265 High Street Boston Spa Wetherby LS23 6AL

26/01651/LIListed Building ApplicationRefused

Listed building consent

Refused on 28 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

Listed building application for replacement windows to existing openings to front, side and rear

Received: 14 April 2026
Decision level: Delegated (officer decision)
Council: Leeds City Council
Ward: Wetherby

ReceivedReceived14 Apr
ValidatedValidated14 Apr
Consult.Consultation26 May
TargetTarget Date8 Jun
DecidedDecided28 May

Decided in 44 days (council typically 49)

About this application

This is a heritage application for window replacement at 265 High Street Boston Spa Wetherby LS23 6AL. Leeds has handled 401 applications of this type. This one was decided in 44 days, 5 days quicker than Leeds's typical decision time. The site is in a conservation area, with 3 listed buildings nearby. There are no previous applications recorded 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.

88% of heritage 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

In the absence of information to evidence otherwise, the Local Planning Authority considers that the proposed replacement of eleven windows would result in the likely loss of the historic fabric of the Grade II listed building and would fail to preserve its special character. A suitable window condition survey and heritage assessment have not been provided to assess the historic significance of the existing windows, nor have options to repair or sensitively alter them been discounted. Therefore, the replacement windows have not been clearly and convincingly justified. Additionally, the Local Planning Authority considers that the proposed windows, for which the details are ambiguous, would not represent sensitive replacements. As such, the proposal would amount to less than substantial harm to the character and significance of the listed building, which would not be outweighed by any public benefits, contrary to paragraph 208 of the National Planning Policy Framework. The proposal is also in conflict with policies P10, P11 and P12 of the Core Strategy, saved UDP policies GP5, BD6, BC7, N17 and N19, the Boston Spa Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning (Listed Building and Conservation Areas) Act 1990 Neighbourhood Plan policies DES1, DES2 and H2, and guidance within the National Planning Policy Framework regarding conserving and enhancing the historic environment.

From the council's decision notice.

Application details

Postcode: LS23 6AL
Application type: Listed Building Application
Scale / size: Small
Parish: Boston Spa Parish Council

Planning application dates

Date validated: 14 April 2026
Consultation expiry: 1 May 2026
Consultation start: 16 April 2026
Last date for comments: 26 May 2026
Target decision date: 8 June 2026

Planning decision

Statutory period: 55 days

Publicity

Last advertised: 1 May 2026
Site notice start: 24 April 2026

Additional information

Documents: 12

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: Brook HouseOn this site · +1 more
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.

Source: Leeds

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