Larger garage extension at 15 Mossdale Grove, Guisborough

What was proposed

The application sought to enlarge an approved garage extension, including longer elevations, a 0.2-metre height increase and a flat roof.

“This application seeks consent to vary condition 2 of R/2024/0046/FF. Condition 2 relates to the approved plans and the application seeks to increase the size of the proposed garage extension. R/2024/0046/FF gained approval to extend and alter the existing flat roof garage. This application seeks to extend the rear elevation of the garage out to the northern boundary of the site.”

Officer report

The site

The site is a semi-detached dormer bungalow at the head of a cul de sac, with a public footpath behind the garage.

“The application relates to 15 Mossdale Grove, Guisborough. The semi detached dormer bungalow is located at the head of a cul de sac containing a mix of semi-detached, detached, two storey, dormer bungalows and bungalows. The application site has an attached double garage which projects out to the front of the dwelling. The neighbouring property of 16 Mossdale has a detached double/triple garage to the front of the property which sits on the boundary with No. 15.”

Officer report

Earlier applications

An earlier garage extension was approved, while a larger pitched-roof and dormer scheme was refused; a land-use application remains pending.

“R/2023/0622/FF - Alterations and extensions to garage including pitched roof and dormer extensions to form first floor office space/games room – refused – 13/12/2023”

“R/2022/0793/FF - Demolition of rear conservatory, single storey rear extension, dormer extension to rear, pitched roof to garage, pitched roof to form porch, dormer extension and velux roof windows to front, external alterations to windows and doors, render to all elevations and addition of flue to roof at rear – granted – 09/12/2023”

Officer report

Officers recommended approval

Officers considered the extension acceptable because it would respect the area, protect neighbour amenity and raise no highway safety concerns.

“The base permission did not receive any consultation comments. The current application has received objection comments which include concerns the development will create an eyesore. As discussed above the previous approval whilst accepting the proposed garage would be large and an unusual shape, would due to its location be acceptable. The current variation which would extend the rear elevation of the garage up to the position of the original boundary fence.”

“For the reasons outlined above the proposal is considered acceptable. The proposal would not have a significant adverse impact on neighbour amenity and the proposal raises no issues in terms of highways safety or crime prevention. The scale and design is acceptable and the proposal would respect the character of the site and surroundings.”

Officer report

Consultation responses

Five objections and an objection from Guisborough Town Council raised concerns about the size, public footpath and another pending application.

“The application has been advertised by means of neighbour notification letters. Five letters in objection have been received. The comments are summarised as follows:”

“Application is far too large and an eyesore will spoil a public right of way • Was intention to extend when he land grabbed part of public right of way • This same property has a part retrospective planning application R/2025/0375/RT with over 50 objections due to the applicant trying to claim public land adjacent to a footpath at rear of the property.”

Officer report

The agent spoke

The agent said the change was relatively small, had no objections, would have limited street-scene effects and complied with policy.

Members asked questions

Members asked about the site’s history, the town council’s comments, the demolished garage and how the extension would connect to the new build.

“Members sought questions of clarification around the following matters;”

“What was the history of the site as the objectors mention land grabbing; • Were the comments from Guisborough Town Council in full within the report; • The garage was currently demolished so I presume the application was to extend behind the garage and was it going to be tied into the new build;”

Minutes

Permission was granted

The committee granted planning permission subject to approved-plan and matching-materials conditions.

“RESOLVED that Planning Permission be granted subject to the following conditions:-”

“- Location and proposed site plan received by the Local Planning Authority on 27/10/2025 - Proposed Side Elevations received by the Local Planning Authority on 27/10/2025 - Proposed Roof Plan received by the Local Planning Authority on 27/10/2025 - Proposed Floor Plan received by the Local Planning Authority on 27/10/2025 - Proposed Front and Rear Elevations received by the Local Planning Authority on 27/10/2025”

Minutes