The Poultry Farm, Bay Horse Lane, Scarcroft, LEEDS, LS17 8SL

demolition of existing bungalow and outbuildings and construction of replacement dwelling, with car parking and garden

Authority: Leeds City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Teasdale N

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 of the Green Belt
Whether any harm by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The proposed replacement dwelling would be materially larger than the existing building due to the addition of a lower ground floor of equivalent footprint, failing the test in NPPF paragraph 149(d) and causing unacceptable spatial harm to Green Belt openness that could not be outweighed by the limited other considerations advanced.

Framework references: 137, 147, 148, 149

Plan policies cited: Policy N33, Policy GB9

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.

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