Tesco has revealed its latest plans for the firm’s forthcoming Harrogate supermarket.

The company received outline planning permission in February to build a store, petrol station and a 209-space car park on the site of the former gas works at the junction of Skipton Road and King’s Road.

It has now submitted details of the measures it proposes to take to mitigate against the ecological impact, as well as a flood risk assessment and a risk assessment relating to a high pressure gas pipeline on site.

The ecological mitigation plan, compiled by Oxfordshire firm Aspect Ecology on behalf of Tesco, says “initial vegetation clearance works are proposed to be undertaken during January to March 2024”, prior to the bird nesting season. It adds:

“The majority of the habitats present within the site are of limited ecological value, and a large proportion of these habitats are to be replaced by development or landscaping under the permitted development.

“The mature trees, woodland and watercourse are of greater ecological value and will be largely retained within the permitted scheme.”

The report says measures will be implemented to safeguard species such as hedgehogs.

An artist’s impression of how the Tesco will look.

Oak Beck runs along the eastern boundary of the three-hectare site, which will be accessed off Skipton Road.

The flood risk assessment prepared by London firm Pinnacle Consulting Engineers on behalf of Tesco assesses the flood risk to be low on the majority of the land but high on a ‘proportionately small area in the north of the site’.

It says the area is currently a mixture of asphalt, concrete, and grassed surfaces.

The report concludes:

“The site is at a low risk of flooding from all sources except for fluvial flooding in the north and south of the site.

“The fluvial flooding in the north of the site will not pose a significant risk to the development. The fluvial flooding in the south is associated with an old gas tank and will be regraded as part of the development and therefore will no longer pose a flooding issue.

“Overall, the proposed development is appropriate from a flood risk perspective and the sequential test.”

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The gas pipe assessment, conducted by Essex firm MJC Environmental Services on behalf of Tesco, concludes “risk levels are considered to be as low as reasonably practicable and further risk mitigation is not required”.

The latest details have been submitted to North Yorkshire Council as reserved matters planning applications.

The outline permission granted in February established the principle of development for the site; the reserved matters applications determine the layout and design.

The council must now decide whether to accept the reserved matters applications.

Ripon Cathedral’s plans for a £6 million annex on public open space to the north of the ancient grade I listed building have suffered a significant setback.

The city council, which a year ago voted to ‘support the general principle’ of the proposed development featuring a song school, refectory, shop, toilets and storage space, last night reversed that decision with a 4-3 vote against the scheme.

The ‘no’ vote, proposed by former Mayor of Ripon Councillor Eamon Parkin and seconded by Cllr Jackie Crozier, came at a full council meeting at which 10 members of the public voiced objections to the cathedral’s plans and nobody spoke in favour.

Loss of a veteran beech and other mature trees, along with concerns about the impact of the proposed development on hospitality and other businesses in the city, were the two main issues that prompted the council to withdraw its support and lodge an objection with North Yorkshire Council.

City councillors Andrew Williams and Barbara Brodigan, who sit on North Yorkshire Council’s Skipton and Ripon planning committee which, in the New Year will have the final say on the application, did not take part in the debate or vote. They absented themselves from the meeting after listening to the points raised by members of the public

Save the trees campaigners pictured near the veteran beech during last month’s peaceful protest at Minster Gardens.

Among the speakers was Ripon resident Jenni Holman, who launched a petition in April aimed at saving the veteran beech and 10 other trees, which will be felled if the cathedral’s application is approved.

She told the meeting:

“The petition has gathered more than 2,000 signatures, with more coming each day.

“Those who have signed it do not object to the cathedral having the facilities that it needs to prosper, we are simply saying that Minster Gardens, which is a public park and oasis of green in the city, is the wrong place for this development.”

Kevin Hill, who co-owns and runs the Karma clothing and gift shop in Kirkgate, said:

“I came to a meeting here in February, where councillors voted to call for a retail impact assessment to be carried out, to find out how the annex development with its refectory and shop would affect local businesses.

“At the meeting we were told by the cathedral that there was no need for businesses to have any anxiety as their scheme would be beneficial to all of the city because of the additional footfall that would be generated.

“Months later and with no impact assessment carried out, traders found that the cathedral’s own design and access document said, for the cathedral refectory to be financially viable, it needs to be large enough to accommodate coach parties and very close to the cathedral, to ‘prevent visitors from drifting away from the cathedral and using various cafes in the city'”

Mr Hill added:

“So in effect, their stated strategy is to keep all the business for themselves and starve other cafes in the city. Quite frankly, this is a disgrace.”

The cathedral’s case

Though nobody at last night’s meeting spoke in support of the annex application, the cathedral has previously stated its case through a number of channels, including last December’s pre-application briefing for the city council; at its annual review meeting in September at the cathedral and through the  Ripon Cathedral Renewed pamphlet, 

With 100,000 visitors through its doors during 2022,  the cathedral lacks both an ability to offer its own hospitality facilities and provide accessible toilets for people with limited mobility.

Dean John Dobson and the cathedral chapter have emphasised an urgent need for action.

The cathedral has stated that there are exceptional reasons for felling the trees and in the Ripon Cathedral pamphlet produced in support of its planning application, said:

“All other potential locations and solutions have been considered over many years and have proven to be undeliverable.”

In compensation for the loss of the 11 trees, a new woodland area with 21 trees will be created within the vicinity of the cathedral and the annex. Dean John has also stated that 300 native trees will be planted on land near Studley.

The Stray Ferret will be publishing a further story including more views expressed at last night’s meeting and subsequently. The cathedral and chapter will have the opportunity to respond to the council’s decision.

Main image: This cgi provides an aerial perspective showing the proposed annex development. Picture: Ripon Cathedral Renewed

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.

Read More: 

Will a single beech tree topple a £6 million development for Ripon Cathedral?

The cathedral argues a new annex is urgently needed to provide 21st century facilities for churchgoers, visitors and choristers.

The Ripon Cathedral Renewed project, involves creating a 1,000 square metre, two storey, standalone building on Minster Gardens, which would provide an 80-seat refectory, a song school, gift shop, toilets and additional storage space.

But there is a major potential stumbling block. To build the new annex a veteran tree will have to be felled.

The mature beech tree is on the ancient tree inventory of The Woodland Trust, the UK’s largest woodland conservation charity. It is thought  to be between 150 and 200 years old.

It has become emblematic, providing a rallying point for campaigners opposed to construction of the building on public open space.

The Dean of Ripon Cathedral, the Very Revd John Dobson, has tried for years to improve facilities at the cathedral and has described the loss of the beech and ten other trees as a ‘moral dilemma’ which requires balancing ‘with urgent needs and undeniable benefits’.

It’s also a dilemma that puts the councillors who will ultimately decide whether or not the development goes ahead, in an unenviable position.

An aerial cgi featuring the proposed annex on Minster Gardens to the north of the cathedral. Picture Ripon Cathedral Renewed

The common beech, whose scientific name is Fagus Sylvatica, is regularly described as the ‘Queen of British trees’.

With unintended irony, the Woodland Trust, which has formally objected to the loss of the Ripon veteran and ten other mature trees on Minster Gardens, describes common beech trees as having ‘cathedral-like branches.’

But does saving an ancient tree, which in UK planning law is considered ‘irreplaceable’, trump the stated needs of the people involved in the day to day running of an ancient building, which has been central to the history and heritage of Ripon since St Wilfrid laid its foundation stone 1,351 years ago?

The Rules

The government’s National Planning Policy Framework says that planning authorities:

Should refuse planning permission if development will result in the loss or deterioration of ancient woodland, ancient trees and veteran trees unless both of the following applies:

• there are wholly exceptional reasons
• there’s a suitable compensation strategy in place 

The Very Revd John Dobson said that the loss of trees presents a ‘moral dilemma’ 

The cathedral’s case

With 100,000 visitors through its doors during 2022,  the cathedral lacks both an ability to offer its own hospitality facilities and provide accessible toilets for people with limited mobility.

The Dean and cathedral chapter have emphasised an urgent need for action.

The cathedral has stated that there are exceptional reasons for felling the trees and in the Ripon Cathedral Renewed leaflet, produced in support of its planning application, said:

“All other potential locations and solutions have been considered over many years and have proven to be undeliverable.”

In compensation for the loss of the 11 trees, a new woodland area with 21 trees will be created within the vicinity of the cathedral and the annex. Dean John has also stated that 300 native trees will be planted on land near Studley.

Last December the planning application was submitted to Harrogate Borough Council, three months before the district authority was abolished and subsumed into the new unitary North Yorkshire Council.

Those in favour and those against

Among its early supporters was Historic England, the government’s expert advisor on England’s heritage.

The watchdog, which had scuppered a previous proposal for an extension physically attached to the south side of the cathedral’s west frontage, said:

“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.”

The local heritage watchdog Ripon Civic Society took a very different view. 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.”

At its full meeting last December, where a pre-application presentation of the proposed scheme was made, Ripon City Council supported ‘the general principle’ of the development.

The council 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.”

Impact on city business

At the February 2023 council meeting, business owners expressed concerns that the proposed development would  ‘funnel’ visitors away from Kirkgate where a number of cafes and restaurants are located.

The city council called for a retail impact assessment to be carried out to see if the refectory would result in a reduction in business for local traders.

North Yorkshire planners thought this was unnecessary, even though the design and access document prepared in support of the annex application, said:

“Cathedral Refectory: for this to be a financially viable part of the cathedral business plan it needs to be a certain size, to accommodate a coach party, and be very close to the cathedral.

“This is required to prevent visitors from drifting away from the cathedral and using the various cafés in the city.”

This opened up a new wave of posts on social media focusing on the perceived contradiction between the planning document and the cathedral’s claim that the development would bring an increase in footfall of up to 50% that would be ‘good news for the local economy and local businesses’.

The tree campaigners

While the city debated the impact on businesses, the fight to save the veteran beech gathered momentum.

The tree has been the focus of a ‘save our trees’ petition launched in April by Ripon resident Jenni Holman.

The petition has gathered more than 2,000 signatures and has been provided in 19 tranches for inclusion on the North Yorkshire Council planning portal.

In addition, at the time of publication, planners have received comments from 169 supporters of the annex application, and 79 from objectors.

The tree campaigners pictured at their peaceful protest on November 25

The campaigners, whose protest generated TV, Radio, online and printed media coverage across Yorkshire and Tyneside, was given added impetus in September, when the world-famous sycamore gap tree on Hadrian’s Wall, was cut down in an act of vandalism that brought national and international outrage and media coverage.

Ms Holman, said:

“Over the past eight months we have been raising awareness of the cathedral’s plans.  We do not object to the cathedral having the additional facilities that it needs to prosper, but there are more suitable and less sensitive locations, including land and buildings owned by the church which could be developed to meet its needs.”

The annex planning application will be considered by the Skipton and Ripon Constituency Planning Committee of North Yorkshire Council  in the New Year, at a meeting due to be held in Ripon.

The Stray Ferret will cover the crucial meeting and any significant developments that take place beforehand.

Read More: 

• Heritage watchdogs disagree over £6m Ripon Cathedral annex
• Ripon Cathedral expansion: ‘Impractical’ to keep veteran beech tree
• Tree campaigners to hold protest against Ripon Cathedral’s £6m annex plans
• Old Deanery calls for Ripon Cathedral’s £6m scheme to be rejected

New habitats for one of the UK’s most iconic protected species could be created in Nidderdale if a planning application is approved. 

Wildscapes, a community interest company (CIC) owned by the Sheffield & Rotherham Wildlife Trust, has applied to create two ponds at Delves Ridge, near Thornthwaite, to help boost the population of great crested newts. 

The species, also known as the northern crested newt or warty newt, is Britain’s largest amphibian, reaching lengths of up to 17cm (nearly 7 inches). Globally, it is regarded as being “of least concern”, but in the UK, where habitat loss has seen a sharp downturn in numbers over the past century, it is considered to be at risk and is protected under law.

To help halt its decline, Natural England has established a programme of district level licensing, and property developers whose projects have been identified by Natural England as having caused the loss of great crested newt habitat have applied to join the scheme to offset the damage. 

As a result, a number of ponds suitable for increasing population of great crested newts must now be created or restored in North Yorkshire. 

Wildscapes CIC is Natural England’s habitat delivery body and creates around 100 new ponds a year for great crested newts. It has identified the Thornthwaite site, which is within the Nidderdale National Landscape (formerly known as the Nidderdale Area of Outstanding Natural Beauty, or AONB), as a perfect location.

But the ponds will not be entirely new to the locality, which is on land off Menwith Hill Road. According to the planning document submitted to North Yorkshire Council: 

“Evidence of current and previously existing pond structures can be seen in the surrounding area, including those which have been lost to agricultural development.  

“Creation of ponds on this site will return these features to the landscape and enhance the local wildlife and biodiversity.  

“As a local feature this is well within keeping with the existing landscape as well as offering a significant opportunity for enhancement.” 

The two proposed ponds could be just the start of a great crested newt renaissance if local conservation plans are successful, with more being created not far away, in the Washburn Valley. 

According to the planning application, Wildscapes has been in discussions with the Nidderdale National Landscape project ecologist, Kate Wright, who said she believed the proposed site was a “good location”. 

She added: 

“We did have a potential new pond for a site south along Meagill Lane, but it didn’t go ahead due to planning issues. There’s a very large toad population in the Washburn valley just over 1km WSW.

“I don’t believe I’ve had any contact with this landowner as part of the previous project. But it’s within our desired development area for wetland creation in 2023/4.

“We’ve received some interest from other landowners in the area, including potentially a series of ca. 3 ponds just west over the Washburn Valley.”

The consultation period for the application started on Monday (December 4) and is due to end on Thursday, December 28. The planning application reference code is ZC23/03802/FUL.

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Ripon’s food and drink hotspot may see a new hospitality business arriving in the New Year following the submission of a planning application to North Yorkshire Council.

The application for a change of use would, if approved, see the former offices of Newtons Solicitors at 4 Duck Hill turned into a restaurant and hot food takeaway.

The potential operator is un-named in the application which, if successful, would see the restaurant and takeaway using the ground and upper floor of the building.

The Silva Bells restaurant opened in March

It has been a busy year for property deals in this part of the city, with the Bikemongers off-road cycling retailer relocating last week to 2 Kirkgate, from its former base on Duck Hill and transactions that saw two new hospitality business open.

The Silva Bells opened in March in premises formerly occupied by the Bambudda Asian fusion restaurant at 23-25 Kirkgate and further up the street, The Portly Pig bottleshop and taproom, owned by Adam Coulson, opened in September in a historic building that was previously home to the Oasis florists and, before that, the Ripon Gazette newspaper office.

Main picture: The premises at 4 Duck Hill have been vacant since Newtons Solicitors relocated to Market Place South

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• New restaurant adds to Ripon’s hospitality offer
• Bottleshop and taproom opens in historic Ripon premises

Campaigners fighting to save a veteran beech and 10 other mature trees from being felled on a public open green space in Ripon have received support from the Woodland Trust — the UK’s largest woodland conservation charity.

Between 12 noon and 1pm today, more than 60 men, women and children gathered with placards on Minster Gardens for a peaceful protest to raise awareness of the threat facing the trees.

They will be felled if North Yorkshire Council approves Ripon Cathedral’s application to build a two-storey annex on the gardens.

The proposed £6m development, on land which passed into North Yorkshire Council’s ownership in April when Harrogate Borough Council was abolished, would include a song school, community space, toilets, a refectory and shop, which the cathedral says will attract more than 30,000 extra visitors a year to the city.

The veteran beech tree that is under threat of being felled, with ten other trees

To coincide with today’s protest, the Woodland Trust, which has the veteran beech listed on its inventory of ancient trees, reiterated its strong opposition to the removal of the trees.

Jack Taylor, the trust’s lead campaigner for woods under threat, said in the statement:

“The proposed loss of trees within Ripon Cathedral’s Minster Gardens is of grave concern to the Woodland Trust. An irreplaceable veteran beech tree and a number of mature and notable trees would be lost to development on this site.

“Such trees play a vital role in the urban environment, enhancing aesthetic appeal, acting as carbon sinks, providing shade, improving air quality, and supporting local biodiversity. Their loss not only alters the landscape but also has far-reaching environmental and social implications.”

He added:

“The loss of veteran, notable and mature trees is entirely unacceptable and contrary to national planning policies designed to protect these important habitats. We ask that the developers work with North Yorkshire County Council and the local community to safeguard these magnificent urban trees and ensure that Ripon’s Minster Gardens remain vibrant, resilient, and ecologically rich.”

The trust lodged a formal objection to the felling of the tree with North Yorkshire Council this year, as did the planning authority’s own ecologist Dan McAndrew and arboriculturist Alan Gilleard.

What protestors said

Valerie Sheldon, who is one of the 1,800 people who have signed a petition objecting to the felling of the trees, said:

“In the 31 years that I have lived in Ripon I have enjoyed visiting this peaceful green lung. There is no other place like it in the city centre.

“The trees have been here for a very long time and must be protected.”

Simone Hurst added:

“We can’t just stand by and allow the destruction of mature trees that are important to the environment and provide a habitat for hundreds of different wildlife species.”

Steve Ellis said:

“The beech is 200 years old and according to the experts, still has plenty of life in it, Why would anybody want to cut it and other trees down to replace them with an environmentally unfriendly concrete structure.?”

The Stray Ferret approached Ripon Cathedral for comment on today’s protest, but did not receive a response by the time of publication.

However, a statement from the Dean and Chapter was released in May, after a smaller protest was held on Minster Gardens. It 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 eleven 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.”

The planning application  which was submitted to Harrogate Borough Council last December, is due to be considered by the Skipton and Ripon area constituency planning committee of North Yorkshire Council at a date and venue yet to be confirmed.

Read more:

• Dean says Cathedral Quarter will attract more visitors to Ripon
• Ripon Civic Society objects to location of proposed annex development
• Cathedral planning agent says retention of veteran beech is ‘unfeasible and impractical’

Campaigners fighting the proposed felling of a veteran beech and 10 other mature trees to make way for Ripon Cathedral’s planned £6m annex will hold a peaceful protest at Minster Gardens on Saturday.

The proposed development would include a song school, community space, toilets, a refectory and shop, which it says will attract more visitors to the city.

But the potential loss of trees has attracted opposition, and protestors will make their feelings known between 12 noon and 1pm on Saturday.

Ripon resident Jenni Holman, who has raised a petition containing almost 1,800 names, which has been submitted to planners at North Yorkshire Council, told the Stray Ferret:

“Over the past eight months we have been raising awareness of the cathedral’s plans, which involve the loss of the trees on what is currently public green open space in the ownership of North Yorkshire Council.

“We do not object to the cathedral having the additional facilities that it needs to prosper, but there are more suitable and less sensitive locations, including land and buildings owned by the church,  which could be developed to meet its needs.”

She added:

“North Yorkshire Police have been informed that we will be holding our peaceful protest on Minster Gardens from 12 noon and we will be happy to speak to anybody, whether for or against the annex development , to explain why we have raised the petition.”

Jenni Holman (front, centre) pictured at the May protest on Minster Gardens

A previous protest was held at the gardens in May, when the number of people who signed the petition was approaching 500.

At that time, the Stray Ferret asked the cathedral for comment about the objection being made and received this response:

“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.”

Main picture: Campaigners are fighting to save this veteran beech and ten other mature trees

The owners of Yolk Farm and Minskip Farm Shop have resubmitted plans to build a children’s nursery after North Yorkshire Council refused a previous bid in May.

Ben and Emma Mosey hope to create 74 full-day places for pre-school age children in a setting at the farm based around the curiosity and forest school approaches, which encourage independence through outdoor learning.

The Minskip Farm site, near Boroughbridge, is already a diversified agricultural operation and the owners now hope to create a family-friendly visitor experience which is “safe, fun and educational for children”, according to planning documents.

According to the application, there is a high demand for early years places in the area because there are 229 nursery-aged children in Boroughbridge but only 85 spaces.

However, the council previously listed four reasons for refusal, including the site being outside of development limits and the applicants failing to show how the nursery would diversify their farming business.

The fresh application submitted to the council attempts to address the reasons the council opposed the plan.

It includes more details on the local need for a new nursery, accessibility, sustainable design and how it will diversify the farming business.

The design has also been scaled back to reduce its impact on the landscape and now features reduced parking and hardstanding.

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Documents state:

“Overall, the resubmission demonstrates that the proposed children’s nursery will meet an acute need in the area, and will provide a high quality and unique play and learning environment for children which aligns with and makes the most of the existing family-friendly diversified activities at this small farm, and is suitably accessible given its farm location.

“The visual impact of the amended scheme will not be adverse in the context of the extant access and parking consent, existing built up farm and diversified activities. In addition technical concerns relating to highways and sustainable design have been addressed.”

North Yorkshire Council will make a decision on the plans at a later date.

Harrogate and Knaresborough MP Andrew Jones has expressed concern at a proposal to build an asphalt factory next to the Allerton Waste Recovery Park six miles east of Knaresborough.

The proposal has been re-advertised after the company making the application, Tynedale Roadstone Ltd, submitted an updated environmental statement to accompany the plans.

As well as the asphalt plant, the application includes plans for a site office, car parking, material storage bays, lighting, hard standing and the removal of trees.

Mr Jones said:

“I worked with residents’ groups and parish councils campaigning against the incinerator being built. Part of our objections were the potential for ‘industrial creep’ in the area. This application is precisely that.

“I have already registered my objection when the application was at an earlier stage of the planning process. I have read the new documents the applicants have submitted and I do not believe the concerns I raised have been adequately addressed.

“Those concerns include the potential for further industrial creep, the pollution caused by the production process, the traffic movements during the working day which ends, according to the planning statement, at 11pm and the potential for ground water contamination. I am concerned too that the plant will, in due course, become a 24/7 operation.

“Because this is an update to the planning application I have submitted a further objection and I encourage those in the neighbourhood who want to make their own representation to do so urgently. The deadline is 25 October.”

Mr Jones is not alone in his concern over the proposals – during the consultation process, two local parish councils also registered objections, citing dust, odours, noise and increased traffic among their reasons.

In its official response, Arkendale, Coneythorpe & Clareton Parish Council pointed out that when the Allerton Waste Recovery Park was approved in 2014, North Yorkshire County Council (NYCC) – which has since been superseded by North Yorkshire Council – had assured residents that it would be a one-off installation and would not lead to further industrial ribbon development along the A1(M) corridor.

It added:

“If this development is allowed to proceed, what NYCC promised these local communities will have been proven to be false and we would be right to feel let down by the democratic process.”

The response from Goldsborough & Flaxby Parish Council was more blunt, asking:

“Why is a ‘dirty’ process such as this be even considered at Allerton? Why is it even needed at all? It should not be in a rural location and should not be allowed to be erected next to an incinerator that is already spoiling a rural location.”

Tynedale Roadstone is part of Durham-based MGL Group and currently operates two asphalt production plants, one in Newcastle-upon-Tyne and another at Barton, north of Catterick in North Yorkshire.

Asphalt is a mix of aggregates and bitumen – which is distilled from crude oil – and is commonly used in roadbuilding.

The Stray Ferret has contacted MGL Group for comment.

Read more:

• Harrogate district councils object to Allerton Park asphalt plant plan
• Environment Agency calls for Allerton Park asphalt plant to be rejected
• Plans to build asphalt plant beside controversial Allerton Park incinerator