This development is for 23 homes on land opposite the Anglican Church on Knaresborough Road between the road and the caravan site. It will be proceeding as the Inspector has agreed to the Appeal by the developers, Kebbell, overriding the deferral and rejection by the Local Planning Committee.

Here is a brief summary of what has happened in relation to this development so far. Since permission was given in May 2024, no further details have been announced about when work might start.

Below are the most recent reports about this development published on 'Bishop Monkton Today'

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May 2024 - Kebbell Appeal - Costs Bill Not Yet Resolved

It’s being reported that North Yorkshire Council has still to agree how much it will have to pay in costs after a Planning Inspector allowed an appeal against the Council’s decision to refuse permission for the Church Farm housing development.

The ‘Stray Ferret’ has spoken to Trevor Watson, assistant director at planning at North Yorkshire Council, who told them:- “It's likely to be some time before we agree a sum as the applicant has to submit a statement of their reasonable costs to us, which we then have the right to review”.

Last week it was announced that the Planning Inspectorate had approved the proposal for 23 new houses on land opposite St. John’s Church on Knaresborough Road. The Inspectorate also awarded costs for the appeal against the Council after it found it had shown “unreasonable behaviour that has resulted in unnecessary and wasted expense in the appeals process”.

Stray Ferret report - click here

May 2024 - Appeal by Kebbell Granted by the Inspector

 Planning permission has been granted by a Government Inspector for the building of 23 houses at Church Farm following a successful appeal by the developers, Kebbell Homes. North Yorkshire Council planners had twice previously turned down the application for building on land by Knaresborough Road (up the hill opposite to St. John’s Church) but that decision has now been reversed on appeal.

This means that the development can go ahead subject to some fairly minimal conditions set out in the judgement by the Inspector. Following a site visit made on 6th February by T Burnham, an Inspector appointed by the Secretary of State, the decision was announced on 9th May 2024.

The main objections to the development had been the effect of the loss of part of the hedge along Knaresborough Road on the setting of the Grade II Listed Church;  the effect of the loss of that same part of hedge on the setting of the Bishop Monkton Conservation Area; and concern that the new dwellings could have an unacceptable impact on the local sewerage system, including whether there has been any material change in circumstance since the adoption of the Harrogate District Local Plan in 2020.

Please click here to read the full Inspector’s report and click here to see his judgement on allocation of costs. 

The other major housing proposal for the village by Avant Homes for 88 houses at the Moor Road/ Knaresborough Road/Hungate crossroads was withdrawn last year. However, it could now be the case that the Church Farm decision, which accepts the extra use of our drainage/sewage system, will encourage them to resubmit their application. The same might be the position for other developments on this western side of the village.

‘Bishop Monkton Today’ has approached BMAG but the Group said that it wanted to study the decision in more detail before commenting. We have also approached those behind the Church Farm development but they've not commented so far.Note: The text has been updated/replaced to make it more understandable (original was from Inspector's report)

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December 2023 - Appeal Process Update

The deadline for final submissions has passed and the outcome of the Kebbell Church Farm Appeal is now in the hands of the Inspector.  In all likelihood this will be for between 3 and 6 months, so there is nothing more to be done except to thank all those who have helped and supported BMAG and for us all to wait and see which way the decision goes.

 

If you would like to hear what James Duncan of the Environment Agency said at a recent Harrogate Council meeting, regarding the effects of extra housing on historic and now inadequate Sewage systems then please click here. While it focuses on Harrogate/Knaresborough developments and detrimental effects on the Nidd there is sufficient generalised analysis and concern expressed and is the most sincere and honest message we have seen from the EA.  Once on the site, the meeting is 23rd November 2023, skip forward on the YouTube for 1:10:50 hours and it lasts for about 25 minutes.

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For earlier details then please go to the old BMT website, by clicking here