23A Westgate Otley Leeds LS21 3AT Data via plota.co.uk

26/04663/DPD - Permitted Development Determination Refused
Change of useNew homesCommercial premises

Proposal

Determination for change of use from offices to form 2no. 4p two-bedroomed dwellings, refurbished existing front timber doors, new single staircase to first floor, ground floor retail unit ceilings will be sound proofed and removal of first floor staircase in retail areas Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
25 Aug 2026
✓
Consultation
30 Sept 2026
✗
Refused
6 Oct 2026
Appeal
Not lodged

Refused on 6 Oct 2026 · Delegated Decision · Last checked 6 Oct 2026

Documents 8

Decision & officer reports 2

PDF REFUSAL - PD DETERMINATION Decision · 6 Oct 2026 View ↗ PDF OFFICER REPORT Report · 6 Oct 2026 View ↗

Statements & assessments 1

PDF FLOOD RISK MAP BackGround Papers · 25 Aug 2026 View ↗

Application forms 2

PDF PLANNING APPLICATION FORM Application Form · 25 Aug 2026 View ↗ PDF H9 COMPLETED COMPLIANCE FORM BackGround Papers · 25 Aug 2026 View ↗

Consultation & comments 3

PDF - HIGHWAYS TEAM Consultee · 1 Oct 2026 View ↗ PDF - HIGHWAYS TEAM Consultee · 25 Sept 2026 View ↗ PDF - HIGHWAYS TEAM Consultee · 15 Sept 2026 View ↗

All documents on the council site ↗

Site constraints 4

Otley conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
42 listed buildings within 150 m of the postcode pin
Nearest: 26, Beech Hill, Grade II, about 27 m from the postcode pin · 1 Grade II*, 41 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 42 with distances
Historic England ↗
Also on the record
Radon affected area, class 4; Inside the Otley (Leeds) built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council
Leeds
Application type
Permitted Development Determination
Postcode
LS21 3AT
Received
25 Aug 2026
Validated
25 Aug 2026
Ward
Otley & Yeadon
Parish
Otley Town Council
Target decision
14 Oct 2026
Decision
Refused
Decision date
6 Oct 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Stack Architects Ltd

How this decision compares

Decided in 42 days from validation, 14 days faster than Leeds's median of 56 for changes of use. Refused, as 32% of changes of use here are.

61%decided within 8 weeks
68%approved
253decided in the last year

Plota live figures for changes of use decided by Leeds in the last twelve months, from validation. Leeds decision record →

Public comments

2comments received
2 objecting

Last counted 6 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Consultation
30 Sept 2026
Comments by
7 Oct 2026
Site or press notice
11 Sept 2026
Statutory expiry
14 Oct 2026
Env. assessment
No

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025 Approved
Ashfield Works Westgate Otley LS21 3AU
Removal of Condition 5 (delivery of highway works) to previously approved Planning Applic…
25/00851/FU
2025 Approved
Ashfield Works Westgate Otley LS21 3AT
Creation of a priority junction from the former Ashfield Works onto Westgate
25/01066/FU
2025 Approved
The Cross Pipes Westgate Otley LS21 3AS
Retrospective application for aluminium glazed canopy to form smoking shelter to side and…
25/06201/FU
2025 Approved
36 Westgate Otley LS21 3AS
Retrospective advertisement consent for one projecting hanging sign; two wall mounted fas…
25/06520/ADV
2025 Refused
Land At Former Ashfield Works Westgate Otley LS21 3AT
Redevelopment for retirement living accommodation for older people comprising 29 retireme…
25/04310/FU
2025 Approved
The Cross Pipes Westgate Otley LS21 3AS
Retrospective application for first floor and second floor rear extension; alterations to…
25/02414/FU
2024 Approved
Workshop Rear Of 31 Westgate Otley LS21 3AU
Demolition of existing garage, construction of 2no. dwellinghouses and new garage to incl…
24/06707/FU
2023 Approved
3 Westgate Otley LS21 3AT
Alterations to a retail unit (Class E) and the addition of a second commercial unit (Clas…
23/04911/FU
2023 Approved
3 Westgate Otley LS21 3AT
Listed building application for alterations to a retail unit (Class E) and the addition o…
23/06561/LI
2024 Approved
32 - 34 Westgate Otley LS21 3AS
Change of use of bakery/confectionary with living accommodation above, into two retail un…
24/02898/FU
2024 Approved
17 Westgate Otley LS21 3AT
Four non-illuminated fascia signs and one non-illuminated projecting sign
24/00658/ADV
2023 Approved
Cross Pipes Inn Westgate Otley LS21 3AS
First floor rear extension and roof alterations forming enlarged rooms at first and secon…
23/05933/FU
2023 Refused
32 - 34 Westgate Otley LS21 3AS
Change of use of bakery/confectionary with living accommodation above, into two retail un…
23/07484/FU
2023 Approved
17 Westgate Otley LS21 3AT
Change of use from former carpet shop to indoor golf simulator and cafe bar with associat…
23/07009/FU
2022 Approved
Garage To The Rear Of 45 Westgate Otley LS21 3AT
Change of use of garage/workshop including single storey side and rear extension, repair…
22/04613/FU
2023 Refused
Ashfield Works Westgate Otley LS21 3AT
Erection of nine dwellings and two commercial units with associated works
23/04793/FU
2023 Approved
Ashfield Works Westgate Otley LS21 3AT
Conversion of the former works to create 4no Class E units at ground floor and six duplex…
23/01029/FU
2023 Refused
The Brew House 9 Westgate Otley LS21 3AT
Listed Building Application for installation of air source heat pump to the north elevati…
23/01221/LI
2023 Refused
The Brew House 9 Westgate Otley LS21 3AT
Installation of air source heat pump to the north elevation exterior wall
23/01220/FU
2023 Approved
32 - 34 Westgate Otley LS21 3AS
Change of use of a bakery/confectionery with dwelling above and alterations to form two r…
23/01247/FU
2018 Approved
Westgate House 25 Westgate Otley LS21 3AT
One illuminated sign
18/06461/ADV
2018 Approved
Otley Clinic Manor Square Otley LS21 3AY
T1 and T2 Ash G1 Sycamore x9 - Crown lift to 5.2m and cuts to appropriate growth points
18/03531/TR
2017 Approved
32 - 34 Westgate Otley LS21 3AS
External staircase and associated first floor door to rear
17/06131/FU
2017 Withdrawn
21 Kirkgate Otley LS21 3HN
Listed Building application for the alterations to the basement level including removal o…
17/04065/LI
2017 Approved
Westgate House 25 Westgate Otley LS21 3AT
Change of use from existing dwelling house (C3) to office for financial and professional…
17/02153/FU
Leeds
Planning Authority Score
5.3/10
Average
#131 of 296 councils
Relevant to this application:
Change of use

Leeds is faster than most councils at deciding householder applications, ranking #95 out of 296. Householder applications are slightly less likely to be approved here (85%) than the national average (90%).

Faster than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Leeds decision statistics
Based on MHCLG data, the year to March 2026
83%
Overall approval rate
Below avg (87%) #238 of 296
85%
Householder approved
Below avg (90%) #249 of 296
73%
Decided in 8 weeks
Above avg (63%) #95 of 296
33%
Extended time limit
Below avg (41%) #78 of 296
70%
Minor dwellings approved
208 decided (1-9 homes)
86%
Major dwellings approved
36 decided (10+ homes)
68%
Change of use approved
279 decided
3,681
Total decisions
613 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings