Land At 16 Manston Lane Manston Leeds LS15 8EG

1. 1.The proposed development constitutes the erection of a dwelling on non-allocated greenfield land that forms part of a residential garden and contributes positively to the openness and spatial character of the locality. The Local Planning Authority considers that the site has intrinsic amenity value and makes a meaningful contribution to the visual and spatial character of the area. The proposal would therefore represent inappropriate development of greenfield land, contrary to Criterion (a) of Core Strategy Policy H2 and the wider aims of the development plan.
2. 2.By reason of its siting, scale, form and layout, the proposed dwelling would infill an important open space within the built form of Croftdale Grove, eroding the established pattern of development and diminishing the sense of openness that characterises the cul- de-sac. The development would appear cramped, incongruous and overly intensive, constituting an inappropriate form of backland development that fails to respect local context and character. As such, the proposal would harm the character and appearance Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 of the area and is contrary to Core Strategy Policy P10, saved UDP Policies BD2 and GP5, the Neighbourhoods for Living SPD, and the design objectives of the National Planning Policy Framework.
3. 3.The proposed development, by virtue of its siting, scale and proximity to neighbouring properties, would result in an overbearing and dominant form of development that would cause a material loss of outlook and an increased sense of enclosure for the occupiers of neighbouring properties, in particular Nos. 14-16 Manston Lane. The failure to achieve appropriate separation distances would also result in unacceptable overlooking and a loss of privacy. Furthermore, whilst the internal accommodation would meet minimum standards, the proposed external amenity space would be substandard in both depth and quality, being constrained in layout and heavily overlooked, and would therefore fail to provide an acceptable standard of outdoor space for future occupiers. For these reasons, the proposal would result in harm to the amenity of both existing and future occupiers and is contrary to Core Strategy Policy P10, saved UDP Policies GP5 and BD5, and the guidance contained within the Neighbourhoods for Living SPD.
4. 4.The proposal fails to demonstrate that safe and suitable access can be achieved. The proposed access would be subject to restricted visibility, and adequate pedestrian intervisibility has not been demonstrated. In addition, the driveway depth is substandard and would likely result in vehicles overhanging the footway, impeding pedestrian movement and creating conflict between highway users. The location of the access within a constrained turning head, together with the extension of the dropped kerb, would exacerbate existing highway constraints and may encourage inappropriate parking, to the detriment of pedestrian safety and accessibility. The development would therefore have an unacceptable impact on highway safety and is contrary to Core Strategy Policies T2 and EN8, the Transport SPD, and the National Planning Policy Framework.
5. 5.The applicant has indicated that the development is intended to be a self-build dwelling; however, no completed or draft Section 106 agreement has been submitted to secure this. In the absence of a legally binding mechanism, the Local Planning Authority cannot be satisfied that the development would meet the definition of a self-build dwelling for the purposes of applying any exemption from Biodiversity Net Gain requirements. Accordingly, the proposal fails to demonstrate that necessary planning obligations have been secured to make the development acceptable and is therefore contrary to Core Strategy Policy ID2 and relevant biodiversity legislation and national guidance.

From the council's decision notice.

Postcode

LS15 8EG

Application type

Full Planning Application

Scale / size

Small

Date validated

9 April 2026

Consultation start

14 April 2026

Last date for comments

5 May 2026

Target decision date

4 June 2026

Agent address

5 The Oakes Aberford Road Wakefield West Yorkshire WF1 4FD

Statutory period

56 days

Documents

12