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Dismissed16 June 20253357930

43 Ings Lane, Guiseley, Leeds, LS20 8BY

Planning appeal 3357930 at 43 Ings Lane, Guiseley, Leeds, LS20 8BY (Leeds City Council) was dismissed on 16 June 2025 by Inspector Francis M, following a hearing. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt; and the effect of the proposal on the openness and purposes of the Green Belt.

the repair and conversion of farmhouse, attached barn and outbuildings into two dwellings, demolition of existing Dutch barn, alterations to detached outbuilding and construction of three new dwellings and associated covered car parking

Authority
Leeds City Council
Appeal type
minor · Planning Appeal
Procedure
Hearing
Development
residential · Minor Dwellings
Inspector
Francis M
Postcode
LS20 8BY

Main issues, as the Inspector framed them

  • whether the proposal would be inappropriate development in the Green Belt; and the effect of the proposal on the openness and purposes of the Green Belt
  • the effect of the proposal on the non-designated heritage asset (NDHA)
  • the effect of the proposal on the character and appearance of the area, and whether it would preserve or enhance the character or appearance of the Guiseley Conservation Area
  • whether other considerations clearly outweigh any harm to the Green Belt and any other harm so as to amount to the very special circumstances

What decided it

The significant harm to the Green Belt from the inappropriate new dwellings was not clearly outweighed by the other considerations put forward, so very special circumstances did not exist.

the significant harm to the Green Belt, combined with harm to the NDHA and less than substantial harm to the Conservation Area, was not clearly outweighed by the benefits of housing delivery, heritage restoration, BNG, footpath improvements and viability arguments, so very special circumstances did not exist

What the Inspector cited

Development plan policies
UDP Policy N33UDP Policy GB4UDP Policy N19CS Policy P10CS Policy P11CS Policy EN1
National Planning Policy Framework
Paragraph 154Paragraph 212Paragraph 213Paragraph 215Paragraph 216
Judgments
Samuel Smith Old Brewery (Tadcaster) v Selby DC [2015] EWCA Civ 1107; Vistry Homes Ltd and Fairfax Acquisitions Ltd v SSLUHC [2024] EWHC 2088 (Admin)

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.

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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.

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