Ripon Rugby Club’s plan to build a 100-seater stand at its Mallorie Park ground has moved a step closer.

If approved by North Yorkshire Council, the new spectator facility will be paid for from a legacy left to the club by former first team captain and president Tim Wray, who died in 2018.

At its full Ripon City Council meeting on Monday, members gave their support to a planning application, which also includes a request to build pitch-side shelters/dugouts for coaches, players and disabled supporters.

Other planned improvements are a new shed for ground maintenance equipment,  a security fence and creation of a new entry route into the site.

Should planning consent be granted, the stand, alongside the club’s first team pitch, will be named The Tim Wray Stand as a lasting tribute to the club’s benefactor.

Ripon Rugby Union Football Club, is approaching its 140th anniversary, having been founded in 1886.

The club, which has 800 members and its own clubhouse, has two men’s and one women’s teams, along with one of the largest junior sections in the north of England.

In addition to its focus on rugby, it hosts Ripon Runners and provides facilities that are used by community groups and organisations.

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“The restoration will enable us to reveal classical features, such as stunning stained glass windows and ornate tiles dating back to the elegant Edwardian era, that have been covered up since 1936 when the site was remodelled to include a public swimming pool.

“These features are part of Ripon’s heritage and will be freely accessible for people to see in the pump room area, which will be open for the community to visit.”

The proposed north (top) and west elevations.

“We have carried out a great deal of research into the history of the spa to produce a scheme that re-establishes the seamless link that it previously had with Spa Gardens.

“The new buildings have been designed to be sympathetic to, and respectful of, their historic surroundings.”

Rhe distinctive terracota cladding.

Killinghall Cricket Club has been given the go-ahead to build a new two-storey pavilion.

North Yorkshire Council approved the club’s planning application today, after saying previous designs would have been too large and overbearing.

The decision paves the way for the demolition of the current 1970s building, which has two small changing areas and communal showers that give little privacy.

The club hopes the new pavilion will be more appealing to female players and umpires, who currently have to arrive in kit or get changed in the toilets or communal areas.

The current pavilion

Trevor Watson, assistant director of planning at the council, included a series of conditions attached to the decision.

They included that development must begin within three years and construction work can only take place between 8am and 6pm from Monday to Friday and from 8am to 3pm on Saturdays.

Killinghall finished fourth in division one of this year’s Nidderdale and District Amateur Cricket League.

Since the demolition of the Three Horseshoes pub and the long-term closure of The Greyhounds Inn, the club pavilion and bar has become a social centre for the village at weekends.

It hopes the new pavilion will enhance this and encourage junior players.

The club said in planning documents:

“This development is very much needed to the club and the village community.”

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A new application has been submitted to build 138 homes on Water Lane in Knaresborough.

The plans, put forward by Cunnane Town Planning on behalf of landowner Geoffrey Holland, also include a playground, a pond, and tree-lined streets.

The site had previously been subject to a proposal for 170 homes, which was rejected by Harrogate Borough Council in August 2021.

An appeal over that decision was unsuccessful, with the government’s planning inspector saying the plans would have caused “significant harm” to the surrounding area.

In the new plans submitted to North Yorkshire Council, Haines Phillips Architects said:

“The submission now presents a well-balanced, landscape dominated proposal where front gardens are generous, dwellings are no longer cramped, parking or garaging no longer remote or dominant, and casual surveillance and street activity visible in all locations.

“Thus this revised proposal addresses both the inspector’s concerns at appeal and the subsequent comments of the planning officers throughout the recent pre-application dialogue.”

The documents reveal that plans for 148 homes were initially considered after the appeal failed, but a council case officer suggested the scheme be “wholly redesigned”.

After this was done, the planning officer said the proposal was “moving in the right direction”, and further discussions resulted in the new plans being submitted this month.

The previous plan for 170 homes, which was rejected on appeal

The site, a former nursery, lies adjacent to housing on Halfpenny Lane, and to the Hay-a-Park site of special scientific interest.

Road access would be created via Mint Garth, with footpaths onto the site from Guinea Croft and Water Lane.

To view or comment on the application, visit North Yorkshire Council’s planning website and use reference ZC23/02886/FULMAJ.

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A petition signed by more than 800 people against the felling of trees in Ripon Cathedral’s £6 million expansion plans has been delivered to North Yorkshire Council.

The cathedral submitted plans in December for a two-storey structure on part of the public open space known as Minster Gardens.

It says the building is much-needed and will provide a new song school for its choir, a cafe, toilet facilities and disabled access.

But the plans also include the loss of a veteran beech tree as well as 10 other trees on the gardens which has proved controversial.

The cathedral has argued that 14 trees would be planted round the development as well as a further 300 at Studley Royal.

However to Jenni Holman, who set up the petition, this fails to compensate for the loss of the mature trees as well as part of the green space that would be built on.

The petition is still available to be signed in Karma on Kirkgate in Ripon and Ms Holman hopes more than 1,000 people will have put their names to it soon.

She told the Local Democracy Reporting Service:

“I organised it, with the help of many others, because I fundamentally disagree with the plans to build an annexe for the Cathedral’s use on Minster Gardens. Firstly and most importantly because it would mean felling eleven mature trees, one of which is a beech tree which has been awarded ‘veteran’ status. I shouldn’t need to explain the importance of trees now!

“Secondly, the area in question, Minster Gardens is a beautiful green space in a built up area, again climatically it is not good to create more hard surface areas. This park is used by people to sit and quietly enjoy, it contains a beautiful memorial garden too.

“It has been used for entertainment, for example when the theatre festival was on and many enjoyed the recent musical entertainment which rounded off St Wilfrid’s day.”

Ripon Cathedral’s plans have been backed by the public body Historic England as well as the Cathedrals Fabric Commission for England.

The catherdral currently welcomes 100,000 visitors a year, which it argues could increase by 33% if the expansion went ahead.

The Dean of Ripon the Very Rev John Dobson said the tree campaigners were risking undermining a development which he believes will “hugely enhance” both the city and its cathedral.

He said:

“We are really disappointed with how this petition has been positioned as we feel that it is not representative of the plans submitted.

“It’s disingenuous to suggest that this development would take away green space from the city, in fact it is adding to the usable green space in the area and landscaping will flow into the memorial garden. No one takes a decision to cut down a tree lightly but we believe this new development will bring a wide range of benefits to the city.

“We are planting 14 trees around the development and a further 300 on land which has been made available to us at Studley, as well as increasing the biodiversity of the green space created.”

Councillors on North Yorkshire Council’s Skipton and Ripon planning committee are expected to consider the application later this year.

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A controversial Harrogate planning application which has attracted more than 350 objections could be decided this week.

The proposal for 17 new homes at the bottom of Almsford Bank has attracted 364 public comments, all but five of which are against the plans.

A target decision date for the plans, which include a mix of self-build and affordable homes, has been set by North Yorkshire Council for this Thursday.

Objectors have raised concerns about the impact on the Crimple Valley, which is designated a special landscape area (SLA), as well as safety around the entrance to the homes on the A61 Leeds Road.

In documents submitted with the plans, applicants Square Feet Limited and Antela Developments Limited said:

“There are currently no dedicated cycling facilities/routes along the A61 between Pannal and the southern fringes of Harrogate.

“Coupled with that, the existing 50mph speed limit on this section of Leeds Road means that traffic speeds are not particularly conducive to providing a pedestrian/cycle friendly environment – including the Almsford Bank section where the existing overtaking lane only serves to encourage higher traffic speeds.

“This overtaking lane is historic (prior to the by-pass) and is considered to be unnecessary and in an inappropriate urban location, only serving to increase vehicle speeds further as traffic enters a 30mph residential [area].

“Whilst not considered necessary, particularly for a scheme of just 17 dwellings now, the proposed development presents an opportunity to address this infrastructure/accessibility deficiency and assist in encouraging sustainable travel.”

The applicants propose installing a shared pedestrian and cycle path on the footpath on the western side of the A61 going up Almsford Bank, as well as a cycleway on the southbound carriageway going downhill.

They also suggest removing the stretch of 50mph limit along the A61 and maintaining a 40mph limit from Pannal to the top of Almsford Bank, where it becomes 30mph.

However, North Yorkshire Council’s highways department has raised concerns about those proposals, saying traffic is already travelling too fast on the A61.

Its response to the application said the entrance to the site could lead to slow-moving traffic on the A61 as vehicles approach at speed, while introducing cycle lanes could make the road too narrow for large vehicles to pass bicycles safely.

Its statement added:

“Any reduction in capacity on Leeds Road will inevitably lead to more traffic using alternative routes through Burn Bridge, Yew Tree Lane and Pannal Ash Road which are less suitable, predominantly residential, and already congested.”

The red line shows the development area, and the yellow the self-build element, within the blue line of the owners’ land

Other concerns raised by consultees include the practicalities of enforcing any section 106 agreement, which require developers to pay for investment in local infrastructure when building new houses.

They says the inclusion of 10 self-build plots on the site would likely mean there would be multiple developers involved, making such an agreement harder to enforce.

The site, which is not included in the local plan guiding where development should take place, has previously had applications for larger numbers of houses turned down or withdrawn.

Last year, a proposal for 35 homes including 14 self-build plots was rejected by Harrogate Borough Council, after attracting almost 250 people to write in opposition.

Plans for 35 homes submitted in 2019 were withdrawn, as was a scheme for 65 houses put forward in 2018. Each had received more than 100 letters of objection.

Among the 359 letters objecting to the current plans is one from Mike Black, a Pannal resident, who said:

“Here we go again. This is another ridiculous attempt to build a housing development in a special landscape area that is one of the most precious and beautiful areas of countryside on the edges of Harrogate.

“It is highly valued by local communities as an unspoilt green space where you can walk and relax. A housing development will destroy much of this precious resource.

“Not only that, but its location will increase traffic flow at a very dangerous bend on the A61. There have been a number of fatal accidents here already. It is crazy to increase the dangers that already exist.

“Please do not let developers ruin our natural environment. Their gain would be a massive loss to thousands and thousands of people in our local community.”

To view the application, visit the North Yorkshire Council planning website and use reference 23/01082/OUTMAJ.

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Plans to build an 80-bed care home close to the centre of Ripon have been refused by North Yorkshire Council.

Muller Property Group proposed to demolish industrial buildings at T&R Williamson business park to make way for a new care facility.

Eight units at the site are currently occupied and let to various tenants and the development would have resulted in the loss of between 12-15 jobs.

However, the developer argued that 70 social care jobs would have been created through the scheme.

Access to the site, which is next to the city’s Aldi supermarket and near to the fire and police station, was proposed off Stonebridgegate.

According to plans attached to the application, the developer hoped to deliver a “high-quality” care home on the site with a design that better reflects the surroundings than what is currently there.

Besides the bedrooms, the plans also included several shared living rooms, a hair and nail salon for residents, a cafe and 31 car parking spaces.

The developer added in documents:

“The development will improve the appearance of the site and will provide a use which is much more in-keeping with the residential character of the area.”

But the NHS told the council GP practices in Ripon did not have the capacity to accommodate the additional residents that would arise from the care home. It asked for a contribution of £40,478 to go towards local health services.

Despite the creation of new social care jobs, the council said in its refusal notice that it objected to the proposed loss of employment space due to the demolition of the industrial buildings.

The refusal notice said:

“The proposed development would result in the loss of existing employment floorspace.

“No evidence has been submitted to demonstrate that the site has been actively marketed for employment use, that continued use of the site for employment is no longer viable, that the existing businesses remaining on the site could relocate to comparable suitable premises in the local area, or that alternative employment uses cannot be accommodated on the site.”

The council also said the size of the building would harm the Ripon Conservation Area, the facility would not provide “satisfactory living conditions” for residents and insufficient information had been provided
regarding the potential implications of gypsum-related ground stability issues.

The developer can appeal the decision.

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About 30 Knaresborough residents and the town council have objected to plans to build nine flats on the site of one of the town’s oldest houses and its garden.

Paul Franklin has submitted plans to demolish the property and build the homes on land off Stockwell Road.

Mr Franklin said the scheme would “provide local people a quality and sustainable place to live and enjoy Knaresborough”.

But some 30 objections have been made to the North Yorkshire Council, which will approve or reject the application. The decision will either be made by the council’s planning committee, which consists of elected councillors, or by an individual planning officer.

The objectors include Knaresborough Town Council, which said in its submission the development would be “overbearing and will overlook neighbouring properties particularly gardens affecting other residents privacy”, create parking problems and increase congestion.

It added trees were removed from the site during nesting season and the application was “not sufficiently different from the previous one” refused in 2007.

Its concluded:

“Knaresborough Town Council ask that the application is strongly rejected and that it should go to the North Yorkshire Council’s planning committee for consideration.”

A group of residents recently asked to meet the Stray Ferret at the site to voice their concerns.

Estelle Green, whose garden on St Margaret’s Road has traditionally overlooked trees, now faces the prospect of neighbours being able to see into her home. She said:

“Our community is devastated, we are all standing together.”

The green area where the flats would be built.

Ann Briscoe agreed, adding:

“We would lose our privacy and the scheme is completely out of keeping with the area.”

Tony Sandland said traffic problems and pollution were major concerns, along with fears that concreting over the garden would increase the risk of flooding.

The objections submitted on the council website include concerns about the scheme worsening “gridlock across the railway bridge” on Stockwell Road, the “inadequate” number of parking places in a residential area close to the town centre, a GP surgery and schools.

There is also concern about the loss of the current stone building, which one objector says is “steeped in history, farming, once a bakery and many years ago a sweetshop”.

Another objection says the size of the proposed three-storey development, overlooking two-storey properties, “is completely out of proportion and would lead not only to a loss of privacy but to a significant loss in natural light”.

There are fears the development will heighten parking difficulties on adjoining St Margaret’s Road.

‘Quality and sustainable places to live’

A design and access statement submitted as part of the planning process said the applicant has identified a need for housing in the specific area and “the proposals will have no detrimental effect to the surrounding properties”.

The Stray Ferret asked Mr Franklin to respond to concerns. He said:

“For over 12 months we have been in consultation with the council. Under the guidance of external consultees, we have carefully designed a scheme to provide local people a quality and sustainable place to live and enjoy Knaresborough.

“Comments have been received from local residents mainly covering historically-recurring issues which need to be raised with the relevant bodies – Yorkshire Water, highways authority etc.

“Knaresborough has a rich history, but the site is not a historical asset or listed building and is beyond economical repair despite significant investment during ownership.

“Our garden was cleared of nettles, perennial weeds and thistles and four disease-ridden / choked trees over the past two years. Felling of diseased trees was done outside of nesting season, and no Tree Protection Orders were in place.

“For further comment, please see the responses made to individual commentators that will be submitted to the council as part of the consultation.”

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A developer campaigning for more self-build housing sites in the Harrogate district has vowed to re-submit an application to build low-carbon eco-homes at Flaxby. 

Ben Holmes first applied in 2020 for planning permission to build nine homes around the edge of the site on the southern approach to the village, all with solar panels and air-source heat-pumps, and communal facilities in the middle. 

But the government’s Planning Inspectorate turned down the application, saying the plans’ nuclear format did not conform to the village’s traditional linear pattern. It also cited a lack of housing density; it wanted more homes to the be built on the site. 

Mr Holmes, who is originally from Birstwith, then applied to build 20 homes, but withdrew the application after conversations with residents who felt the density was too high. He also applied to create a nature reserve in an adjoining paddock, to be gifted to the village, but this too was refused by planners. 

His latest application was for five homes following the line of the road, so as to fit in with the village’s linear format, but that too has been rejected by a planning inspector, who had concerns about the effects on the landscape and the future residents’ over-reliance on cars to get to amenities. 

Mr Holmes now plans to submit an application for just two large, self-build homes, and to gift the remainder of the site to the village as a nature reserve or playground, or for any use the villagers feel they need. He said:

“It’s just incredible that the council should put so many barriers in the way of high-quality, low-carbon homes like these. 

“We should be encouraging people to design and build their own homes – that’s what they do on the continent. Instead, we rely on the Big 5 housebuilders to provide our houses, as cheaply as possible.” 

All the homes Mr Holmes has applied to build would conform to Passivhaus standards. 

Pioneered in Germany, Passivhaus homes are built to be extremely energy-efficient, with heating and lighting costs typically under £100 a year. Build costs tend to be 10-20% more than for conventional homes, but that initial outlay is recouped within a few years of construction through savings on energy bills. 

The latest application will be for just two large homes at the Flaxby site.

Despite Mr Holmes’ repeated efforts to gain permission to develop the site, none of his applications were assessed by Harrogate Borough Council’s planning committee because they were rejected by planning staff. He said: 

“What we really need is to get this scheme in front of the planning committee. They’re elected and can better represent people’s views. 

“I’ve been badgering the council’s planning department for years to get it before the planning committee, but I think they’re afraid it will go through and open the floodgates to loads more applications on the edges of settlements. That’s not part of their Local Plan, and they wouldn’t have control over these developments. 

“Hopefully, the new [North Yorkshire] council will be more amenable and more supportive of this kind of development. It’s very much needed.” 

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The National Trust has applied for planning permission to carry out repairs to an ancient weir that is in danger of collapse.

The weir, to the north-east end of Studley Royal Water Garden, is a listed structure and forms part of the World Heritage Site at Fountains Abbey near Ripon.

The work will aim to stabilise the retaining walls around the weir, parts of which date back to the early 18th century. As part of its application on behalf of the National Trust, JBA Consulting said:

“The wall on the east side of the outfall is collapsing as a result of failure of its fabric, historic tree damage and past flood events, whilst the wall on the west side is collapsing as a result of intrusive root action from a nearby tree and past flood events.

“The proposed works are intended to stabilise the wall and repair the damage through installation of modern retaining walls which will be dressed using the stones saved from the extant walls. Following the repair, the walls will be reinstated to their former character and stabilised for the future.”

Part of the retaining wall is at risk of collapse.

The application said the footpath along the side of the river and the footbridge over it would remain open during the works.

However, access to the river bank may need to be restricted for safety reasons, it said. A temporary works area will be installed to the north of the river to store materials and allow a vehicle to be kept on site.

The application added:

“Without the proposed repair works there is the risk that the water from the outflow will continue to undermine the drystone wall leading to damage of the more formal dressed stone structure and the riverbank.

“There is also a risk of the mature tree on the bank above the south wall becoming unstable as the wall and earth bank behind it degrades further.”

The plans will be decided by North Yorkshire Council at a later date. To view or comment on the application, visit the planning pages of North Yorkshire Council’s website and use reference ZC23/01443/LB.

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