304 york road, leeds, LS9 9DN

the variation of condition [2] (Approved Plans), [3] (Maximum number of bedrooms) and [4] (Restricted use of store/study) to previously approved Planning Application 25/05182/FU (Change of use from dwelling house (C3) to House in multiple occupation (C4) including new cycle store to rear) for reconfiguration to form a fifth bedroom, changing to a 5 bedroom HMO without complying with conditions attached to planning permission Ref 25/05182/FU, dated 6 November 2025

Authority: Leeds City Council
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: LS9 9DN

Main issues, as the Inspector framed them

Whether the proposed development would provide acceptable living conditions for future occupiers
Whether the conditions are reasonable in all respects

What decided it

The proposed fifth bedroom would fail to provide acceptable living conditions for future occupiers due to constrained headroom, sloping ceilings, and severely limited functionality and comfort, contrary to development plan policies and NPPF paragraph 135.

Framework references: 135, 57

Plan policies cited: Policy H9, Policy H6, Policy P10, Policy GP5, Policy BD5

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.