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Dismissed27 September 20223297680

Oldworks House, Wharfeside, Boston Spa, Wetherby, LS23 6AN

Planning appeal 3297680 at Oldworks House, Wharfeside, Boston Spa, Wetherby, LS23 6AN (Leeds City Council) was dismissed on 27 September 2022 by Inspector Cragg D, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies.

replacement of the old boiler house with a residential annexe (ancillary to the residential use of the host dwellings, Oldworks House)

Authority
Leeds City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Cragg D
Postcode
LS23 6AN

Main issues, as the Inspector framed them

  • whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
  • the effect of the proposal on the openness and purposes of the Green Belt
  • the effect of the development on the character or appearance of the Boston Spa Conservation Area, flood risk, and highway safety
  • whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal constitutes inappropriate development in the Green Belt with no very special circumstances to justify it, as the existing building's business use means it cannot qualify for the replacement building exception, and the development would harmfully reduce openness while presenting unresolved flood risk issues.

What the Inspector cited

Development plan policies
Policy N33Policy H2Policy EN5Policy Water 4Policy Water 6Policy SP13Policy P10Policy P11Policy P12Policy T2Policy GP5Policy BD5Policy LD1Policy N19Policy N24Policy N37APolicy Des 1Policy Des 2
National Planning Policy Framework
Paragraph 11Paragraph 149Paragraph 150Paragraph 199Paragraph 200

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.