Garden outbuilding at High Toynton, Bramham, Wetherby

What was proposed

The application proposed demolishing a garden outbuilding and building a single-storey outbuilding with hardstanding and underpinning works to the boundary wall.

“The applicant seeks planning permission for the demolition of an existing garden outbuilding and the erection of a new single storey outbuilding with new hardstanding and underpinning works to existing boundary wall classified as a curtilage listed structure.”

“The proposed outbuilding is to serve as a home office and a golf simulator room. Both uses would remain ancillary to the C3 residential use of the property. To help achieve sufficient internal ceiling height for the golf simulator section, there will be some excavation works required, resulting in a lower internal floor level than the existing ground level.”

Officer report

The site and surroundings

The site is a detached house with private garden levels in Bramham Conservation Area, beside a curtilage-listed wall associated with a grade II listed building.

“To the south of this conifer hedge, concealed from view from the dwelling, is where the proposed outbuilding is to be sited. Sat currently in its place, and subject to demolition under this proposal, is a single storey outbuilding which is attached to two boundary wall structures and a section of the rear elevation of the neighbouring dwelling of Yew Tree House.”

“The application property is sited within the Bramham Conservation Area, specifically it is sited within the historic core of the Conservation Area. The dwelling is identified as a positive building within the Bramham Conservation Area and Appraisal Management Plan.”

Officer report

Earlier applications

Several extensions and alterations were approved between 1999 and 2020; a similar garden workshop application was withdrawn in 2024, and linked listed building consent remained pending.

“Planning applications 31/182/99/FU – Single storey rear extension. Approved 11.10.1999. 13/05642/FU – Alterations including part two storey, part first floor side extension; single storey extension to other side; balcony to rear; porch to front and conversion of one existing garage into habitable rooms with new pitch roof. Approved 19.02.2014.”

“25/03204/LI – Listed building application for the demolition of existing garden outbuilding and the erection of new single storey garden studio with new hardstanding and underpinning works to existing boundary wall classified as a curtilage listed structure. Pending consideration. (linked to this application).”

Officer report

Consultation and objections

Conservation officers raised no objection subject to conditions, while four residents objected to heritage, wall, amenity, drainage, structure and other impacts.

“Conservation – no objection subject to conditions.”

“Impact to the adjacent listed boundary wall – structural soundness, lack of ventilation, and damp rot potential. • Concerns over provisions for future repair/maintenance works to adjacent listed boundary wall - no room for future access down the side. • Lack of information provided on surface water management from the outbuilding. • Inappropriate materials proposed within the Conservation Area and adjacent to listed buildings, matching limestone should be used.”

Officer report

Who spoke

Councillor Lamb and an objector addressed the Panel, and no one spoke in support of the application.

What members debated

Members discussed timber weathering, soundproofing, the golf simulator’s height, wall surveys, mitigation, glazing, images and permitted development rights.

“Questions and comments from Panel Members then followed, with officers responding to the questions raised, which included the following: • An explanation was provided as to how the wood panels would ‘naturally silver’. It was noted that over time the wood panels would lose colour, blending naturally into the surroundings. • Should Members wish to have soundproofing included to the area for the Golf Simulator, this could be added to conditions.”

“Assurance was provided in relation to the distances of the properties within the curtilage of the wall. Members suggestion of obscure glazing to the applicant’s patio doors was noted and could be suggested as an option for the applicant. • It was acknowledged that not all the images had been visible on the Council’s Planning Portal due to them being considered as sensitive. However, other images on the revised plans had been visible to all since November 2025.”

Minutes

The votes

A deferral motion was defeated by five votes to two, with one abstention.

“Cllr Stephenson proposed a motion to defer the application for further information and for that information to be brought back to the Panel. This was seconded by Cllr Seary. On being put to the vote, there was 2 for the…”

“Final Minutes proposed motion, 5 against, and 1 abstention. Therefore, this proposed motion was not carried.”

Minutes

The decision

The Panel granted planning permission as recommended, adding soundproofing for the golf simulator and a technical wall survey before building work.

“Upon voting, a motion was put forward to move the officer recommendations, as per the submitted report with additional conditions to include soundproofing to the Golf Simulator and for a technical survey of the wall to be checked prior to the commencement of any building work. This was moved and seconded, and it was: RESOLVED - To grant planning permission as per the submitted report with the following conditions to be included: • Soundproofing to the Golf Simulator room.”

Minutes