Ripon Cathedral‘s proposed £6 million building poses a threat to the future of the Old Deanery and should not be approved, it has been claimed.

The cathedral has submitted a planning application to Harrogate Borough Council to create an annex that would include a song school, refectory, retail unit and toilets on Minster Gardens.

The nearby Old Deanery is governed by the Chapter of Ripon Cathedral, which agreed a 20-year lease on the property to Layton Hills Hotels in 2021.

Layton Hills Hotels now holds events at the Old Deanery and plans to re-open it as a hotel and restaurant.

The Old Deanery is just metres from the cathedral.

Now LCF Law, which has offices in Harrogate and is acting on behalf of Layton Hills Hotels, has written to the council claiming the proposal threatens the future of the business.

LCF Law also questions why the Old Deanery does not appear to have been assessed as a site for the new development because, it says, the building has the space and facilities to accommodate such a scheme.

Masterplan

The law firm also claims that since signing the lease, Layton Hills Hotel has seen a masterplan developed by the cathedral six years ago that includes “not only the current development but also hotel and housing on land close by, including in the garden of the Old Deanery on land comprised within the leased area”.

It adds:

“However, in discussions for the lease for the Old Deanery, no mention was made to Layton Hills Hotel about any of these commercial proposals which, if permitted, would be in direct competition with the Old Deanery.

“This is somewhat surprising, not least because the Old Deanery, a grade 2* listed building, would have been available for use by the Chapter to satisfy the alleged need for additional space and facilities.”

The Old Deanery currently caters for events, such as weddings. Photo: Tim Hardy

The letter goes on to say the leaseholders are concerned about what impact drinks receptions and evening events at the new cathedral building might have on the Old Deanery. It adds:

“If Layton Hills Hotel had been notified by the Chapter about its future plans, including the possibility of the development of an events’ venue in direct competition with its business and immediately adjoining it, then it is unlikely that it would have entered into the lease of the Old Deanery as its future is directly threatened by it.

“Layton Hills Hotel are concerned that the proposal may be used for commercial ventures which go above and beyond a visitor facility for the cathedral and will be used to hold events in direct competition to the operation of the Old Deanery.”

LCF Law’s letter also raises wider concerns about the planning application, including the loss of trees in Minster Gardens.

It concludes:

“The proposal will cause significant harm notably through the loss of trees, the loss of open space and the adverse impact it will have on the setting of four listed buildings of great importance.

“It is therefore contrary to both local and national planning policy. It should therefore be refused without an exceptional justification with public benefit at its heart which has not been provided.

“There has been no convincing justification for why the uses must be combined in a single building of such scale.”

Ripon Cathedral says the new building will attract more visitors to the city.

The Stray Ferret asked the cathedral for a response to LCF Law’s letter. A cathedral spokesperson said it didn’t feel it was appropriate to comment on individual responses while the planning process took place.

However, a cathedral website about the project says:

“The proposed new building will provide key facilities to ensure it can continue to play its role in the life of the city, diocese (of Leeds) and region and enable it to host more events, exhibitions, and concerts, which will attract increased numbers of people to the city, to the benefit of all.

“We understand people’s concerns around the removal of 11 trees, but the building will deliver a range of much needed facilities for the people of Ripon and visitors, along with the cathedral community, and the loss of these trees will be offset by the planting of 300 trees at Studley Royal where land has been made available to us.

“Extra storage space will mean that the cathedral will be able to declutter its internal space, which will enable historic parts of the cathedral, currently not viewed, to be accessible to the public.

“There will be an increase in the conservation area and biodiversity of the cathedral estate.”