Map the site accurately
Start with the address and a reliable boundary rather than a postcode alone. Use Leeds’ policies maps and the natural-environment planning constraints map linked from the council’s application guidance. Keep the reviewed boundary, source and date together so another member of the project team can reproduce the check.
Map results are not a complete due-diligence certificate. A boundary error can miss a designation, and some matters require written records or survey evidence. Mark uncertain information clearly. If access, a drainage route or proposed landscaping extends beyond the main plot, include those areas in the investigation rather than checking only the building footprint.
Check heritage and the character of the setting
Establish listed status, conservation-area coverage and other relevant heritage considerations. Consider the surrounding context as well as the building itself. Proposed demolition, new openings, roof changes and external equipment can affect character in different ways, so the review should identify the parts of the scheme that need careful design or additional consent.
Take photographs that explain the street, neighbouring buildings and important details. They should support a reasoned assessment, not simply provide decoration for a report. For a traditional building, a repair or adaptation option may preserve significant fabric while achieving the client’s purpose. Investigate that possibility before assuming complete replacement is the most practical route.
Investigate all relevant sources of flooding
Leeds’ current Strategic Flood Risk Assessment considers river, surface-water, sewer and groundwater flooding, including climate-change effects. It references updated national flood information and specific modelling for the Meanwood and Wortley Beck catchments. The separate flood asset map identifies features such as watercourses, drainage and historic sewers. Use the appropriate evidence for the site and proposal.
A site outside a mapped river flood zone can still have a drainage issue. Look at levels, adjacent land, existing flow paths and proposed hard surfaces. Ask the drainage adviser to explain what is known, what requires investigation and how the design will avoid transferring a problem to neighbouring land. Keep flood assessment and surface-water design coordinated.
Consider trees, habitat and the ground beneath the site
Review tree and ecology information before fixing the layout or clearing vegetation. Trees can need protection space beyond the visible trunk, while habitats or protected species can affect survey timing and design. Leeds publishes local biodiversity requirements and landscape guidance that help scope the evidence needed for relevant proposals.
Also investigate former uses and any indication that ground conditions could affect the development. A site’s current appearance does not necessarily reveal its history. The purpose of the initial review is to identify credible issues for specialist investigation, not to declare the land safe or contaminated from a photograph. Keep the evidence proportionate to the proposal and the actual risk identified.
Connect constraints to practical decisions
Combine the findings in an action schedule. For each item, state whether it changes the principle, the layout, the required reports or the programme. Prioritise potentially fundamental issues before detailed design expenditure. A complicated site may still support a good proposal, but the investment decision should recognise the work needed to establish that case.
Do not forget constraints that sit outside planning: rights of way, ownership, covenants, service connections and third-party access can affect delivery. Planning permission does not automatically resolve them. Give Plandome the address, boundary, photographs and intended development so the review can focus on what matters, with a clear distinction between verified findings and questions requiring further evidence.
Your questions, answered
Does a constraint mean development is impossible?
Not necessarily. Some constraints require a particular design or assessment; others may be fundamental. The response depends on the designation, the proposal and the evidence.
Can an online map replace a site survey?
No. Maps help identify issues but cannot establish all physical conditions, measurements or building details. Use them to scope the surveys and specialist advice needed for the specific project.
Sources & further reading
Primary guidance and evidence checked 21 October 2026. Recheck live sources before acting.
- Leeds planning policies maps ↗
- Apply for planning permission in Leeds ↗
- Listed buildings in Leeds ↗
- Leeds conservation areas ↗
- Leeds Strategic Flood Risk Assessment ↗
- Leeds flood risk assets map ↗
- Leeds local biodiversity and geological conservation requirements ↗
- Leeds landscape planning and development ↗
Make this specific to your property. General guidance cannot establish a site’s lawful use, boundaries or the outcome of an application. Bring your address, plans and any council correspondence to the next conversation.
Start your enquiry ↗