Woofing Woods Arthington Lane Leeds LS16 9LQ

1. 1.The Local Planning Authority consider that the proposal represents inappropriate development within the Green Belt which is, by definition, harmful to the Green Belt. In addition, the proposal materially harms the openness of the Green Belt and is contrary to a wider purpose of Green Belt in that the proposal represents an encroachment into the countryside. The proposed mitigation measures would not remove or overcome the harm to openness or the conflict with Green Belt purposes. The case for very special circumstance as presented does not clearly outweigh the harm, notwithstanding that some of the points raised lead to harm in themselves. As a result the proposal is Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 considered contrary to the aims and intentions of saved UDP policy N33 of the Leeds Unitary Development Plan (Review) 2006, as well as guidance contained within the National Planning Policy Framework.
2. 2.The Local Planning Authority consider that the proposal includes the erection of fencing and gates, the laying of hard surfacing for site access and aggregate parking and turning areas and the installation of paraphernalia associated with the proposed use. The introduction of these urbanising features alongside the harm caused to trees within the site would detract from the well-kept agricultural land and woodlands identified in the Golden Acre/ Eccup Special Landscape Area. The proposed planting and screening measures would not sufficiently mitigate this harm, and additional adverse effects on nearby trees would further detract from the woodland character of the site. This would harm the landscape character of the site in conflict with saved policy N37 of the Leeds Unitary Development Plan.
3. 3.The Local Planning Authority consider that the development has resulted in, and would continue to result in, harm to the designated nationally significant Priority Habitat deciduous woodland through the loss and degradation of under storey vegetation, harmful impacts on trees, and the introduction of fencing, surfacing and activity incompatible with the ecological functioning of the habitat. Insufficient evidence has been provided to demonstrate that protected species have been adequately surveyed or assessed, and the proposed planting and mitigation measures are not appropriate to the restoration or conservation of Priority Habitat woodland. Furthermore, the development, including access widening, fencing, parking areas and ground reinforcement systems, would lead to further harm to trees of landscape and ecological value. The arboricultural assessment submitted relies on limited visual inspection and does not robustly address the likely impacts arising from existing and proposed works, nor demonstrate that harm has been avoided or would be avoided in the future. The proposal therefore fails to conserve or enhance the ecological and landscape value of the Priority Habitat woodland and would result in unacceptable harm to trees. The proposal is therefore contrary to Leeds Core Strategy Policies P10, P12 and G8, Policy LAND2 of the Natural Resources and Waste Local Plan, saved Policies GP5 and LD1 of the Unitary Development Plan Review (2006), the Council's Guideline Distances from Development to Trees document, British Standard BS 5837:2012, and the National Planning Policy Framework.
4. 4.The application site is identified as Deciduous Woodland, a nationally recognised Priority Habitat. In such cases, national guidance requires assessment using the full Statutory Biodiversity Metric (Metric 3.0/4.0) undertaken by a suitably qualified ecologist. The Small Sites Metric submitted by the application is not an appropriate tool for assessing impacts on Priority Habitat and cannot be relied upon. In the absence of a valid statutory BNG assessment, and with no exemption from mandatory BNG identified, the local planning authority cannot be satisfied that a 10% net gain can be achieved or that the matter could Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 be addressed by condition. The proposal therefore fails to demonstrate compliance with mandatory Biodiversity Net Gain requirements, contrary to the National Planning Policy Framework and the Biodiversity Net Gain provisions set out in the Environment Act 2021.

From the council's decision notice.

Postcode

LS16 9LQ

Application type

Full Planning Application

Scale / size

Small

Parish

Alwoodley Parish Council

Date validated

28 January 2026

Consultation start

29 January 2026

Last date for comments

19 February 2026

Target decision date

25 March 2026

Agent address

Nick Midgley Feral Studios Wellington Mill Quebec Street Elland HX5 9AS

Statutory period

56 days

Documents

25