# 9 Vinery Grove, Richmond Hill, Leeds (C3 to 3-bed HMO)

- **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
- **Tags:** tier-2, hmo, living-conditions, transitional-no-consultation, amended-plans-accepted

## 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
- **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
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6007907
- https://appeal-planning-decision.service.gov.uk/published-document/63455c3e-9f03-4787-acdf-0fbcfeaa6624

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6007907.html

A summary of a public planning decision, written from the decision letter. Not legal advice. © Planning Distilled. Released under the Creative Commons Attribution 4.0 licence (https://creativecommons.org/licenses/by/4.0/): share and adapt freely, with credit to Planning Distilled. Quotations from decision letters, plans and the Framework remain the copyright of their publishers.