Tolcan,25 Peasehill Close, Rawdon, LEEDS, LS19 6EF

‘Additional rendered storey on existing bungalow footprint, infill to front elevation and new porch. Trussed roof to match existing. PV to roof. New garage and office’

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

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the host property and on the surrounding area

What decided it

The proposed design would create an incoherent and visually unappealing composition that fails to respect the form and character of the existing bungalow and would provide a poor focal point at the end of Peasehill Close, conflicting with development plan design policies.

Framework references: 131

Plan policies cited: Policy P10 (Design) of the Leeds City Council Core Strategy (as amended 2019), Policy GP5 of the Leeds Unitary Development Plan (2006), Policy BD6 of the Leeds Unitary Development Plan (2006), Policy HDG1 of the Householder Design Guide Supplementary Planning Document (2012)

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.