Cliff Oaks, Fawcett Lane, Wortley, Leeds, LS12 4FG

seven houses with car parking and landscaping without complying with a condition attached to planning permission Ref: 16/08004/FU, dated 28 June 2017

Authority: Leeds City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Boffin D

Main issues, as the Inspector framed them

The effect of retaining the existing roofing materials on the character and appearance of the surrounding area taking into account the special regard to the desirability of preserving the setting of Cliff House and the contribution that setting makes to its significance

What decided it

The roofing tiles, while not identical to the approved Spanish slate, do not materially affect the ability to appreciate Cliff House's special interest or the character and appearance of the surrounding area due to the terrace's setback position, screening by mature trees, and the dominance of Cliff House as the focal point in views.

Framework references: 12, 16

Plan policies cited: Policy GP5, Policy P10, Policy P11

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.