As decision day for the controversial Ripon Cathedral annexe planning application approaches, more than 40 ‘Save our Trees’ campaigners held a peaceful protest march through the city today (Saturday)

The march, attended by some of the 2,300 people who have signed the petition raised by Ripon resident and campaigner Jenni Holman, started at 12 noon on Minster Gardens, where 11 mature trees, including a 200-year-old beech of veteran status, are threatened by the proposed development on the green open space.

The park, which is within the Ripon Conservation area, is  currently owned and maintained by North Yorkshire Council.

The cathedral’s £8 million plan is for a two-storey standalone building, that would include an 80-seat refectory, gift shop, song school, accessible toilets and additional storage space.

Ms Holman, told the Stray Ferret:

“We reiterate, as we have done throughout our year-long campaign, that we want the cathedral to thrive and have the facilities that it needs.

“However, the proposed location of the annexe on a precious green open space that has been enjoyed by the people of Ripon and visitors to the city for two centuries, is not acceptable and we cannot support an application that involves cutting down healthy trees and the loss of green space.”

This computer generated image shows the proposed annexe located on the gardens to the north of the cathedral. Picture Ripon Cathedral Renewed

The dean and chapter have previously said that in compensation for the lost trees, it will plant 21 in the vicinity of the cathedral and a further 300 on land ‘near Studley’ but campaigner Brian McHugh, who has raised concerns about this aspect of the proposed development, said:

“The mitigation strategy of the off site planting 4 miles outside Ripon, is a central pillar to the Cathedral’s argument. And it needs to be a strategy that can be scrutinised and evaluated by the planning committee in making their decision. Despite publicly repeating 300 trees in their literature, the Cathedral now say that this ‘is a private matter between the Cathedral and the landowner.

“How can the planning committee ensure that the mitigation strategy meets the objectives, if they are being denied access to the agreement between the parties?”

The protestors handed out leaflets to shoppers and visitors, as they marched from Minster Gardens along Kirkgate and on to Market Square

Mr McHugh, added:

“We do not want Ripon to become a city synonymous with tree-felling. We do not want Ripon to join the list of Sheffield, Plymouth, Devon, Windermere or Sycamore Gap, where the destruction of nature has hit national news headlines.”

Woodland Trust Supports campaign

Statutory consultee The Woodland Trust has formally objected to the planning application, along with other consultees  Ripon City Council and Ripon Civic Society.

,Jack Taylor, the trust’s lead campaigner for woods under threat, said in a 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  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 campaigners stood outside the town hall to draw attention to the fact that Ripon City Council objects to the annexe plan.

The cathedral’s consultation

On Thursday,  the cathedral, whose plans are supported by Historic England, the cathedral’s independent fabric advisory committee, the Cathedrals Fabric Commission for England and Ripon Together, held the last of 22 drop-in sessions as part of a public consultation programme which began in February.

The programme was launched after the Cathedral announced that it had sought and received permission from North Yorkshire Council to pause the annexe planning application for three months.

Prior to the first drop-in session, a spokesperson for Dean John Dobson and the cathedral chapter, said:

“It is hoped that a pause in the planning application to allow for additional consultation will prompt a genuine exchange of views, the sharing of informed ideas and the constructive discussion of concerns raised.”

The Dean of Ripon the Very Revd John Dobson

In a subsequent interview with the dean published by the Stray Ferret on March 3, he said:

“The purpose of the pause — and it may be a vain attempt — is an attempt on our part to enable people to hear the facts as we in the cathedral perceive them, i.e. these are the actual proposals, this is where we are proposing to build, these are the trees that would be affected by it, this would be the mitigation plan.

“Many people think this is a fantastic scheme that would enhance the cathedral, that would enhance what could be a cathedral quarter and would enhance the city. It would have economic benefits and it would have an aesthetic benefit. Many people believe that.”

Dean John, added:

“We genuinely want to hear what people think. If people of Ripon are really against this, well, say so. But actually, are they? I’m not convinced we know whether they are or not. Many haven’t engaged with the precise proposal.”

“But we haven’t fallen out. It’s perfectly reasonable for people to take a contrary view. What isn’t reasonable is for people to just make things up to create an alternative narrative. That I think is hugely disappointing and detrimental.”

“Well, I’m hopeful. It seems to me the arguments are compelling; the benefits are overwhelming. But I do accept some people are very unhappy about it. The question is: how many, and why, and how we address that. But we cannot carry on just looking at more and more options.”

The Stray Ferret approached the cathedral regarding views expressed by Mr McHugh about the tree mitigation strategy, but no response was received at the time of publication.

Main image: ‘Save our trees’ campaigners pictured on Minster Gardens at lunchtime today, before marching to the city centre.

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Ripon Cathedral’s plans for a £6 million annex on public open space to the north of the ancient grade I listed building have suffered a significant setback.

The city council, which a year ago voted to ‘support the general principle’ of the proposed development featuring a song school, refectory, shop, toilets and storage space, last night reversed that decision with a 4-3 vote against the scheme.

The ‘no’ vote, proposed by former Mayor of Ripon Councillor Eamon Parkin and seconded by Cllr Jackie Crozier, came at a full council meeting at which 10 members of the public voiced objections to the cathedral’s plans and nobody spoke in favour.

Loss of a veteran beech and other mature trees, along with concerns about the impact of the proposed development on hospitality and other businesses in the city, were the two main issues that prompted the council to withdraw its support and lodge an objection with North Yorkshire Council.

City councillors Andrew Williams and Barbara Brodigan, who sit on North Yorkshire Council’s Skipton and Ripon planning committee which, in the New Year will have the final say on the application, did not take part in the debate or vote. They absented themselves from the meeting after listening to the points raised by members of the public

Save the trees campaigners pictured near the veteran beech during last month’s peaceful protest at Minster Gardens.

Among the speakers was Ripon resident Jenni Holman, who launched a petition in April aimed at saving the veteran beech and 10 other trees, which will be felled if the cathedral’s application is approved.

She told the meeting:

“The petition has gathered more than 2,000 signatures, with more coming each day.

“Those who have signed it do not object to the cathedral having the facilities that it needs to prosper, we are simply saying that Minster Gardens, which is a public park and oasis of green in the city, is the wrong place for this development.”

Kevin Hill, who co-owns and runs the Karma clothing and gift shop in Kirkgate, said:

“I came to a meeting here in February, where councillors voted to call for a retail impact assessment to be carried out, to find out how the annex development with its refectory and shop would affect local businesses.

“At the meeting we were told by the cathedral that there was no need for businesses to have any anxiety as their scheme would be beneficial to all of the city because of the additional footfall that would be generated.

“Months later and with no impact assessment carried out, traders found that the cathedral’s own design and access document said, for the cathedral refectory to be financially viable, it needs to be large enough to accommodate coach parties and very close to the cathedral, to ‘prevent visitors from drifting away from the cathedral and using various cafes in the city'”

Mr Hill added:

“So in effect, their stated strategy is to keep all the business for themselves and starve other cafes in the city. Quite frankly, this is a disgrace.”

The cathedral’s case

Though nobody at last night’s meeting spoke in support of the annex application, the cathedral has previously stated its case through a number of channels, including last December’s pre-application briefing for the city council; at its annual review meeting in September at the cathedral and through the  Ripon Cathedral Renewed pamphlet, 

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.

Dean John Dobson and the 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 pamphlet 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.

The Stray Ferret will be publishing a further story including more views expressed at last night’s meeting and subsequently. The cathedral and chapter will have the opportunity to respond to the council’s decision.

Main image: This cgi provides an aerial perspective showing the proposed annex development. Picture: Ripon Cathedral Renewed

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
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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:

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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.”

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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?