05/00843/BRefused

3 August 2005 · Planning Committee on review

Application to create permanent car park / hardstanding, and to extend current parking area

Part Field 385, Adjacent Filling Station, Main Road, Kirk Michael, Isle Of Man, IM6 2hd

This decision was appealedAP05/2692

Appeal dismissed

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Received5 May 2005

Validated13 May 2005

Committee21 Oct 2005

Decided3 Aug 2005

3 months

Received5 May 2005

Validated13 May 2005

Committee21 Oct 2005

Decided3 Aug 2005

3 months

Why was this refused?

countryside protection and zoning conflict
visual intrusion and harm to amenity
lack of proven need and alternatives
potential land contamination
piecemeal erosion precedent
inadequate landscaping

The proposal sought permanent permission to retain and hardstand an existing temporary car parking area used by Michael Car Centre for staff, customer and courtesy cars, and to extend it by 12m in depth to cover approximately 29m x 30m (878.7m² total) with compacted hardcore in dark grey finish, plus new planted hedge …

Refusal Reasons

✗The site is not designated for development or for commercial use and is at the point at which Kirk Michael meets the countryside. The site is visible from the adjacent highway. The continued use on a permanent basis and the extension of the existing car park/hardstanding would represent piecemeal erosion and an unwarranted intrusion into the countryside. The applicant has not submitted sufficient information to demonstrate that alternative sites have been fully investigated and to demonstrate that there is sufficient need to justify such encroachment into agricultural land.
✗The confirmed use of the site and the proposed extension to the site would have an unacceptable impact on the environment in terms of the potential for contamination of the site and adjoining agricultural land.
✗The proposal does not provide adequate levels of landscaping to obscure the site. Therefore, the Planning Committee considers the continued use and extension to the site would have a detrimental affect on the character and appearance of the area and will cause demonstrable harm to the visual amenities of the locality.

Documents (17)

Decision Notice

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Decision & Reasoning

Refused3 August 2005

The Committee considered the site not designated for development or commercial use, marking the transition from Kirk Michael village to countryside, and visible from the adjacent highway despite roads…

Policies Assessed (6)

GP3

General Policy 3

Prohibits development outside zoned areas except specific exceptions (e.g. infill, agricultural housing, conversions); proposal fails as none apply to commercial car parking extension in open countryside.

EP1

Environment Policy 1

Protects countryside for its own sake; development adversely affecting it not permitted without overriding national need outweighing protection; no such need demonstrated for business parking.

EP4

Environment Policy 4

Development in open countryside only in exceptional circumstances per Development Plan; ordinary industrial parking need does not qualify.

EP27

Environment Policy 27

Prohibits development unacceptably harming environment/amenity via pollution; no measures shown to prevent oil/petroleum contamination.

6.4

Policy 6.4 Kirk Michael Local Plan

Considers expansion of existing enterprises lacking space via adjacent change of use; officer/Committee viewed in context of village's non-industrial nature and central site identification, not extending to appeal site adjacent 'garage'; limited weight given.

12.4

Kirk Michael Local Plan Policy 12.4

No release of open space except proposed development areas; site zoned open space/agriculture.

Public Comments (5)

SupportMichael Commissioners(parish)

no objection, but larger area than present; retain gorse hedge and plant indigenous species on northern boundary; need for commercial vehicle parking

SupportHighways Division, Department of Transport(statutory consultee)

no adverse traffic impacts / no views

SupportTotal IOM Ltd (Director)(other)

support letter provided

SupportPennybridge Stables (proprietor)(landowner)

support letter provided as owner of land

ObjectionMr and Mrs Robinson(neighbour)