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1 Ashley Road Harehills Leeds LS9 7AB

25/05503/FUFull Planning ApplicationRefused
Full

Refused on 3 December 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

Change of use of part of ground floor, first floor and second floor living accommodation to House in Multiple Occupation including dormer window to front and rear and new entrance door to side; cafe at ground floor to be retained

Received
8 October 2025
Decision level
Delegated (officer decision)
Ward
Gipton & Harehills
  1. Received8 Oct
  2. Validated8 Oct
  3. Consult.7 Nov
  4. Target3 Dec
  5. Decided3 Dec

Decided in 56 days (council typically 49)

About this application

This is a full planning application for a dormer extension at 1 Ashley Road Harehills Leeds LS9 7AB. Leeds has handled 10,776 applications of this type. This one was decided in 56 days, 7 days 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 101 applications across Gipton & Harehills. 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 Local Planning Authority consider that the size, scale, and siting of the front dormer window would result in an overly wide, visually dominant and out of character addition that causes harm to the application property and wider streetscene. The proposal would therefore be contrary Policy P10 of the Core Strategy Review (2019), saved policies GP5 and BD6 of the Unitary Development Plan Review (2006), policy HDG1 of the Householder Design Guide SPD (2012) and section 12 of the Framework.
  2. The Local Planning Authority consider the proposed HMO would fail to offer future residents good standard of living, through inadequate internal floor space, and the relationship to the adjacent cafe unit. The proposal fails to meet the national minimum internal space standards as adopted by the Council and the relationship with the cafe/retail unit at ground floor could lead to a harmful degree of noise and disturbance. As such, the application would fail to comply with Policy H6(A), and P10 of the Core Strategy Review (2019), Saved Policy GP5 of the Unitary Development Plan Review (2006) as well as guidance contained within the emerging HMO, PBSA and Co-living Standards SPD.

From the council's decision notice.

Application details

Postcode
LS9 7AB
Application type
Full Planning Application
Scale / size
Small

Planning application dates

Date validated
8 October 2025
Consultation start
9 October 2025
Last date for comments
7 November 2025
Target decision date
3 December 2025

Applicant and agent

Agent address
Benson House 14 Benson Street Leeds LS7 1BL

Planning decision

Statutory period
56 days

Publicity

Site notice start
17 October 2025

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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