85 Grove Lane, Meanwood, Leeds, LS6 4AQ

the demolition of single storey commercial (Class E) shop unit and construction of 2 storey extension to side of 116 Bentley Lane to form a 1 bedroom duplex flat

Authority: Leeds City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Armstrong N

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the site, the adjoining semi-detached properties and the surrounding area
whether the proposed development would provide suitable living conditions for future occupiers of the development and the effect of the development on the living conditions of neighbouring residents at 116 Bentley Lane, with particular regard to the provision and use of outdoor private amenity space and effects on outlook and privacy

What decided it

The proposed development's subservient design, matching architectural features and compliance with development plan policies on character, appearance and living conditions outweighed the Council's concerns about amenity space and neighbouring impacts.

Plan policies cited: Policy P10 of the Core Strategy (as amended by the Core Strategy Selective Review 2019), Policy GP5 of the Leeds Unitary Development Plan (Review 2006), Policy BD6 of the Leeds Unitary Development Plan (Review 2006)

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.

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