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Mar 2023

Last Updated: 06/03/2023

Environment

Heritage watchdogs disagree over £6m Ripon Cathedral annex

by Tim Flanagan

| 06 Mar, 2023

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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Heritage watchdogs disagree over £6m Ripon Cathedral annex

'Unacceptable'

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