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2 - 4 Town Street Armley Leeds LS12 3AB

26/00903/FUFull Planning ApplicationRefused
Full

Refused on 30 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

New shopfront with re-instatement of window and door; installation of roller shutters

Received
16 February 2026
Decision level
Delegated (officer decision)
Ward
Armley
  1. Received16 Feb
  2. Validated16 Feb
  3. Consult.23 Mar
  4. Target13 Apr
  5. Decided30 Mar

Decided in 42 days (council typically 49)

About this application

This is a full planning application for window replacement at 2 - 4 Town Street Armley Leeds LS12 3AB. Leeds has handled 10,776 applications of this type. This one was decided in 42 days, 7 days quicker than Leeds's typical decision time. The site is in a conservation area, with 2 listed buildings nearby. There has been 1 other application 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 proposed shopfront would incorporate overly engineered, modern materials, deep fascias and a poor window to wall ratio, resulting in a non traditional, shopfront appearance. This design would not appear sympathetic or well integrated with the host building or the wider Armley Conservation Area and would create a visually prominent and discordant feature adjacent to nearby Grade II Listed Buildings. No clear or convincing public benefits have been demonstrated that would outweigh the identified less than substantial harm to Armley's heritage assets. The proposal therefore conflicts with Core Strategy Policies P10 and P11, saved UDP Policies BD7, BD8 and BC7, Chapters 12 and 16 of the NPPF, and sections 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

From the council's decision notice.

Application details

Postcode
LS12 3AB
Application type
Full Planning Application
Scale / size
Small

Planning application dates

Date validated
16 February 2026
Consultation expiry
27 February 2026
Consultation start
23 February 2026
Last date for comments
23 March 2026
Target decision date
13 April 2026

Applicant and agent

Agent address
Mr Farooq Hussain 203 Harehills Lane Leeds LS8 3QH

Planning decision

Statutory period
56 days

Publicity

Last advertised
27 February 2026
Site notice start
2 March 2026

Additional information

Documents
5

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: Armley
  • Listed building: Grade II: Malt Shovel Public HouseOn or next to this site
  • Article 4 direction: A4D01
  • Brownfield land register: 2 Theaker Lane , ArmleyRegister site at or near this address
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (20)

flood storage 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 and heritage coasts.

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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