186 High Street Boston Spa Wetherby LS23 6BT
Refused on 7 January 2026
Delegated (officer decision)1 reason 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
Replacement shop front
- Received
- 12 November 2025
- Decision level
- Delegated (officer decision)
- Council
- Leeds City Council
- Ward
- Wetherby
- ReceivedReceived12 Nov
- ValidatedValidated12 Nov
- Consult.Consultation6 Jan
- TargetTarget Date7 Jan
- DecidedDecided7 Jan
Decided in 56 days (council typically 49)
About this application
This is a full planning application at 186 High Street Boston Spa Wetherby LS23 6BT. 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, with 2 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 300 applications across Wetherby. We hold 859 applications in total for the LS23 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
- The proposed alterations fail to respect the special character of the Boston Spa Conservation Area, introducing a modern material to a traditional shop frontage. This is considered to be a 'less than substantial' harm which is not considered justified nor outweighed by any public benefit. This raises clear conflict with development plan policies P10, P11 and P12 of the Core Strategy, GP5, BD6, BC7 of the UDP, and policies Des 1 and H2 of the Boston Spa Neighbourhood Plan, and the NPPF.
From the council's decision notice.
Application details
- Postcode
- LS23 6BT
- Application type
- Full Planning Application
- Scale / size
- Small
- Parish
- Boston Spa Parish Council
Planning application dates
- Date validated
- 12 November 2025
- Consultation expiry
- 12 December 2025
- Consultation start
- 21 November 2025
- Last date for comments
- 6 January 2026
- Target decision date
- 7 January 2026
Applicant and agent
- Agent address
- Mr Andrew Windress 9 York Place Leeds LS1 2DS
Planning decision
- Statutory period
- 56 days
Publicity
- Last advertised
- 12 December 2025
- Site notice start
- 3 December 2025
Additional information
- Documents
- 11
Site constraints
Designations that overlap or adjoin the site outline.
- Conservation area: Boston Spa
- Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)
flood storage 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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Around this site
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Contractors near this project
Find contractors for commercial fit-out near this site- Ims Building LtdWetherbyHome ExtensionsProperty Refurbishments0.5 mi
- P Collier ElectricalElectrician0.6 mi
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- Longwood Joinery LtdBifold / Sliding DoorsTilt & Turn Windows1.2 mi
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