A petition signed by more than 800 people against the felling of trees in Ripon Cathedral’s £6 million expansion plans has been delivered to North Yorkshire Council.

The cathedral submitted plans in December for a two-storey structure on part of the public open space known as Minster Gardens.

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

But the plans also include the loss of a veteran beech tree as well as 10 other trees on the gardens which has proved controversial.

The cathedral has argued that 14 trees would be planted round the development as well as a further 300 at Studley Royal.

However to Jenni Holman, who set up the petition, this fails to compensate for the loss of the mature trees as well as part of the green space that would be built on.

The petition is still available to be signed in Karma on Kirkgate in Ripon and Ms Holman hopes more than 1,000 people will have put their names to it soon.

She told the Local Democracy Reporting Service:

“I organised it, with the help of many others, because I fundamentally disagree with the plans to build an annexe for the Cathedral’s use on Minster Gardens. Firstly and most importantly because it would mean felling eleven mature trees, one of which is a beech tree which has been awarded ‘veteran’ status. I shouldn’t need to explain the importance of trees now!

“Secondly, the area in question, Minster Gardens is a beautiful green space in a built up area, again climatically it is not good to create more hard surface areas. This park is used by people to sit and quietly enjoy, it contains a beautiful memorial garden too.

“It has been used for entertainment, for example when the theatre festival was on and many enjoyed the recent musical entertainment which rounded off St Wilfrid’s day.”

Ripon Cathedral’s plans have been backed by the public body Historic England as well as the Cathedrals Fabric Commission for England.

The catherdral currently welcomes 100,000 visitors a year, which it argues could increase by 33% if the expansion went ahead.

The Dean of Ripon the Very Rev John Dobson said the tree campaigners were risking undermining a development which he believes will “hugely enhance” both the city and its cathedral.

He said:

“We are really disappointed with how this petition has been positioned as we feel that it is not representative of the plans submitted.

“It’s disingenuous to suggest that this development would take away green space from the city, in fact it is adding to the usable green space in the area and landscaping will flow into the memorial garden. No one takes a decision to cut down a tree lightly but we believe this new development will bring a wide range of benefits to the city.

“We are planting 14 trees around the development and a further 300 on land which has been made available to us at Studley, as well as increasing the biodiversity of the green space created.”

Councillors on North Yorkshire Council’s Skipton and Ripon planning committee are expected to consider the application later this year.

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A controversial Harrogate planning application which has attracted more than 350 objections could be decided this week.

The proposal for 17 new homes at the bottom of Almsford Bank has attracted 364 public comments, all but five of which are against the plans.

A target decision date for the plans, which include a mix of self-build and affordable homes, has been set by North Yorkshire Council for this Thursday.

Objectors have raised concerns about the impact on the Crimple Valley, which is designated a special landscape area (SLA), as well as safety around the entrance to the homes on the A61 Leeds Road.

In documents submitted with the plans, applicants Square Feet Limited and Antela Developments Limited said:

“There are currently no dedicated cycling facilities/routes along the A61 between Pannal and the southern fringes of Harrogate.

“Coupled with that, the existing 50mph speed limit on this section of Leeds Road means that traffic speeds are not particularly conducive to providing a pedestrian/cycle friendly environment – including the Almsford Bank section where the existing overtaking lane only serves to encourage higher traffic speeds.

“This overtaking lane is historic (prior to the by-pass) and is considered to be unnecessary and in an inappropriate urban location, only serving to increase vehicle speeds further as traffic enters a 30mph residential [area].

“Whilst not considered necessary, particularly for a scheme of just 17 dwellings now, the proposed development presents an opportunity to address this infrastructure/accessibility deficiency and assist in encouraging sustainable travel.”

The applicants propose installing a shared pedestrian and cycle path on the footpath on the western side of the A61 going up Almsford Bank, as well as a cycleway on the southbound carriageway going downhill.

They also suggest removing the stretch of 50mph limit along the A61 and maintaining a 40mph limit from Pannal to the top of Almsford Bank, where it becomes 30mph.

However, North Yorkshire Council’s highways department has raised concerns about those proposals, saying traffic is already travelling too fast on the A61.

Its response to the application said the entrance to the site could lead to slow-moving traffic on the A61 as vehicles approach at speed, while introducing cycle lanes could make the road too narrow for large vehicles to pass bicycles safely.

Its statement added:

“Any reduction in capacity on Leeds Road will inevitably lead to more traffic using alternative routes through Burn Bridge, Yew Tree Lane and Pannal Ash Road which are less suitable, predominantly residential, and already congested.”

The red line shows the development area, and the yellow the self-build element, within the blue line of the owners’ land

Other concerns raised by consultees include the practicalities of enforcing any section 106 agreement, which require developers to pay for investment in local infrastructure when building new houses.

They says the inclusion of 10 self-build plots on the site would likely mean there would be multiple developers involved, making such an agreement harder to enforce.

The site, which is not included in the local plan guiding where development should take place, has previously had applications for larger numbers of houses turned down or withdrawn.

Last year, a proposal for 35 homes including 14 self-build plots was rejected by Harrogate Borough Council, after attracting almost 250 people to write in opposition.

Plans for 35 homes submitted in 2019 were withdrawn, as was a scheme for 65 houses put forward in 2018. Each had received more than 100 letters of objection.

Among the 359 letters objecting to the current plans is one from Mike Black, a Pannal resident, who said:

“Here we go again. This is another ridiculous attempt to build a housing development in a special landscape area that is one of the most precious and beautiful areas of countryside on the edges of Harrogate.

“It is highly valued by local communities as an unspoilt green space where you can walk and relax. A housing development will destroy much of this precious resource.

“Not only that, but its location will increase traffic flow at a very dangerous bend on the A61. There have been a number of fatal accidents here already. It is crazy to increase the dangers that already exist.

“Please do not let developers ruin our natural environment. Their gain would be a massive loss to thousands and thousands of people in our local community.”

To view the application, visit the North Yorkshire Council planning website and use reference 23/01082/OUTMAJ.

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Plans to build an 80-bed care home close to the centre of Ripon have been refused by North Yorkshire Council.

Muller Property Group proposed to demolish industrial buildings at T&R Williamson business park to make way for a new care facility.

Eight units at the site are currently occupied and let to various tenants and the development would have resulted in the loss of between 12-15 jobs.

However, the developer argued that 70 social care jobs would have been created through the scheme.

Access to the site, which is next to the city’s Aldi supermarket and near to the fire and police station, was proposed off Stonebridgegate.

According to plans attached to the application, the developer hoped to deliver a “high-quality” care home on the site with a design that better reflects the surroundings than what is currently there.

Besides the bedrooms, the plans also included several shared living rooms, a hair and nail salon for residents, a cafe and 31 car parking spaces.

The developer added in documents:

“The development will improve the appearance of the site and will provide a use which is much more in-keeping with the residential character of the area.”

But the NHS told the council GP practices in Ripon did not have the capacity to accommodate the additional residents that would arise from the care home. It asked for a contribution of £40,478 to go towards local health services.

Despite the creation of new social care jobs, the council said in its refusal notice that it objected to the proposed loss of employment space due to the demolition of the industrial buildings.

The refusal notice said:

“The proposed development would result in the loss of existing employment floorspace.

“No evidence has been submitted to demonstrate that the site has been actively marketed for employment use, that continued use of the site for employment is no longer viable, that the existing businesses remaining on the site could relocate to comparable suitable premises in the local area, or that alternative employment uses cannot be accommodated on the site.”

The council also said the size of the building would harm the Ripon Conservation Area, the facility would not provide “satisfactory living conditions” for residents and insufficient information had been provided
regarding the potential implications of gypsum-related ground stability issues.

The developer can appeal the decision.

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About 30 Knaresborough residents and the town council have objected to plans to build nine flats on the site of one of the town’s oldest houses and its garden.

Paul Franklin has submitted plans to demolish the property and build the homes on land off Stockwell Road.

Mr Franklin said the scheme would “provide local people a quality and sustainable place to live and enjoy Knaresborough”.

But some 30 objections have been made to the North Yorkshire Council, which will approve or reject the application. The decision will either be made by the council’s planning committee, which consists of elected councillors, or by an individual planning officer.

The objectors include Knaresborough Town Council, which said in its submission the development would be “overbearing and will overlook neighbouring properties particularly gardens affecting other residents privacy”, create parking problems and increase congestion.

It added trees were removed from the site during nesting season and the application was “not sufficiently different from the previous one” refused in 2007.

Its concluded:

“Knaresborough Town Council ask that the application is strongly rejected and that it should go to the North Yorkshire Council’s planning committee for consideration.”

A group of residents recently asked to meet the Stray Ferret at the site to voice their concerns.

Estelle Green, whose garden on St Margaret’s Road has traditionally overlooked trees, now faces the prospect of neighbours being able to see into her home. She said:

“Our community is devastated, we are all standing together.”

The green area where the flats would be built.

Ann Briscoe agreed, adding:

“We would lose our privacy and the scheme is completely out of keeping with the area.”

Tony Sandland said traffic problems and pollution were major concerns, along with fears that concreting over the garden would increase the risk of flooding.

The objections submitted on the council website include concerns about the scheme worsening “gridlock across the railway bridge” on Stockwell Road, the “inadequate” number of parking places in a residential area close to the town centre, a GP surgery and schools.

There is also concern about the loss of the current stone building, which one objector says is “steeped in history, farming, once a bakery and many years ago a sweetshop”.

Another objection says the size of the proposed three-storey development, overlooking two-storey properties, “is completely out of proportion and would lead not only to a loss of privacy but to a significant loss in natural light”.

There are fears the development will heighten parking difficulties on adjoining St Margaret’s Road.

‘Quality and sustainable places to live’

A design and access statement submitted as part of the planning process said the applicant has identified a need for housing in the specific area and “the proposals will have no detrimental effect to the surrounding properties”.

The Stray Ferret asked Mr Franklin to respond to concerns. He said:

“For over 12 months we have been in consultation with the council. Under the guidance of external consultees, we have carefully designed a scheme to provide local people a quality and sustainable place to live and enjoy Knaresborough.

“Comments have been received from local residents mainly covering historically-recurring issues which need to be raised with the relevant bodies – Yorkshire Water, highways authority etc.

“Knaresborough has a rich history, but the site is not a historical asset or listed building and is beyond economical repair despite significant investment during ownership.

“Our garden was cleared of nettles, perennial weeds and thistles and four disease-ridden / choked trees over the past two years. Felling of diseased trees was done outside of nesting season, and no Tree Protection Orders were in place.

“For further comment, please see the responses made to individual commentators that will be submitted to the council as part of the consultation.”

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A developer campaigning for more self-build housing sites in the Harrogate district has vowed to re-submit an application to build low-carbon eco-homes at Flaxby. 

Ben Holmes first applied in 2020 for planning permission to build nine homes around the edge of the site on the southern approach to the village, all with solar panels and air-source heat-pumps, and communal facilities in the middle. 

But the government’s Planning Inspectorate turned down the application, saying the plans’ nuclear format did not conform to the village’s traditional linear pattern. It also cited a lack of housing density; it wanted more homes to the be built on the site. 

Mr Holmes, who is originally from Birstwith, then applied to build 20 homes, but withdrew the application after conversations with residents who felt the density was too high. He also applied to create a nature reserve in an adjoining paddock, to be gifted to the village, but this too was refused by planners. 

His latest application was for five homes following the line of the road, so as to fit in with the village’s linear format, but that too has been rejected by a planning inspector, who had concerns about the effects on the landscape and the future residents’ over-reliance on cars to get to amenities. 

Mr Holmes now plans to submit an application for just two large, self-build homes, and to gift the remainder of the site to the village as a nature reserve or playground, or for any use the villagers feel they need. He said:

“It’s just incredible that the council should put so many barriers in the way of high-quality, low-carbon homes like these. 

“We should be encouraging people to design and build their own homes – that’s what they do on the continent. Instead, we rely on the Big 5 housebuilders to provide our houses, as cheaply as possible.” 

All the homes Mr Holmes has applied to build would conform to Passivhaus standards. 

Pioneered in Germany, Passivhaus homes are built to be extremely energy-efficient, with heating and lighting costs typically under £100 a year. Build costs tend to be 10-20% more than for conventional homes, but that initial outlay is recouped within a few years of construction through savings on energy bills. 

The latest application will be for just two large homes at the Flaxby site.

Despite Mr Holmes’ repeated efforts to gain permission to develop the site, none of his applications were assessed by Harrogate Borough Council’s planning committee because they were rejected by planning staff. He said: 

“What we really need is to get this scheme in front of the planning committee. They’re elected and can better represent people’s views. 

“I’ve been badgering the council’s planning department for years to get it before the planning committee, but I think they’re afraid it will go through and open the floodgates to loads more applications on the edges of settlements. That’s not part of their Local Plan, and they wouldn’t have control over these developments. 

“Hopefully, the new [North Yorkshire] council will be more amenable and more supportive of this kind of development. It’s very much needed.” 

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The National Trust has applied for planning permission to carry out repairs to an ancient weir that is in danger of collapse.

The weir, to the north-east end of Studley Royal Water Garden, is a listed structure and forms part of the World Heritage Site at Fountains Abbey near Ripon.

The work will aim to stabilise the retaining walls around the weir, parts of which date back to the early 18th century. As part of its application on behalf of the National Trust, JBA Consulting said:

“The wall on the east side of the outfall is collapsing as a result of failure of its fabric, historic tree damage and past flood events, whilst the wall on the west side is collapsing as a result of intrusive root action from a nearby tree and past flood events.

“The proposed works are intended to stabilise the wall and repair the damage through installation of modern retaining walls which will be dressed using the stones saved from the extant walls. Following the repair, the walls will be reinstated to their former character and stabilised for the future.”

Part of the retaining wall is at risk of collapse.

The application said the footpath along the side of the river and the footbridge over it would remain open during the works.

However, access to the river bank may need to be restricted for safety reasons, it said. A temporary works area will be installed to the north of the river to store materials and allow a vehicle to be kept on site.

The application added:

“Without the proposed repair works there is the risk that the water from the outflow will continue to undermine the drystone wall leading to damage of the more formal dressed stone structure and the riverbank.

“There is also a risk of the mature tree on the bank above the south wall becoming unstable as the wall and earth bank behind it degrades further.”

The plans will be decided by North Yorkshire Council at a later date. To view or comment on the application, visit the planning pages of North Yorkshire Council’s website and use reference ZC23/01443/LB.

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Residents on the south side of Harrogate are rallying against another application to build housing on the edge of a treasured stretch of countryside.

The Save Crimple Valley group is urging people to object to plans for 17 homes at the bottom of Almsford Bank, just off Leeds Road.

A message put out by the group said:

“If you have already commented on this application in the past, please reaffirm your objections to this development by commenting again.

“This site has already been turned down and applications withdrawn or refused on multiple occasions – but the developers are persistent and will get their way if not stopped. Because this is a new application all previous comments are disregarded.”

Residents say access to and from the site via the A61 would be dangerous, while the housing itself would spoil the area.

The application site includes an area that has been used as stables for many years, but it is not included in the local plan, which guides development across the Harrogate district.

The development boundary in red and housing areas in orange, with the owners’ land outlined in blue

Since plans were published at the end of March, 22 objections have been submitted to North Yorkshire Council. Nearby resident Penny Robinson said:

“It is sad that I find myself having to object to this building plan again. This area has been repeatedly refused planning permission to build on, so it is not clear why this application is even being considered.

“All the reasons stated in the last rejection in November 2022 have not changed… The local plan doesn’t need these houses, they are just a money making venture. The same objections stand as they did since the first application to build several years ago.”

Read more:

• Developers resubmit plan for new homes in Crimple Valley
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The current application by Antela Developments Ltd and Square Feet Ltd is significantly reduced compared to the first, submitted in 2018, for 65 homes. That plan was withdrawn by the applicants, along with an application for 35 homes submitted the following year.

In 2022, a proposal for 35 homes, including self-build plots, was turned down by Harrogate Borough Council.

‘High standard housing’

The latest application is for 10 self-build homes and seven affordable homes. In documents submitted as part of the application, the developers said:

“The form and massing of the new houses will be designed in response to the topography of the site, taking influence from the surrounding context.

“The introduction of self and custom build homes will allow each house to be individually designed but each plot will be set out in response to the natural landform.”

They added:

“The houses will be built to a high standard with quality natural local materials to help integrate within the landscape. It is proposed that traditional principles of rural design will be adopted within the design, with the addition of subtle contemporary details in order to distinguish the new development from earlier buildings within the surrounding context.

“This will ensure continuity of the local vernacular and harmonious integration into the existing setting.”

However, many of those objecting have said they would not accept any number of homes on the site, which they argue is unsuitable for development.

Another local resident, Victoria Draper, wrote:

“We do not want our beautiful, local countryside ripping up to make way for unnecessary, expensive, unsightly houses. We bought our house in the local vicinity so we could enjoy family walks and explore nature with our young daughter.

“The increase in traffic and subsequent danger with additional junctions, on an already extremely busy main road, cannot go ahead. We are such a depleted country in terms of wildlife, we should be trying to increase our natural areas, not reduce them. This cannot go ahead.”

To view or comment on the plans before the deadline of April 23, visit the planning pages of North Yorkshire Council’s website and use reference 23/01082/OUTMAJ.

Plans have been submitted to build a new early years children’s nursery at Minskip, near Boroughbridge.

Ben and Emma Mosey, who run Yolk Farm and Minskip Farm Shop on Minskip Road, have applied to North Yorkshire Council for the scheme.

The nursery would be situated on the farm and offer 74 full-day places for children aged 0 to 5. It would be open for 51 weeks a year.

The nursery would create 18 jobs and be based around the curiosity and forest school approaches, which encourage independence through outdoor learning.

Documents state the owners have diversified the farm in recent years with a cafe, farm shop and dog walking area but they and want to add a nursery “to create an experience which is safe, fun and educational for children”.

The intended manager of the nursery, Tracey Roberts of Tiddlywinks Private Day Nurseries, has over 20 years in the early years sector and has achieved an outstanding Ofsted rating at Tiddlywinks’ York and Easingwold nurseries.

According to the application, there is a high demand for early years places in the area because there are 229 nursery-aged children in Boroughbridge but only 85 spaces.

UK childcare is among the most expensive in the world and the government announced last month it will expand free childcare for working parents in England by September 2025 to help more parents get back to work.

Planning documents state:

“The subject proposal continues the established trend of successful diversification at Minskip Farm which plays host to a popular café, farm shop and dog walking field.

“Indeed, the provision of an on-site nursery will support the sustainability of extant commercial operations on site, drawing additional footfall to increase trade.

“It is considered that the subject site represents the optimum setting for the establishment of a children’s day nursery, providing children with access to nature and farming activities within a safe, controlled environment, parents with access to the dog walking, café and shopping facilities associated with Yolk Farm, and being accessible from Boroughbridge by public footway, with a bus stop also nearby.”

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Plans have been submitted to turn an agricultural building in Coneythorpe into five two-bedroom homes.

The proposals for Spring Bank Farm on Shortsill Lane would include creating a “physical buffer” between the barn and the surrounding agricultural land and buildings.

The barn, currently used for storage, is made from a steel frame and block work. The application said the conversion would have vertical cedar wood cladding and aluminium window frames.

The external block work base would be retained, the application said, “ensuring the building retains its utilitarian, agricultural aesthetic as constructed and does not introduce alien or inappropriate elements to its rural surroundings”.

The barn would be converted to a terrace of five homes. Each would have an open plan living, dining and kitchen space on the ground floor, along with a bedroom and bathroom.

Each first floor would include a bedroom with en suite and dressing area, as well as a mezzanine overlooking the living area below.

The application said:

“The site benefits from an established [public right of way] which crosses the farm before connecting to Coneythorpe, approximately [500 metres] to the north of the subject building.

“The footway provides future residents with pedestrian access to the local public transport network with connections from Coneythorpe to Knaresborough, Harrogate, Boroughbridge and the surrounding villages and smaller towns.”

The plans have been submitted to Harrogate Borough Council, but will be decided by North Yorkshire Council after it comes into effect next Saturday.

To view or comment on the application, visit the planning pages of the Harrogate Borough Council website and use reference 23/00859/PBR.

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A former care home in Harrogate that has been empty since 2016 could be converted to flats if new plans are approved.

The Pines, on Harlow Moor Drive, was closed after a Care Quality Commission inspection found it inadequate in all areas.

Now, plans have been submitted to Harrogate Borough Council to create 12 one-, two-, and three-bedroom apartments in the property at 56-57 Harlow Moor Drive.

The lower ground floor would contain five one-bedroom apartments, with a sixth on the upper ground floor, while the third floor would offer living accommodation as part of a penthouse with three bedrooms on the second floor.

The remaining five apartments on the upper ground, first and second floors would each have two bedrooms.

Documents submitted with the plans said:

“The Pines comprises of a pair of semi-detached houses which had been linked and converted into a privately-owned care home. The care house is no longer in operation – the property is redundant.

“The proposed works is the de-conversion of the care home into the original semi-detached dwellings (retaining and utilising the existing front doors) and then converting each original house (above lower ground floor level) into self-contained apartments, retaining as much as possible the existing building and limiting any structural works to new door openings, removal of isolated walls, walling up of isolated doors and windows with thermal and sound proofing upgrading works to the retained structure as required to meet current building regulations requirements.”

In the seven years since the care home was closed, three applications have been put forward to convert it to a house of multiple occupation (HMO) and to 12 flats.

All were turned down by the council before the applicant appealed unsuccessfully against each decision. An enforcement notice was also served by the council in 2017 to prevent the house being used as an HMO without permission and an appeal against that notice also failed.

The previous proposal to turn the building into 12 flats in 2020 was refused on the grounds it was not in line with the council’s policy of retaining buildings for community use, including care homes.

Justifying the decision at the time, the council said the owner had not made sufficient efforts to sell the building to someone who would retain it as a care home or other community facility.

It has since been marketed by FSS and Healthcare Property Consultants without a guide price, but with “offers invited”.

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The current plans have been put forward by Mr R Doyle of Flatcap Properties LLP, through agent Marcus Whitmore of nineteen47 Ltd. Supporting statements with the plans said:

“The application follows a number of refusals of planning permission and dismissals on appeal of previous proposals for changes of use of the property. Those refusals related to separate applications for change of use to a 24-person house in multiple occupation and 12 self-contained apartments.

“In these cases, the main issue for refusal related to the lack of marketing of the property for sale as a community use. In addition, the issue of the impact of a house in multiple occupation on the amenity of nearby residents through disturbance due to the intensity of the use was a reason for refusal.

“In relation to the 12-apartment scheme additional reasons for refusal were based on the unacceptable living conditions for future occupiers and likely disturbance to neighbours and a lack of appropriate contributions towards affordable housing or open space.

“This application is based on amended proposals for the conversion of the property to self-contained apartments and is supported by evidence of the marketing of the property for a community use for a period of 12 months in advance of its submission.

“This has been informed by pre-application discussions that were undertaken with Harrogate Borough Council and subsequent correspondence with the pre-application case officer to refine the terms of marketing.”

To view or comment on the plans, visit the planning pages of Harrogate Borough Council’s website and use reference 23/00620/FULMAJ.