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3 Chestnut End Boston Spa Wetherby LS23 6JG

26/04212/FUFull Planning ApplicationRefused
Full

Refused on 25 September 2026

Delegated (officer decision)2 reasons 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 double garage and roof canopy to side and erection of two storey and single storey side/rear extension and single storey infill extension including alterations to existing extension to rear; modifications to front porch and existing windows; erection of new timber pergola structure to other side/rear; blocking up of one first floor window, enlargement of another first floor window and new ground floor window to south elevation; new first floor window to west elevation

Received
4 August 2026
Decision level
Delegated (officer decision)
Public comments
0 · last counted 20 October 2026
Ward
Wetherby
  1. Received4 Aug
  2. Validated4 Aug
  3. Consult.27 Aug
  4. Target29 Sep
  5. Decided25 Sep

Decided in 52 days (council typically 49)

About this application

This is a full planning application for demolition at 3 Chestnut End Boston Spa Wetherby LS23 6JG. Leeds has handled 10,776 applications of this type. This one was decided in 52 days, 3 days longer than Leeds's typical decision time. The site is in a conservation area. 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 proposed extensions, by reason of their design, siting, architectural detailing, fenestration and material palette, would fail to respond positively to the character of the host dwelling, the established vernacular, and building lines of the surrounding area. The development would appear as an incongruous and unsympathetic addition which would detract from the character and appearance of the site and wider street scene. As such, the proposal is contrary to Policies P10 and P12 of the Leeds Core Strategy, saved UDP Policies GP5 and BD6, Policy DES1 of the Boston Spa Neighbourhood Plan, the Householder Design Guide SPD, and national decision making policy DP3 of the NPPF.
  2. The proposed development would result in unjustified further encroachment into the Root Protection Area of T1, a Tree Preservation Order protected Horse Chestnut which makes a significant contribution to the character, appearance and green infrastructure function of the area. Insufficient evidence has been provided to demonstrate that the development has been designed to avoid impacts upon the tree in the first instance, or that reasonable alternative solutions have been fully explored. The Local Planning Authority is therefore not satisfied that the proposal would safeguard the long-term health, longevity and public amenity value of the protected tree. The proposal is therefore contrary to Policies P10, P12, G1 and SP13 of the Leeds Core Strategy, Policy LAND2 of the Natural Resources and Waste Local Plan, Policy T1 of the Boston Spa Neighbourhood Plan, Leeds City Council's Existing Trees and Development guidance, BS5837:2012 Trees in Relation to Design, Demolition and Construction, and national decision making policies NE2 and NE3 in the NPPF.

From the council's decision notice.

Application details

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

Planning application dates

Date validated
4 August 2026
Consultation start
4 August 2026
Neighbour consultation start
4 August 2026
Last date for comments
27 August 2026
Target decision date
29 September 2026

Applicant and agent

Applicant
Private applicant
Architect profile
JKT ARCHITECTURE LTD
Agent address
Mr John Tehrani Carlshead Business Centre Paddock House Lane Sicklinghall, Wetherby Leeds LS22 4BJ United Kingdom

Planning decision

Statutory period
56 days

Additional information

Documents
9

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Tree Preservation Order: TPO1969_001WTHPart of the site
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, Article 4 directions, 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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