14 Beechwood Shopping Centre, Church Street, Woodlesford, Leeds, LS26 8RE

retrospective change of use from hot food take away (sui generis) to drinking establishment with expanded food provision (sui generis) and external seating area with canopy

Authority: Leeds City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Change of use
Inspector: Armstrong N

Main issues, as the Inspector framed them

the effect of the external seating area on the character and appearance of the existing building and the area
the significance of the adjacent Woodlesford Conservation Area, a designated heritage asset, through development within its setting

What decided it

The external seating area unduly harms the character and appearance of the existing building and the area through its cumulative visual impact, including the constrained protected tree, boundary treatments and artificial planting, conflicting with development plan policies requiring high quality design appropriate to context.

Framework references: 14

Plan policies cited: Policy P10, Policy P11, Policy BD6, Policy N19, Policy DBE1, Policy DBE2

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.