Garage annexe and extension at Melanna, 25 Ryston End, Downham Market

What was proposed

The application sought an annexe in the first floor of an existing garage, a rear extension, new boundary treatment and retention of a patio.

“This application seeks the conversion of an existing garage to an annexe, a single storey rear extension to an existing dwelling, a new boundary treatment and the retention of a patio area, which is attached to the garage.”

“This application seeks permission for the conversion of the first-floor area of an existing garage to an annexe, a single-storey rear extension to the existing dwelling, new boundary treatment and the retention of a patio area.”

Officer report

The site and design

The garage, extension, boundary fence and patio had the dimensions, materials and layout described in the proposal.

“The proposed extension to the main dwelling would be to its rear, with approximate dimensions of 3.9m in height, measuring 2.6m to the eaves, 7.3m in width and 4.5m in depth. The extension would have a dual pitched roof and be finished in render to the sides and cladding to the rear, with triple-pane windows to either side and a door to the rear.”

“The new boundary treatment would be closed boarded at 2.15m in height, extending along the rear boundary before turning toward the dwelling’s proposed extension.”

Officer report

Earlier permissions and conditions

The garage and earlier house alterations had been permitted, but an obscure-glazing condition for the garage’s rear window had not been satisfied.

“26/00414/F: Application Permitted: 11/05/26 - Householder: Retrospective: Erection of Detached Garage- Committee Decision…”

“25/01624/F: Application Permitted: 17/11/25 - Erection of a porch to the front of the house, alteration of the house exterior, erection of free standing garage to the side of the house- Delegated Decision…”

Officer report

Consultation responses

The town council objected, saying the works did not follow earlier instructions and that the building was effectively a garage in name only.

“Reconsultation on revised plans has not closed at the time of writing this report and all comments below are in response to the initial consultation. Any further comments will be addressed in the Correspondence Received After the Publication of The Report document.”

“The proposed works do not comply with previous instructions regarding its construction, • The works display no consideration with regard to incompatible or unacceptable use, and • The building is a garage in name only.”

Officer report

Who spoke

The agent spoke in support, and a Democratic Services Officer read a statement from Councillor Osbourne.

What members discussed

Members discussed whether the garage could become habitable, obscure glazing, enforcement, parking, vehicle dimensions and building regulations.

“Members questioned whether the ground-floor garage could later become habitable accommodation. Officers agreed to amend condition 2 to identify the first-floor annexe on the approved plans and make it clear that the ground-floor garage elements must remain as shown. Any later conversion to habitable space would require a further planning application.”

“Members queried the garage’s dimensions and whether it could accommodate modern vehicles. Officers stated that sufficient external parking was available and that the garage was not being approved for residential use. The annexe over the garage would also need to comply with building regulations, including relevant construction and separation requirements.”

Minutes

The vote

The recommendation to approve was carried with 6 votes for, 1 against and 4 abstentions, subject to amending condition 2.

“The Democratic Services Officer then carried out a roll call on the recommendation to approve the application, subject to condition 2 being amended to clarify the annex’s first-floor location, retention of the ground-floor garage and the ancillary relationship to the main dwelling (the Chair asked to be included in wording of the condition) and, after having been put to the vote, was carried (6 votes for, 1 vote against and 4 abstentions).”

Minutes

The committee’s decision

The application was approved as recommended, subject to amending condition 2 to clarify the first-floor annexe and retained ground-floor garage.

“RESOLVED: That the application be approved, as recommended, subject to the amendment of condition 2.”

Minutes

Conditions attached

The conditions required the annexe to remain ancillary, fencing to be installed within two months and specified obscure glazing before first use.

“3 Condition: The proposed fencing shown on drawing 7281/PL04-A shall be installed within two months of the date of this permission.”

“4 Condition: Prior to first use of the annexe hereby permitted, obscure glazing shall be fitted to the ground floor rear window and front upper gable window of the garage, as shown on drawing 7281/PL04-A.”

Officer report