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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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

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

Read more:

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

St Wilfrid’s on Coltsgate Hill, Ripon, has received an amazing early Christmas gift  – an organ worth £350,000.

The Grade II listed church, which is among the city’s architectural gems and described as one of the finest Catholic parish churches in England, has taken delivery of a mechanical action pipe organ, formerly in use at the University of Huddersfield.

Built by JW Walker of Brandon in Suffolk for Castleford businessman Michael Phipps, the organ was subsequently donated by him to the university in 2008 and now, with the assistance of Dr John Rowntree, one of the UK’s foremost organ specialists, it has found a new home in Ripon.

Dr Rowntree, director of music at Douai Abbey in Berkshire, is chair of the British Institute of Organ Studies and the Committee for the Listing of Historic Organs,

Dr John Rowntree (left) and Canon Ian Smith, are pictured in St Wilfrid’s, where the organ will be installed in the loft at the back of the church

He told the Stray Ferret:

“This wonderful instrument is of Grade 1 class and, with its mechanical action, is particularly suitable for playing music from the Bach period.

“It will give a completeness to the restoration of this beautiful church and I look forward to being involved in its installation here in the New Year.”

Parish priest Canon Ian Smith, plays the organ and keenly awaits the day when he has the opportunity take to the keyboards and pedals.

He said:

“It’s a superb instrument and such a generous gift from Huddersfield University. We had to move quickly and, with invaluable advice from Dr Rowntree, all parts of the organ are now here and ready to be reassembled, once we have raised the necessary funding.”

Canon Smith added:

“In making the donation to us, the university had one proviso – saying that its students have the right to visit our church to play the organ. They will be made most welcome,”

Parishioner Barrie Price, who is chair of the church fundraising committee, which has raised £500,000 for an ongoing programme of restoration and development, pointed out:

“The organ is valued at £350,000  and would have originally cost considerably more.

“Its rebuilding and installation cost is quoted at £40,000 and the Leeds Diocese have agreed that we can go ahead for half this figure in the New Year, by loaning the parish the other half.

Mr Price, added:

“We have launched a special organ fund, which is separate  from the Restoration Appeal, which we hope will raise this first half over the Advent period so that it can be installed early in 2024.”

Residents woke up yesterday morning to find Ripon wrapped in a white blanket, as the first significant snowfall of the winter covered the city.

The Stray Ferret was on hand to capture images from the Millfield play area at Bondgate Green, as parents and children played, to Spa Gardens, where Mick Burns’  striking Alice in Wonderland sculpture was transformed into Alice in Winterland.

Families braved the winter weather for some weekend fun at the Millfiled play area

Spa Gardens will become a focus of Christmas celebration from December15 to 17, when an array of illuminated decorations will light up the parkland area.

The free family-focused festive event, open from 2pm until 8pm on each of the three days, will offer entertainment and visual delights, with a number of displays, alongside Santa and his sleigh.

The wonderland sculpture which features Alice and other characters from her adventures, is a lasting reminder of the city’s link to the world-famous books of Lewis Carroll (AKA Charles Lutwidge Dodgson) whose father was a canon at Ripon Cathedral and the author was a chorister.

The artwork, unveiled  in 2013 and extended by Burns in 2014,  was caught in the winter chill yesterday, but will be bathed in light for the wonderland event.

A wintry Ripon Cathedral, viewed from Minster Gardens

In Market Square, the city’s Christmas tree and reindeer decoration, provided a fitting festive setting for Ripon Town Hall.

The stylish Georgian building (pictured) was built in 1799 as a townhouse for Mrs Elizabeth Allanson and assigned to the corporation in 1897 by her heir the first Marquess of Ripon, who served as the city’s mayor for two consecutive terms from 1895.

The life and work of George Frederick Samuel Robinson, Ripon’s most high profile politician, who also served as Viceroy and Governor-General of India from 1880 to 1884, is celebrated with a statue in his honour in Spa Gardens (pictured below)

Yesterday, his towering figure could be seen in the Narnia-like setting of the gardens, surrounded by evergreen trees coated in snow.

Read more:

• Why is time is no longer standing still at a Ripon monument?
• See How Hill in the snow

Ripon’s last remaining high street bank has closed until December 13 for “essential maintenance”.

Diane Whelan (pictured), 86, was one of many disgruntled customers who arrived at the branch on the corner of High Skellgate and Westgate today to find it closed. 

A sign in the window advises customers that the nearest branch is in Harrogate town centre. It adds that people can access remote banking online and on the HSBC mobile app.

The bank closed on Thursday (November 30) for essential maintenance.

Diane Whelan.

Ms Whelan told the Stray Ferret: 

“This could not be more inconvenient, with Christmas just over three weeks away.

“Why couldn’t this work have been done at some other time?”

Ms Whelan has been an HSBC customer for more than 60 years and was calling to get a statement. 

She said: 

“I’m afraid I don’t do online and I’m sure other people like me will feel the same.”

The closure of Halifax in November 2022 left HSBC, which has no external cash machine, as the city’s only remaining bank.

Read more:

• Halifax closure leaves Ripon with one remaining bank
• Harrogate and Ripon survive today’s cull of HSBC branches

There’s only a small distance between their old and new Ripon stores, but for Sam Huby and Theo Hiley it’s a very big move.

The joint owners of Bikemonger, which stocks Surly and Salsa off-road fat bikes and gravel bikes, set up business in 2019 in a retail unit tucked away on Duck Hill.

Yesterday morning they completed the relocation to premises four times the size at 2 Kirkgate.

They invited the Stray Ferret to see how they have transformed the former carpet store into a showroom for specialised bicycles, bikepacking goods and associated equipment and spares.

Mr Huby said:

“We sell both online and direct to customers who call in to see us and by quadrupling our retail space to almost 2,000 square feet, we now have the room to properly display the bikes and accessories, which will hopefully lead to growth in sales.”

Some of the bikepacking goods on display

Through its online presence, the independent niche bicycle business has attracted customers from far and wide,

Mr Huby said:

“The fat bikes have extra large tyres that can handle any type of terrain and we’ve sold one to a man who visited us from Norway and uses it for cycling in snow and ice, while another customer bought one for riding across the frozen waters of  Lake Biakal in Siberia.

“Next month a man who lives locally, is calling to see us to collect a bike for cycling across the sand dunes in Saudi Arabia.”

Closer to home, Bikemonger will be looking after local customers from Ripon and surrounding areas who are buying bicycles as Christmas presents, or bringing in bikes for repair.

Mr Hiley said:

“The new shop is in a better location for us in one of the main footfall areas of the city and that will give us increased visibility and help us to attract passing trade.

“With our increased space we will also be able to cater for a wider base of customers and sell more off-road bikes that are suitable for children.”

Main picture: Theo Hiley (left) and Sam Huby, at their newly-opened store in Market Place South

North Yorkshire Council highway engineers and other workmen have been out in force in Ripon city centre today.

Engineers started three days of trial works to discover what exactly lies beneath the surface of the Market Place East and West roads.

Meanwhile, a council colleague was eradicating weeds and grass around the base of the obelisk and poking out of the joints between the paving sets on the southern half of Market Square.

He told the Stray Ferret the environmentally friendly means being used to rid the monument and square of unsightly growths is a combination of potato starch and steam,  previously used for weed clearance in Harrogate’s Valley Gardens.

The trial works began on Market Place East this morning.

Deeper down under the cracked and uneven block paving roads adjacent to Market Square, engineers are carrying out tests to find out more about their foundations, so that a scheme can be drawn up for comprehensive tarmac resurfacing costing £630,000 works to go ahead next October.

The trial work is scheduled to last until Wednesday and while it is ongoing each road will be kept open but reduced to a single lane, meaning traffic disruption and delays are likely.

North Yorkshire Council said in a statement:

“Pedestrian access will be maintained throughout and on-site personnel will assist in managing access to properties and businesses within the works area.”

Main picture: A council workman uses starch and steam to clear weeds on Market Square South.

Read more:

• Giant snow globe is heading for Ripon
• Moorside Primary School in Ripon rated ‘good’ by Ofsted

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’