At a packed Holy Trinity Church, Ripon, Ripon City Council voted to reject the revised plans brought forward by Ripon Cathedral in the last month. In their role as a consultee, councillors listened to a range of speakers, both supporting and opposing the revised plans, during a special dedicated meeting for the issue. Speakers had a time limit of two minutes to express their views, before the council gave their decision.
Ripon City Council originally supported the plans from Ripon Cathedral, before voting against them in December 2023. This evening’s meeting was their first opportunity to vote on the revised plans and the motion was passed at seven-to-one to reject them. Cllr Peter Horton stated, “ … we cannot support [the development] as it stands this time”.
Jenni Holman, who started the petition against the plans – signed now by almost 3,000 people – was pleased following the decision. She told Yorkshire Bylines:
“After attending tonight’s Ripon City Council meeting, I am delighted that they voted not to support the Cathedral’s amended annexe plans. I respect the councillors’ understanding of the environmental problems which would be incurred by the proposed development, as well as their refusal to be swayed by the rhetoric of the Dean and Chapter or the newly formed Cathedral Support Group.
“While we all recognise that the cathedral needs and deserves modern facilities, it is crucial that this is not achieved at the expense of the much-loved Kirkgate Park, which has already been designated as an Asset of Community Value.
“I now hold great hope that the North Yorkshire County Planning Committee will demonstrate the same foresight and vision in making their decision.”
What are the revised plans?
Ripon Cathedral released their revised plans in mid-November, after the community had waited for almost two years. The plans reversed the positions of the original submissions, with replaced arboricultural consultants claiming that the veteran beech tree could indeed be saved. The plans also claimed that there would be a multi-million pound investment in the city. The shape and size of the annexe building was changed into a longer and narrower shape, extending significantly into the Stonemason’s Yard – an area that the developer had stated couldn’t be used.
Planning considerations not met
Campaigners provided local councillors with thorough and detailed references to the revised documents to demonstrate that material planning considerations had been ignored by the developer. Evidence which it appears was closely scrutinised and accepted by Ripon City councillors.
Campaigners pointed to inconsistent and contradictory information about the new number of healthy urban trees to be felled, which changed from the original 11, to an uncertain 12, 13, or even 14 trees, representing an incredible 27% increase in the number of trees to be felled. Campaigners evidenced the new justification document, which said 12, while the new Heritage report listed 14 trees. With this lack of factual information regarding the damage to a public park, cracks began to appear in the heavily promoted developer claims.
Deterioration of veteran tree
The veteran beech tree is described in the new consultant’s report as receiving, “Some direct damage / loss of tree roots through the installation of piles will occur”.
With the new annexe building planned to be under 20 feet from the veteran beech, the consultant assessed that there would be up to 16% damage to the root system.
“The proposed scheme impacts several of the tree’s Root Protection Areas by more than 15%. The most significant impacts are 21% for T5 [shorthand for ‘tree five’] and 16.4% for T22 [shorthand for ‘tree 22’] if full site changes were undertaken.”
This publicly acknowledged deterioration to a veteran tree, is at odds with the National Planning Policy Framework, which aims to protect ancient and veteran trees.
“You 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.”
Despite this clear statement of damage and deterioration, the developer states “These revisions see the veteran Beech tree protected”.
A lack of economic and public benefit
Campaigners also provided to Ripon City Council information regarding claims that local traders and businesses would benefit from a multi-million pound windfall. The submitted financial report does not state any amount over a million and instead gives a range of between £240,000 and £825,000, with the higher amount only been reached when visitor numbers reach 165,000. The time frame to reach this visitor number is not specified by the developer in any submitted document. With approximately 100 businesses in Ripon, this more likely lower figure equates to only £2,400 extra per year, or approximately an extra £7 a day. Therefore, as the campaigners pointed out, a significant public benefit has not been demonstrated.
The destruction of a listed asset of community value
These new revised plans from the Cathedral and rejected by Ripon City Council would also have seen the destruction of Kirkgate Park, which was listed as an asset of community value in early November 2024, highlighting its importance in furthering the social wellbeing of the local community.
A spokesperson for the registered community campaign group ‘Save Our Trees’ told Yorkshire Bylines:
“The decision this evening to oppose these revised plans, is a powerful statement from the Council that the developer has failed to provide them with the information that they asked for almost a year ago. Ripon City Council objected to the original plans and by sticking to this decision, they are demonstrating that they will not be bullied or intimidated by a large developer, which is a promising sign for the city.
“It is also powerful that this decision protects Kirkgate Park – a designated listed Asset of Community Value. This well-used and well-loved community space can continue to be a place of peace and thrive.
“It is noted that Ripon City Council focused on information formally submitted in the planning proposal and acknowledged where these did not not support recent claims by the developer. The campaign group looks forward to the new year, where this proposal can finally be dealt with by North Yorkshire Council and rejected in full.”
More delays for final decision
North Yorkshire Council will finally meet to decide this application in early 2025. A further extension to the proposal has been granted to February 2025, but with a robust public consultation expected on these revised plans, this timeframe could well be extended further. With more consultee comments expected to be returned before Christmas, Ripon City Council may well be on the front foot with their objections and be the leaders which others will follow.
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