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Armley Manor Mistress Lane Armley Leeds LS12 2HL

25/06414/FUFull Planning ApplicationRefused
Full

Refused on 11 December 2025

Delegated (officer decision)1 reason 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 from student accommodation to House of Multiple Occupation (sui generis), 3 new cycle stores to side and rear

Received
31 October 2025
Decision level
Delegated (officer decision)
Ward
Armley
  1. Received31 Oct
  2. Validated31 Oct
  3. Consult.4 Dec
  4. Target26 Dec
  5. Decided11 Dec

Decided in 41 days (council typically 49)

About this application

This is a full planning application for a change of use at Armley Manor Mistress Lane Armley Leeds LS12 2HL. Leeds has handled 10,776 applications of this type. This one was decided in 41 days, 8 days quicker 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 84 applications across Armley. We hold 303 applications in total for the LS12 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 floor layout, lack of separate communal living and dining rooms, under provision of sufficient kitchen floor space and private outside amenity spaces would lead to a poor standard of residential amenity for future occupants through over intensification. This is also demonstrated through harm to: Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 - Privacy, outlook and reduced light penetration when considering the proximity of the right of way and increased need for curtains/blinds to be closed for bedrooms 01 and 02's privacy - Poor outlook for the sole windows of bedrooms 04 and 05 facing blank brick walls and curtailed views - Loss of privacy, poor outlook and reduced light penetration for bedrooms 14, 18 and 25 facing either each other's sole bedroom windows or communal kitchen increasing need for curtains/blinds to be closed for privacy - Noise and nuisance from the adjacent car park, the entrance hallway/ramp and kitchen uses for bedrooms 07 and 27 with additional loss of privacy/poor light penetration to 07 from closed curtains/blinds As such, the proposal is considered to be contrary to Policy P10 of the Core Strategy (2019), Policies GP5 and BD5 of the Unitary Development Plan Review (2006), Neighbourhoods for Living SPG, the draft HMO, PBSA and Co-Living Amenity Standards SPD and section 12 of the NPPF.

From the council's decision notice.

Application details

Postcode
LS12 2HL
Application type
Full Planning Application
Scale / size
Small

Planning application dates

Date validated
31 October 2025
Consultation start
5 November 2025
Last date for comments
4 December 2025
Target decision date
26 December 2025

Applicant and agent

Agent address
Mr Ralph Taylor 31 Blackfriars Road Salford M3 7AQ

Planning decision

Statutory period
56 days

Publicity

Site notice start
13 November 2025

Additional information

Documents
26

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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