Land Adjacent To 2 Woodlands East Ardsley WF3 2JG

1. 1.The Local Planning Authority considers the development will create an adverse impact upon an area of greenfield land which provides a valuable visual and spatial contribution to the surrounding area and consider its loss would erode an important break in development within the street scene on Bradford Road and Woodlands. The greenfield and TPO covered corner plot also frames the entrance to the Woodlands residential area, creating a distinctive and attractive gateway feature which contributes to the local character. The proposal is therefore considered to be contrary to Policies H2 and P10 of Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 the Core strategy and saved Policies GP5 and BD5 of the Leeds Unitary Development Plan, the guidance within the adopted SPG `Neighbourhoods for Living- A Residential Design Guide' and the NPPF.
2. 2.The Local Planning Authority considers the proposal would lead to an adverse impact upon the living conditions of future occupants and would result in harm to their amenity through lack of sufficient natural light internally and lack of usable unshaded outdoor amenity space due to excessive tree cover. Thus, failing to accord with Policy P10 of the Core Strategy, retained UPD Policies GP5 and BD6, guidance contained within the SPG Neighbourhoods for Living and policy within the NPPF.
3. 3.The Local Planning Authority considers the development would significantly impact protected trees. The proposal would result in encroachment into the root protection areas of trees T1, T2, T3, T4, T5 and T6 as well as create direct and indirect pressure on protected tree canopies due to the proximity of the proposed dwelling to the protected trees. Prior to any construction activity arboricultural intervention is proposed to facilitate the proposed dwelling. This includes the cutting back of protected trees, which introduces immediate impacts on canopy cover, tree health, and the site's visual integrity. Therefore, the application is contrary to policy P12 of the Core Strategy, the guidance within the Guideline Distances from Development to Trees document (June 2020) and the NPPF.
4. 4.The Local Planning Authority considers the development will create an adverse impact upon visual amenity through the erosion of the break in development and the out of place design of the property which proposes a flat/leanto roof and materials which will be out of character with the surrounding estate. The proposal is therefore considered to be contrary to Policies H2 and P10 of the Core strategy and saved Policies GP5 and BD5 of the Leeds Unitary Development Plan, the guidance within the adopted SPG `Neighbourhoods for Living- A Residential Design Guide' and the NPPF.

From the council's decision notice.

Postcode

WF3 2JG

Application type

Full Planning Application

Scale / size

Small

Date validated

25 September 2025

Consultation start

25 September 2025

Last date for comments

5 November 2025

Target decision date

20 November 2025

Agent address

Mr Jake Hinchliffe 59A Huddersfield Road Huddersfield Road Mirfield WF14 8AA

Statutory period

56 days

Site notice start

15 October 2025

Documents

43