Whingate Farm Bungalow Wike Ridge Lane Alwoodley Leeds LS17 9JF

1. 1.The local planning authority considers that the proposal, in failing in its entirey whole, to meet one of more of the relevant exceptions at paragraph 154 of the National Planning Policy Framework or saved policy N33 of the Leeds Unitary Development Plan, would represent inappropriate development in the Green Belt, harmful by definition. Furthermore the proposal would be harmful to the openness of the Green Belt and be contrary to two of the five purposes of Green Belt identified at paragraph 143 (c) and (e) of the National Planning Policy Framework. The failure to satisfy Green Belt policy means the proposal also conflicts with Policy H2 of the Leeds Core Strategy which requires compliance with Green Belt policy for housing development on non-allocated land. The loss of the existing building would also lead to concerns in relation to the viability of the equestrian use of the wider land owned by the applicant. No very special circumstances have been demonstrated which would clearly outweigh the identified harm above and as identified in the other two reasons for refusal. As such the proposal is contrary to Core Strategy policy H2, saved Unitary Development Plan N33 and the National Planning Policy Framework.
2. 2.The local planning authority considers that the proposal fails to demonstrate a policy- compliant approach to mandatory biodiversity net gain (BNG).The applicant has sought to rely on the de minimis exemption; however, the baseline position submitted is not accepted as it reflects site conditions altered by unauthorised works which have reduced the extent of habitats present. In the absence of a robust and lawful baseline assessment, and without the submission of a biodiversity metric calculation demonstrating how measurable net gain would be achieved, the Local Planning Authority cannot be satisfied that the development would secure the required biodiversity uplift as per the provisions of the Environment Act 2021. Consequently, the proposal is contrary to relevant LCC guidance and guidance within the National Planning Policy Framework and National Planning Practice Guidance.
3. 3.The local planning authority considers that it has not been demonstrated that the proposal would provide a safe and suitable means of access for all users. Insufficient and inconsistent information has been submitted in respect of the internal access arrangements, including the width, layout and construction of the access track and the proposal relies in part on informal overrunning of adjacent land rather than a clearly defined carriageway of appropriate standard and the use of unauthorised hardstanding at the site. The result is that the proposal fails to demonstrate that adequate arrangements can be secured for emergency vehicle access and refuse collection. As a result, the development would give rise to unacceptable risks to safety and would fail to ensure safe and appropriate access for service and emergency vehicles. The proposal is therefore contrary to Policies T2 and P10 of the Leeds Core Strategy, saved UDP Policy GP5, and the guidance set out in the Leeds Transport SPD and the National Planning Policy Framework.

From the council's decision notice.

Postcode

LS17 9JF

Application type

Full Planning Application

Scale / size

Small

Parish

Harewood Parish Council

Date validated

1 May 2026

Consultation start

1 May 2026

Last date for comments

8 June 2026

Target decision date

26 June 2026

Agent address

Mr Patrick Townsend PO Box 788 Wakefield WF1 9UX

Statutory period

56 days

Site notice start

15 May 2026

Documents

22