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Planning appeal decision

Notice varied and upheld3 July 20253353264

The Manor House Barwick Road, Garforth, Leeds, LS25 2DN

Planning appeal 3353264 at The Manor House Barwick Road, Garforth, Leeds, LS25 2DN (Leeds City Council) was allowed in part (a split decision) on 3 July 2025 by Inspector Rafferty C, by written representations. The main issue, as the Inspector framed it: Whether the development would constitute inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and the effect of the development on the openness of the Green Belt.

retrospective application for alterations including single storey side extension with new front entrance door with steps and balustrade above; new front boundary wall with brick piers and metal gates

Authority
Leeds City Council
Appeal type
enforcement · Enforcement Notice
Procedure
Written Representations
Development
residential · Householder developments
Inspector
Rafferty C
Postcode
LS25 2DN

Main issues, as the Inspector framed them

  • Whether the development would constitute inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and the effect of the development on the openness of the Green Belt
  • The effect of the development on the character and appearance of the area
  • If found to be inappropriate development, whether the harm, by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The development constitutes inappropriate development in the Green Belt causing substantial harm to openness and character, with no very special circumstances to justify it.

What the Inspector cited

Development plan policies
Policy N33Policy GB20Policy GP5Policy BD6Policy LD1Policy N25Policy P10Policy P12Policy BE1Policy LE1
National Planning Policy Framework
Paragraph 154

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.