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

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

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.

Framework references: 154

Plan policies cited: Policy N33, Policy GB20, Policy GP5, Policy BD6, Policy LD1, Policy N25, Policy P10, Policy P12, Policy BE1, Policy LE1

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.

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