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224 High Street Boston Spa Wetherby LS23 6AD

26/01678/FUFull Planning ApplicationRefused
Full

Refused on 22 October 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

Demolition of outbuilding to the rear, erection of a single storey rear extension with glazed link to dwelling, new door to side, fenestration alteration to side, removal of render and repointing of masonry, repair and replacement works to windows.

Received
30 March 2026
Decision level
Delegated (officer decision)
Public comments
0 · last counted 28 October 2026
Ward
Wetherby
  1. Received30 Mar
  2. Validated30 Mar
  3. Consult.1 May
  4. Target23 Oct
  5. Decided22 Oct

Decided in 206 days (council typically 49)

About this application

This is a full planning application for demolition at 224 High Street Boston Spa Wetherby LS23 6AD. Leeds has handled 10,776 applications of this type. This one was decided in 206 days, 22 weeks longer than Leeds's typical decision time. The site is in a conservation area, with 11 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 consider that the submitted information does not unambiguously describe the development for which planning permission is sought and as such insufficiently clear information has been provided to allow the Local Planning Authority to definitively assess the impact of the development on the Grade II listed host building and adjacent listed boundary wall. Information which has been asked for in previous pre-application enquiries is still missing and the submitted set of plans are not consistent in their presentation of proposed works. As such the applicant has failed to satisfy Article 7 of The Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended). Furthermore, the Local Planning Authority considers that the proposal, partly through this insufficient information, Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 represents harm to the significance of the grade II listed host building and the Boston Spa Conservation Area, which is not outweighed by the public benefits of the scheme, nor has been clearly and convincingly justified. The proposal is therefore contrary to policies P10, P11, and P12 of the Leeds Core Strategy (Selective Review 2019), saved policies GP5, BD6, N16, N17, N19, and N20 of the UDP (Review 2006), policy H2 of the Boston Spa Neighbourhood Plan (2017), policy HDG1 of the Leeds Householder Design Guide SPD, guidance contained within the Boston Spa Conservation Area Appraisal and Management Plan (2009), and NDMPs HE4, HE5, and HE6 of the NPPF (2026).

From the council's decision notice.

Application details

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

Planning application dates

Date validated
30 March 2026
Consultation expiry
10 April 2026
Consultation start
8 April 2026
Neighbour consultation start
2 April 2026
Last date for comments
1 May 2026
Target decision date
23 October 2026

Applicant and agent

Architect profile
ADDC LIMITED
Agent address
Mr Michael Wood The View Hazlewood Hill Hazelwood Belper DE56 4AD

Planning decision

Statutory period
56 days

Publicity

Last advertised
10 April 2026
Site notice start
10 April 2026

Additional information

Documents
22

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

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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