95 Longthorpe Lane Thorpe Wakefield WF3 3DA

1. 1.The Local Planning Authority consider that the proposed front and rear extensions, gable enlargements, roof enlargement and dormer additions would result in a disproportionate increase in size compared to the original dwelling. The proposal therefore fails to meet the exception set out under Policy GB7(1)(b) of the National Planning Policy Framework and constitutes inappropriate development within the Green Belt. Furthermore, when considered alongside the retained detached outbuilding, for which no evidence has been submitted to demonstrate that it formed part of the original dwelling, the cumulative increase in built volume equates to well over the volume of the original dwelling.The proposal therefore constitutes inappropriate development within the Green Belt and would harm its openness. No very special circumstances have been demonstrated to outweigh this harm. The proposal is therefore contrary to Policies GB6 and GB7 of the National Planning Policy Framework, saved Policy N33 of the Leeds UDPR and HDG3 of the Householder Design Guide SPD.
2. 2.The Local Planning Authority considers that the proposed roof alterations, including the front and rear gable enlargements, large side dormer and four additional dormer windows, would fundamentally alter the simple form and character of the original bungalow, creating a visually dominant, unbalanced and incongruous form of development. The proposal would fail to respect the scale, proportions, roof form and architectural character of the host dwelling and would harm the character and appearance of the property and surrounding area. The proposal is therefore contrary to Policy P10 of the Leeds Core Strategy, saved Policy BD6 of the Leeds Unitary Development Plan Review and HDG1 of the Householder Design Guide SPD.
3. 3.The Local Planning Authority considers that the proposed dormer window within the west- facing roof slope, by reason of its elevated position and proximity to the common boundary with No. 93 Thorpe Lane, would result in overlooking of private areas of the neighbouring rear garden, introducing views that do not currently exist and causing an unacceptable loss of privacy to neighbouring occupiers. The proposal would therefore be contrary to saved Policy GP5 of the Leeds Unitary Development Plan Review and HDG2 of the Householder Design Guide SPD.

From the council's decision notice.

Postcode

WF3 3DA

Date validated

16 September 2026

Target decision date

11 November 2026

Architect profile

ARCHISMART DESIGN LTD

Documents

12