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92 High Street Clifford Wetherby LS23 6HJ

25/07268/FUFull Planning ApplicationRefused
Full

Refused on 12 March 2026

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

Retrospective application for the change of use of land to form extension to residential garden and the erection of outbuilding

Received
17 December 2025
Decision level
Delegated (officer decision)
Ward
Wetherby
  1. Received17 Dec
  2. Validated17 Dec
  3. Consult.12 Feb
  4. Target11 Feb
  5. Decided12 Mar

Decided in 85 days (council typically 49)

About this application

This is a full planning application for an outbuilding at 92 High Street Clifford Wetherby LS23 6HJ. Leeds has handled 10,776 applications of this type. This one was decided in 85 days, 5 weeks longer than Leeds's typical decision time. The site is in a conservation area. There have been 2 other applications at this address. In the past year there have been 297 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

  1. The Local Planning Authority considers that the outbuilding by virtue of its scale, design, and siting and represents an incongruous and unsympathetic addition which fails to respect the character of the Conservation Area and surrounding landscape, resulting in harm to the character and appearance of the Conservation Area. As such the proposal is found to be contrary to the aims of policies P10, P11, and P12 of the Core Strategy (Selective Review 2019), saved policies GP5, BD2, N19, and N37A of the UDP (Review 2006), policies DEV-2 and BE-2 of the Clifford Neighbourhood Plan (2017), policy HDG1 of the Leeds Householder Design Guide SPD (2012), and guidance contained within the NPPF (2024).

From the council's decision notice.

Application details

Postcode
LS23 6HJ
Application type
Full Planning Application
Scale / size
Small
Parish
Clifford Parish Council

Planning application dates

Date validated
17 December 2025
Consultation expiry
16 January 2026
Consultation start
22 January 2026
Last date for comments
12 February 2026
Target decision date
11 February 2026

Applicant and agent

Agent address
Mr Matthew Sheppard 40 Wensley Drive Chapel Allerton Leeds LS7 3QW United Kingdom

Planning decision

Statutory period
56 days

Publicity

Last advertised
16 January 2026
Site notice start
23 December 2025

Additional information

Documents
12

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 3: High probability (rivers and sea)Part of the site
  • Conservation area: Clifford
  • Green belt: LeedsPart of the site
Also checked, none recorded (22)

flood storage areas, listed buildings, Article 4 directions, tree preservation orders, 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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