Old Red Lion York Road Whinmoor Leeds LS14 2AD

1. 1.The Local Planning Authority consider that the proposed fast-food outlet would be within walking distance of 2 schools, Grimes Dyke Primary School and White Laith Primary Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 School, as well as within close proximity and walking distance of a number of places where children and young people congregate (e.g. Whinmoor Park and amenity Green Space off Sledmere Lane). As such, it is considered that the proposal would fail to promote healthy communities as it would not enable or support healthy lives and would therefore be contrary to Paragraph 96 c) and 97a) of the National Planning Policy Framework as well as GP5 of the saved Unitary Development Plan (Review 2006).
2. 2.The proposal would result in the removal of a healthy Category B Sycamore tree (T5) that makes a positive contribution to the character of Baildon Drive. Its loss arises from the chosen access design and insufficient evidence has been provided to show that alternative layouts were considered to allow for its retention. The proposal is therefore contrary to Core Strategy Policies P12 and G2, saved UDP Policies N23, N24 and N25, Policy LAND2 of the Natural Resources and Waste Local Plan, and guidance in the Greening the Built Edge SPD, as well as the design aims of the NPPF.
3. 3.The Local Planning Authority considers that the submitted Transport Assessment (TA) relies on outdated 2022 survey data which significantly under represents current traffic levels when compared with 2025 ATC surveys. Peak hour trip generation is incomplete, the junction modelling is based on flawed baseline data, non-comparable TRICS outputs and outdated software. The TA also omits recorded collisions on the Baildon Drive/A64 York Road junction. The applicant has further failed to justify, in accordance with DMRB CD 123, that a ghost island junction is an appropriate form of access for the expected traffic flows and that the proposed design is acceptable. No robust AADT or peak hour assessment has been provided, and the development would create additional unmanaged turning and queuing movements at and close to the A64/Baildon Drive junction, increasing the potential for conflict and collision risk. For the above reasons the submitted TA and corresponding access proposals are not considered appropriate and fail to demonstrate the proposal will not have an adverse impact on the efficiency or safety of the local highway network, to the detriment of vehicle and pedestrian users. The development is therefore contrary to Core Strategy Policy T2, saved UDP (Review) Policy GP5, the Transport SPD and the guidance contained within the NPPF, Chapter 9.
4. 4.The proposed servicing arrangements, including refuse vehicles and articulated HGV deliveries, have not been demonstrated to be safe or feasible. Swept path analysis shows manoeuvres would encroach into opposing traffic lanes, creating conflict with vehicles Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 entering or exiting the site. The Local Planning Authority considers there is a risk that deliveries could occur from the adopted highway if on site manoeuvres prove impractical, or if deliveries can enter the site, a large section of the parking spaces (including disabled bays) would be inaccessible during times of deliveries. This could result in vehicles backing up onto Baildon Drive and the A64, waiting to turn into the site. As a result, officers consider that the proposed servicing and delivery arrangements are unacceptable and therefore present an unacceptable highway safety risk, contrary to Core Strategy Policy T2, saved UDP (Review) Policy GP5, the Transport SPD and the guidance contained within the NPPF, Chapter 9.
5. 5.The Local Planning Authority considers that the proposal includes limited provision for safe pedestrian access to the site. There would be an increase in footfall from the surrounding areas, resulting in a high demand for crossing over A64 York Road and Baildon Drive, where there are no suitable pedestrian facilities. As such, there would a risk to pedestrian safety given the increase in vehicle turning movements to and from Baildon Drive and A64 York Road and into the site, along with an increase in pedestrian movements. For the above reasons the submitted Transport Assessment and corresponding access proposals are not considered appropriate and fail to demonstrate the proposal will not have an adverse impact on the efficiency or safety of the local highway network, to the detriment of vehicle and pedestrian users. The development is therefore contrary to Core Strategy Policy T2, saved UDP (Review) Policy GP5, the Transport SPD and the guidance contained within the NPPF, Chapter 9.

From the council's decision notice.

Postcode

LS14 2AD

Application type

Full Planning Application

Scale / size

Small

Date validated

23 December 2025

Consultation start

7 January 2026

Last date for comments

12 February 2026

Target decision date

17 February 2026

Agent address

Lucy Sime 3rd Floor 2 Bond Court Leeds LS1 2JZ United Kingdom

Statutory period

56 days

Site notice start

22 January 2026

Documents

61