3 Hayleigh Street Bramley Leeds LS13 3NH

1. 1.The proposal to erect a new front dormer of the proposed scale and massing and use of incongruous and low quality materials would fail to comply with Leeds Householder Design Guide advice to have small, subservient, tile hung dormers that are aligned with and well integrated to existing dormers in the locality and to the townscape. This would conflict with the Leeds Householder Design Guide, Core Strategy Policies P10 and P12, saved UDP Policy GP5 and BD6 and Chapter 12 of the NPPF.
2. 2.The proposed works to erect a new front dormer would, by reason of its scale, design and use of low quality, overly engineered, modern materials, result in an overly dominant and incongruous addition that would fail to respect the character and appearance of the existing historic property and fail to appear well-integrated or aligned to existing examples of front dormers in the locality. The proposed render would obscure the historic elevation, materiality and the architectural detail of the host, would not be in traditional local materials and will form a stark and alien feature to the host and the historic terraced rows within the setting of Bramley Town Conservation Area. In addition, it is not evidenced whether the render would harm the medium/long term preservation of the host by interfering with its breath ability and cannot be supported. The removal of the chimney would lead to an indicated erosion of a historic roofscape feature however this is acknowledged to have lesser harm to historic amenity compared to the above. As such, Merrion House 110 Merrion Centre Leeds LS2 8BB Town and Country Planning Act 1990 considering those harmful impacts to heritage amenity as a whole, there would be less than substantial harm to heritage amenity. There have been no sufficient public benefits supplied to conclusively and clearly outweigh the harm identified. The proposal, taken as a whole, would conflict with Core Strategy Policies P10, P11 and P12, saved UDP policies N18a, N19, N20 and BC7, Chapters 12 and 16 of the NPPF and Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

From the council's decision notice.

Postcode

LS13 3NH

Application type

Full Planning Application

Scale / size

Small

Date validated

5 March 2026

Consultation expiry

20 March 2026

Consultation start

16 March 2026

Neighbour consultation start

16 March 2026

Last date for comments

24 April 2026

Target decision date

30 April 2026

Architect profile

SPOKE ARCHITECTURAL DESIGN LIMITED

Agent address

Mr Andrew Barlow 99 Moorside Road Drighlington BD11 1JB

Statutory period

56 days

Last advertised

20 March 2026

Site notice start

1 April 2026

Documents

9