Land adjacent to 50 The Crescent, Micklefield, Leeds, LS25 4DB

the construction of two dwellings and associated works (resubmission of application ref. 22/04508/FU)

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

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area
The effect of the proposal on trees
Whether the proposal would provide acceptable living conditions for the future occupiers of the dwellings, with regard to outdoor amenity space
Whether the proposal would make an adequate provision for parking

What decided it

The significant harm to character and appearance caused by an incongruous and cramped building form, combined with failure to demonstrate protection of trees and inadequate outdoor amenity space, outweighed the moderate benefits of housing delivery.

Plan policies cited: Policy H2, Policy P10, Policy P12, Saved Policy GP5, Saved Policy LD1, Saved Policy BD5, Policy LAND2, Saved Policy T2

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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