17 November 2009 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country Planning (Development Procedure) Order 2005); signed by Deputy Secretary to the Planning Committee
Alfred Pier Breakwater, The Quay, Port St Mary, Isle Of Man, IM9 5ea
The proposal involves converting an existing disused public toilet block, a simple flat-roofed structure at the entrance to Alfred Pier in the working harbour area of Port St Mary, into a crab processing facility operated by a single person processing several baskets of crabs per week for about four hours.
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The officer assessed the proposal as acceptable due to its very small scale (one person, several baskets weekly, 4 hours boiler use), location within a working harbour area with established fish proce…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the conversion of the existing toilet block into a crab processing facility as shown and described in the information and plans received on 10th August, 2009 and 12th October, 2009.
supports small local business for Manx crab processing, little traffic impact, adjacent to seafood factory
supports to help fishing industry, sensible quayside processing, minimal impact, encourages small business in working harbour
no objections
supports redevelopment of redundant building and added value to fishing industry, applicant responsible
welcomes additional crab processing capacity for economic benefits to sustainable fishery
do not oppose, no traffic management, parking or road safety implications
supports recycling building for local man, will run responsibly
supports small-scale diversification for lobster fisherman, no discernible smell, ideal harbour location
Multiple representations include strong support from local fishermen, residents, a MHK, and DAFF Fisheries for the crab processing facility, with no objections from Highways Division and Port St Mary Commissioners, but one objection citing smell concerns.
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Port St Mary Commissioners
No ObjectionNo objections will be submitted by the Commissioners in respect of this application.
DAFF Fisheries Division
SupportDAFF Fisheries Division has identified a lack of processing capacity in the crab sector as a key weakness; DAFF would welcome the creation of additional crab processing capacity if suitably sited
The original application sought permission for alterations and extensions to an existing seafood processing factory, which was granted despite local opposition. Appellants argued against it due to historical nuisances from poor waste management, lack of faith in the new operator (son of previous owner), conflict with tourism and leisure uses at Alfred Pier, inadequate parking, and unsuitability of the site. The Department defended the decision citing the established use of the existing building (permitted in 1970), new public health legislation and EU Directive controls for nuisances, support for marine and fishing traditions in planning documents, and conditions on the extension for improvements. The inspector acknowledged past issues but found significant new regulatory safeguards (Public Health Act 1990, Directive 91/493/EEC, and related regulations) ensure control, viewed the extension as enabling efficiency and employment in a traditional fishing village, and deemed the Planning Committee's balance appropriate. The appeals were recommended dismissed.
Precedent Value
This appeal shows that extensions to established industrial uses in fishing villages can succeed if tied to regulatory improvements addressing past nuisances; future applicants should emphasise compliance with health/environmental laws and economic benefits over unresolved historical grievances.
