20-22 Harrogate Road, Rawdon, LEEDS, LS19 6HJ

‘retrospective application for new enclosure to front of restaurant to form outdoor seating area and new ducting to side’

Authority: Leeds City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Minor retail and services
Inspector: Wilkinson F

Main issues, as the Inspector framed them

the effects of the development on the character and appearance of the Rawdon Little Moor Conservation Area
the living conditions of nearby residents with regard to noise and disturbance, and odour
pedestrian and highway safety

What decided it

The less than substantial harm to the character and appearance of the conservation area, which was not outweighed by public benefits, combined with unresolved concerns about odour affecting neighbouring residents' living conditions, meant the development conflicted with the development plan with no material considerations of sufficient weight to indicate otherwise.

Plan policies cited: Policy P10, Policy P11, Policy GP5, Policy BD6, Policy N19, Policy P4, 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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