Breary Grange Farm Kings Road Bramhope Leeds LS16 9JN

1. 1.The Local Planning Authority considers that the proposal represents significant alteration and extension, both in footprint and height, of the two buildings making up plot 5 of the approved scheme 22/02741/FU. The proposal would thereby lead to a fundamental change to the operative part of the development previously granted planning permission under application 22/02741/FU which would, in turn, lead to a change to the original description of the development. Accordingly, it is considered that the proposal would fall Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 outside the powers of the Local Planning Authority to grant planning permission for the development under Section 73 of the Town and Country Planning Act 1990 (as amended) and the planning application must fail on this basis.
2. 2.The Local Planning Authority consider that the proposed development would constitute inappropriate development which would be harmful to the character, appearance and openness of the Green Belt. This is because the proposed alterations and extensions would be harmful to the existing agricultural character of the two barns by reason of the linking of the two buildings into a single unified structure, and the regularisation of the door and window openings causing the loss of the historical fenestration arrangement. The significant proposed increase to the height and footprint of the development would also cause a loss of openness of the Green Belt. The Local Planning Authority also considers that the proposal would have a significant urbanising impact upon the character and appearance of this part of the Green Belt. The application does not advance a case for Very Special Circumstances which would outweigh this harm, nor does the LPA consider that such circumstances exist. Overall, the proposal is considered to be contrary to saved policies GP5, BD6, N33 and GB4 of the UDPR, to policies P10 and P12 of the Core Strategy, and to paragraphs 153-155 of the National Planning Policy Framework.
3. 3.The Local Planning Authority considers that the proposed alterations and extensions to plot 5 represent poor quality design that would be harmful to the character and appearance of the host dwelling and to the development as a whole. This is because the proposal, involving the regularisation of coursing and fenestration, as well as the creation of a linking extension, would cause the loss of the agricultural character of the two barns in favour of more domestic appearance. This would be at odds with the rural and agricultural character of the development as a whole. The proposal is therefore contrary to saved policies GP5 and BD6 of the UDPR, to policies P10 and P12 of the Core Strategy, and to paragraph 135 of the National Planning Policy Framework.

From the council's decision notice.

Postcode

LS16 9JN

Application type

Full Planning Application

Scale / size

Medium

Parish

Bramhope/Carlton Parish Council

Date validated

12 December 2025

Consultation expiry

2 January 2026

Consultation start

16 December 2025

Last date for comments

23 January 2026

Target decision date

13 March 2026

Agent address

Mrs Jennie Hanbidge Coronet House Queen Street Leeds LS1 2TW

Statutory period

91 days

Last advertised

2 January 2026

Site notice start

22 December 2025

Documents

24