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123 Harehills Road Harehills Leeds LS8 5BW

25/04496/FUFull Planning ApplicationRefused
Full

Refused on 24 October 2025

Delegated (officer decision)4 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

Retrospective application for replacement shop frontage, internal refurbishment including original shutters used; erection of an external exhaust chimney to side

Received
26 August 2025
Decision level
Delegated (officer decision)
Ward
Gipton & Harehills
  1. Received26 Aug
  2. Validated26 Aug
  3. Consult.1 Oct
  4. Target21 Oct
  5. Decided24 Oct

Decided in 59 days (council typically 49)

About this application

This is a full planning application at 123 Harehills Road Harehills Leeds LS8 5BW. Leeds has handled 10,776 applications of this type. This one was decided in 59 days, 10 days longer than Leeds's typical decision time. The site is in a conservation area. There have been 2 other applications at this address. In the past year there have been 101 applications across Gipton & Harehills. We hold 1,798 applications in total for the LS8 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 Local Planning Authority considers that retention of the existing flue to the side elevation causes significant harm to the character and appearance of the host property and the surrounding area. The flue as installed differs from the submitted plans in both height and position, and its prominent placement on a residential-facing elevation is considered to represent incongruous and visually intrusive element to the street scene. As such, the retention of these feature is contrary to policy P10 of the Leeds Core Strategy (2019), saved policies GP5 and BD4 of the UDP Review (2006) and design guidance as contained within NPPF.
  2. The Local Planning Authority considers retention of the existing flue represents a safety hazard to pedestrians through its encroachment over the public highway and its failure to satisfy the minimum clearance height. As such, the proposal unnecessarily narrows the usable width of the footpath contrary to policy P10 of the Leeds Core Strategy (2019) and Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 GP5 of the UDP Review (2006) as well as para 299 of the Transport SPD (2023), and the inclusive design advice contained in the Accessible Leeds SPD (2016) and NPPF.
  3. The Local Planning Authority considers the new stop front fails to provide an appropriate entrance by introducing a stepped access into the ground floor unit. This failure to provide level access discriminates against user groups that have mobility issues and is contrary to Policy P10 of the Leeds Core Strategy (2019), saved policy GP5 of the UDP Review (2006), the Accessible Leeds SPD (2016) and general guidance in the NPPF about ensuring access to all through good design. .
  4. The Local Planning Authority considers that the retrospective installation of the flue to the side elevation of the building poses a risk to public safety. The flue, as constructed on site, is positioned significantly lower than shown on the submitted plans and does not meet the minimum vertical clearance of 2.1 metres above the public footpath. As such, the development is contrary to Core Strategy policy T2 and saved UDP policy GP5As such, the development is contrary to Core Strategy policy T2, saved UDP policy GP5 and the adopted Transport SPD (2023).

From the council's decision notice.

Application details

Postcode
LS8 5BW
Application type
Full Planning Application
Scale / size
Small

Planning application dates

Date validated
26 August 2025
Consultation start
27 August 2025
Last date for comments
1 October 2025
Target decision date
21 October 2025

Applicant and agent

Agent address
Mr Mike Chandler 10 Milton Street Goole DN14 6EL

Planning decision

Statutory period
56 days

Publicity

Site notice start
10 September 2025

Additional information

Documents
14

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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