Vergers Cottage Town Street Court, Horsforth, LEEDS, LS18 5LL

detached garage to side

Authority: Leeds City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: other · Other minor developments
Inspector: Smith J

Main issues, as the Inspector framed them

The effect of the proposal on a protected tree and its subsequent effect upon the Horsforth Conservation Area

What decided it

The unmitigated risk of harm to a protected tree of visual significance within the Conservation Area, combined with the absence of adequate arboricultural evidence and lack of public benefits to justify the harm.

Plan policies cited: Policy GP5, Policy LD1, Policy N25, Policy Land 2, Policy P10, Policy P12

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.

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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.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.