New draft plan consultation ends on 9th March 2018 - only 19 days left!
This Special Landscape Area which separates Pannal from Harrogate is yet again under threat of becoming Harrogate's latest housing estate. We need your help to protect this beautiful green space for your children and future generations.
There are also plans to develop 72 houses on land adjoining Spring Lane Farm which is also in the Special Landscape Area.
How can you help?
Make your opinions made on the Harrogate Borough Council planning portal AND Spread the word!
Build a Strong Argument in response
"Highly sensitive" landscape with "limited or no capacity to accommodate development or mitigate impacts"
This is a direct quote from the Councils own Sustainability Appraisal Addendum July 2017. Make sure you read this document before objecting .
11th hour additions to local plan
PN17 is an ill considered last minute addition to local plan. The HBC Plan has been in formulation for years - why the sudden expansion to PN18 for employment use?
The coalescence argument
Keeping Pannal separate from Harrogate. Negative impact on the local community and conservation area. Maintain green space between Pannal & Harrogate - as specified by 90% of the respondents to community-led plan questionaire.
Special Landscape Area
Harrogate District Landscape Character Assessment (Feb 2004) highlights the Mid-Crimple Valley (in which PN19 and PN18 are located) as an essential green "rural corridor" separating Harrogate from the village of Pannal and others. This would be compromised by the proposed development.
Traffic gridlock is already common on the A61 going through Pannal and Almsford Bank. 227 houses means about 400 additional cars, plus cars and lorries for the 'employment site'. People driving into Harrogate for work will start to find this commute intolerable making it even harder to attract workers into the area.
Tourism and the approach to Harrogate
The Crimple Valley forms a picturesque backdrop for those entering Harrogate on the main road and rail links into the town. The proposed developments would significantly impact the character and appearance of this landscape, to the detriment of both local residents and the local tourism industry
PN18 & PN19 only specified because the land belongs to HBC
The land was intended to be maintained as a barrier between village and town.
The plans only benefit the landowners i.e. Harrogate Borough Council and private individuals.
Allotments & Park & Stride
The land int PN19 (now PN20) was set aside for allotments. Park & Stride facilities, (already discussed with HBC) are not shown on their map at all.
Should Harrogate stop the policy of cramming in houses when a gap appears on their map and start to plan the districts growth in a proper well thought out manner with more sensitivity? There comes a time when a village becomes full and loses its character and uniqueness. Why does HBC what to destroy villages through continued over development?
Negative landscape impacts are identified and mitigation opportunities are limited
Further negative environmental impacts arise in relation to the historic environment, where likely harm to the significance of a heritage asset is identified, and in relation to impact on local distinctiveness.
Slowly permeable, seasonally waterlogged land
The Environment Agency has devised a Flood Risk Map which indicates that part of the area identified for development is at high risk of flooding already and this would be made worse with the development of the area due to the increase in non permeable surfaces. View Crimple Hydrology report
Negative impact on local wildlife and biodiversity
The area is home to a number of different species of wildlife including deer, foxes, herron, owls, kingfishers, and trout. PN19 would destroy natural environment. Ringway footpath through a housing estate!
Why the NEED for building on a greenfield site as opposed to other sites? Deprives farmers of their living. Read the CPRE Set up to fail report
A large amount of development has already been granted in the local area
There are already approved plans to build new houses on the Dunlopillo site in Pannal which should more than adequately meet the needs for housing growth in Pannal. Before any further employment or housing development is made, infrastructure must be in place. It isn't even planned.
Once building starts on the East side of Leeds Road, it will only be a matter of time before the landowners of the remainder of Crimple Valley get what they wanted: development right along the valley towards the viaduct. Access roads for these new developments coming off Leeds Road can easily be extended further along the Crimple Valley.
Housing Economic Development Needs Assessment
Look for key points in the Harrogate Borough Council Housing Economic Development Needs Assessment. Projected housing requirements - why is there such a large difference between three projections? How can residents trust projected figures with such a large requirement variance? How accurate are the growth forcast figures used by HBC? Some indicate a reduction in growth, yet HBC have revised housing need figure upwards.
Save Crimple Valley Objection to PN14: December 2016
Previous Local Plans treated Pannal as part of Harrogate while at the same time striving to prevent the coalescence of the two settlements; a policy which undoubtedly stemmed from the stated intention of the Council when it acquired the land in 1952.The consequences of the recent creation of the Pannal and Burn Bridge Parish Council may not have fully materialised and for the present the area between the two settlements is a matter for the present consultation. Nonetheless it is surprising that the DLP, in Draft Allocation Site PN14, allocates a major part of the open space between the two settlements in such a way as to promote the coalescence of the two settlements at a stroke.
The site, Pannal Draft Housing Allocation Site PN 14 comprises 15.5 hectares and is treated throughout the DLP and the Sustainability Appraisal [SA] as one site. In reality the site is in 2 distinct parts in common ownership, divided by a major road and with different characteristics. Any thought of pedestrian access to the eastern part of the site or across the A61 would necessitate a major reconfiguration of the A61 at a hazardous point. On the other hand, the part to the west of the A61 could have the possibility of promoting social cohesion in that it is accessible and closer to the amenities of Pannal village. This is reflected in the SA conclusion " on balance it is considered that the social and economic effects outweigh the harmful effects on the built environment". The conclusion of the SA is discernibly a compromise brought about by treating the two parts as one site and giving weight to the potential opportunities of the separate part to the west of the A61 and obscuring the mitigation problems identified in the Assessment. We submit that not only may the compromise in the Assessment have clouded a planning conclusion but it may have been unnecessary. We submit that Site PN14 is not one site, but two. In planning terms and that the consultation process should permit a wider examination of the needs of this area in the recognition that there might be two sites.
The possible locations of new housing on the north and south sides of Pannal received considerable attention in recent years, the majority of which were on sites close to the amenities of the village. We submit that this approach based on those sites together with the part of Site PN14 to the west of the A61 would amply meet the requirements of the DLP and should be reexamined in the light of changed circumstances. To the north of Pannal and to the west of the A61 the land between the village and the Garden Centre [Field 8972] had several designations for both Housing and for Sports Facilities but , if housing needs have become paramount, this site should be revisited at an early opportunity because of its opportunities for social cohesion. To the south of Pannal the completion of the new roundabout on the A61 has created access and re-highlighted the potential for housing and sports facilities.
The potential yield of Site PN 14 is expressed as 214 dwellings. Whether Pannal needs that number of new dwellings and whether the local amenities. particularly local schools, can accommodate that expansion may be matters of doubt but a prospective housing density of 13.74 per hectare is considerably less than half the minimum net density of 30 houses per hectare envisaged in PolicyHS 1.
SCV submits that Draft Allocation Site PN14 should be withdrawn because of the many inconsistencies it embodies and because in our opinion it reflects little more than expediency.
Of particular relevance to the widespread reputation of Harrogate are the parts of the Draft Local Plan dealing with the setting of the town and with Local Distinctiveness, which is described in Para 8.53 as -" an umbrella term for all of those elements that give a place its character, sense of place and sense of identity. Landscape character, landscape design, views, vistas, the scale ........and types of open spaces, can all contribute to local distinctiveness, as can present activity and evidence of past activity"-
The Middle Crimple Valley, area 58, was assessed in February 2004. In its opening paragraph the report on Harrogate District Landscape Character Assessment states “Crimple Valley is important to the setting of Harrogate and provides an essential green "rural corridor" separating Harrogate from the village of Pannal and others. It is highly valued by local residents. This area plays an important role in separating Harrogate and Pannal and is sensitive to development which would result in coalescence. The capacity of this area to accept change which would not result in coalescence is limited “(italics are in the text). It is here referring to an area including PN14 and PN16.
Policy C2, as altered in 2004, requires that development protect existing landscape character. This was reinforced by Policy C9 which lists the Special Landscape Areas. Crimple Valley is included in that list. The review in 2008 remarked that” these areas (58 and its adjacent area 61) provide land of exceptionally high landscape quality. This area plays an important role in separating Harrogate and Pannal and is sensitive to development which would result in coalescence. They contribute distinctively to the landscape of the town.”
Draft policy NE4 says that the designation Special Landscape Area reinforces the importance of these landscapes. Development proposals are required to meet the criteria:-
- I Avoid loss of key characteristics that contribute to the quality of the SLA and the setting of Harrogate
- J Ensure that development proposals are linked to the settlements and are designed to enhance the appearance of the urban edge and its integration with the countryside.
The link between the Landscape Character Assessment and the DLP was provided by Table 2.69 of the Sustainability Appraisal 2016 which included the following "implications-
- Assessment of .... individual site options need to identify impacts on landscape quality and avoid adverse impacts
- A light touch review to consider whether the character areas and guidance are sufficiently defined and appropriate in terms of.....local policy drivers"-
Draft Policy NE5C Green Infrastructure states that “Development proposals should:
- Avoid creating undifferentiated built-up areas within its overall boundaries and to prevent built-form coalescence;
-Safeguard the character of urban areas as manifest in the system of open spaces which link town and countryside “
SCV strongly supports the objectives and criteria set out in the previous paragraphs and we submit that none of them have been met, in letter or in spirit, by Sites PN14 and PN16. We submit that Sites PN14 and PN16 should be withdrawn because the developments envisaged on both of those sites would-
- conflict with Policy NE4 by removing the heart of the Crimple Valley as a SLA
- cause a loss of the key characteristics described in the Landscape Character Assessment of 2004 “Gently undulating valley sides comprising rectilinear fields of improved grassland typical of parliamentary enclosure bound by an eclectic mix of hedges, walls and fences with individual trees”
- `not enhance the appearance of the urban edge by introducing urban sprawl and coalescence.
The A 61, which divides Site PN14 into two parts, is a principal road and is also classified as a primary route. As a primary route its function is to carry through traffic between urban areas of significant importance and it is the duty of the Highway Authority to protect the traffic and ensure that accesses and junctions are kept to a minimum. The vertical and horizontal alignments of the A61 immediately to the north of site PN14 are poor. Despite the bend in the road at the foot of the 1 in10 steep gradient down Almsford Bank tending to restrict forward visibility, observation has shown that southbound traffic in this 50mph zone tends to be travelling fast. The same applies to traffic in the opposite direction which is seen to be jockeying for the last opportunity, before entering the urban area, to overtake by taking advantage of the offset double white lines.
At the point where it passes through Site PN14 the A61 is 10m wide and traffic flows in both directions are strong. The Average Annual Daily Traffic is monitored by the County Council by means of buried induction loops at Pannal and has shown a steady increase in recent years. The risks of road accidents caused by traffic joining and leaving this stretch of the A61 at comparatively low speeds have materially increased in the same period due to the increase scope of retailing at commercial roadside enterprises and are set to increase further with the expansion of the Mercedes Garage. Vehicular access to site PN14 and also to the Gypsy/Traveller pitches [PN16] is only possible from the A61 and can only increase those risks. If pedestrians or cyclists crossing or accessing either site are factored in then the road safety risks can only be further increased Harrogate Advertiser in 2005 highlighted the risks when it wrote-"The section of road was once described by a government planning inspector as 'a very hostile place for pedestrians' while making a site visit to the area." Many of our members have stressed the lengths to which they go to avoid crossing the A61 at this point.
The Draft Local Plan seeks to provide 214 houses and 7 traveller pitches on Sites PN14 and PN16. By any recognized measure of daily vehicle flow density, the additional traffic movement will lead to a measurable increase. The minimum projection so far seen is 628 per day. Save Crimple Valley group submits that the proposals for these two sites should be withdrawn in view of the effects of increased traffic on local traffic, bus services, commuters and road safety
In the past 16 years Crimple Valley has witnessed the removal of farmsteads at Pannal Hall, Spacey Houses, Fulwith Mill Lane, and Rudding Home Farm. Not all of these have so far led to the complete cessation of farming and land husbandry. We appreciate that a change to residential development may well be one of the recognized changes of use; nonetheless the growing number of farms going out of business around Harrogate is a matter of regional as well as local concern. Among the adverse planning effects which Policy EC4 Farm Diversification seeks to prevent is-"B. The development will not detract from the character and appearance of the landscape or the farm holding;"
The part of Site PN14 to the East of the A61 is good quality farm land which in recent years has supported wheat crops, hay cropping and silage. All farming practices have been sympathetic to the natural features of the site. The site has a number of ancient hedgerows, affords a fine approach to Harrogate from the south and spectacular view of the Crimple Viaduct which is a Grade II listed structure. The perception of the approach to Harrogate for visitors is important for tourism and this part of Crimple Valley is also highly regarded locally for the wildlife, notably red kite and deer, which frequent this area. The proposed development on the east side of the A61 would have an adverse effect on these features and for that reason SCV submits that the Draft Allocations for Site PN14 should be withdrawn.
Save Crimple Valley group further submits that the Sustainability Appraisal on which Draft Allocations PN14 rests does not reach a sustainable conclusion on the following grounds-
The summary of the Sustainability Appraisal for Pannal Draft Allocation Site PN14 opens with the words-"The site is situated to the east and west of the A61 Leeds Road on the northern edge of Pannal." and seven sentences later continues "There are no significant transport and accessibility problems but poor provision for cyclists and pedestrians and the site is divided by the A61 which creates a barrier between the two parts of the site. ". The final sentence concludes-" On balance it is considered that the positive social and economic effects outweigh harmful effects on the built environment".
The reasons for regarding the two parts of the site as one site divided by the barrier of a major road are not evident from the Appraisal which we have studied. Apart from being in common ownership the two parts of Site PN14 have many differing characteristics. We submit that, in this particular location, to regard the two parts as one site is a planning conclusion that might well be improved by re-examination.
It is difficult to imagine a housing site more remote from community services in the settlements of Harrogate or Pannal than the part of PN14 to the East of the A61. Previous Plans have sought specifically to avoid the coalescence of the settlements of Harrogate and Pannal. The suggested site PN14 will promote that coalescence.
Objective 8 of the Appraisal [Biodiversity and importance of the natural environment] generates the following conclusion-"High/medium landscape sensitivity: distinctive characteristics vulnerable to change.
Medium/low landscape capacity: not able to accommodate development proposed and opportunities for mitigation limited.". It does not appear to address the question, specifically repeated in the 2016 Local Plan Assessment Rationale for Sites, -`Will it contribute to local distinctiveness and countryside character? `. That question, we submit, should be seen to have been included and also to have produced an adverse rating.
Although well up-dated in its methodology the Appraisal does not appear to reflect the changing opportunities presented by the new roundabout to the South of Pannal. Sites PN14 and PN16 as presented would necessitate a new major access from both sides of the A61. We submit that the District Plan could be improved by centering the Housing and other needs for Pannal closer to the new and existing roundabout South of the village rather than by exacerbating traffic problems by creating a further access hazard half a mile further North between Pannal and Harrogate.
You can also submit comments via email or postal mail. If you do this you MUST provide your full postal address or your comments will be rejected.
Don't forget you can also submit comments via email or postal mail. If you do this you MUST provide your full postal address or your comments will be rejected.
How to object to the Local Plan
The deadline for comments expires at 4.30pm on Friday 9th March 2018.
Using the Council Planning Portal
To submit your views using the Council consultation portal you must first login into the planning website; you will not be able to view the questions or enter your comments until you have logged in.
How to register
If you do not already have an account you need to register as a Consultee with the Harrogate District Draft Local Plan.
Next complete the Consultee Registration form. When you submit the form you will receive an email from the Council which contains a link you need to click to activate your account. You must click this email link before continuing.
Clicking the email link take you to the login page. You then need to fill in your full name, address, postcode and complete a short survey to continue.
You are now ready to comment on the Local Plan!
The Local Plan is a large document and it can be difficult to identify where you need to comment. The most important places to comment regarding the Crimple Valley are as follows:
Where to comment
The new plans replace the previous site named PN14 put forward in 2016. PN14 has now been split into two seperate plots - one for housing (PN19) and the other for employment (PN18) and PN17 on Spring Lane has been added out of the blue at the last minute.
10 Delivery and Monitoring > DM2: Employment Allocations > Pannal PN18: Employment site south of Almsford Bridge, Pannal
10 Delivery and Monitoring > DM1: Housing Allocations > Pannal > PN19: Land to the west of Leeds Road, Pannal
10 Delivery and Monitoring > DM1: Housing Allocations > Pannal > PN17: Land adjoining Spring Lane Farm, Pannal
How to submit comments
For both of the points above you can view and add your own comments. Simply click Add Comments tab and you will see options to object and comment on the plan.
Don't forget to read through our ideas for building blocks for making a submission. If you can please comment on both points.
You can also submit your comments via email or post if you prefer or if have trouble with the portal. The email address to submit comments to is firstname.lastname@example.org.
The postal address is:
Local Plan consultation
Planning and Development
P.O. Box 787
Please make sure you include your full name and address with any comments you submit, comments submitted anonymously, or with only a name and email address will be rejected.
Thank you for supporting Save Crimple Valley. Please remember that every single comment counts and please encourage everyone you know to help save this Special Landscape Area.
Harrogate Borough Council are holding their information event at the Wesley Chapel in Harrogate town centre on Saturday 29th July at 9.45am (Opposite McDonalds). Please go along and let the planners know your feelings regarding the proposed housing and employment development in Pannal.
Posted on 7/27/2017 12:00:00 AM
* Gracious Street Methodist Hall, Knaresborough, Wednesday 26 July, 2-7pm
* Boroughbridge Library, Thursday 27 July, 2-7pm
* Wesley Centre, Harrogate, Saturday 29 July, 10am-2pm
Posted on 7/25/2017 12:00:00 AM
Spring Lane Action Group - A call to meeting to discuss Local Plan Ammendments.
Pannal and Burn Bridge Parish Council - 7pm at the Pannal Methodist Church.
Posted on 7/17/2017 12:00:00 AM
The HBC Local Plan consultation will commence on 14th July. There will be a South and West of Harrogate Joint Forum at Ashville College Auditorium on Tuesday, 20th June at 7pm.
Posted on 6/19/2017 12:00:00 AM
Questions raised at the Save Crimple Valley meeting on 1st November 2016:
- Why so many groups seem to be involved? How was liaison being arranged? (see this week's Advertiser)
- Whether the 2008 'Policy' on 40% affordable housing was factored into the current draft proposals for rural sites?
- What is the difference between gypsies and travellers? Why not plan to put Gypsy sites on traditional Gypsy routes?
- What is the real significance of the Plan`s inclusion of Strategic Housing and Economic Land Availability Assessment [SHELAA] sites?
- The relevance of the expansion of businesses in The Valley?
- Whether the purchase of the some of the Valley land in 1952 contained anything that might amount to a binding restraint on the Council now allocating that land for development?
- How to persuade the planners to listen to the local community?
Posted on 11/2/2016 12:00:00 AM
The Hall was full, with many standing at the back as well. Cllr John Mann gave his apologies for not coming but County Cllr Cliff Trotter was there and spoke in the latter part of the Meeting. A number of the Parish Councillors were present including the Chairman, Howard West.
It was stressed that we all must register with the Council and write an individual letter or email in response to the Plan which comes out on Nov 11th. You can register now. All letters or email must be sent in by 23rd December 2016.
The website www.savecrimplevalley.org.uk will provide building blocks that can be used to write to the Council in response to the Plan. The outlines for your response are already there on the website and will be expanded.
Links to the Council documents are on the website. Do register and respond to the Plan
Pannal Hall meeting, 25th October 2016
Posted on 10/25/2016 12:00:00 AM
Tuesday November 1st 2016 - Pannal Village Hall, HG3 1JG - 8pm
Plans for housing and economic development for the next 20 years have been published by Harrogate Borough Council. A PDF copy of the document relevant to Crimple Valley can be downloaded here.
The plans include threats to valley, much of which is either Special Landscape Area or Green Belt. For the past two decades this Group has sought to protect the valley and to mitigate the effects of adverse development.
If we are to face the challenges of the future the Group will need new blood as well as younger members and to seek to achieve these we will hold an Emergency General Meeting at 8pm on Tuesday November 1st in Pannal Village Hall near the railway station. It would help if you could let us know you are coming by emailing email@example.com but please feel free to turn up on the day.
The meeting will be open to all - we look forward to seeing you!
Posted on 10/1/2016 12:00:00 AM
After a quiet spell several issues affecting the valley have surfaced and, by coincidence, all of them affect the middle part of the valley in the Leeds Road area and all of them seek to emphasise their impact on the valley rather than blending into the valley.
Firstly the garden centres on Leeds Road have been combined and have announced development proposals which will have a material effect on the Special Landscape Area. The first planning application, which was for imposing access, walling, lighting and car parking, was withdrawn and is expected to be resubmitted. A Change of Use planning application, to permit a restaurant at the former Brookside Nursery has been submitted and is now under consideration.
Secondly the Mercedes-Benz garage on Leeds Road is seeking to extend its site by 25 metres to the north, to rebuild the workshop and provide an additional 129 parking spaces
Thirdly the formal examination of the new Local Plan has been announced and in the next 2 months the appointed inspector will be reviewing the soundness of proposed sites and policies. One of the proposed sites, known as HS 6(a), is to designate the land opposite the Mercedes-Benz garage as a district sport centre. Such a proposal raises several issues including
- A: the soundness of the site selection having regard to other policies
- B: the alternative availability of the sports facilities adjacent to the Dunlopillo site and the former police training college
- C: the size and impact of the proposed HS6(a) site which is proposed to extend beyond the Crimple Beck
If you have any views on the above issues or if you would like further information please contact the Chairman or Secretary.
Posted on 4/2/2014 12:00:00 AM
About Save Crimple Valley
The Crimple Valley is part of a special landscape area which rings the southern fringes of Harrogate in North Yorkshire. It takes its name from the Crimple Beck which, in turn, in the 1950's lent its name to an ICI fabric - 'Crimplene'
The Valley is spanned by a handsome Victorian railway viaduct, which is a listed monument and a focal point. The land is mainly agricultural and well served with attractive walks which allow many to enjoy this local beauty spot.
Proposals to introduce developments, such as a supermarket, into the valley led to the formation in the early 1990's of a Save Crimple Valley Campaign.
A proposal in the 1997 Local Plan to relocate the local Rugby Club in the centre of the valley with a massive stadium and car parking for over 700 vehicles produced many objections . This led to an increase in the membership to 650 of the Save Crimple Valley group.
The group was successful in convincing the Inspector at the Public Inquiry that it had no opposition either to rugby or to the Rugby Club but that the special landscape features of the area should be preserved.
The committee keeps an eye on the planning applications and the use of the land in the Valley- the golf clubs, the gardens centres and nurseries, the garages and showrooms, etc..
We work with Pannal Village Society and the Harrogate Civic Society on these consultations.
Special Landscape Area
This Special Landscape Area is extremely attractive and provides a very strong landscape structure and preserved consistency. The area as a whole comprises exceptional quality landscape as well as being important to the setting of the town.
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