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31 Coldcotes Avenue Harehills Leeds LS9 6NA

25/02031/FUFull Planning ApplicationRefused
Full

Refused on 28 April 2026

Delegated (officer decision)3 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

Demolition of existing outbuilding, erection of single storey rear extension

Received
25 April 2025
Decision level
Delegated (officer decision)
Ward
Burmantofts & Richmond Hill
  1. Received25 Apr
  2. Validated25 Apr
  3. Consult.22 May
  4. Target20 Jun
  5. Decided28 Apr

Decided in 368 days (council typically 49)

About this application

This is a full planning application for demolition at 31 Coldcotes Avenue Harehills Leeds LS9 6NA. Leeds has handled 10,776 applications of this type. This one was decided in 368 days, 46 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 88 applications across Burmantofts & Richmond Hill. We hold 541 applications in total for the LS9 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 submitted plans do not accurately show the rear elevation of the property and are inconsistent with each other, resulting in the description for which planning permission is sought and the associated plans not being sufficiently clear or unambiguous. The Local Planning Authority is therefore unable to definitively assess the impact of the development and the applicant has failed to satisfy Article 7 of The Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended). Planning permission is therefore refused and the applicant should seek to correct all discrepancies as part of any resubmission.
  2. The Local Planning Authority consider the proposed extension harmfully reduces the available off-street parking at the property and would result in harmful on-street parking affecting the free and safe flow of traffic, or would result in a car over hanging into the adopted highway, resulting in conflict between vehicles and pedestrians. As such the application is of detriment to highway safety, and contrary the aims and intentions of Policies P10 and T2 and of the Core Strategy (2019), saved policy GP5 of the Unitary Development Plan Review (2006) and the Leeds Transport SPD.
  3. The Local Planning Authority consider attaching a garage to the rear of the property to represent poor design that is harmful to the character and appearance of the host property and wider terrace. In particular, the proposal covers up original openings that make a positive and coherent design and replace them with a flat, roofed rear projection with a large roller shutter door. As such, the proposal is contrary to the aims and intentions of Policies P10 of the Core Strategy, saved Policies GP5 and BD6 of the Unitary Development Plan, Policy HDG1 of the Householder Design Guide SPD and advice contained the National Planning Policy Framework on issues of good design.

From the council's decision notice.

Application details

Postcode
LS9 6NA
Application type
Full Planning Application
Scale / size
Small

Planning application dates

Date validated
25 April 2025
Consultation start
29 April 2025
Neighbour consultation start
29 April 2025
Last date for comments
22 May 2025
Target decision date
20 June 2025

Applicant and agent

Agent address
Mr Ben Tidmarsh Mabgate Business Centre 93-99 Mabgate Leeds LS9 7DR

Planning decision

Statutory period
56 days

Additional information

Documents
7

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Article 4 direction: A4D01
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, tree preservation orders, 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.

Source: Leeds

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