Detached garage at Melanna, 25 Ryston End, Downham Market

What was proposed

Retrospective permission was sought for a two-storey detached garage, approximately 6 metres high, 7 metres wide and 9 metres deep.

“Retrospective permission is sought for the erection of a detached garage.”

“The approximate dimensions of the garage are 6m in height, with a height of 3.1m to the eaves, 7m in width and 9m in depth. The garage is to be rendered. The garage consists of two floors, with storage above the garage itself and a lobby room. The garage door to the front of the proposal is of a double width. A window is present at ground floor level to the…”

Officer report

Site and planning history

An earlier garage permission was granted, construction differed from the approved plans, a later application was withdrawn, and this application followed.

“Permission was granted under application 25/01624/F for alterations to an existing dwelling and the erection of a garage in November 2025. Works on the garage then commenced and as it was not being constructed in accordance with the approved plans, it was reported to the Planning Enforcement Team. An application was then subsequently received, reference number 26/00155/F, which was subsequently withdrawn in March 2026. The current application was then received in March 2026.”

Officer report

The site and surroundings

The site contains a single-storey detached dwelling and garage beside a gravel road, within Downham Market’s development boundary and near the conservation area.

“The site is located along a gravel road within the development boundary for Downham Market and accommodates a single storey detached dwelling of buff brick construction. To the eastern side of the dwelling is a garage, which is the subject of this application. At the time of site visit, the garage appeared to be nearing completion (not in accordance with the approved plans), with doors inserted and the roof complete.”

“The garage is visible from the western edge of the Downham Market Conservation Area, which occupies the western edge of the playing field of the Downham Market College and High School to the northeast of Ryston End. However, views from here are limited and the proposal is not considered to pose detrimental impacts on the Conservation Area. The Conservation Officer has verbally confirmed that they have no objection to the proposal in relation to the Conservation Area.”

Officer report

Consultation and objections

The town council objected, while five objections raised concerns about height, character, privacy, construction and possible residential use.

“(“Concerns previously raised” is taken to refer to concerns raised under withdrawn application 26/00155/F, and are summarised below)”

“The application bears no resemblance to the original plans, • Support views of objectors, noting the increased height overshadowing neighbouring properties which are mainly bungalows, a loss of outlook and privacy with the inclusion of doors and windows not originally shown on the plans • Cllrs raise concerns that the original plans have been misrepresented and the new design hints at a use incompatible with a residential single garage.”

Officer report

Who spoke

A supporting speaker addressed the committee, and a statement from the ward councillor was read aloud.

Committee discussion

Members discussed rendering, vehicle access, permitted development rights, the use restriction and protecting neighbouring privacy with obscure glazing.

“Councillor Bubb raised questions about the rendering of the garage and the ramp for vehicle access, with officers confirming that plans included rendering and a gradual ramp.”

“Th Assistant Director advised that in relation to the impact on No.19, the Committee could consider using obscure glazing to that window. This was formally proposed by the Chair and seconded by Councillor de Winton and agreed by the Committee.”

Minutes

The vote

The recommendation, with an additional condition and obscure glazing for the relevant window, passed by six votes to three, with two abstentions.

“The Democratic Services Officer then carried out a roll call on the recommendation to approve the application subject to the additional condition 3 (as detailed in the correspondence received after the publication of the agenda) and a condition to ensure that the relevant window must be fitted with obscure glazing to protect neighbour privacy., after having been put to the vote, was carried (6 votes for, 3 against and 2 abstentions).”

Minutes

The decision

The application was approved as recommended, with the additional privacy protection agreed during the meeting.

“RESOLVED: That the application be approved as recommended.”

Minutes