Low Gables Cleavesty Lane East Keswick LS17 9EZ
Refused on 17 December 2025
Delegated (officer decision)2 reasons for refusal
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
Two storey side extension with dormer windows to front and rear; part two storey part single storey rear extension; partial conversion of garage to habitable room ; new door to rear; demolition of existing utility rooom; replacement windows including glazed doors to front and sides.
- Received
- 23 October 2025
- Decision level
- Delegated (officer decision)
- Council
- Leeds City Council
- Ward
- Harewood
- ReceivedReceived23 Oct
- ValidatedValidated23 Oct
- Consult.Consultation12 Dec
- TargetTarget Date18 Dec
- DecidedDecided17 Dec
Decided in 55 days (council typically 49)
About this application
This is a full planning application for demolition at Low Gables Cleavesty Lane East Keswick LS17 9EZ. Leeds has handled 10,776 applications of this type. This one was decided in 55 days, 6 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 332 applications across Harewood. We hold 1,297 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.See what's approved near your address
Why it was refused
- The Local Planning Authority considers that the proposal, due to the positioning of the proposed rear and side extensions in close proximity to the nearby mature tree and hedgerow, would likely lead to significant harm to these protected trees, if not their likely future loss, to the detriment of their positive wider functions and the character of the East Keswick Conservation Area (less than substantial harm that is not outweighed by public benefit). This is considered to be harmful to visual amenity and character, to biodiversity, and wider climate change and air pollution objectives. The proposal is thus considered to be contrary to the wider aims and objectives of policies P10, P11, P12 of the Core Strategy, saved policies GP5, N19, N20 and LD1 of the Unitary Development Plan, policy LAND2 of the Natural Resources and Waste DPD, policy HDG1 of the Householder Design Guide SPD and guidance within the Council's Guideline Distances to Trees from Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 Development Document, BS5837 Trees in Relation to Design, Demolition and Construction document, and the NPPF.
- The Local Planning Authority considers that the proposal would result in unacceptable overlooking impacts into the private rear garden of the northern neighbour (Cleavesty House), due to the proximity of the two-storey rear extension to this boundary. The distance proposed is in clear conflict with the distances recommended by the Neighbourhoods for Living SPG, and the Householder Design Guide in this respect and would enable a harmful direct overlooking relationship, in conflict with Core Strategy Policies P10 and GP5, and HDG2 of the Householder Design Guide.
From the council's decision notice.
Application details
- Postcode
- LS17 9EZ
- Application type
- Full Planning Application
- Scale / size
- Small
- Parish
- East Keswick Parish Council
Planning application dates
- Date validated
- 23 October 2025
- Consultation expiry
- 21 November 2025
- Consultation start
- 28 October 2025
- Neighbour consultation start
- 28 October 2025
- Last date for comments
- 12 December 2025
- Target decision date
- 18 December 2025
Applicant and agent
- Agent address
- Richard Hirst 11 Station Road Horsforth LS18 5PA
Planning decision
- Statutory period
- 56 days
Publicity
- Last advertised
- 21 November 2025
- Site notice start
- 31 October 2025
Additional information
- Documents
- 13
Site constraints
Designations that overlap or adjoin the site outline.
- Conservation area: East Keswick
- Tree Preservation Order: TPO2023_012Protected tree on or next to this site · +1 more
- Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (22)
flood storage areas, listed buildings, Article 4 directions, 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
Track this application
Get email alerts when there is a planning decision or status change.
Get email alerts near LS17
New planning applications delivered to your inbox daily.
Around this site
Nearby applications
- East Ings Whitegate East Keswick Leeds LS17 9HB24/02356/TR · TreesApproved0.1 mi
- Old Parsonage Main Street East Keswick Leeds LS17 9EU26/04036/COND · ConditionsApproved0.1 mi
- Orchard Cottage Main Street East Keswick Leeds LS17 9EU26/02775/FU · FullApproved0.1 mi
- 1 Rose Croft East Keswick Leeds LS17 9HR25/05625/FU · FullApproved0.1 mi
- 6 Rose Croft East Keswick Leeds LS17 9HR26/00254/FU · FullApproved0.1 mi
For applicants and trades
Contractors near this project
Find contractors for extensions near this site- Wharfe Valley Stoves LtdSolid Fuel Heating2.1 mi
- Watt Solar Solution LimitedSolar Panel InstallerBattery Storage2.3 mi
- Thorner Flooring Services Ltd2.9 mi
- Ross' of Yorkshire Bespoke Carpentry3.2 mi
What's been approved on your street?
See what the council approved and refused near this address for the project you have in mind, and the rules that apply here.
Get The Signal Report