The Gables Freely Lane Bramham Wetherby LS23 6RR

1. 1.The proposed development, by reason of the subdivision of an existing residential garden site and the siting and layout of the two dwellings, would result in the inappropriate development of greenfield land that makes a valuable contribution to the visual and spatial character of the Conservation Area and has intrinsic value for amenity and nature conservation. The proposal would lead to harm to mature and protected trees and the verdant and spatial character of the site. As such, the development fails to satisfy the Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 criteria set out in Policy H2 of the Leeds Core Strategy and is therefore unacceptable in principle.
2. 2.The proposed works, through their design, scale, form, siting, detailings and impact on trees, as well as the ambiguous nature of the plans, are considered to result in significant harm to the character and appearance of the Bramham Conservation Area. Whilst the harm to the Conservation Area as a whole would be categorised as 'less than substantial' in terms set out in the NPPF this would not be outweighed by the public benefits of the scheme with the NPPF directing great weight to be afforded to the conservation of heritage assets. The proposal would fail to preserve the character of the Conservation Area and would be considered to be contrary to Core Strategy policies P10, P11, P12, Saved Unitary Development Plan policies GP5, N19, N20, and LD1, policies NE2 and H3 of the Bramham Neighbourhood Plan, and guidance within the Council's Neighbourhoods for Living SPG, Guideline Distances from Development to Trees document, the Bramham Conservation Area Appraisal and Management Plan and the National Planning Policy Framework regarding design and conserving the historic environment.
3. 3.The proposed development, by reason of the siting, scale and layout of the building and garden area within Plot 2, including in relation to the proposed building Plot 1, would result in substandard and unacceptable living conditions for future occupiers of plot 2 in respect of overshadowing impacts and a substandard outlook, and would prejudice the delivery of residential development on the neighbouring site through potential privacy impacts. The limited separation distance to the rear boundary, combined with the proximity of built form and existing trees, would also give rise to an unduly constrained, overshadowed and poorly usable private amenity space for the occupiers of Plot 2. As such, the proposal fails to provide a satisfactory level of residential amenity and would be contrary to Policy P10 of the Leeds Core Strategy, Saved Policy GP5 of the Leeds Unitary Development Plan, and the guidance set out in the Neighbourhoods for Living SPG and the National Planning Policy Framework.
4. 4.The proposed siting and layout of the development would result in unjustified encroachment into the root protection areas of existing mature and protected trees, including TPO specimens, contrary to established arboricultural principles set out in BS5837:2012. The development fails to demonstrate the retention and protection of these trees as a fundamental design constraint and would likely result in harm through root disturbance and damage, construction impacts, and subsequent pressure for pruning due to proximity and shading. Given the significant contribution these trees make to the character, verdancy and strategic green infrastructure of the area, including the Bramham Conservation Area, the proposal would result in detrimental impacts on visual amenity and landscape character. Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 As such, the proposal is contrary to Core Strategy policies SP13, P10, P11 and P12, saved Unitary Development Plan policies GP5, N19, N20 and LD1, policy LAND2 of the Natural Resources and Waste Local Plan, and relevant guidance including BS5837 and the Council's Guideline Distances to Trees from Development alongside the National Planning Policy Framework.
5. 5.The Local Planning Authority consider that in the absence of an appropriate mechanism to ensure compliance with the self-build exemption regarding the requirement to deliver a 10% biodiversity net gain via development, the proposal has failed to secure the delivery of a self-build dwelling and, in the alternative the development were not to come forward as a 'self-build' development, failed to secure the necessary biodiversity net gain in accordance with cannot be established as meeting the requirements of the Environment Act 2021. and related biodiversity policy to deliver a biodiversity net gain. Consequently, conflict with Core Strategy policies G9 and ID2, relevant LCC guidance and guidance within the National Planning Policy Framework is identified.
6. 6.The application has failed to demonstrate that safe and suitable access can be achieved to the site through the proposed access arrangements. In particular, no visibility splays have been provided in support of the proposed widened and intensified access onto Freely Lane, despite this being required. In the absence of adequate visibility information, the Local Planning Authority cannot be satisfied that the development would not prejudice the safety of highway users, including pedestrians, particularly given the nature of the road, adjacent boundary treatments, and the intensification of use. The proposal is therefore contrary to Core Strategy policy T2, saved UDP policy GP5, and the guidance within the Leeds Transport SPD and the National Planning Policy Framework.

From the council's decision notice.

Postcode

LS23 6RR

Application type

Full Planning Application

Scale / size

Small

Parish

Bramham-cum-Oglethorpe Parish Council

Date validated

27 February 2026

Consultation expiry

20 March 2026

Consultation start

3 March 2026

Last date for comments

14 April 2026

Target decision date

22 May 2026

Statutory period

56 days

Last advertised

20 March 2026

Site notice start

20 March 2026

Documents

33