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Dismissed16 October 20253368129

High Ridings, Park Mount, Pool in Wharfedale, Otley, West Yorkshire, LS21 3BX

Planning appeal 3368129 at High Ridings, Park Mount, Pool in Wharfedale, Otley, West Yorkshire, LS21 3BX (Leeds City Council) was dismissed on 16 October 2025 by Inspector Armstrong N, by written representations. The main issue, as the Inspector framed it: whether the proposal would preserve or enhance the character or appearance of the Pool-in-Wharfedale Conservation Area.

outline planning permission for one detached dwelling with some matters reserved

Authority
Leeds City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Armstrong N
Postcode
LS21 3BX

Main issues, as the Inspector framed them

  • whether the proposal would preserve or enhance the character or appearance of the Pool-in-Wharfedale Conservation Area
  • whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
  • the effect of the development on the openness of the Green Belt
  • the effect of the proposal on highway safety
  • if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the development

What decided it

The proposal fails to preserve or enhance the conservation area, constitutes inappropriate Green Belt development, and would prejudice highway safety, with the modest housing supply benefit insufficient to outweigh these substantial harms.

What the Inspector cited

Development plan policies
Policy P10Policy P11Policy GP5Policy N19Policy N33Policy GB2Policy T2
National Planning Policy Framework
Paragraph 142Paragraph 154Paragraph 155Paragraph 212Paragraph 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.

See how each was applied

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.