Rein House Lotherton Lane Aberford Leeds LS25 3DZ
Proposal
Demolition of outbuilding and stables to erect single storey dwelling
- Received
- 1 May 2026
- Decided
- 19 June 2026 · Refused
- Decision level
- Delegated (officer decision)
- Council
- Leeds City Council
- Ward
- Harewood
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.
- ReceivedReceived1 May
- ValidatedValidated1 May
- Consult.Consultation15 Jun
- TargetTarget Date26 Jun
- DecidedDecided19 Jun
Decided in 49 days (council typically 49)
This is a full planning application for demolition at Rein House Lotherton Lane Aberford Leeds LS25 3DZ. Leeds has handled 10,776 applications of this type and approves 85% of them, typically deciding them in 56 days. This one was decided in 49 days, 7 days quicker than Leeds's median. The site is in a conservation area. There are no previous applications recorded at this address. In the past year there have been 331 applications across Harewood. We hold 1,123 applications in total for the LS25 postcode area.
Application Details
Applicant & Agent
Planning Application Dates
Planning Decision
Why it was refused
- The Local Planning Authority considers that the proposed development would result in an intensification of use of an existing substandard access onto Lotherton Lane. The access track is of inadequate width and fails to meet the requirements of the Leeds Transport SPD, in respect of failing to provide sufficient passing width, and accommodating emergency vehicles. Furthermore, adequate visibility splays have not been demonstrated. As a result, the development would give rise to unacceptable highways safety risks. 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.
- The proposal would provide substandard living conditions for future occupiers. In particular, the layout fails to allow for true private amenity space to be provided as a result of the ability of neighbouring Rein House to overlook the proposed dwelling's only private garden. As such, the development would result in inadequate levels of residential amenity, contrary to Core Strategy Policy P10, Saved UDP Policies GP5, BD5 and Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 guidance within the Neighbourhoods for Living SPG, and wider aims of the National Planning Policy Framework.
- The application fails to demonstrate that the proposed development would not harm adjacent mature trees. The submission does not identify all trees within close proximity on the northern boundary, nor clearly distinguish canopy spread from Root Protection Areas, and no assessment in accordance with BS5837:2012 has been provided. As such, it cannot be demonstrated that the proposed development and associated works would avoid harm to important trees which contribute to the Special Landscape Area and the strategic green infrastructure network. The proposal therefore conflicts with Core Strategy Policies SP13, P10 and P12, Saved UDP Policies GP5 and LD1, and Policy LAND 2 of the Natural Resources and Waste Local Plan and the National Planning Policy Framework.
From the council's decision notice.
Publicity
Appeal
Additional Information
Source: Leeds
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Planning constraints
Designations that overlap or adjoin the site outline.
- Green belt: LeedsPart of the site · +1 more
- Scheduled monument: Linear earthworks known as Woodhouse Moor Rein and South Dyke, part of the Aberford Dyke…Part of the site
- Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (22)
flood storage areas, conservation areas, listed buildings, Article 4 directions, tree preservation orders, 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 2026-10-09. 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.
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