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Mount House 3 Spofforth Hill Wetherby LS22 6SF

26/00171/FUFull Planning ApplicationRefused
Full

Refused on 18 March 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

Change of use of annexe to self-contained bungalow, including partial conversion of garage space to residential accommodation with two rooflights and small roof extension and associated landscaping

Received
2 February 2026
Decision level
Delegated (officer decision)
Ward
Wetherby
  1. Received2 Feb
  2. Validated2 Feb
  3. Consult.6 Mar
  4. Target30 Mar
  5. Decided18 Mar

Decided in 44 days (council typically 49)

About this application

This is a full planning application for a garage at Mount House 3 Spofforth Hill Wetherby LS22 6SF. Leeds has handled 10,776 applications of this type. This one was decided in 44 days, 5 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 300 applications across Wetherby. We hold 1,283 applications in total for the LS22 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 proposal would result in an unacceptable intensification of The Spinney, a substandard private road lacking footways, inadequate in width for two way vehicle passing, and already serving significantly more dwellings than recommended by the Transport SPD. The development would increase vehicle and pedestrian movements along this constrained route, where visibility is restricted and conflict with users of the Public Right of Way is likely. This would be harmful to highway safety. The proposal therefore fails to provide safe and suitable access for all users and would be detrimental to highway safety, contrary to Policies T1 and T2 of the Leeds Core Strategy, saved UDP Policy GP5, and the guidance contained within the Council's Transport SPD and the National Planning Policy Framework.
  2. The Local Planning Authority considers that the proposal, due to the positioning of the proposed wall and roof extensions in close proximity to the respective TPO trees, would likely lead to significant harm to these protected trees, if not their likely future loss, to the Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 detriment of their positive wider functions and the local character. This is considered to be harmful to visual amenity and character, to biodiversity, and wider climate change and air pollution objectives. The proposal is thus considered to be contrary to the wider aims and objectives of policies P10, P12 of the Core Strategy, saved policies GP5 and LD1 of the Unitary Development Plan, policy LAND2 of the Natural Resources and Waste DPD, and guidance within the Council's Guideline Distances to Trees from Development Document, BS5837 Trees in Relation to Design, Demolition and Construction document, and the National Planning Policy Framework.

From the council's decision notice.

Application details

Postcode
LS22 6SF
Application type
Full Planning Application
Scale / size
Small
Parish
Wetherby Town Council

Planning application dates

Date validated
2 February 2026
Consultation start
2 February 2026
Last date for comments
6 March 2026
Target decision date
30 March 2026

Applicant and agent

Agent address
Mr James Maclean 19 York Place Knaresborough HG5 0AD United Kingdom

Planning decision

Statutory period
56 days

Publicity

Site notice start
13 February 2026

Additional information

Documents
18

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Tree Preservation Order: TPO1952_001WTHPart of the site
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, Article 4 directions, 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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