Up to 1,100 homes, 40% affordable, on 74 hectares between Burley Bank Road and Oaker Bank. Plan due late 2026; first homes late 2030. How to comment.
A land promoter wants to build up to 1,100 homes on farmland on the north west edge of Harrogate, between Burley Bank Road and Oaker Bank at Killinghall.
Hallam Land has opened a pre-application consultation on the scheme. Its consultation website says an outline planning application is being prepared for submission to North Yorkshire Council “later in 2026”. No application has been lodged yet, so there is nothing on the council’s planning register to comment on.
This would be one of the largest single housing schemes proposed in the Harrogate district. The company’s own timetable puts the first homes in late 2030, if permission is granted.
What the plan includes
The site covers about 74 hectares east of Burley Bank Road and west of Oaker Bank. The consultation website lists:
- up to 1,100 homes, with a mix for families, first-time buyers and older people
- 40% affordable homes
- land for a primary school, “if required”
- a local centre on the Oaker Bank frontage, with community space and some shops
- employment space for small businesses
- around 40% green or open space, with play areas, new woodland and ponds
- more than 10% biodiversity net gain on site
- walking and cycling routes, including circular routes and trim trails
- a bus link between Oaker Bank and Burley Bank Road, which the company says would put most residents within 400m of a stop
- two access points from Oaker Bank and one from Burley Bank Road
The indicative masterplan gives more detail than the list. It sets aside 2.1 hectares for the primary school, 1.4 hectares of employment land beside Burley Bank Road, and a local centre of 0.25 hectares of community space and 0.3 hectares of shops near a new roundabout on Oaker Bank. Its key labels the site boundary as 73.4 hectares; the text of the website says 73.84.
A public right of way already crosses the north western part of the land, and the plan keeps it.
Why the company says the homes are needed
Hallam Land rests its case on housing land supply. Its website says the Harrogate district can show only around 2.84 years of deliverable housing land, against the five years councils are expected to hold. It puts the figure for the whole North Yorkshire Council area at 2.26 years.
That matters in planning terms. Where a council cannot show five years of supply, national policy tilts decisions towards granting permission. Those figures are the company’s; we have not seen the council’s own latest statement of its supply.
The company also points out that the land is not Green Belt and not in a Special Landscape Area in the adopted Harrogate District Local Plan.
What is still undecided
Much of what neighbours will want to know is not settled at this stage.
The application will be in outline, the company says. That would fix the principle of building homes and the access points into the site, but not the layout, the house types or the landscaping. Those would come later in a “reserved matters” application, and residents could comment again then.
Hallam Land is a land promoter rather than a housebuilder. Its website says the eventual developer would set the housing mix within approved parameters.
On roads, the company says a transport assessment and a travel plan are being prepared. It has published no traffic figures yet.
The timetable
Hallam Land’s guide, which it says may change:
| Stage | When |
|---|---|
| Pre-application consultation | Autumn 2026 |
| Outline application submitted | Late 2026 |
| Council decision | Expected 2027 |
| Reserved matters application | After any approval |
| First homes | Late 2030 |
What it means for you
- If you live in Killinghall or north west Harrogate, this is the stage to shape the scheme. Hallam Land says the feedback will be summarised in a statement submitted with the application, and comments go to the council.
- You can respond through the online form on the consultation website, or by calling the consultation line on 0800 089 0362. The company has not published a closing date.
- Comments to the developer are not objections to the council. Formal comments can only be made once an application appears on North Yorkshire Council’s planning register. We will report it when it does. Our planning news page explains how to comment.
- On schools: the plan offers primary school land only “if required”. It includes no secondary school.
This is a separate scheme from the west Harrogate estates at Lady Lane and Bluecoats, which depend on the Pot Bank roundabout approved on 13 October.
Have your say