36 Rakehill Road, Scholes, Leeds, LS15 4AJ

First floor side extension; one dormer windows, a porch and three rooflights to front

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

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the host dwelling and surrounding area
the living conditions of the occupiers of 34 Rakehill Road, with particular regard to outlook and natural light

What decided it

The proposed extension would cause unacceptable harm to the character and appearance of the host dwelling and surrounding area by failing to achieve subservience, appearing unduly prominent in long views, and crowding the neighbouring property, contrary to development plan policies.

Plan policies cited: Core Strategy Policy P10, Core Strategy Policy P12, Leeds UDP saved policy GP5, Leeds UDP saved policy BD6, Leeds UDP saved policy BD5, Barwick in Elmet & Scholes Neighbourhood Plan Policy BE1, Barwick in Elmet & Scholes Neighbourhood Plan 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.

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.