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7 Fairfax Road Beeston Leeds LS11 8SY

25/07467/FUFull Planning ApplicationRefused
Full

Refused on 17 February 2026

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

Conversion of existing garage into two flats; alterations to fenestration including replacement of garage door with window; new access doors; associated landscaping

Received
22 December 2025
Decision level
Delegated (officer decision)
Ward
Beeston & Holbeck
  1. Received22 Dec
  2. Validated22 Dec
  3. Consult.6 Feb
  4. Target16 Feb
  5. Decided17 Feb

Decided in 57 days (council typically 49)

About this application

This is a full planning application for a garage at 7 Fairfax Road Beeston Leeds LS11 8SY. Leeds has handled 10,776 applications of this type. This one was decided in 57 days, 8 days longer than Leeds's typical decision time. The site is in a conservation area, with 4 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 106 applications across Beeston & Holbeck. We hold 333 applications in total for the LS11 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

  1. The Local Planning Authority considers that the siting of the proposed large-scale forms of fenestration, adjacent to the use of the shared access with households and the communal shared garden, would harm the amenity of future occupiers with regard to overlooking and loss of privacy. The limited internal floorspace of the two households and their restricted outside amenity space would intensify this impact. As such, the proposal would not achieve a high standard of amenity for future occupiers and be contrary to the wider aims of Policy P10 of the Core Strategy (as amended 2019), saved Leeds Unitary Development Plan Policy GP5, and the guidance contained within Chapter 12 of the National Planning Policy Framework.
  2. The Local Planning Authority considers that the proposed two flats would lead to a significant intensification of the use of the property's curtilage which would harm the residential amenity of immediate neighbours through increased comings and goings from Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 additional two households and their associated noise and disturbance, including in the use of external areas leading to loss of privacy. As such the proposal would be contrary to the wider aims of Policies H6 and P10 of the Core Strategy (as amended 2019), saved Leeds Unitary Development Plan Policy GP5, and Chapters 12 and 15 of the National Planning Policy Framework (2021). For information:- Applicants are requested to remove any site notices related to this application from outside the property to which the application relates.

From the council's decision notice.

Application details

Postcode
LS11 8SY
Application type
Full Planning Application
Scale / size
Small

Planning application dates

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

Applicant and agent

Architect profile
CJA ARCHITECTURE LTD
Agent address
Mr Chris Aitchison 24 Lister Hill Horsforth Leeds LS18 5AZ

Planning decision

Statutory period
56 days

Publicity

Last advertised
16 January 2026
Site notice start
8 January 2026

Additional information

Documents
18

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

Also checked, none recorded (22)

flood storage areas, conservation areas, 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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