80 Otley Road Headingley Leeds LS6 4BA

25/04750/FUFull Planning ApplicationRefused

Full

Refused on 10 October 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

Retrospective application for two air conditioning units behind sign board including raising height of sign board above shop front

Received: 19 August 2025
Decision level: Delegated (officer decision)
Council: Leeds City Council
Ward: Weetwood

ReceivedReceived19 Aug
ValidatedValidated19 Aug
Consult.Consultation25 Sep
TargetTarget Date14 Oct
DecidedDecided10 Oct

Decided in 52 days (council typically 49)

About this application

This is a full planning application at 80 Otley Road Headingley Leeds LS6 4BA. Leeds has handled 10,776 applications of this type. This one was decided in 52 days, 3 days longer than Leeds's typical decision time. The site is in a conservation area, with 3 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 144 applications across Weetwood. We hold 807 applications in total for the LS6 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.See what's approved near your address

Why it was refused

The Local Planning Authority considers that the shopfront alterations and installation of two air conditioning units will be collectively harmful to the character and appearance of the site and to the wider street scene. Additionally, the Local Planning Authority considers that the proposal fails to adequately preserve and enhance the special character of this part of the Far Headingley Conservation Area. The harm to the conservation area is not outweighed by public benefits of the scheme. The development is therefore contrary to policies P10 and P11 of the Core Strategy, saved policies GP5, BC7 and N19 of the UDPR, the advice of the Far Headingley Conservation Area Appraisal and Management Plan, and to paragraphs 135, 210 and 215 of the National Planning Policy Framework.
The Local Planning Authority considers that the proposed shopfront alterations and installation of two air conditioning units would result in unacceptable harm to residential amenity through noise arising from external plant, particularly during evenings and weekends. This would be due to the close proximity of the air conditioning units to residential flats and the likely increase in reflected sound caused by the proposed increased height of the fascia. The application is not supported by a noise impact assessment or technical evidence to demonstrate that such impacts can be satisfactorily Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 mitigated. As such, the proposal is contrary to Policy P10 of the Leeds Core Strategy, saved Policy GP5 of the Leeds Unitary Development Plan Review (2006) and to paragraph 135 of the National Planning Policy Framework.

From the council's decision notice.

Application details

Postcode: LS6 4BA
Application type: Full Planning Application
Scale / size: Small

Planning application dates

Date validated: 19 August 2025
Consultation expiry: 29 August 2025
Consultation start: 20 August 2025
Last date for comments: 25 September 2025
Target decision date: 14 October 2025

Applicant and agent

Architect profile: KMS CONSULTANTS & ASSOCIATES LTD
Agent address: Mr K Singh 14 Granton Road Leeds LS7 3LZ

Planning decision

Statutory period: 56 days

Publicity

Last advertised: 29 August 2025
Site notice start: 4 September 2025

Additional information

Documents: 10

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

Conservation area: Far Headingley
Article 4 direction: A4D01
Flood zone 1: Low probability (rivers and sea)

Also checked, none recorded (22)

flood storage 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

© 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.

Source: Leeds

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