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Land To North Of 6 Robinson Lane Kippax Leeds LS25 7HE

25/01594/FUFull Planning ApplicationRefused
Full

Refused on 15 December 2025

Delegated (officer decision)2 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

One detached dwelling to land north of 6 Robinson Lane

Received
28 March 2025
Decision level
Delegated (officer decision)
Ward
Kippax & Methley
  1. Received28 Mar
  2. Validated28 Mar
  3. Consult.10 Sep
  4. Target23 May
  5. Decided15 Dec

Decided in 262 days (council typically 49)

About this application

This is a full planning application at Land To North Of 6 Robinson Lane Kippax Leeds LS25 7HE. Leeds has handled 10,776 applications of this type. This one was decided in 262 days, 30 weeks longer than Leeds's typical decision time. The site is in a conservation area. There are no previous applications recorded at this address. In the past year there have been 101 applications across Kippax & Methley. We hold 1,145 applications in total for the LS25 postcode area.

81% of full applications at Leeds City Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposed dwelling would be accessed via a narrow, steep, unadopted section of Robinson Lane, which lacks adequate width, pedestrian footways, turning facilities, and satisfactory visibility splays. The additional traffic generated by the development, together with the substandard access arrangements, would create an unacceptable risk to both vehicular and pedestrian safety, including vulnerable road users. The proposal would also fail to provide safe and satisfactory arrangements for servicing and refuse collection. As such, the development is considered to be contrary to Core Strategy Policy T2, saved UDP Policy GP5, and guidance contained within the Transport SPD and the National Planning Policy Framework.
  2. The proposed dwelling, by reason of its scale, height, elevated siting, proximity to the northern boundary, and inclusion of a first-floor rear balcony, would result in an overbearing form of development and an unacceptable level of overlooking of the rear garden and windows of 12 Robinson Lane. This would materially harm the privacy, outlook, and general amenity of neighbouring occupiers. The proposals are therefore considered to conflict with Core Strategy Policy P10, saved UDP Policies GP5 and BD5, and the guidance contained within the Neighbourhoods for Living SPD.

From the council's decision notice.

Application details

Postcode
LS25 7HE
Application type
Full Planning Application
Scale / size
Small
Parish
Kippax Parish Council

Planning application dates

Date validated
28 March 2025
Consultation start
27 August 2025
Last date for comments
10 September 2025
Target decision date
23 May 2025

Applicant and agent

Agent address
24 West End Grove Horsforth Leeds LS18 5JJ

Planning decision

Statutory period
56 days

Publicity

Site notice start
14 August 2025

Additional information

Documents
21

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Tree Preservation Order: TPO2014_023Protected tree on or next to this site
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, Article 4 directions, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Planning history at this site

1 other application at this property, newest first.

  1. 2017
    30 Nov

    One dwelling

    WithdrawnFull Planning Application17/07896/FU

Source: Leeds

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