15 March 2011 · Planning Committee
Allotments, Mount Gawne Road, Port St Mary, Isle Of Man, IM9 5lx
The site is a 3-acre sloping field laid out for up to 79 allotments, visible from Mount Gawne Road and neighbouring properties. The proposal involved 25 sheds, each max 2.4m x 1.8m x 2.06m high, timber construction with felted pitched roofs and small windows, placed on plots requested by allotment holders and scattered…
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The officer assessed the proposal against the previous appeal refusal of PA 10/0468, where the acting Minister found that numerous sheds and greenhouses would have a 'seriously adverse impact on the c…
General Policy 3
Restricts development outside zoned areas to specific exceptions like agricultural/horticultural buildings where need outweighs countryside policy. Officer assessed sheds as ancillary to allotments but scattered layout and visual impact in open countryside do not qualify as sympathetic or essential, failing the general restriction.
Environment Policy 15
Permits agricultural/horticultural buildings if need outweighs countryside harm, sited near building groups, appropriate scale/form to landscape, screened if exposed/near highways. Officer found sheds respond to horticultural need (secure tools vs open storage) but scattered on exposed high site visible from road/neighbours, not grouped or screened, thus unacceptable impact.
Environment Policy 17
Permits nursery/market garden facilities if scale/form/design in keeping with surroundings, no adverse amenity/highway impact, screened from public view. Officer noted sheds' small scale but irregular scatter creates visual intrusion not in keeping with open countryside character, affecting amenity without screening.
No objection subject to condition relocating shed on plot 50 away from public sewer and protecting sewer during works
No adverse traffic impacts; sheds may reduce vehicle trips in line with sustainability objectives
Highways Division has no objection due to no adverse traffic impacts; Water Authority has no objection subject to relocating one shed to protect public sewer; Rushen Parish Commissioners have conditional support pending robust, uniform sheds; local residents object strongly on visual, amenity, and management grounds.
Key concern: public sewer protection requiring relocation of shed in plot 50
Department of Infrastructure Highways Division
No ObjectionThis application will have no adverse traffic impacts. The use of sheds may reduce the number of car based trips to the site in line with sustainability objectives.
Isle of Man Water and Sewerage Authority Drainage Division
Conditional No ObjectionNo Objection: - subject to the following conditions:- Public sewerage crosses this site. The line of the sewer has been identified and shed in plot 50 will have to be relocated.
Conditions requested: shed in plot 50 will have to be relocated; The sewer(s) must be fully protected whilst all building works are being carried out
Rushen Parish Commissioners
Conditional No ObjectionRushen Commissioners would agree to the erection of no more than 25 sheds.; The Commissioners are of the opinion that the sheds must be of a robust quality and of uniform appearance as far as possible.
Conditions requested: sheds must be of a robust quality and of uniform appearance as far as possible
The original application 10/01815/B for erection of 25 sheds on allotment plots was refused by the Planning Committee on 10 March 2011, citing failure to overcome the previous appeal refusal (PA 10/0468) due to adverse visual impact from scattered sheds on high parts of the site visible from Mount Gawne Road, risking further proliferation. Appellants argued reduced numbers (from 79 sheds/greenhouses), smaller size, uniform painting, and woodland planting would mitigate impacts, supported by allotment society needs for secure storage. Inspector G Farrington found the proposal would harm visual amenity and residential amenity but recommended approval if plots near residences were converted to woodland screening. The Minister concurred with refusal reasons but noted openness to resubmission with mitigation, resulting in dismissal on 24 August 2011.
Precedent Value
Demonstrates that on rural allotment sites, visual/rural character impacts can outweigh functional needs unless robust mitigation like woodland buffers is incorporated from outset. Future applicants should prioritise landscape assimilation, fixed shed limits, and site layout adjustments over responding solely to user demands.
Inspector: G Farrington
