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95 High Ash Drive Alwoodley Leeds LS17 8RD

25/05262/FUFull Planning ApplicationRefused
Full

Refused on 21 November 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

Single storey side and rear extension; demolition of conservatory and detached garage to rear

Received
8 September 2025
Decision level
Delegated (officer decision)
Ward
Alwoodley
  1. Received8 Sep
  2. Validated8 Sep
  3. Consult.4 Oct
  4. Target3 Nov
  5. Decided21 Nov

Decided in 74 days (council typically 49)

About this application

This is a full planning application for demolition at 95 High Ash Drive Alwoodley Leeds LS17 8RD. Leeds has handled 10,776 applications of this type. This one was decided in 74 days, 4 weeks longer than Leeds's typical decision time. The site is in a conservation area. There has been 1 other application at this address. In the past year there have been 157 applications across Alwoodley. We hold 1,300 applications in total for the LS17 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 the proposed single storey side and rear extension would, by virtue of its excessive rear projection along the common boundary with the neighbouring site at No. 93 High Ash Drive, result in significant overbearing and overshadowing impacts on the neighbouring property. In particular, the proposal would adversely affect the outlook and natural light to the master bedroom within the under- construction side extension at No. 93, creating an unacceptable sense of enclosure and tunnel-like effect. It is important to note that the under-construction extension at the adjoining site constitutes a material consideration and should be given significant weight in the planning assessment. The assessment of the current proposal must take into account the post-development context created by the adjoining extension, and is therefore assessed on this basis. As such, the proposal is contrary to the aims and objectives of Policy P10 of the Core Strategy, Policy GP5 of Leeds Unitary Development Plan (Review) 2006, Policy HDG2 of the Householder Design Guide SPD and guidance contained within the National Planning Policy Framework.
  2. The Local Planning Authority considers that the proposal, as a result of the failure to provide sufficient outlook and meaningful natural light penetration to the new ensuite bedroom within the proposed development, would be materially harmful to the amenity of future occupiers of the application property. As such the proposal would be contrary to the aims of Leeds Core Strategy policy P10, saved Unitary Development Plan policy GP5, and guidance contained within the Householder Design Guide SPD, and the National Planning Policy Framework.

From the council's decision notice.

Application details

Postcode
LS17 8RD
Application type
Full Planning Application
Scale / size
Small
Parish
Harewood Parish Council

Planning application dates

Date validated
8 September 2025
Consultation start
11 September 2025
Neighbour consultation start
11 September 2025
Last date for comments
4 October 2025
Target decision date
3 November 2025

Applicant and agent

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

Planning decision

Statutory period
56 days

Additional information

Documents
6

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (24)

flood storage areas, conservation areas, listed buildings, Article 4 directions, 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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