A Ripon solicitors’ revised plans for a replacement roof incorporating 14 solar panels have been slated by Historic England.

Newtons Solicitors relocated from Duck Hill to new, larger premises at 36  Market Place South last year.

It is now seeking planning permission for the roof which, if approved, would be constructed from modern Brazilian slate to the front and rear elevations, with solar panels on the roof at the back of the property.

A previous application submitted to North Yorkshire Council in June was refused, but a revised plan will be considered at this evening’s full Ripon City Council meeting at the town hall — two doors down from Newtons’ offices.

Newtons’ office (right) are in close proximity to the grade II listed Ripon Town Hall

City councillors will have the opportunity to make their observations this evening, but Historic England, which is the government’s statutory adviser on the historic environment, has already submitted its comments to North Yorkshire planners.

In a letter dated November 30, which can be seen on the North Yorkshire Council planning portal, the heritage watchdog, said:

“The replacement of the traditional stone slate roof with a new Brazilian slate material would result in unjustified harm to Ripon Conservation Area.”

It added:

“We do not consider that there is any justification for the level of harm arising from the proposed removal of a traditional stone roof and its replacement in slate.

“We are not supportive of these proposals. We cannot find any legitimacy in the applicant’s position that the removal of a historical stone roof and its replacement with a contrasting material is any sort of enhancement to the special architectural or historic interest of the conservation area.

“The stone slate roof is a legitimate part of the positive contribution this building makes to the conservation area. Therefore, its loss both with regard to the physical fabric and the associated loss of context would dilute its historical appearance and would be irrefutably harmful.”

‘Minor visual impact’

A planning, design and heritage statement prepared on behalf of Newtons by planning experts CLB Heritage, claimed:

“36 Market Place South is of no heritage interest as a 19th century building with later 20th century alteration. The adjacent listed buildings are of significance, but the row contributes positively overall to the character and appearance of the Ripon Conservation Area.”

It added:

“The change from stone to Welsh (or similar) slate roof tiles will have a very minor visual impact. The impact is reduced because the Welsh slate is a key feature in Ripon Market Place as set out in the conservation area appraisal.”

‘No harm done’

With regard to the impact on the conservation area, CLB concluded:

“No harm has been identified to the significance or setting of the surrounding listed buildings or conservation area. On balance, the works preserve and enhance the character and appearance of the conservation area, utilising a traditional and predominantly used material.”

Main picture: The solicitors’ offices are within the Ripon Conservation Area.

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Planning consent has been granted for the demolition of a block of four empty homes in Ripon’s conservation area, which have been affected by subsidence and sinkhole issues.

The properties at 1,3 and 5 Bedern Court and 17 Skellgarths, were evacuated in October 2020 after being deemed unsafe for habitation.

A section of Peacock’s Passage, which is adjacent to the site, has been fenced off ever since.

Permission has also been granted for steps (pictured below) to be demolished and for the erection of hoardings following demolition of the block, so the area can be enclosed while investigation of the site is carried out.

A report from Harrogate Borough Council (HBC) planners states that:

“Demolition of the buildings is considered appropriate to ensure safety within the conservation area and to allow for investigations to determine an appropriate redevelopment of the site.”

The report says that the four properties:

“Have been adversely affected by the local ground conditions that arise notably from the dissolution of gypsum.”

It also points out that HBC’s building control officers:

“Have been involved with these buildings as a dangerous structure in recent months so we are aware of the concerns regarding their stability.”

Bedern Court Ltd, a not-for-profit company controlled by owners and leaseholders with houses and apartments in the 29-unit residential development, employed engineers to monitor and report for more than a decade on signs of movement in the affected block, after subsidence occurred on an adjacent site.

With signs that subsidence causing damage to the block of the four properties is continuing, the application seeking permission to demolish was submitted to HBC in September.

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Harrogate Civic Society and the Friends of Valley Gardens have called for new smart bins at Harrogate’s Valley Gardens to be moved.

The bins use sensors to identify different types of waste, as well as how full the receptacles are and whether they have been damaged.

But Harrogate Borough Council’s decision to site two of them immediately outside the main entrance to Valley Gardens, in Harrogate’s conservation area, has been criticised.

Stuart Holland, co-chair of the civic society, said it welcomed receptacles to collect waste and recycling but described the smart bins as ‘eyesores’.

Mr Holland added:

“What is unfortunate is that these particular ones have been positioned in such a way that they spoil the entrance to the gardens and have been laid on a crude base of concrete over paving slabs with no regard for quality of installation.

“This location is at the heart of Harrogate conservation area, opposite a Grade 2* listed building and at the entrance to a designated area of significance.”

A conservation area is defined as an area that has special architectural or historic interest, the character and appearance of which it is considered desirable to preserve or enhance.

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Some planning applications are rejected because of the impact on the conservation area.

Mr Holland added:

“Valley Gardens itself is Grade 2, included within the Register of Parks and Gardens of Special Historic Interest by Historic England, for its special historic interest.

“The paved area on which the bins have been positioned is land incorporated under the Stray Act and as such is subject to strict controls.

“There is no evidence that these controls have been respected. The civic society would welcome meeting with local councillors to look at satisfactory ways of re-positioning these bins.”

The smart bins in the play area. Pic: Harrogate Civic Society

‘Consider moving them’

“The existing bins are constantly overflowing, leaving rubbish blowing around;  the gardening team had to spend many hours removing the rubbish, and this will now be done by a different team.

“The new bins are being trialed in the gardens, and we will be keeping a watching brief.

“We are however concerned about the pair of bins at the entrance on aesthetic grounds, as they are in a significant heritage area. We have asked the council to consider moving them inside the entrance, to the area near  the signboard.”

A planning application has been made to convert vacant premises above Paw Prints pet shop on James Street in Harrogate to four studio apartments.

The application was made by a firm called SJM Cotech ltd, which appears to be one of a number of companies owned by Simon Jacob Moran, a Leeds property developer and lettings agent.

The property is located at 16 James Street, near the cut-through to the Victoria shopping centre. It fronts both on James Street and on Market Place to the rear. It was previously home to Thomas Cook, the travel agent.

The application would involve altering the rear of the property, on Market Place. A small retail unit would be added, while the current retail unit on James Street would be retained.

The four studio flats, which will range in size from 59 to 76 square metres, will be built on the first and second floors, which are currently vacant.

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The scheme is an amended version of one which was refused planning permission in December last year.

The previous scheme was refused because planners felt it did not contribute to the appearance of the conservation area, and because the flats would have had limited access to fresh air.

The new application has reduced the number of homes from five to four, and changed the design from 1-bedroom to studio flats.

All traditional elements of the James Street frontage would be retained, while the current modern shop sign would be replaced with a more sympathetic one.

The planning officer for Harrogate Borough Council is due to make a decision on the application by July 1.

Plans have been submitted to demolish a building that has been blighting a historic area of Ripon.

The proposal is to replace the derelict property in Moss’s Arcade with three two-bedroom townhouses.

An overview of the proposed development submitted to Harrogate Borough Council says:

“This is an important part of Ripon steeped with heritage.

“However the building on the site is very much a left-over redundant building, which blights the surrounding area.”

Pigeons inhabit the derelict building

The existing building, has been left un-used for many years.

Planning consultant James Robinson said in an overview in support of the planning application.

“This is an important part of Ripon’s inner city and is right in the middle of the conservation area.

“The location benefits from all essential shops, facilities and transport ( Ripon Bus Station over the road )

“This is the ultimate sustainable inner-city location.”

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