Highfield, Margaret Avenue, Bardsey, LEEDS, LS17 9AT

conversion of existing loft with new roof profile, roof lights and rear dormer window

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 building and surrounding area

What decided it

The proposed roof alterations and rear dormer would unacceptably harm the character and appearance of the host building and its immediate surroundings through their incongruous scale, form and design, conflicting with relevant design policies.

Plan policies cited: Policy P10 of the Leeds City Council Core Strategy (amended 2019), saved Policy BD6 of the Leeds City Council Unitary Development Plan (Review 2006), saved Policy GP5 of the Leeds City Council Unitary Development Plan (Review 2006), Policy BE1 of the Bardsey cum Rigton Neighbourhood Plan (2017-2032)

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.

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