Historic England, the government’s statutory adviser on the historic environment, has said it supports Ripon Cathedral’s £6 million plans to build a two-storey annex on Minster Gardens.

However, the national heritage watchdog’s views about the suitability of the proposed development site to the north of the cathedral are not shared by Ripon Civic Society.

The cathedral chapter submitted a planning application to Harrogate Borough Council in January, seeking permission to construct a standalone two-storey annex on Minster Gardens.

It would include a song school, cafe, shop and the city centre’s first Changing Places toilet for disabled people.

The development has divided opinion, with concerns about the impact on retailers and the removal of 11 trees, including a beech categorised as a veteran tree by the Woodland Trust.

In a letter to Harrogate Borough Council planners, Historic England said:

“Historic England supports the location and design of this proposal, which will make a positive 21st century contribution to Ripon’s wonderful historic environment.”

The letter, which can be viewed on the council’s planning website also states:

“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.

“However, the NPPF also advises a need for an appropriate understanding of all heritage impacts before decisions are taken on applications. In this case, the archaeological impact of the proposal is unclear, and this issue needs to be resolved in advance of any planning decision.”

‘Unacceptable’

But Ripon Civic Society took a different view in its submission to the council. 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.”

The society added:

“The proposals in the application are unaltered from those we commented on in 2022.

“Ripon Civic Society wrote to the cathedral authorities in July 2022 supporting development on the north side of the Cathedral.

“We did not consider, however, that the proposed siting recognised the significance of Minster Gardens as an open space for the city, as set out in the Ripon Neighbourhood Plan that was agreed by referendum and adopted by Harrogate Borough Council as part of the Harrogate Local Plan.

“We therefore suggested the proper examination of the stone yard land for a redesigned building.”

To create space for the annex, the existing toilet block, outbuildings and a wall would need to be demolished and trees removed.

The civic society said:

“The trees that are proposed to be removed are an important part of the character of the conservation area, which would be severely lessened by their removal and replacement with a large building.

“We consider that a redesigned building in the stone yard would be an acceptable alternative.”

Read more:

• Dean says Ripon Cathedral quarter will bring more visitors to the city
• Ripon Civic Society calls for re-think on cathedral plan

Concerns raised by hospitality and other businesses about the proposed £6 million Ripon Cathedral annex, with its cafe and gift shop, have prompted Ripon City Council to call for a retail impact assessment to be carried out.

Supporters and opponents of the cathedral’s application to build the two-storey building on Minster Gardens made their views known at last night’s full council meeting.

After hearing both sides, council leader Andrew Williams, who proposed the impact assessment, also called for the cathedral’s chapter to meet with businesses and Ripon Business Improvement District to listen to their concerns and answer any questions they have.

He said:

“I’m keeping an open mind until the application is considered later this year by (the new) North Yorkshire Council and my door is open to the cathedral and the traders who want to speak with me.

“We need to move forward in unity, minimise our differences and draw people together.”

Cllr Williams declared an interest prior to speaking about the application because he has been nominated to serve on the North Yorkshire Council planning committee, which will adjudicate on the proposal.

Kevin Hill, who owns the the Karma clothing and gift boutique on Kirkgate with his wife Liz and Helen Slater, owner of Cathedral View Cafe that faces onto the ancient building, both felt the annex on Minster Gardens with a direct route from the car park would ‘funnel’ visitors away from Kirkgate.

Stanley Mackintosh, who lives on Kirkgate, said the street which leads down to the cathedral has numerous independent cafes and restaurants, with more in the city centre. He claimed:

“There will be damage to small independent traders if the proposal is given the go-ahead.”

Mr Mackintosh had a copy of the longer-term masterplan vision for the cathedral quarter, which has elements that are not included in the annex planning application lodged with Harrogate Borough Council.

Minster Gardens

That wider masterplan, which would require a further planning application or applications, includes a proposed hotel with arts cafe underneath, which he said would further impact on hospitality businesses in the city.

Richard Taylor, co-chair of Ripon Civic Society, reiterated that the society supports development of new facilities for the cathedral but not at the proposed location. He said:

“Our concern was that the chosen site was one of great heritage and environmental sensitivity and we encouraged the cathedral to look at moving the new building a little further north into the stoneyard.

“More evidence has since come to light to show just how significant Minster Gardens are as a green space in the centre of the city framed by high-grade listed buildings.

“The importance of the fine group of trees there was recognised as long ago as 2009 in the Ripon Conservation Area Appraisal.

“They have recently been reassessed and the large beech tree in the centre of the garden has been added to the national register of veteran trees. Sweeping it away as the current proposal would do means losing an irreplaceable asset as highlighted by three of the borough council’s officers.”

Ripon Civic Society has reiterated its objection to the proposed location of a new £6 million cathedral building.

Ripon Cathedral has submitted a planning application to Harrogate Borough Council to build a two-storey standalone annexe on the Minster Gardens site to the north of the cathedral.

The Dean of Ripon The Very Revd John Dobson has said plans to create a cathedral quarter would attract more visitors to the city and benefit the local economy.

But the society called for a rethink in August before formal plans were submitted. Now the planning application has been lodged, it has re-stated its position.

A statement from the heritage watchdog today said:

“The proposed location of a new structure to the north of Ripon Cathedral to serve as much-needed extra accommodation for the cathedral’s mission is strongly criticised by Ripon Civic Society.

“The society has long supported the cathedral’s aim to provide space for a song school, refectory, shop, toilets and storage space.  The society also agrees that any new building should be to the north of the cathedral rather than the south.  It cannot, however, support the intended position of the proposed new building, as set out in the latest planning application.”

Ripon Cathedral

It added:

“The cathedral’s intention is to build a two-storey structure on part of the public open space known as Minster Gardens.  This is an area of grass and mature trees that has been a green space to the north of the cathedral for more than two centuries – and that in the Middle Ages was the site of the Archbishop of York’s Ripon palace. It is surrounded by important Ripon listed buildings – the Old Court House, the Old Deanery and the Courthouse Museum.

“The proposal will take up approximately half the open space and will involve the felling of at least 10 trees which currently contribute to the green nature of the site.  One of the trees proposed for removal is a large beech tree in the centre of Minster Gardens, recognised as ‘entering veteran status’ and graded A1.  Proposals to plant new trees elsewhere — many of them outside the city — are intended as an attempt to offset the loss of these trees.

“The site of the proposed structure, which will abut Minster Road, is currently owned by Harrogate Borough Council and will pass to North Yorkshire Council in April.  It is protected as open space by policies in the Harrogate district Local Plan and in the Ripon Neighbourhood Plan.

Ripon’s residents, day trippers and tourists, are spoilt for choice when it comes to heritage attractions in the city and surrounding villages that they can visit.

Top of the hundreds of historic buildings and sites in the area is Ripon Cathedral, founded in 672 AD by Wilfrid, the city’s celebrated patron saint.

Ripon and District Light Railway

Within earshot of the iconic building’s quarterly clock chime is a light railway with engines, track and station, that can be found in the canal-side garden of Neill Clayton on Dallamires Lane.

Ripon & District Light Railway – a project developed over 36 years by Mr Clayton and a small group of rail and engineering enthusiasts –  is among 14 locations that can be visited free of charge as part of the Heritage Open Days programme being promoted by Ripon Civic Society  (RCS) in partnership with Ripon Business Improvement District.

Details of the programme, which runs from  September 9 to 18, can be found by clicking here.

Ripon Cathedral will provide central tower tours as part of the programme of Heritage Open Days

The cathedral, dating back 1,350 years and the railway, with its component parts gathered from the Victorian and Edwardian periods, are the oldest and youngest heritage gems in a treasure trail of locations representing different aspects of the religious, social and economic history of the Ripon area.

Included among the locations that will be open to visitors is another church that bears the name of the city’s patron saint.

St Wilfrid’s Catholic Church on Coltsgate Hill, is considered an architectural masterpiece with its Pugin-designed reredos and classic stained glass among many spectacular features in the Grade II* listed building.

The Heritage Open Days at the church will run from 10.30am until 16.30, except for Sunday September 18, when the times will be 11.30 until 16.30.

The Chapel of St Mary Magdalen

Just half a mile away, another religious establishment – the Chapel of the Hospital of St Mary Magdalen, built in the 12th century to care for people suffering from leprosy – enjoys the same Grade I listed status as the cathedral and 82-foot Ripon obelisk.

The stand-out structure on Market Square, features in the open days programme on September 13 when people are invited to gather there at 11am for a guided walk and talk about Ripon’s former industries, led by members of RCS.

Tourism and trains

Among the city’s different industrial sectors, tourism has been a key element of the city’s economy since the 1800s when Fountains Abbey was established as a visitor attraction.

The opening, in 1849, of the Leeds and Thirsk Railway, increased accessibility to the area and in 1902 a scheme was promoted to link Ripon Railway Station on North Road, to the city centre and Fountains Abbey with a narrow gauge electric street tramway.

Mr Clayton, pointed out:

“Sadly, the scheme did not come to fruition because of fears about costs and the disruption that would be caused in laying tracks through medieval streets.”

He added:

“While the plan came to nothing, it provided the inspiration for our venture and we look forward to giving those who come to our open days on September 11 and 12, an insight into what might have been, by showing them a static display.

“Unfortunately, as we are weather-reliant, we can only proceed if it is not raining and we are not allowed to provide rides for members of the public.”

Because of  the size of the site, visitors will be shown around in groups of up to six.

The other locations involved in the Heritage Open Days are: Clifton Castle (near Masham), The Ruin, St James and the Methodist Church (Grewelthorpe). St John’s Parish Church (Sharow) and, in Ripon: the Courthouse and Workhouse museums, The Gazebo, Masonic Hall and Grammar School Library.

Ripon Cathedral is being urged by the city’s heritage watchdog to re-think its £6 million proposal to build on the gardens across the road from the iconic building.

The cathedral has been consulting on plans to erect a two-storey standalone building on parkland adjacent to the Old Courthouse Museum.

The building would include new toilets, a refectory, a gift shop and storage space.

But Ripon Civic Society chair Christopher Hughes told the Stray Ferret:

“We are not convinced that the proposed building is the necessary and only way to achieve the new proposal for a north side development.

“Therefore, we have been unable to give it our support.

“After extensive discussions and a breadth of informed opinion the response has been delivered to the cathedral authorities.”

Ripon Civic Society supports closing Minster Road but opposes the development on Minster Gardens.

Mr Hughes added:

“We agreed that development on the north side of the cathedral is preferable and that we support closure of Minster Road, but Minster Gardens is a significant open space for the city and has always been so.

“We consider that redevelopment of this has not been fully taken into account in the new proposal. Accordingly we strongly encourage re-examination of the stone yard land in cathedral ownership and production of an alternative building design.

“The stone yard is where we contend that a significant part of the cathedral’s accommodation requirements needs to be met.”

The north side proposal was put forward as an alternative to a previous plan for an extension built onto to the south of the cathedral.

Addressing  last month’s meting of Ripon City Council, the Dean of Ripon, the Very Revd. John Dobson said it was important to provide 21st century facilities that could serve the needs of parishioners and the growing number of visitors to the ancient building, which is celebrating its 1,350th anniversary this year.

He said:

“I hope that the city council will stand shoulder to shoulder with us in supporting a development that will benefit the Ripon economy by bringing more visitors.

“While coming to enjoy the splendour of the cathedral, they will have the opportunity to visit the many attractions that Ripon has to offer.”

Read more:

• Dean underlines the economic benefit to Ripon of cathedral proposal
• What does the Ripon Cathedral plan entail?

The phrase ‘I care about where I live’ is a guiding principle for Ripon Civic Society (RCS) as it looks to the future of a growing city.

The organisation that aims to protect and enhance Ripon’s heritage assets for the benefit of all, is currently formulating its views on the new £6 million plans for the cathedral, the city’s most important and iconic building.

Society chair Christopher Hughes, told the Stray Ferret:

“We have, of course, been looking closely at the proposals and will have our response in due course and hope that residents and visitors will look at the plans and make their views known as well.”

While the ancient building is the city’s dominant feature, RCS, now in its 54th year, is encouraging citizens to play a role in shaping  the Ripon of the future.

Speaking at the Civic Day 2022 awareness and recruitment event on Market Square on Saturday morning, Mr Hughes, said:

“We start with the simple proposition of ‘I care about where I live’ and look at what this means in helping to make the city an even better place.

“By the 2030s, Ripon is likely to grow by a quarter and we need to ask questions such as ‘what do we value of the city’s past?’ and ‘what is at risk?’

“That leads on to keeping a watch over vulnerable buildings and threatened trees and how we can enhance the green, blue and natural environment.”

Mr Hughes, added:

“We are not here to say ‘no’ to development, but to encourage those who are investing in Ripon, from retail to residential, to aim for the best possible design, with use of materials sympathetic to the city’s built and natural environment.”

RCS played a key role in setting up the Ripon Museum Trust 40 years ago, establishing an organisation that has developed the Workhouse, Prison & Police and Courthouse museums as linked heritage attractions, that bring the city’s history to life.

While protecting and promoting heritage, the society also had an eye to the future when it supported the construction in the 1990s of the city bypass, which helped in the development of the Dallamires Lane employment zone, where many businesses are based.

RCS has a healthy membership of 150, but welcomes new members and those who want to attend events as non-members. Further details are available at info@riponcivicsociety.org.uk.

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Grantley Hall Hotel and Wellness Retreat enjoyed triple triumph at last night’s Ripon Civic Society design awards, presented by mayor Councillor Eamon Parkin.

Owner Valeria Sykes who has spent more than £70 million creating one of the UK’s most luxurious venues, was among the property developers, architects, representatives from organisations and members of the public, present for the awards ceremony at the Workhouse Museum in Ripon.

Also in attendance were members of the Sterne family, whose long-term investments in Ripon, have added significantly to the city’s retail, leisure and hospitality offer.

Grantley Hall was awarded the Price Flagon for best restored building, the Hazzard Silver Cup for best new building and the Helen Whitehead Award for best project.

Grantley Hall Hotel and Wellness Retreat Picture: Jack Hardy

Before leaving with the three trophies, Ms Sykes told the Stray Ferret:

“I have been involved in the restoration and development of a number of historic buildings in addition to Grantley Hall and it is always gratifying to have work recognised.

“Whether you have a major scheme, or a small private development, design awards give encouragement and help to lift standards.”

Sterne Properties can claim to have its fingers in many pies in Ripon, including Appleton’s, whose upper-crust pork creations can be seen in the window of its distinctive premises on Market Place East.

Robert Sterne receives the Taylor Plate for best contribution to city centre revitalisation

Across Market Square, the company’s latest large development earned the first award of the evening – the Taylor Plate for the best
contribution to city centre revitalisation.

RCS chairman and awards compere Christopher Hughes, congratulated the Sternes for their transformation of the former NatWest Bank building, next to Ripon Town Hall.

He pointed out that as well as creating the space for The Claro Lounge cafe bar to locate in the city, the total refurbishment of the building has also brought stylish apartments with stunning vistas, including  a view of the cathedral.

Ripon Cathedral’s Fallen Angels Project, was among the eight award winners

There was recognition for the cathedral in this special 1,350th anniversary year for the church of St Peter and St Wilfrid – the foundation stone upon which Ripon has been built.

Its intricate Fallen Angels project, which saw repair and refurbishment of medieval misericords in the quire earn the RCS Craftmanship Shield.

Other winners

In addition to their focus on the built environment, the society’s judging panel looked at the natural environment and rewarded the Pennycroft Restoration Project at High Batts Nature Reserve, with presentation of the Younge Rosebowl for best Environmental Improvement.

Mr Hughes said that the work at the West Tanfield reserve has been ongoing for almost 50 years and a programme of continuous improvements has been carried out by hundreds of volunteers.

The Sustainability Award was presented to the developer of The Stoneyard – a residential scheme off Stonebridgegate and, in a moving finale to the evening’s awards ceremony, the John Whitehead award for Civic Excellence, was awarded for the 2018 Armistice Commemorations led by the Ripon Community Poppy Project.

Presentation of the award, in recognition of a programme of activities that marked the 100th anniversary of the end of the First World War, was held up by covid lockdowns.

Last night, however, Councillor Stuart Martin and Hazel Barker, who set up the Community Poppy Project, accepted the trophy on behalf of the many people involved in the commemoration activities.

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Ripon Spa Baths is set to be sold to a commercial developer after a bid to retain the building for community use failed.

Harrogate Borough Council, which has owned the Edwardian building since the reorganisation of local government in 1974, has confirmed that it intends to sell the Park Street property to the unnamed commercial bidder.

Ripon City Council successfully applied for for the building to be listed as an asset of community value in September. This meant it had six months to raise the finance to purchase the building to keep it in commercial use. But time has now run out.

The city council also called this month for the ownership of the Grade II listed building, which was used as a swimming pool until it closed in November, to be transferred back to Ripon without charge when Harrogate Borough Council is abolished next year.

Ripon councillors argued that Spa Baths and other city assets, including the town hall, Hugh Ripley Hall, Market Square, Spa Gardens and Spa Park, should be handed back for free by Harrogate Borough Council as it had not paid a penny for them.

The building is recognised as a key heritage asset by Ripon Civic Society

But Harrogate Borough Council’s response to Ripon City Council’s request for the reversion of ownership, seen by the Stray Ferret, confirms the building will be sold to a developer.

Trevor Watson, Harrogate Borough Council’s director of economy and culture said in the email, which has been circulated to all city councillors:

“As you are aware we are selling Ripon Spa Baths because a brand new pool has been built in Ripon and this building is no longer needed.

“Our main objective through this disposal is to ensure that the building continues to be used in future and supports the sustainability of Ripon City Centre. To achieve this objective we have undertaken a comprehensive sales strategy which generated market interest in purchasing the building.

“The preferred bidder can demonstrate the experience, capacity and capability in bringing buildings back into use. In addition the proposed sale to the current preferred bidder will generate a capital receipt.

“The generation of capital receipts for assets that are no longer needed allows significant investment to be made in new assets, such as the new Ripon Pool.”

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“At its meeting on 13 October 2021, Harrogate cabinet have previously agreed to dispose of the building to the preferred bidder.

“As the building is listed as an Asset of Community Value a moratorium period was initiated and implemented where the council has not been able to dispose of the building, now that this period has expired we will execute this decision.

“We believe that this will deliver the best way of ensuring the future, sustainable use of this asset and enable Harrogate Borough Council and North Yorkshire Council to continue to invest in the continuous improvement of Ripon City and its neighbourhoods.”

From facilities designed for the seriously rich to listed buildings of religious and historic significance, the Ripon Civic Society’s design awards shortlist embraces a wide range of architectural splendour.

Grantley Hall, the multi-million pound luxury hotel, fine dining and wellness retreat, is among the contenders in the Best New Building category for the Hazzard Silver Cup.

Grantley Hall is also shortlisted for the best restored building award, where it is competing again, amongst others, St Wilfrid’s Catholic Church at Coltsgate Hill. where renovation was made possible because of the £500,000 raised by parishioners and grant funding.

Opened in 1862, the Grade II* listed building is recognised as one of finest parish churches in England.

The Pugin reredos that provides the backdrop for the high altar at St Wilfrid’s was refurbished as part of the church’s restoration.

St Wilfrid’s is also shortlisted for the society’s Craftsmanship Award, where it again competes against Grantley Hall.

Both face stiff competition in this category from Ripon Cathedral’s Fallen Angels project, which saw the restoration of carvings and canopies in the medieval quire.

Ripon Cathedral’s Fallen Angels project is shortlisted for the civic society’s design awards. Picture: Ripon Cathedral

Grantley Hall is also in the running for The Younge Rose Bowl for Best Environmental Improvement, where it is up against Ripon City Wetlands, Yorkshire Wildlife Trust Oscar’s Wood and High Batts Nature Reserve.

Ripon Claro Lounge is shortlisted in the Best Contribution to City Centre Revitalisation category

Contenders for the Taylor plate for Best Contribution to City Centre Revitalisation are the Claro Lounge and apartments in Market Place South, The Magdalens pub in Princess Road and The Water Rat at Bondgate Green.

Society chairman Christopher Hughes, said:

“Our usual biennial awards last held in 2018 have, as a result of covid restrictions in 2020, become quadrennial this year, and whilst we were anticipating a larger-than-usual response we have almost been overwhelmed by the quality and quantity of nominations submitted.

“Over the past few weeks our four judges have been considering and fine tuning a list of over thirty submissions, many of which had award-winning potential.

“Finally, and with not a little difficulty, we’ve arrived at a shortlist of which we are extremely proud and which we believe showcases the remarkable quality of projects in our part of Yorkshire”.

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The award presentations will take place at Ripon’s Workhouse Museum on the evening of Thursday, April 7.

The winners of two of the awards — The John Whitehead Award for Civic Excellence and the Helen Whitehead Award for Best Project — will be announced on the evening.

Homes England will not be allowed to ‘ride roughshod’ over the wishes of people in Ripon and must renew consultation with the city council.

That was the unanimous view this week of elected members, who have described the proposed traffic plan for the 1,300-home Clotherholme development on the barracks site as ‘unacceptable’.

Speaking at Monday’s city council meeting, Conservatives Stuart Martin and Mike Chambers, who are also district and county councillors, joined Conservative parish councillors and the ruling Independents in voicing concerns.

Cllr Martin said:

“At the outline planning stage, this is the once-in-a-lifetime opportunity and we have to get things right on the traffic front.

“If we don’t, the city will suffer the consequences for years to come.”

City centre roads ‘at capacity’

Cllr Chambers added:

“The city centre roads are at capacity and we must make it known to Harrogate Borough Council that this plan does not work and will not work, if Homes England doesn’t come forward with new traffic mitigation measures.”

Homes England, which is the government housing agency also owns the West Lane site in Ripon where 390 homes will be built by Taylor Wimpey after outline planning permission was granted last month.

City council leader Andrew Williams said:

“Between the two sites they have almost 1,700 houses and I recommend that we say we are willing to accept 800 homes at Clotherholme and hold back on making a decision on the other 500 until this council is satisfied that Homes England has properly and thoroughly addressed the traffic issue.

“We will not allow people who don’t live in Ripon to make decisions from afar that ride roughshod over the wishes of local residents, who don’t want a city that is in perpetual gridlock.”

The busy junction of Somerset Row with High and Low Skellgate, where vehicles would not be able to turn right under the Homes England traffic plan.

“One of the unacceptable proposals in the plan is to prevent traffic at the junction of Somerset Row with Low Skellgate from turning right, meaning a detour for thousands of motorists a week.”

Cllr Williams’ proposed staged approach to handling planning for the Clotherholme scheme, was supported by all councillors, who also called for Harrogate planners and Homes England to come to the city council to hear the views of members.

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Cllr Pauline McHardy said;

“We haven’t met with them for over a year and it’s about time for them to get around the table with us, so we can let them know about the concerns people from all parts of the city are expressing about the traffic impact that the barracks site will have.”

Support for Ripon Military Heritage Trust

Prior to their discussion about the Clotherholme scheme, Christopher Hughes, chairman of Ripon Civic Society and Alan Skidmore, a trustee of the the Ripon Military Heritage Trust, addressed the council.

They provided an update on proposals to seek protection for historically-significant structures at the barracks site, which are currently threatened with demolition to make way for the new homes development.

It was agreed that in its correspondence with Harrogate planners, the city council will confirm that the trust’s proposals have the unanimous support of the council.

,