Campaigners who have raised a petition signed by about 500 people seeking to save an ‘irreplaceable’ veteran beech tree from being felled, gathered at Ripon’s Minster Gardens yesterday.

Their petition, which will be submitted to North Yorkshire Council, objects to Ripon Cathedral’s Ripon Cathedral Renewed planning application.

The application proposes erecting a two-storey building on Minster Gardens, which would require the loss of the tree – described as T14 –  and 10 other trees on site.

The petition states:

“We, the undersigned, do not approve of the felling of ancient trees on public land, to make way for the new build proposed by the cathedral. We believe there are alternative solutions, including the utilising of pre-existing buildings.”

The petition reflects concerns raised by statutory consultees including  Jack Taylor, the Woodland Trust’s lead campaigner for woods under threat and North Yorkshire Council’s principal ecologist, Dan McAndrew.

In his response to the planning application, which can be seen on the council planning portal, Mr Taylor said:

“This loss of a veteran tree is contrary to both local and national planning policy and this application should be refused in its current form.”

The veteran beech tree described as T14 in documents relating to the annex planning application.

He added:

“Veteran trees are irreplaceable habitats, once lost they are gone forever. Any development resulting in loss or deterioration of veteran trees should not be taken forward.

“The Woodland Trust objects to this application on the basis of loss of a veteran beech tree and the loss and potential deterioration of other notable trees that are also likely to hold considerable value now and in the future, ecologically and culturally.

“Therefore, we request that planning permission is not taken forward for this site unless the plans can be suitably altered to avoid the loss of the veteran tree and suitably protect both retained veteran and notable trees on site.”

Mr McAndrew said in his response:

“I object to this application in its current form because I do not accept that there is no possible alternative location or configuration of the layout of the proposed building, which could avoid the loss of the veteran beech tree, T14, which I view as an unnecessary loss of ‘irreplaceable habitat’.

“In my view, it ought to be possible for the applicant to devise a solution, involving the reconfiguration of the building or its location which would enable T14 to be retained.”

The National Planning Policy Framework identifies ancient and veteran trees as ‘irreplaceable habitat’. It states development resulting in the loss or deterioration of irreplaceable habitats (such as ancient woodland and ancient or veteran trees) should be refused, unless there are wholly exceptional reasons and a suitable compensation strategy exists.

Petition organiser Jenni Holman (pictured above, front middle) said:

“The petition has been signed by local residents and some visitors to Ripon, who are totally opposed to felling of the veteran beech and other mature trees that play an essential role in the biodiversity of this area of the city.

“This is a lovely, peaceful open space and many of those that have signed find it inconceivable that this is even being contemplated.”

Fellow campaigner Pat Waterfall said:

“The loss of trees and this green space when other alternatives are available, is unacceptable.”

Response from Ripon Cathedral

A spokesperson for the Ripon Cathedral Renewed programme said:

“The planning application is going through its due process, as such we don’t respond to individual comments or objections during this process.

“What I can say is that we have investigated all available options within the cathedral estate, and none of the sites were suitable for the new building. This was the opinion of a range of external experts who specialise in heritage buildings and conservation as well as architects and project management experts. The needs of all internal and external users of the proposed new building cannot be met by using any other existing chapter property and all cathedral property is currently being used to its maximum capacity.

“As we’ve previously said, the building will be an asset to the people of the city, providing much needed facilities, including a safe space for our choristers to rehearse that is fully accessible, along with public toilet facilities (including a new Changing Places toilet, suitable for those who struggle to use standard accessible toilets).

“While we understand that some people may see the loss of 11 trees as too heavy a price to pay, the development will tidy up an unloved part of the city, increase the amount of public open space and enhance the existing much-valued memorial garden. The plans we’ve submitted also include the planting of 14 new trees around the cathedral, along with a further 300 trees on land made available by a supporter of the project and will see an overall increase in biodiversity across the area.”

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Historic England, the government’s statutory adviser on the historic environment, has said it supports Ripon Cathedral’s £6 million plans to build a two-storey annex on Minster Gardens.

However, the national heritage watchdog’s views about the suitability of the proposed development site to the north of the cathedral are not shared by Ripon Civic Society.

The cathedral chapter submitted a planning application to Harrogate Borough Council in January, seeking permission to construct a standalone two-storey annex on Minster Gardens.

It would include a song school, cafe, shop and the city centre’s first Changing Places toilet for disabled people.

The development has divided opinion, with concerns about the impact on retailers and the removal of 11 trees, including a beech categorised as a veteran tree by the Woodland Trust.

In a letter to Harrogate Borough Council planners, Historic England said:

“Historic England supports the location and design of this proposal, which will make a positive 21st century contribution to Ripon’s wonderful historic environment.”

The letter, which can be viewed on the council’s planning website also states:

“This application is highly sensitive due to the wonderful historic townscape of Ripon, its proximity and relationship to Ripon Cathedral, and from the heritage value of the site itself.

“The proposal would make a positive contribution to the historic environment of Ripon, sitting appropriately in location and design terms with the townscape and cathedral, and beginning to rearticulate the original cathedral precinct. However, the loss of open space and trees would have a minor impact on heritage significance.

“We consider that many elements of the proposal are in line with those parts of the NPPF (National Planning Policy Framework) within our statutory remit.

“However, the NPPF also advises a need for an appropriate understanding of all heritage impacts before decisions are taken on applications. In this case, the archaeological impact of the proposal is unclear, and this issue needs to be resolved in advance of any planning decision.”

‘Unacceptable’

But Ripon Civic Society took a different view in its submission to the council. It said:

“While we do not disagree with the cathedral’s view that a new annex on the north side of the cathedral will contribute to the sustainable future of the cathedral and enhance the city of Ripon, we consider that siting an annex on Minster Gardens is unacceptable.”

The society added:

“The proposals in the application are unaltered from those we commented on in 2022.

“Ripon Civic Society wrote to the cathedral authorities in July 2022 supporting development on the north side of the Cathedral.

“We did not consider, however, that the proposed siting recognised the significance of Minster Gardens as an open space for the city, as set out in the Ripon Neighbourhood Plan that was agreed by referendum and adopted by Harrogate Borough Council as part of the Harrogate Local Plan.

“We therefore suggested the proper examination of the stone yard land for a redesigned building.”

To create space for the annex, the existing toilet block, outbuildings and a wall would need to be demolished and trees removed.

The civic society said:

“The trees that are proposed to be removed are an important part of the character of the conservation area, which would be severely lessened by their removal and replacement with a large building.

“We consider that a redesigned building in the stone yard would be an acceptable alternative.”

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Concerns raised by hospitality and other businesses about the proposed £6 million Ripon Cathedral annex, with its cafe and gift shop, have prompted Ripon City Council to call for a retail impact assessment to be carried out.

Supporters and opponents of the cathedral’s application to build the two-storey building on Minster Gardens made their views known at last night’s full council meeting.

After hearing both sides, council leader Andrew Williams, who proposed the impact assessment, also called for the cathedral’s chapter to meet with businesses and Ripon Business Improvement District to listen to their concerns and answer any questions they have.

He said:

“I’m keeping an open mind until the application is considered later this year by (the new) North Yorkshire Council and my door is open to the cathedral and the traders who want to speak with me.

“We need to move forward in unity, minimise our differences and draw people together.”

Cllr Williams declared an interest prior to speaking about the application because he has been nominated to serve on the North Yorkshire Council planning committee, which will adjudicate on the proposal.

Kevin Hill, who owns the the Karma clothing and gift boutique on Kirkgate with his wife Liz and Helen Slater, owner of Cathedral View Cafe that faces onto the ancient building, both felt the annex on Minster Gardens with a direct route from the car park would ‘funnel’ visitors away from Kirkgate.

Stanley Mackintosh, who lives on Kirkgate, said the street which leads down to the cathedral has numerous independent cafes and restaurants, with more in the city centre. He claimed:

“There will be damage to small independent traders if the proposal is given the go-ahead.”

Mr Mackintosh had a copy of the longer-term masterplan vision for the cathedral quarter, which has elements that are not included in the annex planning application lodged with Harrogate Borough Council.

Minster Gardens

That wider masterplan, which would require a further planning application or applications, includes a proposed hotel with arts cafe underneath, which he said would further impact on hospitality businesses in the city.

Richard Taylor, co-chair of Ripon Civic Society, reiterated that the society supports development of new facilities for the cathedral but not at the proposed location. He said:

“Our concern was that the chosen site was one of great heritage and environmental sensitivity and we encouraged the cathedral to look at moving the new building a little further north into the stoneyard.

“More evidence has since come to light to show just how significant Minster Gardens are as a green space in the centre of the city framed by high-grade listed buildings.

“The importance of the fine group of trees there was recognised as long ago as 2009 in the Ripon Conservation Area Appraisal.

“They have recently been reassessed and the large beech tree in the centre of the garden has been added to the national register of veteran trees. Sweeping it away as the current proposal would do means losing an irreplaceable asset as highlighted by three of the borough council’s officers.”

Ripon Civic Society has reiterated its objection to the proposed location of a new £6 million cathedral building.

Ripon Cathedral has submitted a planning application to Harrogate Borough Council to build a two-storey standalone annexe on the Minster Gardens site to the north of the cathedral.

The Dean of Ripon The Very Revd John Dobson has said plans to create a cathedral quarter would attract more visitors to the city and benefit the local economy.

But the society called for a rethink in August before formal plans were submitted. Now the planning application has been lodged, it has re-stated its position.

A statement from the heritage watchdog today said:

“The proposed location of a new structure to the north of Ripon Cathedral to serve as much-needed extra accommodation for the cathedral’s mission is strongly criticised by Ripon Civic Society.

“The society has long supported the cathedral’s aim to provide space for a song school, refectory, shop, toilets and storage space.  The society also agrees that any new building should be to the north of the cathedral rather than the south.  It cannot, however, support the intended position of the proposed new building, as set out in the latest planning application.”

Ripon Cathedral

It added:

“The cathedral’s intention is to build a two-storey structure on part of the public open space known as Minster Gardens.  This is an area of grass and mature trees that has been a green space to the north of the cathedral for more than two centuries – and that in the Middle Ages was the site of the Archbishop of York’s Ripon palace. It is surrounded by important Ripon listed buildings – the Old Court House, the Old Deanery and the Courthouse Museum.

“The proposal will take up approximately half the open space and will involve the felling of at least 10 trees which currently contribute to the green nature of the site.  One of the trees proposed for removal is a large beech tree in the centre of Minster Gardens, recognised as ‘entering veteran status’ and graded A1.  Proposals to plant new trees elsewhere — many of them outside the city — are intended as an attempt to offset the loss of these trees.

“The site of the proposed structure, which will abut Minster Road, is currently owned by Harrogate Borough Council and will pass to North Yorkshire Council in April.  It is protected as open space by policies in the Harrogate district Local Plan and in the Ripon Neighbourhood Plan.

City councillors have given their support in principle to Ripon Cathedral’s proposed £6 million standalone development on land to the north of the ancient building.

Members at Monday’s full meeting voted unanimously to support a proposal from leader Cllr Andrew Williams saying the council is in favour of the general principle of the development but is opposed to the closure of Minster Road.

The vote was taken following a presentation of the plans by the Dean of Ripon, the Very Revd. John Dobson and Colin Little, chair of the Ripon Cathedral Renewed Steering Group.

Ripon City Council is opposed to the closure of Minster Road as part of the development proposals.

In addition to their presentation, a model showing the planned development was available for councillors to see.

Dean John told the meeting:

“We have had a tremendous year with in excess of 100,000 people visiting the cathedral.”

He said attracting large numbers of visitors was beneficial to the wider Ripon economy, but also highlighted the need for the provision of modern facilities.

Dean John said:

“We have been looking for a solution to give the cathedral what it needs and this includes new toilets, new facilities for the choir, a gift shop larger than the one we currently have, a refectory and more storage space.”

Mr Little said the proposed cloistered two-storey stone building on Minster Gardens would be in keeping with neighbouring buildings in the conservation area and the development would include extensive landscaping that would increase the amount of public open space.

Cllr Williams said:

“We will be looking at the finer detail when the planning application is submitted, but the city council supports the general principle of this development, with the exception of the proposed closure of Minster Road, which we cannot agree with because diverting traffic elsewhere would cause many problems.”

He added:

“The cathedral draws in tens of thousands of visitors a year to Ripon and it should have decent toilets and other facilities to serve their needs.”

Should planning permission be granted, the building would include the city centre’s first Changing Places toilet facility for use by disabled people.

Cllr Pauline McHardy said:

“I am very excited about these plans. Our ancient city with its beautiful cathedral must move forward and the addition of facilities that make it more accessible to disabled people are most welcome.”