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Planning appeal decision

Dismissed24 February 20233307680

Borlocco House, Church Street, Boston Spa, Wetherby, LS23 6DW

Planning appeal 3307680 at Borlocco House, Church Street, Boston Spa, Wetherby, LS23 6DW (Leeds City Council) was dismissed on 24 February 2023 by Inspector Ellison H, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on a) the character and appearance of the area and b) biodiversity and climate change.

the change of use of from a Care Home (Class C2 Use), with partial demolition, refurbishment and extension of the existing building, along with all other requisite works, to form a residential dwelling (Class C3 Use)

Authority
Leeds City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Ellison H
Postcode
LS23 6DW

Main issues, as the Inspector framed them

  • The effect of the proposal on a) the character and appearance of the area and b) biodiversity and climate change

What decided it

The substantial footprint and design of the proposed extension would overwhelm and dominate Borlocco House and harm the character and appearance of the Boston Spa Conservation Area and the non-designated heritage asset, and this harm could not be outweighed by the limited public benefits of the proposal.

What the Inspector cited

Development plan policies
Policy P10Policy P11Policy P12Policy BD6Policy N19Policy LD1Policy DEV2Policy DES1Policy DES2Policy T1Policy T2Policy LAND2Policy G9Policy G2Policy G8Policy GP5Policy N24Spatial Policy 13
National Planning Policy Framework
Paragraph 12Paragraph 16Paragraph 202

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.