A planning expert has issued an objection to Ripon Cathedral’s plans for a £6 annex, arguing the financial benefits of the expansion have not been properly costed.

The cathedral submitted plans a year ago for a two-storey structure on part of Minster Gardens, a public open space close to the ancient building.

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

Ripon Cathedral said it currently welcomes 100,000 visitors a year, which could increase by 33% if the expansion went ahead, bringing in crucial revenue.

The application is yet to be considered by councillors on North Yorkshire Council but it has been controversial in the city, particularly with business owners who fear the new cafe will take trade away from them.

The plans have received an objection this month from Peter Eggleton, a planner based in Ripon with two decades of experience who has conducted more than 1,000 planning appeals as an inspector.

Mr Eggleton wrote in his objection letter that the application has left him “astonished” due its financial implications and impact on the Old Deanery hotel and restaurant which stands next to the cathedral.

The Old Deanery

After studying planning documents submitted by the cathedral, he said there is “no suggestion” of what profits the new building might make. He also questioned if the returns from the cafe would even cover the running costs of operating the new building.

Mr Eggleton said: 

“The financial ‘promise’ of this proposal is not costed. There is no supporting financial information at all. Profits simply may not happen. It may be a financial liability. The applicants have already stated how many other buildings they have that they struggle to maintain.

“In any event, unless there is a mechanism for ensuring that profits are directed back into the cathedral, they would not secure anything of benefit to outweigh the proposed harm.”

Read More: 

• Overview of the Ripon Cathedral annex application
• Heritage watchdogs disagree over £6m Ripon Cathedral annex
• Ripon City Council withdraws support for cathedral development

The planner also strongly criticised the position of the new building, which he said would be “unacceptably overbearing” on the grade two listed Old Deanery.

Mr Eggleton added: 

“This is not a heritage-led design as suggested. It is the architect providing the client with everything on their wish list without proper consideration for the surrounding heritage assets.”

Ripon Cathedral declined to respond to Mr Eggleton’s comments but it issued the following statement about the plans last month:

“Research suggests that visitor numbers to the cathedral could increase by more than a third in the first five years (as outlined in our submission on the economic impact), which will have a significant effect on visitors to the city overall – and 47% of visitors to a city referenced the cathedral as their driver for the visit.

“This will obviously have a positive knock-on financial impact on businesses within the city, as well as support the long-term financial sustainability of the cathedral. As the dean and others have made clear in public statements and in conversation with business and café owners around the city – this project is good for everyone and isn’t intended to impact anyone in anything but a positive way.”

The Liberal Democrat candidate aiming to be Harrogate and Knaresborough’s next MP has said he opposes the latest expansion plans by Harrogate Spring Water.

However, the current Conservative MP Andrew Jones has not given an explicit indication of whether he supports or opposes the plans.

Harrogate Spring Water revealed proposals this month to fell 450 trees near its Harlow Moor Drive headquarters so it can expand its bottling plant and produce more plastic bottles.

It says the scheme will create 50 jobs and lead to a net biodiversity gain because it will create a 1,200-tree publicly accessible woodland nearby.

But the campaign group Save Rotary Wood is leading opposition to the loss of trees, which were planted by schoolchildren concerned about climate change.

Harrogate Spring Water, which is owned by French multinational Danone, is holding a public consultation event at the Crown Hotel in Harrogate from 4pm to 7pm tomorrow (Thursday, November 30).

Ahead of the meeting, we asked Mr Jones and Mr Gordon for their views on the subject.

Mr Gordon said:

“Whilst I absolutely want to see more jobs in Harrogate, and the benefit that would bring for our local economy, I do not support the plans in their current form.

“We should be protecting woodland and preserving biodiversity; to suggest there will be a net gain is not guaranteed, as it would take years for new trees to mature.”

Mr Jones gave a lengthier response but did not state explicitly whether he supported the proposal.

He said:

“The level of community engagement by Harrogate Spring Water on their latest application is a significant and welcome improvement on their previous attempt to achieve approval for their extension. That public consultation is critical as the outcome will rightly be a significant part of the considerations of the Harrogate and Knaresborough planning committee when they look at the application.

“The environmental offer is a big improvement on what we saw previously. And that is important, as constituents to whom I have spoken want significant additional tree planting and public access to that new woodland if the council are minded to approve the proposals.

“On the face of it, replacing trees that are lost on a 3-to-1 or a 6-to-1 ratio is a large increase in cover. The concern is that saplings will be replacing trees with 25 years’ growth. I have spoken to people who helped plant saplings in Rotary Wood all those years ago and I can understand why that is a very emotive part of these plans.”

Read more:

• Campaigners to protest at Harrogate Spring Water meeting
• Harrogate Spring Water plans reignite debate on trees and plastic

Mr Jones added:

“Having said that, it is also important to acknowledge that Harrogate Water is a successful local business that carries the name of our town across the world. I want that success to continue and to grow.

“So a welcome for the vastly improved public engagement, a welcome for the increased environmental offer alongside public access and a recognition that we want successful businesses locally. But I understand the caution about habitat loss and the loss of an area enjoyed by many for recreation.

“There is a public consultation event this week which can help further shape the proposals. I encourage everyone with an interest to attend that meeting and help ensure that the planners get the best possible application to consider.”

Council officers have recommended councillors approve an expansion of Rudding Park Hotel and Spa to create a new golfing clubhouse, family hub, tennis courts and the reinstatement of a walled garden.

Rudding Park is a luxury tourist destination on a sprawling 300-acre estate three miles south of Harrogate.

Planning documents say that its current clubhouse was originally built as a temporary facility but has now outgrown its useful life and “considerably discredits the course”.

The new building would be spread over two storeys and also would feature swimming pools, restaurants, a gym and changing rooms.

A replacement family hub would also be built to include a creche, softplay area and swimming pool.

Masterplan of the renovations as proposed by Rudding Park.

A walled garden was converted into a caravan park in the 1970s but would be reinstated.

Four new tennis courts and a pavilion are also proposed as part of the plans.

According to planning documents, the improvements will result in an additional 75 full time jobs and will lead to an extra £14.3 million being spent in the local area every year.

Documents state:

“Over the last 50 years, Rudding Park has become the standard bearer for quality hospitality in Harrogate, and positions Harrogate as a UK wide and international tourist destination. The owners have made consistent and intentional decisions to design and build the highest quality amenities and experiences for Harrogate, the North and the UK. With no exception.

“The vision is to create the UK’s best independent luxury resort and, to do this, the resort requires a new club house, redeveloped family facilities and additional sports amenities.

“To remain the jewel in the crown for Harrogate tourism, Rudding Park must develop these high-quality fitness, sports, leisure and recreational spaces to complement the hotel, spa and house and the legacy of the last 50 years’ development.”

The application will be decided by councillors who sit on North Yorkshire Council’s strategic planning committee in Northallerton on Tuesday (September 12) rather than those on the Harrogate & Knaresborough planning committee.

Read more:

• Rudding Park unveils golf and country club renovation plan
• Rudding Park refurbishment plan ‘could generate £14m’, say owners

The story is sponsored by Inter Ceramica.

A Harrogate bathroom and tile business that started out in a tiny shop 30 years ago, has begun work on extending its premises, to a super four-floor showroom at Hornbeam Park, Harrogate.

Today Inter Ceramica is an international stockist offering the best and latest in continental bathrooms and tiles from its 6,000sq ft display area.

Rob Challis, Inter Ceramica’s founder, said: 

“Italy has long been known as a global leader in tile manufacturing.

“Their products are supreme, and we’re delighted to have exclusive relationships with top manufacturers. It’s taken 30 years to build, but it’s worth it to guarantee the quality, reliability and continuity of supply for our customers.”

It’s a measure of their popularity that more than 1,000 tons of bespoke tiles arrive at Inter Ceramica’s Hornbeam Park warehouse each year, along with daily deliveries of premium bathroom equipment from top manufacturers including Laufen, VitrA, Roca and Hans Grohe – all beautifully displayed in the stunning showroom. 

A popular and free design service

For customers it’s all about style, inspiration and affordability, says Rob, who’s backed by a highly talented design team. He added:

“Our design service is key to bringing all these elements together, to help customers achieve their perfect bathroom, ensuite or wet room.

“Some are surprised to learn our design service is free. True, there’s a lot of work involved in bringing people’s dreams to reality. But our tiles and bathroom equipment are of the highest quality, so we’ve got to match that with the quality of our design.”

It’s a tribute to the team and quality products that Inter Ceramica can boast thousands of return customers. One of many benefits in being in business for over 30 years is those satisfied customers who offer honest and valuable feedback.

Inter Ceramica has a large selection of tiles, shower heads and much more.

Inter Ceramica works with recommended installers, believing that it’s better and more cost-effective for the customer to deal directly with the installers, safe in the knowledge that Inter Ceramica is working alongside them at all times. 

Inevitably, a prime consideration for the customer is cost and with such a turbulent world economy you’d expect prices to have rocketed but Inter Ceramica has managed to maintain and even reduce prices.

To make customer’s dream even easier to reach, Inter Ceramica has developed a range of finance options including ‘buy now, pay later’ and an interest-bearing finance option for up to 10 years. 

Inter Ceramica is the sister company of Revo Kitchens, which is a German Kitchen superstore also based at Hornbeam Park.  

Find out more: 

You can check out Inter Ceramica’s range of fabulous bathrooms and tiles on their website. Alternatively, you can drop into Inter Ceramica’s showroom at Hornbeam Park in Harrogate. 

Harrogate Borough Council looks set to buy land near Pateley Bridge Cemetery to increase burial space for the next 300 years.

Graham Swift, cabinet member for resources at the authority, will be asked next week to approve spending £32,500 to purchase 2.5 acres of land in the town.

James Bean, estates surveyor at the council, said in a report that the cemetery is expected to reach capacity for burials in the next two years.

He added that land next to the current cemetery, which is owned by Pateley Bridge Town Council, would be suitable to expand the site.

Mr Bean said:

“The cemetery at Pateley Bridge is soon to reach capacity and a solution for its longer term use needs to be established.

“Colleagues in the bereavement services team have identified an area of land next to the cemetery for possible expansion which would provide burial space for over 300 years.”

The land earmarked for purchase next to Pateley Bridge Cemetery.

Mr Bean added that the site would require planning consent following the purchase in order for the cemetery to expand.

A decision to acquire the land will be made at a cabinet member for resources meeting on March 7, 2023.

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A popular bar and cafe in central Harrogate is set to expand to offer more space for customers.

Starling on Oxford Street will close its doors on Sunday at 3pm to knock through to the neighbouring unit, tripling the ground floor space it currently has.

Owner Simon Midgley told the Stray Ferret that, despite the current economic uncertainty, he was confident the move was right for the business.

He said:

“We bounced back really strongly after the closures and lockdowns. We know what we do is well thought of and we’ve got a good team delivering it.

“It has been a slow burn to get to this point. We first looked next door at the start of the year and it has taken quite a long time to get to the point we are now.

“The world has changed a bit so it brings more challenges than there were 12 months ago. But I’ve done cash flow models working with our accountants, Wild and Co, and they’re doing a fantastic job to support us.

“We’re just really thrilled it has all come to fruition.”

Work has been taking place in the neighbouring building for around 12 weeks already, with the landlord also converting the upper floors into residential space.

Starling is expected to close for around three weeks while the ground floor is completed.

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One of the key reasons for the expansion, as well as extending the ground floor space, is to give a better view of what Starling offers from the street to entice people inside. The bar will be turned around and there will be more seating for customers.

Once it re-opens, more jobs will be created, including full- and part-time front-of-house roles and positions in the kitchen.

Simon said, like many other hospitality businesses, recruiting chefs had proved tricky this year and he was still seeking the right people to deliver the menu of brunches and pizzas to complement the soft and alcoholic drinks on offer.

He said:

“We’re expecting to be significantly busier.

“We aren’t trying to reinvent the wheel. I’ve got every confidence in the team and the sort of food and drink we offer.

“We aren’t trying to recreate what we are so much as create a better ambience and a more comfortable space in which to do it.”

He added:

“There are always challenges. As long as you assess the risk and go at it in a calculated way, when times are hard you’re better showing a bit of spark and attacking that situation than sitting back and being cautious.

“Put your best foot forward.”

Harrogate Spring Water saw sales return to almost pre-pandemic levels last year but still made a loss.

The company, which is owned by French multinational Danone, last week published its latest annual financial report covering the period from December 2020 to December 2021.

During this period, the company reported a turnover of £23m and a gross profit of £6.9m.

However, despite the improved sales figures for 2021, the company still made a loss of £1.3m after costs, expenses and tax.

Bouncing back

The healthy sales figures reflect how the bottled drinking water firm bounced back after its previous report, which covered March 2020 until December 2020, and saw revenue fall sharply.

The decline in 2020 was mainly due to hotels and restaurants that serve its water being closed due to covid.

Turnover in 2021 returned close to its pre-covid figures for 2019/20, when it recorded a turnover of £26.2m in the 12-month period ending March 31 2020.

Harrogate Spring Water declined to make a comment on the accounts.

Read more:

• Harrogate Spring Water investigating new water sources on council land
• Harrogate Spring Water ‘finalising’ latest expansion plans

The Pinewoods expansion

Meanwhile, Harrogate Spring Water is preparing to submit a new planning application to expand its bottling plant in the Pinewoods.

The company was granted outline planning permission to expand to the west of its existing site in 2016, which meant the principle of development had been established but the details had not been agreed.

The reserved matters application provoked a major backlash due to the loss of trees at Rotary Wood. In January 2021, councillors on the planning committee voted overwhelmingly to reject it— against the wishes of council officers who had recommended approval.

The firm held a consultation on plans for its Rotary Wood site this summer and said it would now provide a further update “in the coming weeks”.

Business Breakfast is sponsored by Harrogate law firm Truth Legal. 

Harrogate engineering consultants expand

Harrogate-based building services engineering practice, Tate Consulting, has expanded into Belfast.

The move has created five new jobs with Belfast-born director Jim Lee set to continue splitting his time between Belfast and Harrogate.

This will be the fourth office for the company, which provides commercial engineering solutions.

It has already secured a number of contracts, including Belfast Waterside, a development of 500 homes by MODA Living and a logistics facility in Dublin.

Aaron Stevenson and Kevin Gallagher have also joined the team as associate director and mechanical associate.

Jim Lee, Tate consulting director, said:

“This expansion will give us a valuable foothold and added resource in Belfast as well as facilitating further expansion into the Dublin market.

“We’re already working on several high-profile projects and part of this success is due to us being able to attract a highly skilled team, who want to work on career defining projects. It’s great to be able to utilise the talent that exists in Northern Ireland.”

Read more:

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Harrogate cafe opens deli shop

Café di Mamma Amelia on Harrogate’s King’s Road has expanded by opening a second shop a few doors down to sell deli foods and home-cooked ready meals.

Owner Antonio Cavinato said recent success had spurred him on to open a second business, similarly named Cucina di Mamma Amelia.

Both businesses are named after Mr Cavinato’s mother, who lives in Italy. The shop will sell a variety of meals to finish at home including the family’s secret recipe tiramisu, pizzas, lasagna and cannolis.

Antonio Cavinato

The new deli has allowed Mr Cavinato to hire two part-time staff and keep on his two full-time staff spreading the four staff and himself across both businesses. He said:

“When the opportunity came out of the blue to open a smaller business on King’s Road I came back from Italy and started small, but demand has soon outstripped what we could do in the small shop, and when No 148 became available, I decided to just go for it!

“Harrogate is a great town to run a business in, there is lots of support from locals for a small business, and I will now be running between the coffee shop and the deli up and down the street, so my gym will miss me!”

Harrogate solicitors set to expand with office in York

A Harrogate law firm is set to open a new office in York to meet growing demand from clients in the city.

Berwins plans to expand its regional footprint by opening an office in the newly-developed Guildhall. This will be the firm’s fifth office alongside Harrogate, Leeds, Sheffield and London.

Managing director, Paul Berwin, said:

“York is a natural fit for us. As a firm, we have a long track record of supporting businesses and individuals in the area and expanding our presence there will enable us to better serve their needs.”

“As well as supporting clients, committing to a physical office also enables us to fully play our part as a member of the city’s burgeoning business community. That dedication to caring for both client and community is at the heart of the way Berwins has operated since day one and will remain so as we continue to grow as a business.”

Berwins will support clients with a full range of legal advice from commercial matters to dispute resolution, family law to property.

Read more:

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Environmental campaigner Sarah Gibbs has revived her campaign to oppose the expansion of Harrogate Spring Water‘s bottling factory.

Ms Gibbs played a major role in the previous campaign against the company’s plans to fell trees in the Pinewoods to expand its site.

She stood outside Harrogate Borough Council during winter in a tree costume, urging the local authority to reject the scheme. The council, which received more than 400 objections, rejected the plans in January last year.

Now that the company has announced new plans, albeit on a smaller scale, Ms Gibbs has started campaigning again.

Last weekend she put up banners in the town centre and Valley Gardens for people to see during the jubilee celebrations. She is also considering protesting outside the council offices again.

She told the Stray Ferret she was “trying to do something rather than nothing” because she felt so passionately about the issue.

“I am trying to raise awareness because not everybody will be aware that this is on the agenda again.

“I would like to see our council take the climate emergency seriously.”

Pinewoods Conservation Group has said it is “encouraged” by Harrogate Spring Water’s decision to consult with people about its plans and and its commitment to “work with us and other key stakeholders to achieve a net biodiversity gain”.

Read more:

• Pinewoods tree protester vows to lobby council offices every week
• Harrogate Spring Water to submit new plans to expand bottling plant soon

Harrogate Spring Water said last month it planned to revert to its original 2017 plan to expand its bottling plant.

The move, which would result in the loss of two acres of woodland, would create 30 jobs. A planning application is expected in autumn after a period of public consultation.

Harrogate Spring Water’s offices on Harlow Moor Road.

Richard Hall, managing director at Harrogate Spring Water, said:

“The town of Harrogate and the local community are at the heart of our business. So it is important for us to ensure that, as we look to grow, create further job opportunities and continue to support the local and regional economy, we also listen to them.

“That’s why we are now encouraging people to engage with us on this process, to give us the benefit of their views and to help shape the future of the company.

“We have a shared interest in driving prosperity for the town and creating a sustainable future for a key business that takes the Harrogate name around the UK and the world, and we hope that this process will allow us to come to a resolution which addresses people’s concerns and the town’s aspirations.”