Hive Horsforth Cafe Bar Approved by Leeds Despite Objections

Key Points

• A new cafe and bar, Hive Horsforth, operated by Bee Futures Limited, has received planning approval from Leeds City Council to change the use of the former Nawaab Khan Restaurant on New Road Side, vacant since January 2025.
• The venture involves a £140,000 investment for refurbishment, including new UPVC bi-folding window units, cladding, a retractable canopy, and a glass boundary divider.​
• Hive Horsforth will function as a café in the mornings, transitioning to a bar in the afternoons and evenings, aiming to serve as a community hub for events, workshops, and local group activities.​
• Eleven objections from nearby residents cited concerns over noise, disturbance, anti-social behaviour, and parking issues.
• Horsforth Town Council submitted a general comment but did not object to the proposal.​
• A planning officer’s report approved the application, noting that despite potential amenity issues from customer noise, the busy commercial surroundings and A-road traffic would mask any additional noise, keeping it below existing background levels.​
• Conditions include opening hours from 9am to 11.30pm Thursday to Saturday and 9am to 10.30pm Sunday to Wednesday; outdoor front seating limited to 9am to 9pm.​
• Separately, Bee Futures Ltd secured an alcohol premises licence with reduced hours: last orders at 10pm Sunday-Wednesday and 11pm Thursday-Saturday, following objections; ten support comments were also received.​
• The licence application faced opposition from resident Miriam Browne, who highlighted noise impacting children’s bedrooms, and Horsforth Labour councillor Emmie Bromley, who sought further hour restrictions.​
• Chris Rees-Gay, representing the venue, stated to councillors: “We are part of the community. We have listened and reduced our hours accordingly.”​
• Hive will be run by Wayne Ince and Andrew Godfrey, experienced hospitality professionals and longstanding Horsforth residents; the site has a five-year lease and is near main bus routes with 28 parking spaces nearby.​
• A planning statement assured that noise mitigation measures would protect residential amenity in the area.​

Horsforth (The Leeds Times) February 8, 2026 – Bee Futures Limited has secured planning permission to transform the long-vacant Nawaab Khan Restaurant into Hive Horsforth, a dual café and bar venue, overcoming eleven resident objections centred on noise and parking.

What is the background of the Hive Horsforth proposal?

The former Nawaab Khan Restaurant on New Road Side has stood empty since January 2025, prompting Bee Futures Limited to propose its revival as Hive Horsforth. As detailed in the initial planning submission reported by West Leeds Dispatch, the applicants, including operators Wayne Ince and Andrew Godfrey – described as longstanding Horsforth residents with hospitality experience – secured a five-year lease on the premises. They committed to investing £140,000 in refurbishments to create a vibrant space that aligns with local needs.​

A letter accompanying the application, as cited by West Leeds Dispatch, emphasised the venue’s community focus:

“The applicant acknowledges that the premises are located within a residential area. However, it is not anticipated that the proposed change of use to a café and bar will have a significant impact on local residents or generate unacceptable levels of noise.”

The plans highlighted proximity to main bus routes and 28 dedicated car parking spaces behind the premises for local businesses, aiming to mitigate transport concerns.​

Why were there objections to the Hive Horsforth plans?

Eleven letters of objection were lodged with Leeds City Council, primarily from nearby residents worried about noise, disturbance, anti-social behaviour, and insufficient parking. These concerns echoed broader fears of late-night activity disrupting family life in the residential vicinity.

In a related alcohol licence hearing, resident Miriam Browne voiced strong opposition to the licensing sub-committee, as reported by Don Mort, local democracy reporter for West Leeds Dispatch:

“They have bedrooms that face onto the premises. It absolutely will cause increased noise. It will cause increased disturbance. We are families and we have to get up and go to work every day.”

Horsforth Labour councillor Emmie Bromley supported the householders, stating:

“I would ideally like to see that even more restricted,”

referring to serving hours.​

Horsforth Town Council submitted a general comment on the planning proposal but refrained from a formal objection, indicating a neutral stance amid community divisions.​

How did Leeds City Council justify approving the planning application?

A detailed planning officer’s report underpinned the approval, acknowledging potential issues while contextualising them within the site’s environment. The report stated:

“The proposed use of the site as a café and bar does have the potential to cause amenity issues through customer noise and activity. However, it must also be acknowledged that the immediate environs already include commercial uses and an extremely busy ‘A’ road. The latter in particular will generate a significant level of background noise for extended periods of the day. It is considered that, in such a busy environment, the proposal would not generate a level of noise that would be likely to exceed the existing background. In this context, noise from the premises would not be discernible for large periods of the day.”​

This balanced assessment outweighed objections, leading to approval with strict conditions on operating hours: 9am to 11.30pm Thursday to Saturday, 9am to 10.30pm Sunday to Wednesday, and outdoor seating restricted to 9am to 9pm. The council deemed these measures sufficient to protect residential amenity without stifling economic regeneration.

What changes are planned for the former Nawaab Khan premises?

Refurbishment plans, as outlined in the application viewed via Leeds City Council portals and reported extensively by West Leeds Dispatch, include modernising the building with new UPVC bi-folding window units, external cladding, a retractable canopy for weather protection, and a glass boundary divider to enhance separation from neighbouring properties. These updates aim to create an inviting, functional space suitable for both daytime café operations and evening bar use.​

The venue’s design supports its dual role, with daytime emphasis on café-style service and evenings shifting to bar ambiance, all while prioritising community events like workshops and local group gatherings.​

What is the status of the alcohol licence for Hive Horsforth?

In a parallel development, Bee Futures Ltd successfully obtained a premises licence for alcohol sales, but only after agreeing to reduced hours in response to objections. As reported by Don Mort of West Leeds Dispatch on February 3, 2026, the licence permits last orders at 10pm Sunday to Wednesday and 11pm Thursday to Saturday, a concession from the original midnight proposals.​

Chris Rees-Gay, representing the venue, addressed the licensing sub-committee: “We are part of the community. We have listened and reduced our hours accordingly.” The decision included further conditions like no loud music, balancing supporter comments – ten in total – against the eleven objections. This licence complements the planning approval, paving the way for full operations.​

Who are the key figures behind Bee Futures Limited and Hive Horsforth?

Bee Futures Limited is spearheaded by Wayne Ince and Andrew Godfrey, both longstanding Horsforth residents with substantial hospitality industry experience. Their involvement was highlighted in the planning letter submitted to Leeds City Council, positioning them as ideal stewards for a community-oriented venue. Chris Rees-Gay acted as their representative in licensing proceedings, effectively advocating for adjustments that secured approval.

How does Hive Horsforth fit into Horsforth’s local development landscape?

Horsforth, a vibrant suburb of Leeds, continues to see commercial revitalisation amid ongoing debates over planning and community impact.

The Hive approval follows submissions for nearby ventures, such as a Greek restaurant in the former Hopscotch shoe shop, indicating a trend of repurposing empty units on New Road Side. Meanwhile, Horsforth Town Council actively engages in broader planning consultations, such as the Leeds Local Plan, raising concerns over green belt developments but maintaining measured responses to town centre proposals like Hive.

Local governance, including the Planning, Licensing and Traffic Committee, monitors such applications closely, as evidenced in their August 2025 minutes noting various Leeds City Council decisions. This approval underscores efforts to breathe life into vacant spaces while addressing resident priorities through conditions and compromises.​

What conditions ensure minimal disruption from Hive Horsforth?

Beyond hours restrictions, the planning permission mandates noise mitigation, aligning with the applicants’ proactive commitments. The alcohol licence adds prohibitions on loud music, reinforcing residential protections. These layered safeguards reflect Leeds City Council’s approach to balancing economic vitality with amenity preservation in mixed-use areas.

What do residents and supporters say about the approval?

Supporters, numbering ten in the licensing process, likely value the community hub potential and economic boost from £140,000 investment. Objectors, however, remain vigilant, with voices like Miriam Browne emphasising family needs. Horsforth’s divided yet engaged community response highlights the nuanced role of local planning in suburban renewal.​

The green light for Hive Horsforth marks a significant step in reactivating New Road Side, with all parties – from Bee Futures Limited to Leeds City Council – navigating objections to forge a compromise. As construction advances, the venue promises to enrich Horsforth’s social fabric, provided conditions hold firm. This development, covered comprehensively by West Leeds Dispatch, exemplifies measured urban planning in 2026 Britain.