid concern from the former Harrogate Borough Council officers over the impact on neighbouring trees.

Government approves plans for holiday flats at Harrogate Post Office

The government has approved a plan to convert a former Post Office in Harrogate into 23 holiday apartments.

The Post Office on Cambridge Road controversially relocated to WH Smith in 2019 amid claims by Harrogate and Knaresborough MP Andrew Jones the service was being “downgraded”. The building has stood empty since.

In December last year, Harrogate Borough Council rejected plans by Leeds-based Priestley Group to convert the building into self-serviced holiday flats with a commercial unit on the ground floor.

At the time, the council cited poor residential amenity, lack of information on waste disposal and “a significant adverse impact on the vitality or viability of the retail offering” as reasons for refusal.

However, the government’s Planning Inspectorate has now approved the plan after Priestley Group appealed the decision.

Read more:

In her decision notice, Susan Hunt, a planning inspector, said although the apartments would not be suitable for long-term residents, those living in the flats would be “temporary and transient”.

She added that a condition could be set for waste disposal to “appropriately deal with the council’s concern”.

Ms Hunt also said the addition of a commercial unit would add to the vibrancy and vitality of the town centre.

She said:

“I have had regard to the comments that the council’s economic section and the advice from a commercial agent that a smaller unit would be more affordable for and attractive to individual and independent retailers. 

“There is a lack of evidence before me to suggest that smaller retail and commercial units would harm the vitality and viability of the town centre. Accordingly, I consider that a variety of sizes of unit would add to the choice within Harrogate town centre.”

The move comes as the developer had previously had plans for 11 flats at the site approved in February this year.

The Stray Ferret asked Priestley Group whether it would now proceed with the latest approval for holiday flats for the site, but had not received a response by the time of publication.

Government rejects Sharow pub housing plan

A government planning inspector has rejected a plan to convert the Half Moon Inn at Sharow into a house.

The pub on Sharow Lane opened in 1822 but closed in 2016.

Mark Fitton, owner of the pub, lodged a plan to convert the former pub into a house in March last year.

However, Harrogate Borough Council refused the proposal on the grounds that “insufficient evidence” had been submitted to demonstrate that no community use existed for the property.

Mr Fitton took the decision to the government’s Planning Inspectorate, the body that deals with planning disputes.

However, Susan Hunt, a government planning inspector, turned down the plan on the grounds that there was a “reasonable prospect” of the facility continuing on a viable basis.

Ms Hunt said in a decision notice that while a plan by residents group, Half Moon Pup Group’s, to save the facility was in its infancy, it represented a “reasonable prospect” of making the pub viable.

She said:

“Overall whilst the HMPG’s business plan is in its infancy, from what I have seen and heard regarding their intentions I am satisfied that there is a reasonable prospect of the continuation of the existing public house use.”

Read more:

Mr Fitton had challenged the council’s decision on the grounds that there was evidence to demonstrate that “no community use exists for this property”.

The decision comes as Harrogate Borough Council upheld a decision to allocate the Half Moon Inn as an asset of community value in February this year.

The council awarded the pub asset of community value status in November 2022 following a campaign by local residents and the parish council to keep the venue open.

Developer appeals Harrogate aparthotel plan refusal

A developer has challenged a decision to refuse plans to convert the upper floors of a Harrogate town centre building into an aparthotel.

Leeds-based Countrylarge tabled the proposal to create the 17-bedroom scheme on the floors above the Oliver Bonas store on James Street.

Aparthotels are serviced apartments with a hotel-style booking system. London-based operator, Beyond, was brought in to run to the aparthotel, if the plans were approved.

However, in November 2022, Harrogate Borough Council rejected the plan on the grounds that the scheme would “not enhance or preserve the character and appearance of the conservation area”.

The developer has since taken the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In documents submitted to the body, the developer said the plan would not cause any harm to the existing buildings.

It said:

“The proposed additions respect the scale of the existing buildings on the site and the character of the other buildings in this part of the conservation area.

“It is therefore considered that the proposal will not cause any harm to the character and appearance of the existing buildings or the conservation area but will be an appropriate contemporary addition which will result in some enhancement to the character and appearance of the designated area.”

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

Read more:

 

Government rejects 13-home plan on former Ripon timber yard

The government has rejected a plan to build 13 homes on a former Ripon timber yard.

Red Tree Developments wanted to demolish buildings at the site of the former NY Timber yard to build the homes. The site on Trinity Lane was home to a timber yard from 1860 to 2018.

However, Harrogate Borough Council rejected the plan in December 2020 on the grounds that the scheme would cause “unacceptable harm” to the Ripon Conservation Area.

The developer took the authority to appeal. However, the government’s Planning Inspectorate has now dismissed the challenge.

Zoe Raygen, planning inspector, rejected the proposal on the grounds that the scheme did not have sufficient ground investigations and the impact on nearby heritage assets.

She said:

“The loss of the undesignated heritage asset would be harmful and would cause harm to heritage assets, but this harm would be outweighed by the benefits of the proposal.

“The proposal is in conflict with Policy NE9 of the Local Plan, and given the implications for stability and safety of future occupiers, this brings it into conflict with the development plan as a whole.

“The material considerations I describe above are not sufficient to outweigh that conflict in this instance.”

Read more:

Jay Everett, a planning consultant who submitted the appeal on behalf of Red Tree, said the loss of the timber yard building would offer “no contribution to the setting”.

Red Tree bought the 0.64-acre plot, which is adjacent to the listed buildings, Holy Trinity Church of England Junior School and St Wilfrid’s Catholic Church, from Cairngorm Capital for an undisclosed sum in 2020.

In its original planning application, the developer said the timber yard, which is not listed, must be replaced due to its “poor state of repair”.

Meanwhile, Red Tree lodged a separate application for the site in February.

The new proposal seeks consent for the change of use and conversion of the former warehouse space to form 12 houses.

Government rejects yurts plan for Kirkby Malzeard

The government has refused plans to build three yurts in Kirkby Malzeard.

The proposal would have seen the yurts created on Back Lane North, to the west of Pipistrelle Barn, in a field previously used for grazing sheep.

The application was submitted by Frederick Atkinson to create the yurts, each on raised decking and with its own hot tub along with a ‘services area’ of toilet, sink and shower in a wooden hut.

Harrogate Borough Council turned down the proposal in September.

The authority said the plan would have “an adverse impact upon the character and appearance of the Nidderdale Area of Oustanding Natural Beauty”.

Read more:

Mr Atkinson argued that the plan would help to create a “peaceful, low impact and eco-friendly retreat” and took the decision to the Planning Inspectorate.

But Adrian Caines, a government planning inspector, rejected the challenge.

He said the plan would give rise to “significant conflict” with the council’s development plan, in particular the area of outstanding natural beauty.

Mr Caines said:

“The proposal would give rise to significant conflict with the contents of the development plan relating to the landscape and scenic beauty of the AONB, and in relation to the living conditions of neighbouring residents.”

Government rejects bid to convert Kirkby Malzeard pub into house

The government has rejected plans to convert a Kirkby Malzeard pub into a home.

David Fielder, who owns the former Henry Jenkins pub, challenged a Harrogate Borough Council decision to refuse the plan back in May last year.

The authority said “insufficient marketing” had been carried out to demonstrate that “in the absence of any use as a public house there is no alternative community use for which the property may be suitable”.

Mr Fielder challenged the decision and appealed to the government’s Planning Inspectorate.

However, a government planning inspector has dismissed the appeal and ruled in favour of the council.

David Wyborn, who oversaw the appeal, said in a decision notice that he felt all options for the pub had not been “fully explored”.

He said:

“Overall, while there are some concerns with the details for the community pub project which I have highlighted above, I consider that the plans of the Henry Jenkins Community Pub to open a community pub have a reasonable prospect of succeeding and being viable.

“There can be no certainty on this matter at this stage and I understand the objections and criticisms from the appellant who has wide experience on these matters. Nevertheless, in particular, in the absence of an independent valuation to assist with an offer and potential purchase, and with the information, analysis and comments I have examined above, I do not consider that the policy requirements in criterion C of Policy HP8 of the Local Plan have been met.

“Specifically, it has not been clearly demonstrated that there is no reasonable prospect of the existing public house use continuing on a viable basis and all options for continuing that use have not been fully explored.”

Read more:

The move is the latest turn in the ongoing saga over the pub and efforts from local campaigners to bring it back into community use.

The Henry Jenkins, which is named after a man that legend states lived to be 169-years-old, is one of the oldest inns in the Harrogate district. It closed in 2011.

Richard Sadler, chair of the Henry Jenkins Community Pub group, said:

“We’re pleased that the inspector has taken the right decision and recognised that we are a genuine and credible community group- and that we should be given the chance to breathe new life into this much-loved local asset.

“We believe a revived Henry Jenkins could boost to our local economy, attract more visitors and transform the whole feel and atmosphere of the village.

“Harrogate council rightly has policies to protect facilities in rural areas and with our village expanding fast, the need for a wider range of services is greater than ever.”

Developer appeals decision to refuse 13 homes plan on Ripon timber yard

A developer has appealed a council decision to refuse plans for 13 homes on a former Ripon timber yard.

Red Tree Developments wanted to demolish buildings at the site of the former NY Timber yard to build the homes.

The site on Trinity Lane was home to a timber yard from 1860 to 2018.

However, Harrogate Borough Council rejected the plan in December 2020 on the grounds that the scheme would cause “unacceptable harm” to the Ripon Conservation Area.

Now, the developer has taken the decision to the government’s Planning Inspectorate.

Jay Everett, a planning consultant who submitted the appeal on behalf of Red Tree, said the loss of the timber yard building would offer “no contribution to the setting”.

He said:

“My conclusion, derived from the evidence provided, is that the loss of the existing building would cause ‘less than substantial harm’ to the conservation area and that, regarding listed buildings in the vicinity, the existing building makes no contribution to their setting and moreover that the proposed development would visually benefit the setting of Holy Trinity School.”

Read more:

Red Tree bought the 0.64-acre plot, which is adjacent to the listed buildings, Holy Trinity Church of England Junior School and St Wilfrid’s Catholic Church, from Cairngorm Capital for an undisclosed sum this year.

In its original planning application, the developer said the timber yard, which is not listed, must be replaced due to its “poor state of repair”.

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