- Residential development opportunity
- Site area of approximately 0.57 hectares (1.4 acres)
- Offered for sale by informal tender
- Unconditional offers to be submitted by 23:59 hours on Sunday 2 November 2025
Leeds City Council is offering for sale a site providing residential development opportunities located within the popular suburb of Armley. Unconditional offers are invited.
The property is in Armley which is to the west of Leeds City Centre. Armley offers a range of amenities including shops, schools, leisure and recreational facilities, supermarkets and a Shopping Park. Leeds Bradford International Airport providing business and leisure travel is within easy reach. The site is to the south of the A647 Armley Road. On the opposite side of Mistress Lane is predominantly terrace housing.
Site location
Land at Mistress Lane, Armley, Leeds, LS12. The site measures approximately 0.57 hectares (1.4 acres).
The land is a brownfield site situated on Mistress Lane approximately 2.5 miles to the west of Leeds City Centre. Mistress Lane is opposite the main A647 Armley Road. The A647 runs from Leeds to Halifax providing access to the Ring Road and Bradford. On the Leeds City Centre side, the A647 runs to the Armley Gyratory which connects to the A58(M) and the wider motorway network providing access to all major cities.
Close to the site are the centres of Pudsey, Bramley and Horsforth all offering an extensive rage of amenities including local shops, cafes and pubs.
Given the close proximity to Leeds City Centre and the provision of schools for all ages and local transport facilities Armley is a sought-after area.
The area has undergone regeneration over several years with the introduction of shopping parks and attractive residential developments. The Leeds Industrial Museum is close to the site and provides recreational facilities including exhibitions and theatrical productions.
The site slopes downwards from Mistress Lane towards Armley Road. The site is predominantly grassed with dividing footpaths and some hard standing areas.
Planning and design
Allocation
The site is allocated for housing in the site allocation plan as HG1-251.
Previous planning application
Planning Permission, which has now elapsed, was granted on 6 May 2021. Details of this lapsed permission may be of interest to developers strictly as background information in considering proposals for the site, and can be found under planning reference 20/01898/FU.
The approval was for three detached blocks comprising 18 one-bedroom flats and 10 two-bedroom flats; 6 semi-detached houses, all to be affordable housing; one multi-purpose community space with associated parking and public external space.
Boundaries
The purchaser and subsequently any successors will be responsible for fencing and maintaining in perpetuity the boundaries on the site between points A, B and C marked on the plan below. Further details can be found in the contract.
Drainage
A public sewer and a public water main run through the site and there are conditions regarding these in the Decision Notice under planning permission 20/01898/FU. The conditions imposed in the Decision Notice may help any interested parties to understand the limitations to site development around the drainage areas. The above plan shows a hatched area crossing site where drainage is present. Conditions 15, 16 and 17 on the Decision Notice refer:
15) No building or other obstruction including landscape features shall be located over or within 3 (three) metres either side of the centre line of the public water main ie a protected strip width of 6 (six) metres, that crosses the site. Furthermore, no construction works in the relevant area(s) of the site shall commence until measures to protect the public water supply infrastructure that is laid within the site boundary have been implemented in full accordance with details that have been submitted to and approved by the Local Planning Authority. The details shall include but not be exclusive to the means of ensuring that access to the pipe for the purposes of repair and maintenance by the statutory undertaker shall be retained at all times. If the required stand-off or protection measures are to be achieved via diversion or closure of the water main, the developer shall submit evidence to the Local Planning Authority that the diversion or closure has been agreed with the relevant statutory undertaker and that, prior to construction in the affected area, the approved works have been undertaken. In the interest of public health and maintaining the public water supply.
16) No building or other obstruction including landscape features shall be located over or within an agreed offset distance of 3 (three) and 5 (five) metres either side of the centre line of the public sewer ie a protected strip width of 6 (six) to 10 (ten) metres, that crosses the site. The developer shall submit evidence to the Local Planning Authority that the development will not cause increased loading on the sewer via means of a detailed investigation, which must be agreed with the Local Planning Authority in consultation with the statutory sewerage undertaker. In order to allow sufficient access for maintenance and repair work at all times.
17) The site shall be developed with separate systems of drainage for foul and surface water on and off site. In the interest of satisfactory and sustainable drainage.
Adopted highway/footpath
The plan below shows by blue colouring the adopted highway/footpaths that are present on the site. The site is outlined by a red line. Any planning application must consider the adopted highway/footpaths.
Additional information
Prospective purchasers must satisfy themselves as to the requirements of the Planning Authority and make their own enquiries as to the suitability of the site for their purposes.
Tenure
Freehold with vacant possession upon completion, subject to the existence of the foul water drain.
Fees
The purchaser will contribute to the Council’s costs based on 4% of the purchase price.
VAT
VAT will not be charged on the purchase price or fees.
Offer procedure
Financial offers for the site are invited strictly on an unconditional basis.
The sale will be by way of an unconditional sale contract with a 10% deposit payable on exchange of contracts together with the council’s fees.
Offers must be submitted electronically, by email only, by 23:59 hrs by Sunday 2 November 2025. All offers must be submitted using the standard offer form, which is available upon request, and must be emailed to sue.ryder@leeds.gov.uk by the closing date.
Once an offer is accepted, Heads of Terms will be issued confirming the offer. Exchange of contracts will take place within four weeks from the issue of the contract by the council’s solicitor. Completion to take place within two weeks of exchange.
For further information relating to the offer procedure please contact: Peter Toothill, peter.toothill@leeds.gov.uk 0113 378 1541.
Further information and viewing
The sites may be viewed from the adjacent highway. Leeds City Council cannot be held responsible for any damage or injury sustained by any person(s) viewing or carrying out inspections or investigations on site.
The information provided is for guidance only and is provided on a without prejudice basis and does not obviate the need for independent consideration of town planning requirements for the site.
Contact details
General Enquiries
Peter Toothill
Asset Management and Regeneration
Phone: 0113 378 1541
Email: peter.toothill@leeds.gov.uk
Important notice
The particulars and any documentation are provided for the guidance only of potential purchasers or developers and will not form part of any contract which may be entered into.
No representation or warranty is made or given in relation to the condition or suitability of any services.
All proposals made will be subject to further detailed negotiations and subject to contract, and the council may decide not to pursue negotiations in relation to all or any of the proposals which it may receive or may decide to invite other proposals.
The council will not be liable for any inaccuracy in these particulars or in any other documents or for any costs, fees and expenses incurred in viewing the sites, in preparing and submitting proposals or in undertaking any negotiations with the council.
None of the matters in these particulars or in any other documents or in any proposals which may be made will constitute an agreement or collateral contract with the council.
