- Decision
- allowed, 3 September 2026
- Decided by
- Planning Inspector: J Buxton
- Authority
- Leeds (Yorkshire and the Humber)
- Appeal reference
- 6007907
- Application reference
- 26/00140/FUL
- Procedure
- written representations
- Development
- Change of use from dwellinghouse (C3) to 3-bed HMO (C4) with new basement window
- Site context
- inside settlement
- Green Belt
- No
- Framework applied
- August 2026 NPPF
- Determinative policies
- DM6
- Development plan policies
- Leeds UDP Review GP5, BD5, Leeds Core Strategy H6A(iv), P10, T2
- Main issues
- living conditions of future occupiers; cycle storage
Summary
Leeds refused a three-bedroom HMO in a back-to-back terrace, objecting to the basement bedroom's light, outlook, privacy and noise, and to the lack of cycle storage. The appeal was allowed on minor amended plans that enlarged the basement glazing and added cycle storage. The letter decides the case on local plan policies. The new Framework was said not to have "fundamentally changed" anything material (DL ¶2).
What made the difference
Amended plans, accepted as not prejudicing anyone (DL ¶5), cured the basement light and outlook concerns. The council's own report accepted HMO concentration and community balance (DL ¶6, ¶19).
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| P3 | pass | basement bedroom light, outlook, privacy and noise acceptable on amended plans (DL 10-15); decided on local plan policies | |
| DM6 | accord | conditions tested against the Framework (DL 20) |
Key facts
- Back-to-back terrace; basement bedroom about 19 sqm with enlarged glazing on amended plans (DL 10-11)
- Minor amended plans accepted at appeal under the Procedural Guide (DL 5)
- Framework change noted but "any considerations that are material to this decision have not fundamentally changed" (DL 2)
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.