Land off Ings Grove , Guiseley, Leeds, West Yorkshire, LS20 9FR

Planning appeal 3363252 at Land off Ings Grove , Guiseley, Leeds, West Yorkshire, LS20 9FR (Leeds City Council) was dismissed on 5 September 2025 by Inspector Smith J, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the local area, and the extent to which it would preserve or enhance the character or appearance of the Guiseley Conservation Area.

erection of self-build dwelling

Authority: Leeds City Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Smith J
Postcode: LS20 9FR

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the local area, and the extent to which it would preserve or enhance the character or appearance of the Guiseley Conservation Area
the living conditions of the future occupiers of the scheme with particular regard to privacy
the effect of the scheme on Biodiversity Net Gain
the effect of the development on the living conditions of neighbouring occupiers, with particular regard to outlook, overshadowing and privacy

What decided it

The proposed development would fail to preserve or enhance the character or appearance of the Guiseley Conservation Area through its discordant design, materials and appearance, and this harm was not outweighed by the moderate public benefits of providing one additional dwelling.

What the Inspector cited

Development plan policies: Policy P10Policy P11Policy N19Policy G9Policy GP5Policy N23Policy N25Policy LD1Policy BD5
National Planning Policy Framework: Paragraph 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.

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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.