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12 Mitford Place Armley Leeds LS12 1NH

26/00672/FUFull Planning ApplicationRefused
Full

Refused on 26 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

Change of use of dwelling (C3) to 5 bed HMO

Received
11 February 2026
Decision level
Delegated (officer decision)
Ward
Armley
  1. Received11 Feb
  2. Validated11 Feb
  3. Consult.13 Mar
  4. Target8 Apr
  5. Decided26 Mar

Decided in 43 days (council typically 49)

About this application

This is a full planning application for a change of use at 12 Mitford Place Armley Leeds LS12 1NH. Leeds has handled 10,776 applications of this type. This one was decided in 43 days, 6 days quicker than Leeds's typical decision time. The site is in a conservation area. There are no previous applications recorded at this address. In the past year there have been 84 applications across Armley. We hold 303 applications in total for the LS12 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 property lies within a significant cluster of medium to high HMO uses in a wider locality where overall HMO provision remains relatively low. Allowing an additional HMO/C4 use in this specific location would further entrench this concentration and result in the loss of an existing, affordable dwelling suitable for family occupation. When this is considered alongside the extremely limited provision of outdoor amenity space, the poor quality of the living room in terms of outlook and daylight penetration, and the intensified occupation of a small back to back property by five individual households, it is evident that the proposal would fail to support cohesive and balanced communities and would not deliver a high standard of residential amenity. The development is therefore contrary to the wider aims of Leeds Core Strategy policies H6A(iii), (iv) and (v) and P10, saved Leeds Unitary Development Plan policy GP5, and Chapter 12 of the National Planning Policy Framework.

From the council's decision notice.

Application details

Postcode
LS12 1NH
Application type
Full Planning Application
Scale / size
Small

Planning application dates

Date validated
11 February 2026
Consultation start
13 February 2026
Last date for comments
13 March 2026
Target decision date
8 April 2026

Applicant and agent

Architect profile
KMS CONSULTANTS & ASSOCIATES LTD
Agent address
Mr K Singh 14 Granton Road Leeds LS7 3LZ

Planning decision

Statutory period
56 days

Publicity

Site notice start
20 February 2026

Additional information

Documents
9

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Article 4 direction: A4D01
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, 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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