Miry Carr Farm, Sandhills, Thorner, Leeds, LS14 3DP

demolition of existing agricultural buildings and construction of two dwellings with associated works

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

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt, including the effect on openness
whether the proposal would comply with policy requirements for an overall net gain for biodiversity
whether satisfactory living conditions for future occupiers would be achieved, with particular regard to outdoor amenity space
if the proposal would be inappropriate development, whether the resulting harm, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify it

What decided it

The proposal constitutes inappropriate development in the Green Belt with no very special circumstances to justify it, compounded by failure to meet biodiversity policy requirements and inadequate outdoor amenity space provision.

Framework references: 154, 155

Plan policies cited: Policy N33, Core Strategy Policy H2, Policy GB4, Core Strategy Policy G9, Core Strategy Policy P10, Saved UDP Policy BD5, Saved UDP Policy GP5

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.