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Dismissed3 April 20253355898

Gateways, Esholt Avenue, Guiseley, Leeds, LS20 8AX

Planning appeal 3355898 at Gateways, Esholt Avenue, Guiseley, Leeds, LS20 8AX (Leeds City Council) was dismissed on 3 April 2025 by Inspector Walker R, by written representations. The main issue, as the Inspector framed it: Whether the proposal would preserve the Grade II listed buildings or their setting, known as Park Gate House and the Gate Lodge and Gate Piers to Park Gate House, and any features of special architectural or historic interest which they possess and whether it would preserve or enhance the character or appearance of the Guiseley Conservation Area including from any effects of the proposal on trees.

erection of detached annexe; new hard standing and associated landscaping; restoration works to existing gates

Authority
Leeds City Council
Appeal type
householder · Planning Appeal
Procedure
Written Representations
Development
residential · Householder developments
Inspector
Walker R
Postcode
LS20 8AX

Main issues, as the Inspector framed them

  • Whether the proposal would preserve the Grade II listed buildings or their setting, known as Park Gate House and the Gate Lodge and Gate Piers to Park Gate House, and any features of special architectural or historic interest which they possess and whether it would preserve or enhance the character or appearance of the Guiseley Conservation Area including from any effects of the proposal on trees
  • Whether the proposed development makes adequate provision for Biodiversity Net Gain
  • Whether future occupiers of the proposed development would have acceptable living conditions with particular reference to outlook, light and external amenity space
  • The effects of the proposed development on the living conditions of the occupiers of the neighbouring property with particular reference to overlooking

What decided it

The less than substantial but nevertheless great weight harm to the significance of the designated heritage assets (the listed buildings and conservation area) was not outweighed by the small public benefits of the proposal, and clear and convincing justification for the harm had not been provided.

What the Inspector cited

Development plan policies
Policy GP5Policy LD1Policy N19Policy G9Policy P10Policy P11Policy P12Policy Land 2Policy H2Policy BD5
National Planning Policy Framework
Paragraph 212Paragraph 213Paragraph 214Paragraph 215

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.