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300 High Street Boston Spa Wetherby LS23 6AJ

26/01328/FUFull Planning ApplicationRefused
Full

Refused on 19 May 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

Part retrospective application for erection of an outbuilding to rear, levelling works to the rear garden, and laying of astro turf.

Received
25 March 2026
Decision level
Delegated (officer decision)
Ward
Wetherby
  1. Received25 Mar
  2. Validated25 Mar
  3. Consult.1 May
  4. Target20 May
  5. Decided19 May

Decided in 55 days (council typically 49)

About this application

This is a full planning application for an outbuilding at 300 High Street Boston Spa Wetherby LS23 6AJ. Leeds has handled 10,776 applications of this type. This one was decided in 55 days, 6 days longer 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 300 applications across Wetherby. We hold 859 applications in total for the LS23 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 proposal, through its loss of three trees and likely adverse harm to two mature trees of significance, would present unacceptable loss of/ harm to trees which has not been justified. Furthermore, the two mature trees are of considerable value, as reflected in their classification as category B trees. These trees are visible in public views along Grove Gardens and Grove Road and so make a positive contribution to the character of the Conservation Area. The identified likely harm to their health would therefore be of detriment to the character of the Conservation Area, amounting to less than substantial harm to the significance of the heritage asset. Trees also provide a number of wider benefits related to visual amenity and local character, amenity, biodiversity, and tackling climate change and air pollution. The harm to the trees would lead to harm in respect of wider objectives in relation to these matters. The proposal is therefore considered contrary to the aims and intentions of Core Strategy policies P10, P11, and P12, saved policies GP5, N19, N20, and LD1 of the UDP (Review 2006), policy LAND 2 from the Natural Resources and Waste DPD (2015), policies Dev-2 and T-1 of the Boston Spa Neighbourhood Plan (2017), and guidance contained within Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 the NPPF (2024) alongside the relevant professional guidance in British Standard BS5837:2012 Trees in Relation to Design, Demolition and Construction.

From the council's decision notice.

Application details

Postcode
LS23 6AJ
Application type
Full Planning Application
Scale / size
Small
Parish
Boston Spa Parish Council

Planning application dates

Date validated
25 March 2026
Consultation expiry
10 April 2026
Consultation start
25 March 2026
Neighbour consultation start
25 March 2026
Last date for comments
1 May 2026
Target decision date
20 May 2026

Applicant and agent

Agent address
Mr Matthew Black Robin Hill Common Road Ightham Kent TN15 9DY

Planning decision

Statutory period
56 days

Publicity

Last advertised
10 April 2026

Additional information

Documents
10

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: Boston Spa
  • Listed building: Grade II: Fairseat CottageOn this site
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (22)

flood storage areas, Article 4 directions, 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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