Rosehurst, Margaret Avenue, Bardsey, LEEDS, LS17 9AU

described as, ‘extension of garden area over steeply sloping ground, to width of plot, by provision of terrace decking on steel framework, together with creation of adjacent garden room. Retrospective application for works which have been started without consent. Case 22/00945/UHD2

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

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the surrounding area

What decided it

The proposed garden room would be a bulky, visually prominent structure at an elevated position adjacent to Wetherby Road that would unacceptably harm the character and appearance of the surrounding area, conflicting with the development plan with no material considerations to outweigh this harm.

Plan policies cited: Policy P10, Policy P12, Policy GP5, Policy BD6, Policy LD1, Policy LRE1, Policy BE1, Policy BE3, Policy HDG1

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.