Skip to content

26 The Rowans Bramhope Leeds LS16 9DZ

25/07157/FUFull Planning ApplicationRefused
Full

Refused on 6 February 2026

Delegated (officer decision)2 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Retrospective application for a detached outbuilding to the side

Received
12 December 2025
Decision level
Delegated (officer decision)
Ward
Adel & Wharfedale
  1. Received12 Dec
  2. Validated12 Dec
  3. Consult.7 Jan
  4. Target6 Feb
  5. Decided6 Feb

Decided in 56 days (council typically 49)

About this application

This is a full planning application for an outbuilding at 26 The Rowans Bramhope Leeds LS16 9DZ. Leeds has handled 10,776 applications of this type. This one was decided in 56 days, 7 days longer than Leeds's typical decision time. The site is in a conservation area. There are no previous applications recorded at this address. In the past year there have been 285 applications across Adel & Wharfedale. We hold 639 applications in total for the LS16 postcode area.

81% of full applications at Leeds City Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposal would, by reason of its design, scale, size and location results in an incongruous form of development that would be out of scale with the host dwelling and the wider streetscene and detrimental to the character, appearance and visual amenity of the area. Therefore, the proposal does not accord with Policy P10 of the Core Strategy, saved Policy BD6 of the UDPR, and Policy HDG1 of the Householder Design Guide SPD.
  2. The Local Planning Authority further considers that the proposed outbuilding would disrupt a definite building line along The Rowans resulting in a significant visual detriment to the character of the existing dwelling and that of the wider streetscene. Therefore, the proposal does not accord with Policy P10 of the Core Strategy, saved Policy BD6 of the UDPR, and Policy HDG1 of the Householder Design Guide SPD.

From the council's decision notice.

Application details

Postcode
LS16 9DZ
Application type
Full Planning Application
Scale / size
Small
Parish
Bramhope/Carlton Parish Council

Planning application dates

Date validated
12 December 2025
Consultation start
15 December 2025
Neighbour consultation start
15 December 2025
Last date for comments
7 January 2026
Target decision date
6 February 2026

Applicant and agent

Agent address
Units 7 Phoenix Business Park Centre Low Mill Road Ripon HG4 2TY

Planning decision

Statutory period
56 days

Additional information

Documents
11

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 2: Medium probability (rivers and sea)Part of the site
Also checked, none recorded (24)

flood storage areas, conservation areas, listed buildings, Article 4 directions, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Leeds

Track this application

Get email alerts when there is a planning decision or status change.

Get email alerts near LS16

New planning applications delivered to your inbox daily.

Around this site

Discuss this application on r/PlanningPermissionUK

For applicants and trades

Planning something similar?

See what the council approved and refused for outbuildings and garden rooms on your street. Pick your home and get the evidence before you pay for drawings.

See what gets approved on your streetBuying this property? Report on this address