13 Oak Avenue, Garforth, Leeds, LS25 1PU

retrospective application for front porch extension; two story side extension; single story side extension; detached outbuilding to rear

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

Main issues, as the Inspector framed them

the effect of the development upon the character and appearance of the area
the living conditions of occupiers of neighbouring properties
parking and highway safety

What decided it

The two-storey side extension's failure to be set back from the front elevation, contrary to design guidance, resulted in significant unbalancing of the semi-detached pair and unacceptable harm to character and appearance, conflicting with Policy P10 of the Leeds Local Plan Core Strategy.

Plan policies cited: Policy P10 of the Leeds Local Plan Core Strategy, Policy T2 of the Leeds Local Plan Core Strategy, Policy GP5 of the Leeds Unitary Development Plan Review, Policy BD5 of the Leeds Unitary Development Plan Review

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.

The judgement stays yours. The tool gathers the material and dates it.