7 August 2025 · Delegated
Thumper Cottage, Strang Hill, Strang, Douglas, Isle Of Man, IM4 4nx
Permission was sought to erect a garden shed in the rear garden of Thumper Cottage, Strang Hill, Strang, Douglas, Isle of Man. The site is a sloping residential plot with mature hedging along its south-west and north-west boundaries, and the property's side elevation faces directly onto the road. The application was refused by the Department of Environment, Food and Agriculture on 7 August 2025. The officer visited the site twice before making a recommendation to refuse, which matched the final decision. Two specific harms were identified. The shed's footprint would reduce the remaining private outdoor space to a sub-standard level, making the overall plot unacceptably cramped.
The application was refused on two grounds. First, the shed's size would leave an unacceptably cramped level of private outdoor amenity space for the host dwelling. Second, placing the shed close to the boundary with the neighbouring property, Land View, which sits at a lower level, would put pressure on the existing boundary hedging and an Ash tree to be heavily pruned or removed, causing unacceptable harm to the amenities of Land View's occupants.
Refusal Reasons
Isle of Man Strategic Plan 2016
The introduction of the proposed shed at Thumper Cottage would result in an unacceptable and sub-standard level of private outdoor amenity space due to its size. This would result in an unacceptably cramped form of development of the overall plot. This is contrary to the provisions of Policy GEN2 b) c) and g)
Isle of Man Strategic Plan 2016
This is contrary to the provisions of Policy GEN2 b) c) and g); and, ENV23 in the Isle of Man Strategic Plan 2016
Environment Policy 23: When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours. 7.18 Environmental Impact Assessment(1) 7.18.1 Environmental Impact Assessment (EIA) is an important procedure for ensuring that the likely effects of new development on the environment are fully understood and taken into account before the development is allowed to go ahead. It is a process by which information about the likely environmental effects of certain types of development is collected, assessed and taken into account by the developer (as part of project design) and by the planning authority (in determining the acceptability of the application). In cases w here developments are likely to have significant environmental effects, whether public or private, by virtue of their nature, size or location, EIA's will be required and the general principles set out in Appendix 5 should be followed. 7.18.2 For some types of development, EIA's will be required in every case, whilst other development will only require an EIA if the particular project is judged likely to give rise to significant environmental effects. Where development does not fall wit hin these categories, (1) Environmental Impact Assessment is defined in Appendix 1 but still has a significant effect on the environment, the Department will require suitable supporting environmental information. The main criteria for judging significance are as follows: i. major developments which are of more than local importance; ii. developments which are proposed in particularly environmentally sensitive or vulnerable locations; iii. developments with unusually complex and potentially hazardous environmental effects. 7.18.3 A Planning Policy Statement will be issue d specifying the manner in which the Department intends to deal with applications which should be subject to EIA. Pending the adoption of the proposed Planning Policy Statement the Department will adopt current practice on EIA's from England and Wales set out in the publication "Environmental Impact Assessment: A Guide to Procedures" (1).
Isle of Man Strategic Plan 2016
contrary to the provisions of Policy GP2 (g) and ENV23 in the IoMSP 2016
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
