66 Blenkinsop Way Middleton Leeds LS10 4GG

1. 1.The Local Planning Authority consider the proposed use of the detached garage to annexe accommodation to be unacceptable as the level of accommodation proposed is considered to be excessive and would be tantamount to the formation of a separate residential unit, capable of sustaining fully independent living. As such, the proposed development exceeds the expected function of an annexe and is therefore contrary to guidance contained within the Householder Design Guide, policy P10 of the Core Strategy (as amended) and saved policy GP5 of the UDP.
2. 2.The Local Planning Authority consider that the proposed external alterations to the detached garage, by virtue of the unsympathetic design, proportions and detailing of the new openings to the principal elevation (including the introduction of a poorly positioned window lacking detailing), would appear incongruous within the street scene and fail to reflect the strong design features of the surrounding housing development. As such, the proposal would result in harm to the visual amenities of the area and would be contrary to Core Strategy Policy P10, saved Unitary Development Plan policies GP5 and BD6, Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 Householder Design Guide SPD policy HDG1, and the design objectives of Section 12 of the National Planning Policy Framework.
3. 3.The Local Planning Authority consider that the proposal, by reason of the introduction of a bedroom window within the eastern elevation of the annexe at close proximity (approximately 3.5m) to the front elevation of the host dwelling, would result in unacceptable overlooking between facing habitable room windows and an associated loss of privacy, to the detriment of residential amenity. The development would therefore be contrary to saved Unitary Development Plan policies GP5 and BD5, the Householder Design Guide SPD policy HDG2, and the relevant amenity objectives of the National Planning Policy Framework.
4. 4.The Local Planning Authority considers that the proposed conversion would remove the existing off-street parking provision within the double garage and, in the absence of any additional on-site parking to serve the resultant new accommodation, would lead to an unacceptable shortfall in off-street parking provision. This would be likely to result in increased on-street parking within the surrounding estate to the detriment of highway safety and the free flow of traffic. The development would therefore be contrary to Core Strategy Policy T2, saved Unitary Development Plan Policy GP5, the Transport SPD (2023), and the relevant transport objectives of the National Planning Policy Framework.

From the council's decision notice.

Postcode

LS10 4GG

Application type

Full Planning Application

Scale / size

Small

Date validated

16 February 2026

Consultation start

12 March 2026

Neighbour consultation start

26 February 2026

Last date for comments

2 April 2026

Target decision date

13 April 2026

Agent address

Mr Phil Routledge 61 Highwayman Road Boroughbridge York YO51 9RJ

Statutory period

56 days

Documents

10