15 Oaklands Avenue, Adel, LEEDS, LS16 8NR

garage conversion & 1st floor extension

Authority: Leeds City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Caines A

Main issues, as the Inspector framed them

The effect of the development on the character and appearance of the host property and surrounding area

What decided it

The lack of uniformity in house design and building lines within the estate, combined with the existence of similar forms of development already established in the area, means the proposed extension would not harm the character and appearance of the host property and surrounding area.

Plan policies cited: Policy P10 of the Leeds City Council Core Strategy (as amended by the Core Strategy Selective Review 2019), saved Policy GP5 of the Leeds City Council Unitary Development Plan (Review 2006), saved Policy BD6 of the Leeds City Council Unitary Development Plan (Review 2006), policy HDG1 of the Householder Design Guide SPD

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.