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22 Nixon Avenue Osmondthorpe Leeds LS9 9BE

26/01576/FUFull Planning ApplicationRefused
Full

Refused on 13 July 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

Retrospective application for change of use from a dwelling house (Use Class C3) to short-term holiday let accommodation (sui generis use)

Received
18 May 2026
Decision level
Delegated (officer decision)
Ward
Burmantofts & Richmond Hill
  1. Received18 May
  2. Validated18 May
  3. Consult.9 Jun
  4. Target13 Jul
  5. Decided13 Jul

Decided in 56 days (council typically 49)

About this application

This is a full planning application for a change of use at 22 Nixon Avenue Osmondthorpe Leeds LS9 9BE. Leeds has handled 10,776 applications of this type. This one was decided in 56 days, 7 days longer 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 88 applications across Burmantofts & Richmond Hill. We hold 541 applications in total for the LS9 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 short-term holiday let use would by reason of its transient nature generate a high turnover of guest occupants which through increases in the level of comings and goings from people and vehicles in close proximity to neighbouring dwellings would give rise to noise and disturbance that would be significantly harmful to the living conditions of immediate neighbours. The harm arising is considered contrary to policy P10 of the Core Strategy (as amended), saved policy GP5 of the UDP (Review) and the guidance contained within the NPPF in respect of protecting amenity.

From the council's decision notice.

Application details

Postcode
LS9 9BE
Application type
Full Planning Application
Scale / size
Small

Planning application dates

Date validated
18 May 2026
Consultation start
19 May 2026
Last date for comments
9 June 2026
Target decision date
13 July 2026

Planning decision

Statutory period
56 days

Additional information

Documents
14

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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