Developer resubmits plan to build 13 homes on former Ripon timber yardA developer has resubmitted plans to build new homes on a former Ripon timber yard.
Red Tree Developments wants to demolish the buildings on the former NY Timber site off Trinity Lane and replace them with houses.
The site was home to a timber yard from 1860 to 2018.
The fresh plans would see 13 two-storey, two- and three-bedroom homes built.
A government planning inspector rejected a similar plan by Red Tree last month over concerns that the scheme did not have sufficient ground investigations and about the impact on nearby heritage assets.
However, in documents submitted to North Yorkshire Council, the developer says the new application addresses the reasons given for refusing the previous plan.
The developer said:
“The 13 proposed dwellings are all designed as two-storey dwellings, mostly with rooms in the roof and will have no adverse visual impact upon views from any angle in the area. The scale of the proposed dwellings is entirely appropriate within the context.”
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Red Tree bought the 0.64-acre plot, which is adjacent to the listed buildings, Holy Trinity Church of England Junior School and St Wilfrid’s Catholic Church, from Cairngorm Capital for an undisclosed sum in 2020.
In a previous planning application, the developer said the timber yard, which is not listed, must be replaced due to its “poor state of repair”.
North Yorkshire Council will make a decision on the proposal at a later date.
Government rejects 13-home plan on former Ripon timber yardThe government has rejected a plan to build 13 homes on a former Ripon timber yard.
Red Tree Developments wanted to demolish buildings at the site of the former NY Timber yard to build the homes. The site on Trinity Lane was home to a timber yard from 1860 to 2018.
However, Harrogate Borough Council rejected the plan in December 2020 on the grounds that the scheme would cause “unacceptable harm” to the Ripon Conservation Area.
The developer took the authority to appeal. However, the government’s Planning Inspectorate has now dismissed the challenge.
Zoe Raygen, planning inspector, rejected the proposal on the grounds that the scheme did not have sufficient ground investigations and the impact on nearby heritage assets.
She said:
“The loss of the undesignated heritage asset would be harmful and would cause harm to heritage assets, but this harm would be outweighed by the benefits of the proposal.
“The proposal is in conflict with Policy NE9 of the Local Plan, and given the implications for stability and safety of future occupiers, this brings it into conflict with the development plan as a whole.
“The material considerations I describe above are not sufficient to outweigh that conflict in this instance.”
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Jay Everett, a planning consultant who submitted the appeal on behalf of Red Tree, said the loss of the timber yard building would offer “no contribution to the setting”.
Red Tree bought the 0.64-acre plot, which is adjacent to the listed buildings, Holy Trinity Church of England Junior School and St Wilfrid’s Catholic Church, from Cairngorm Capital for an undisclosed sum in 2020.
In its original planning application, the developer said the timber yard, which is not listed, must be replaced due to its “poor state of repair”.
Meanwhile, Red Tree lodged a separate application for the site in February.
The new proposal seeks consent for the change of use and conversion of the former warehouse space to form 12 houses.
Children raise awareness of road safety issues affecting Ripon schoolsFour pupils of Holy Trinity School in Ripon are working together to raise awareness of road safety issues on nearby roads.
Kofi, Seth, Arabella and Isla were so concerned about the potential risks posed by inconsiderate, careless and law-breaking motorists, using Church Lane and Trinity Lane, that they decided to take action.
The enterprising foursome, who have the support of their parents, teachers, governors and North Yorkshire Police, were appointed as the school’s first-ever road safety officers.
Illegal parking on Trinity Lane increases the risk for both children and parents. Picture: Adam Kitching
Through contact with the police, a meeting with Ripon City Council leader Andrew Williams and use of the Holy Trinity newsletter, they have been sending out messages designed to make life safer for fellow pupils and parents who walk to and from the school each day.
Kofi said:
“Each week in the UK there is an average of one death and 37 people seriously injured while going to school in the mornings or on their way home.”
Seth and Arabella both believe that children and parents on foot are put in danger by people parking illegally or stopping in the middle of the road to drop children off or pick them up.
Isla said:
“We just want people to be aware that they are putting their own children at risk as well as others, by behaving in a selfish way.”
Sue Sanderson, executive head of the Holy Trinity Federation of Schools, which includes the junior school on Church Lane and nursery on Trinity Lane, said:
“In a meeting I had with children they told me that road safety was the issue at the top of their list of concerns and that led to the appointment of our road safety officers, who have shown a great deal of initiative.”
Adam Kitching, who is vice-chair of governors at Holy Trinity and has board responsibility for health and safety, pointed out:
“Currently there is just one patrol at the crossroad between Trinity Lane and Church Lane and he does a tremendous job in looking after children and parents, but beyond that crossing point, we have Holy Trinity and St Wilfrid’s Junior School on Church Lane.
“As it is also a route for students walking to and from Outwood Academy and Ripon Grammar, there are in excess of 600 children, plus parents and grandparents on this stretch of road on each school day and we are concerned about potential accidents.”
Holy Trinity believes that an extra crossing patrol on Trinity Lane, combined with more no parking hatched areas and the introduction of short stay drop-off and pick-up bays, would make the road safer, but in the meantime, the message to all pedestrians is to take care when crossing the road.
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New plans submitted for redevelopment of former Ripon timber yard site
A new planning application has been submitted to Harrogate Borough Council for redevelopment of the former North Yorkshire Timber yard on Trinity Lane in Ripon.
Site owner Red Tree Developments Ltd is seeking consent for the change of use and conversion of the former warehouse space to form 12 houses.
Approval is also requested for construction of two further dwellings on the 0.64 acre plot, which was home to a timber yard from 1860 to 2018.
The application includes plans for formation of access onto Trinity Lane, along with associated landscaping and parking provision.
In a previous application submitted in September 2020, Red Tree sought permission to demolish buildings on the site to make way for 13 new homes.
That application was refused by council planners in December 2020 and last month an appeal against the refusal decision was lodged with the government’s Planning Inspectorate.
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Planning consent was refused on the grounds that the scheme would cause “unacceptable harm” to the Ripon Conservation Area, but Jay Everett, a planning consultant who submitted the appeal on behalf of Red Tree, argued that the loss of the existing building would cause ‘less than substantial harm’ to the conservation area.
The newly-submitted application would see retention and regeneration of the former warehouse building and the design and access statement in support of the submissions, says:
“The re-submitted scheme seeks to create 14 new dwellings of a size which will make them ideally suited to a wide range of residents from professional couples to retirees.
“They will be suitably priced such that they will likely appeal to first-time buyers, while the south-facing front gardens and proximity to the local school, nursery, shopping areas and parks will also make them attractive to families.”
Developer appeals decision to refuse 13 homes plan on Ripon timber yardA developer has appealed a council decision to refuse plans for 13 homes on a former Ripon timber yard.
Red Tree Developments wanted to demolish buildings at the site of the former NY Timber yard to build the homes.
The site on Trinity Lane was home to a timber yard from 1860 to 2018.
However, Harrogate Borough Council rejected the plan in December 2020 on the grounds that the scheme would cause “unacceptable harm” to the Ripon Conservation Area.
Now, the developer has taken the decision to the government’s Planning Inspectorate.
Jay Everett, a planning consultant who submitted the appeal on behalf of Red Tree, said the loss of the timber yard building would offer “no contribution to the setting”.
He said:
“My conclusion, derived from the evidence provided, is that the loss of the existing building would cause ‘less than substantial harm’ to the conservation area and that, regarding listed buildings in the vicinity, the existing building makes no contribution to their setting and moreover that the proposed development would visually benefit the setting of Holy Trinity School.”
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Red Tree bought the 0.64-acre plot, which is adjacent to the listed buildings, Holy Trinity Church of England Junior School and St Wilfrid’s Catholic Church, from Cairngorm Capital for an undisclosed sum this year.
In its original planning application, the developer said the timber yard, which is not listed, must be replaced due to its “poor state of repair”.
A government planning inspector will make a decision on the appeal at a later date.