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 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:
The Very Revd John Dobson said that the loss of trees presents a ‘moral dilemma’
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.
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.”
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’.
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.
Woodland Trust backs Ripon campaign to save veteran beech tree
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.
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.
Felling trees for Ripon Cathedral expansion presents ‘moral dilemma’, says Dean
The Dean of Ripon has said plans to remove trees from Minster Gardens to make way for a new £6 million cathedral building presented a “moral dilemma”.
The Very Revd. John Dobson presented the cathedral’s annual review on Saturday.
It addressed plans to fell 11 trees, including a beech listed by the Woodland Trust as having veteran status, to create space for a two-storey building on the gardens to the north of the ancient building.
The proposed annex development, which includes a song school, refectory, accessible toilets, shop and additional storage space, is part of the Ripon Cathedral Renewed project which aims to safeguard the future of the cathedral.
The Dean said all possible options for the location of the annex had been considered.
In a leaflet given to parishioners and members of the public who attended on Saturday, Dean John said:
“We regret the need to fell 11 trees and are sympathetic to public concern. There is a moral dilemma though which requires balancing this with urgent needs and undeniable benefits.”
“Providing 21st century facilities is not only essential, but will help to attract more visitors to the cathedral and thereby to the city.”
He added:
“Ripon Cathedral attracts 100,000 visitors per year, in addition to pilgrims, worshippers and concert goers. Experts predict that this project will result in an increase in numbers of between 30% and 50% — good news for the local economy and local businesses.”
The Dean acknowledged not everybody was in favour of the development and said:
“Some people here today will disagree with us about the felling of trees. We respect those people, but we disagree with them.”
Jenni Holman, who has raised a petition signed by 1,400 people opposing the removal of trees to make way for the annex, said:
“The loss of mature trees and impact on the wildlife that depend upon them for habitat is totally unacceptable.
“This is not about a difference of opinions, it’s something that we say is just wrong.”
As part of its mitigation strategy, the cathedral proposes to plant 300 native trees on land near Studley, but fellow objector Pat Waterfall questioned:
“How will the planting of trees outside the city mitigate for the huge carbon footprint of the new building?
Councillors on North Yorkshire Council’s Skipton and Ripon planning committee are expected to adjudicate on the application this year.