Honeysuckle Cottage Rodley Fold Farm Bridge Road Rodley Leeds LS13 1LP Data via plota.co.uk

26/04123/FU - Full Planning Application Refused
Change of useExtensions & alterations

Proposal

Conversion of a barn to form a games room ancillary to the main dwelling with alterations including insertion of roof lights, new windows and doors, roofing and structural works and repairs Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
7 Aug 2026
✓
Consultation
9 Sept 2026
✗
Refused
5 Oct 2026
Appeal
Not lodged

Refused on 5 Oct 2026 · Delegated Decision · Last checked 6 Oct 2026

Documents 13

Decision & officer reports 2

PDF REFUSAL OF FULL PLANNING PERMISSION Decision · 5 Oct 2026 View ↗ PDF OFFICER REPORT Report · 5 Oct 2026 View ↗

Statements & assessments 6

PDF ADD . FLOOR RISK ASSESSMENT - PART 2 BackGround Papers · 24 Sept 2026 View ↗ PDF ADD . FLOOR RISK ASSESSMENT - PART 1 BackGround Papers · 24 Sept 2026 View ↗ PDF - FLOOD RISK MANAGEMENT Consultee · 20 Aug 2026 View ↗ PDF TIMBERWISE SURVEY BackGround Papers · 7 Aug 2026 View ↗ PDF ECOLOGICAL REPORT BackGround Papers · 7 Aug 2026 View ↗ PDF REVISED HERITAGE IMPACT ASSESSMENT BackGround Papers · 7 Aug 2026 View ↗

Application forms 1

PDF PLANNING APPLICATION FORM Application Form · 7 Aug 2026 View ↗

Consultation & comments 3

PDF - CONSERVATION TEAM Consultee · 11 Sept 2026 View ↗ PDF THE ENVIRONMENT AGENCY Consultee · 21 Aug 2026 View ↗ PDF - NATURE TEAM Consultee · 17 Aug 2026 View ↗

Other documents 1

PDF STRUCTURAL REPORT BackGround Papers · 7 Aug 2026 View ↗

All documents on the council site ↗

Site constraints 10

Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Rodley 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 ↗
SSSI about 20 m away: Leeds - Liverpool Canal SSSI
Natural England may need consulting, depending on what is proposed.
Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Radon affected area, class 3; National infrastructure project: Calderdale Energy Park, at pre-application; Coalfield, development low risk area; 3 listed buildings within 150 m of the postcode pin; Inside the Leeds (Leeds) built-up area; Green belt about 20 m away: South and West Yorkshire.
Not affected
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 Mining Remediation Authority, the Planning Inspectorate, 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.

Sales history 1

Last sold for £650,000 in November 2020. Detached house, freehold.

12 November 2020£650,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

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Other new applications on this street

7 May 2026Approved

Canal Bank Sports Ground Moss Bridge Road Rodley Leeds LS13 1RL

Retrospective change of use of former sports changing rooms to dog daycare centr...

26/01078/FU

Nearby new applications

10 Aug 2026Pending

Land At Former Airedale Mills Moss Bridge Works Town Street Rodley Leeds LS13 1HP

Variation of condition 2 (Approved Plans) of previous approval 25/05605/RM (Rese...

26/04251/FU
21 Jul 2026Refused

Honeysuckle Cottage Rodley Fold Farm Bridge Road Rodley Leeds LS13 1LP

Listed building consent for the conversion of a barn to form a games room ancill...

26/04124/LI

Important details

Council
Leeds
Application type
Full Planning Application
Postcode
LS13 1LP
Received
7 Aug 2026
Validated
7 Aug 2026
Ward
Calverley & Farsley
Target decision
7 Oct 2026
Decision
Refused
Decision date
5 Oct 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Nick Witcomb Architectural Design

How this decision compares

Decided in 59 days from validation, about the council's usual 56 days. Refused, as 31% of changes of use here are.

61%decided within 8 weeks
69%approved
252decided 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

No public comments yet.

1 neighbour consulted · Last counted 6 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Neighbours
10 Aug 2026
Consultation
9 Sept 2026
Comments by
30 Sept 2026
Site or press notice
14 Aug 2026
Statutory expiry
2 Oct 2026
Env. assessment
No

Historical activity at this location

24 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2022 Refused
Change of use of barn to short term holiday let
22/07109/FU
2022 Withdrawn
Change of use of existing outbuilding to form one short term holiday let
22/02327/FU
2022 Approved
Single storey rear extension
22/00933/FU
2021 Approved
Change of use to land to garden
21/09135/FU
2021 Withdrawn
Single storey rear extension and bi fold door
21/06613/FU
2020
Certificate of Existing Lawful Development for Use of a garage
20/03210/CLE
Within ~100m

Nearby activity

2025 Approved
Ross Studios Rodley Lane Rodley Leeds
Consent, agreement or approval required by conditions 3 (landscape management plan), 6 (E…
25/07115/COND
2025 Approved
Ross Studios Rodley Lane Rodley Leeds
Variation of condition 2 (approved plans) of previous approval 18/06137/FU (Change of use…
25/03246/FU
2025 Approved
5 Bridge View Rodley Leeds LS13 1LS
Certificate of Proposed Lawful Development for a dormer window to the rear and rooflights…
25/04430/CLP
2024 Approved
Ash Tree House 26 Bridge View Rodley Leeds LS13 1LS
G7 x3 Hawthorns, x1 Crataegus Monogyna - Mature, 7 M High, Diameters @ 1.5m - 15cm, Condi…
24/03278/TR
2023 Approved
10 Chapel Street Rodley Leeds LS13 1LL
T1 and T2 Corkscrew Willow - To remove to ground level Reason: outgrown situation and too…
23/04651/TR
2023 Approved
27 Bridge View Rodley Leeds LS13 1LS
Retrospective application for alterations to existing garage outbuilding including extens…
23/00010/FU
2021 Approved
5 Dalmeny Terrace Bridge Road Rodley Leeds LS13 1LN
Plum Tree - Reduce by 1.5 Metres and shape.
21/09027/TR
2021 Approved
Ash Tree House 26 Bridge View Rodley Leeds LS13 1LS
T3 Mountain Ash - Reduce by 2m to allow roots time to re-establish T5 White Birch - Dead…
21/01672/TR
2020
Ash Tree House 26 Bridge View Rodley Leeds LS13 1LS
T4, T7, T8, T10. T13, T14 and T15 Hawthorn - Fell, remove, lop and Crown Thinning by 10%…
20/02572/TR
2020 Approved
Ross Studios Rodley Lane Rodley Leeds
Consent, agreement or approval required by condition 12 of Planning Application 18/06137/…
20/01350/COND
2019 Approved
8 Chapel Street Rodley Leeds LS13 1LL
T1 Conifer - Fell and remove to ground level as tree has outgrown situation. Replant with…
19/07386/TR
2019 Approved
Ross Studios Rodley Lane Rodley Leeds
Consent, agreement or approval required by conditions 3, 5, 17 and 22 of Planning Applica…
19/02338/COND
2019 Decided
Ross Studios Rodley Lane Rodley Leeds
Consent, agreement or approval required by conditions 8, 9, 11 and 13 of Planning Applica…
19/02982/COND
2018 Approved
Ross Studios Rodley Lane Rodley Leeds
Change of use of from photography studio and offices to 14 apartments (C3) including two…
18/06137/FU
2019 Approved
Farm Office/store Rodley Fold Farm Bridge Road Rodley Leeds LS13 1LP
Consent, agreement or approval required by condition 2 of Planning Application 15/06887/D…
19/00054/COND
2018 Approved
27 Bridge View Rodley Leeds LS13 1LS
Two storey side extension and conversion of roof space into habitable room with dormers t…
18/03967/FU
2018 Approved
Land Adj To 11A Canal Road Rodley Leeds LS13 1HT
T1 Beech - Cut back branches
18/00350/TR
2016 Approved
6 Bridge View Rodley Leeds LS13 1LS
Single storey side extension
16/02283/FU
Leeds
Planning Authority Score
5.3/10
Average
#131 of 296 councils
Relevant to this application:
Householder decisions

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

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.